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HomeMy WebLinkAbout2026-03-17 Regular Mayor Robert E. Simison City Council Members: John Overton, President Anne Little Roberts, Vice President Brian Whitlock Liz Strader Doug Taylor Luke Cavener CITY COUNCIL REGULAR MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Tuesday, March 17, 2026 at 6:00 PM The City of Meridian is committed to providing equal access to all public meetings. If you need accommodation, an alternative format, or language assistance to fully participate, please contact the City Clerk’s Office at cityclerk@meridiancity.org 72 hours prior the scheduled meeting. Materials presented at public meetings are subject to disclosure pursuant to the Idaho Public Records Act. Public Meetings of the Meridian City Council are streamed live at https://meridiancity.org/live and can be joined virtually at https://bit.ly/meridianzoommeeting Minutes ROLL CALL ATTENDANCE PRESENT Councilman John Overton Councilwoman Anne Little Roberts Councilman Brian Whitlock Councilman Doug Taylor Councilman Luke Cavener ABSENT Councilwoman Liz Strader Mayor Robert E. Simison PLEDGE OF ALLEGIANCE COMMUNITY INVOCATION ADOPTION OF AGENDA Adopted CONSENT AGENDA \[Action Item\] Approved Motion to approve made by Councilwoman Little Roberts, Seconded by Councilman Whitlock. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilman Taylor, Councilman Cavener 1. Approve Minutes of the March 3, 2026 City Council Work Session 2. Approve Minutes of the March 3, 2026 City Council Regular Meeting 3. Alamar Subdivision No. 2 (ESMT-2026-0034) Full Release of Temporary Water and Sanitary Sewer Easement No. 2024-060012 4. Mondt Meadows Subdivision Emergency Access Easement No. 1 (ESMT-2026- 0048) 5. Final Plat for Burnside Ridge Estates No. 1 (FP-2025-0013) by Kimley-Horn, generally located 1/3 mile south of W. Victory Rd. on the west side of S. Linder Rd. 6. Final Plat for Burnside Ridge Estates No. 2 (FP-2025-0021) by Kimley-Horn, generally located 1/2 mile north of W. Amity Rd. on the west side of S. Linder Rd. 7. Findings of Fact, Conclusions of Law for St. George (H-2025-0004), by Shaun Wardle and Jason St. George, located at 3870 E. Overland Rd. and 1545 S. Topaz Ave. 8. Findings of Fact, Conclusions of Law for Tong (H-2025-0049), by Dara Tong, located at 485 E. Overland Rd. 9. Development Agreement (Meridian Luxe H-2025-0035) Between City of Meridian and Kelly G. Fulfer and Brenda M. Fulfer as Trustees of the Kelly & Brenda Fulfer Trust for Property Located at 2350 W. McMillan Rd. 10. Fiscal Year 2026 Net-Zero Budget Amendment in the amount of $133,500 for Wastewater Resource Recovery Facility Tertiary Filter Equalization Tank Recoat Project 11. Agreement between DWT Investments and the City of Meridian for Future Streetlight Installation 12. Agreement between the City of Meridian and the Idaho Transportation Department for ITD Project No. A023(456), I-84 Meridian Road IC to Eagle Road IC 13. Resolution 26-2577: A Resolution Approving a Cooperative Agreement between the City of Meridian and the Idaho Transportation Department concerning Federal Aid Highway Project No. A023(456); authorizing the Mayor to execute the Cooperative Agreement; and providing an effective date 14. Resolution No. 26-2576: A Resolution of the City Council of the City of Meridian, Idaho, Setting Forth Certain Findings and Purposes to Declare Surplus Property and Authorizing the Donation of Certain Office Supplies and Equipment to St. Vincent de Paul Southwest Idaho ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] ANNOUNCEMENTS AND RECOGNITION PUBLIC FORUM PUBLIC HEARINGS \[Action Item\] 15. Public Hearing for 2026 Water and Sewer Assessment Fee Increase Proposal 16. Resolution 26-2566: A Resolution adopting increasing fees of the Meridian Public Works Department; ordering that such fees shall supersede fees previously adopted; and authorizing the Meridian Public Works Department to collect such fees as of June 1, 2026 Approved Motion to approve made by Councilman Whitlock, Seconded by Councilwoman Little Roberts. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilman Taylor, Councilman Cavener 17. Public Hearing for Proposed Summer 2026 Fee Schedule of the Meridian Parks and Recreation Department 18. Resolution No. 26-2571: A Resolution Adopting the Summer 2026 Fee Schedule of the Meridian Parks and Recreation Department; Authorizing the Meridian Parks and Recreation Department to Collect Such Fees; and Providing an Effective Date Approved Motion to approve made by Councilman Whitlock, Seconded by Councilwoman Little Roberts. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilman Taylor, Councilman Cavener 19. Public Hearing for Callen Condominiums (SHP-2026-0002) by KM Engineering, LLP, located at 4855 N. Cortona Way Approved A. Request: Short Plat to Condominiumize two (2) existing buildings into five (5) Condominium units for Building "A" and six (6) Condominium units for Building "B". Motion to approve made by Councilman Whitlock, Seconded by Councilwoman Little Roberts. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilman Taylor, Councilman Cavener 20. Public Hearing for Driftwood Townhomes Subdivision (H-2025-0051) by Brighton Corporation, generally located north of W. Ustick Rd. (Parcel #R1931270100) on the west side of N. Venable Ln. Approved A. Request: Development Agreement Modification for a new agreement for the subject property and update to the development plan and associated provisions from multi-family residential townhomes on individual lots. B. Request: Rezone of 5.01 acres of land from the C-C to the TN-R zoning district. C. Request: Preliminary Plat to re-subdivide Lot 1, Block 1, Driftwood Subdivision into 61 building lots and 5 common/other lots with private streets on 4.81 acres of land in the TN-R district. Motion to approve made by Councilman Taylor, Seconded by Councilman Whitlock. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilman Taylor, Councilman Cavener ORDINANCES \[Action Item\] 21. Ordinance No. 26-2118: An Ordinance (Meridian Luxe H-2025-0035) for rezone of a parcel of land located in the southwest quarter of the southeast quarter of Section 26, Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, as depicted in the map exhibit, rezoning 5.99 acres of land from the L-O (Limited Office) zoning district to the C-C (Community Business) zoning district in the Meridian City Code; directing city staff to alter all applicable use and area maps as well as the official zoning maps and all applicable official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by law; and providing an effective date. Approved Motion to approve made by Councilman Taylor, Seconded by Councilman Whitlock. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilman Taylor, Councilman Cavener 22. Ordinance No. 26-2119: An ordinance amending Unified Development Code section 11-1-5(B)(1) concerning fence measurements; amending Unified Development Code section 11-1A-1 concerning definitions of drive-through establishments; amending Unified Development Code section 11-2A-3(e) concerning maximum height limit in residential districts; amending Unified Development Code section 11-2D-3(b) concerning maximum height limit in traditional neighborhood districts; amending Unified Development Code Table 11- 2B-2 concerning allowed uses in commercial districts; amending Unified Development Code Table 11-2D-2 concerning allowed uses in traditional neighborhood districts; amending Unified Development Code section 11-3A- 7(D)(4)(c), concerning decorative panels and trellises adjacent to fences; amending Unified Development Code Table 11-5A-2 concerning decision-making authority; and providing an effective date. Approved Motion to approve made by Councilman Taylor, Seconded by Councilman Whitlock. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilman Taylor, Councilman Cavener FUTURE MEETING TOPICS ADJOURNMENT 6:47 PM Meridian City Council March 17, 2026. A Meeting of the Meridian City Council was called to order at 6:00 p.m. Tuesday, March 17, 2026, by Council President John Overton. Members Present: Luke Cavener, John Overton, Doug Taylor, Anne Little Roberts and Brian Whitlock. Members Absent: Robert Simison and Liz Strader. Other Present: Chris Johnson, Bill Nary, Sonya Allen, Laurelei McVey, Garrett White, Jamie Leslie and Dean Willis. ROLL-CALL ATTENDANCE Liz Strader X Brian Whitlock _X_Anne Little Roberts X John Overton _X_ Doug Taylor _X_Luke Cavener Mayor Robert E. Simison Overton: Good evening, everyone, and welcome to the regular meeting on St. Patrick's Day. For the record, it's March 17th, 2026, at 6:00 p.m. and will begin this evening's regular meeting with roll call attendance. PLEDGE OF ALLEGIANCE Overton: You can now join us in the Pledge of Allegiance and it will be led tonight by Troop 94. (Pledge of Allegiance recited.) COMMUNITY INVOCATION Overton: Up next will be our community invocation. Tonight I have Kerry LaFramboise. LaFramboise: Thank you for the opportunity and the privilege of being here and I count it an honor to be here and I just want to say, first of all, it's a sacrifice to be in the position that you are in and it is an honor that I know you all take seriously, but I want you to know it's appreciated all that you do and all your sacrifice and being in that position can be a little bit difficult. I'm reminded of Solomon who found himself in the same position and if it's okay I want to read to you in First Kings 3, starting in verse nine. This is Solomon's prayer when he found out that he was the king of Israel. He said: Therefore, give your servant an understanding heart to judge your people that may discern between good and evil. For who is able to judge this great people of yours. In thinking about and praying about the job that you folks do I'm sure that you are sometimes shocked, amazed, overwhelmed and maybe sometimes frustrated with who Meridian City Council March 17,2026 Page 2 of 21 comes to this microphone and the things that you have to deal with and I want to pray for you that God would give each one of you the wisdom that you need. Father God, thank you for the men and women who faithfully have stepped into this role to lead and I pray that whether they feel equipped or not, whether they feel ready or not, you equip and anoint those who lead people and you have created all people, so they are all your people. You equip them with the wisdom and the strength and the fortitude that they need and I pray that these proceedings tonight -- your anointing would be here, your strength would be here, your wisdom would be here, that you would help them to see, as Solomon was able to see, the clear issues where truth is needed, where right is needed and where a simple decision is needed. Give them the strength and the confidence to do what is right as you lead them and guide them in these proceedings and for the rest of this month in Jesus name, amen. Bless you all. ADOPTION OF AGENDA Overton: Up next is our adoption of the agenda. Little Roberts: Mr. President? Overton: Council Vice-President Little Roberts: Little Roberts: I move that we adopt the agenda. Whitlock: Second. Overton: We have a motion and a second to adopt the agenda. Is there any discussion? If not, all signify by saying aye. Those opposed nay. The ayes have it. The agendas agreed to. MOTION CARRIED: FOUR AYES. ONE ABSENT. CONSENT AGENDA [Action Item] 1. Approve Minutes of the March 3, 2026 City Council Work Session 2. Approve Minutes of the March 3, 2026 City Council Regular Meeting 3. Alamar Subdivision No. 2 (ESMT-2026-0034) Full Release of Temporary Water and Sanitary Sewer Easement No. 2024-060012 4. Mondt Meadows Subdivision Emergency Access Easement No. 1 (ESMT-2026-0048) 5. Final Plat for Burnside Ridge Estates No. 1 (FP-2025-0013) by Kimley- Horn, generally located 1/3 mile south of W. Victory Rd. on the west side of S. Linder Rd. Meridian City Council March 17,2026 Page 3 of 21 6. Final Plat for Burnside Ridge Estates No. 2 (FP-2025-0021) by Kimley- Horn, generally located 1/2 mile north of W. Amity Rd. on the west side of S. Linder Rd. 7. Findings of Fact, Conclusions of Law for St. George (H-2025-0004), by Shaun Wardle and Jason St. George, located at 3870 E. Overland Rd. and 1545 S. Topaz Ave. 8. Findings of Fact, Conclusions of Law for Tong (H-2025-0049), by Dara Tong, located at 485 E. Overland Rd. 9. Development Agreement (Meridian Luxe H-2025-0035) Between City of Meridian and Kelly G. Fulfer and Brenda M. Fulfer as Trustees of the Kelly & Brenda Fulfer Trust for Property Located at 2350 W. McMillan Rd. 10. Fiscal Year 2026 Net-Zero Budget Amendment in the amount of $133,500 for Wastewater Resource Recovery Facility Tertiary Filter Equalization Tank Recoat Project 11. Agreement between DWT Investments and the City of Meridian for Future Streetlight Installation 12. Agreement between the City of Meridian and the Idaho Transportation Department for ITD Project No. A023(456), 1-84 Meridian Road IC to Eagle Road IC 13. Resolution 26-2577: A Resolution Approving a Cooperative Agreement between the City of Meridian and the Idaho Transportation Department concerning Federal Aid Highway Project No. A023(456); authorizing the Mayor to execute the Cooperative Agreement; and providing an effective date 14. Resolution No. 26-2576: A Resolution of the City Council of the City of Meridian, Idaho, Setting Forth Certain Findings and Purposes to Declare Surplus Property and Authorizing the Donation of Certain Office Supplies and Equipment to St. Vincent de Paul Southwest Idaho Little Roberts: Mr. President? Overton: Council Vice-President Little Roberts. Little Roberts: Mr. President, I move that we adopt the Consent Agenda with no changes, for the Council President to sign and the Clerk to attest. Meridian City Council March 17,2026 Page 4 of 21 Whitlock: Second. Overton: We have a motion and a second to approve the Consent Agenda. Is there any discussion? If not, all signify by saying aye. Those opposed nay? The ayes have it and the Consent Agenda is approved. MOTION CARRIED: FOUR AYES. ONE ABSENT. ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] Overton: There were no items moved from the Consent Agenda. ANNOUNCEMENTS AND RECOGNITION Overton: Council, are there any announcements or recognitions this evening? Cavener: Council President Overton? Overton: Councilman Cavener. Online. Yes. Cavener: Just real quick. I -- I do think it's an important announcement. This is the first meeting that you are chairing with Council Vice-President Little Roberts sitting coach -- or sitting side by side with you and I just want to commend you both on a great job thus far and know that this meeting is in good hands with you guys at the helm. Little Roberts: Thank you. Overton: Thank you, Councilman Cavener. PUBLIC FORUM Overton: Mr. Clerk, did anyone sign up for the public forum? Johnson: Mr. President, nobody signed up. PUBLIC HEARINGS [Action Item] 15. Public Hearing for 2026 Water and Sewer Assessment Fee Increase Proposal Overton: With that we will move on to our public hearings for this evening and the first item up for public hearing is Item 15, public hearing for 2026 water and sewer assessment fee increase proposal. We have Public Works Director Laurelei. McVey: All right. Thank you, Council. So, we came before you in February to let you know about this potential increase to our connection fees and just as a reminder these Meridian City Council March 17,2026 Page 5 of 21 are the fees that new development pays to buy into a proportional share of our system. We have not increased those since 2022 and since our meeting we did -- we had previously done outreach to the major stakeholders through the BCA and since, then, have not received any additional feedback. So, with that stand for any questions and think the resolution to adopt these is next if you approve. Overton: Council, any questions for the director? If not do I have a motion to close the public hearing? No. Is there any public testimony? Johnson: Mr. President, nobody signed up in advance. Overton: Is there anybody in the room who wishes to testify in this matter? If not, do I have a motion? Whitlock: Mr. President, I move we close the public hearing on Agenda Item No. 15, the 2026 water and sewer assessment fee increase proposal. Little Roberts: Second. Overton: We have a motion and a second to close the public hearing on the 2026 water and sewer assessment fee increase proposal. It's just an aye vote? All in favor say aye. Opposed nay? The ayes have it. MOTION CARRIED: FIVE AYES. ONE ABSENT. 16. Resolution 26-2566: A Resolution adopting increasing fees of the Meridian Public Works Department; ordering that such fees shall supersede fees previously adopted; and authorizing the Meridian Public Works Department to collect such fees as of June 1, 2026 Overton: Move on to Item No. 16. Whitlock: Mr. President? Overton: Councilman Whitlock. Whitlock: Mr. President, I move that we approve Agenda Item No. 16, Resolution 26- 2566. Little Roberts: Second. Overton: Council, we have a motion and a second to approve Resolution 26-2566. Mr. Clerk, would you call roll. Roll Call: Cavener, yea; Strader, absent; Overton, yea; Little Roberts, yea; Taylor, yea; Whitlock, yea. Meridian City Council March 17,2026 Page 6 of 21 Overton: That brings us to -- the motion is passed unanimously. MOTION CARRIED: FIVE AYES. ONE ABSENT. 17. Public Hearing for Proposed Summer 2026 Fee Schedule of the Meridian Parks and Recreation Department Overton: That brings us to Item 17, which is a public hearing for proposed water -- or proposed summer 2026 fee schedule for Meridian Parks and Recreation Department and we have Garrett White. White: All right. Council, thanks for having me tonight. In front of you is the summer activity guide fees for all of our classes that we are putting on, as well as a couple park fees that we -- just fell off the page last time we updated our park fees -- couple months ago. So, really, with that I will stand for questions if you have any. Overton: Council, do we have any questions? Is there anyone in the audience that would like to have a comment on this issue concerning our park fees for 2026? If not, do I have a motion to close the public hearing? Whitlock: Mr. President? Overton: Councilman Whitlock. Whitlock: I move that we close the public hearing on Agenda Item No. 17. Little Roberts: Second. Overton: We have a motion and a second to close the public hearing. All in favor say aye. Opposed nay? The ayes have it and the public hearing is closed. MOTION CARRIED: FIVE AYES. ONE ABSENT. 18. Resolution No. 26-2571: A Resolution Adopting the Summer 2026 Fee Schedule of the Meridian Parks and Recreation Department; Authorizing the Meridian Parks and Recreation Department to Collect Such Fees; and Providing an Effective Date Whitlock: Mr. Mayor? Overton: Councilman Whitlock. Whitlock: Next up on the agenda is the resolution for the summer 2026 fee schedule. So, I move that we approve Agenda Item No. 18, Resolution No. 26-2571, a resolution adopting the summer 2026 fee schedule for Parks and Rec. Meridian City Council March 17,2026 Page 7 of 21 Little Roberts: Second. Overton: We have a motion and a second to approve Resolution No. 26-2571. Are there any comments? If not, Mr. Clerk call the roll. Roll Call: Cavener, yea; Strader, absent; Overton, yea; Little Roberts, yea; Taylor, yea; Whitlock, yea. MOTION CARRIED: FIVE AYES. ONE ABSENT. 19. Public Hearing for Callen Condominiums (SHP-2026-0002) by KM Engineering, LLP, located at 4855 N. Cortona Way A. Request: Short Plat to Condominiumize two (2) existing buildings into five (5) Condominium units for Building "A" and six (6) Condominium units for Building "B". Overton: Council, that brings us to Item 19, a public hearing for Callen Condominiums, SHP-2026-0002, and we will start off with staff comments. Allen: Are we good? Oh, I'm much louder now. I better not speak too loud. Alrighty. First item up tonight is a request for a short plat. The property is located at 4855 North Cortona Way. History on this property is certificate of zoning compliance and building permit application was approved for two buildings, Buildings A and B, that are currently under construction on this property. A short plat is proposed to condominiumize the airspace of these buildings for individual ownership. Five condominium units are proposed in Building A and six condominium units are proposed in Building B. No written testimony was received on this application and staff is recommending approval with the conditions in the staff report. Staff will stand for any questions. Overton: Council, any questions for staff? Whitlock: Mr. Mayor? Overton: Councilman Whitlock. Whitlock: Sonya, as I was reviewing the packet -- can you just help me understand why the address is Cortona -- Cortona Way, which doesn't appear to intersect with this property at all. There is a -- a street to the north and then -- so, it -- I just didn't see where Cortona connected. Allen: I believe Cortona goes along the east boundary right here. I could bring that up on a map real quick and double check. Yes, that is correct. It runs along the east side of the property. Whitlock: Okay. Thought it was named something different. Meridian City Council March 17,2026 Page 8 of 21 Allen: No. Whitlock: Thank you. Allen: Uh-huh. You are welcome. Overton: Council, are there any other questions for staff? If not, is the applicant here? Good evening. If you could state your name and address for the record. Heath: Mr. President, Members of Council, my name is Cheryl Heath with KM Engineering, 5725 North Discovery Way, Boise. I'm here representing Cortona Way Retail, LLC. Thank you for having me tonight. We agree with the staff report and recommended conditions of approval. With that I will stand for any questions if you have any. Overton: Council, do we have any questions for the applicant? Thank you very much. Heath: All right. Thank you. Overton: Mr. Clerk, is there anyone signed up to provide testimony on this item? Johnson: Mr. President, nobody signed up in advance. Overton: Is there anybody president -- present who would like to testify in this item? And if you are online if you have the raise your hand feature. Seeing no one come forward, does the applicant have any final comments or would you like to waive your final comments? Heath: I do not have any final comments. Thank you. Overton: Thank you. Does Council have any final comments? If not, do I have a motion? Whitlock: Mr. President? Overton: Councilman Whitlock. Whitlock: I move that we close the public hearing for Callen Condominiums, Agenda Item --Agenda Item No. 19. Little Roberts: Second. Overton: We have a motion and a second to close the public hearing. Is there any discussion? If none, all in favor say aye. Opposed nay? All ayes. The ayes have it. Public meeting is closed. Meridian City Council March 17,2026 Page 9 of 21 MOTION CARRIED: FIVE AYES. ONE ABSENT. Whitlock: Mr. President? Overton: Councilman Whitlock. Whitlock: I move that we approve Agenda Item No. 19, SHP-2026-0002 for Callen Condominiums. Little Roberts: Second. Overton: We have a motion and a second to approve public hearing for Callen Condominiums, SHP-2026-0002. Mr. Clerk, can you call roll. Roll Call: Cavener, yea; Strader, absent; Overton, yea; Little Roberts, yea; Taylor, yea; Whitlock, yea. Overton: The motion passes. Thank you. MOTION CARRIED: FIVE AYES. ONE ABSENT. 20. Public Hearing for Driftwood Townhomes Subdivision (H-2025-0051) by Brighton Corporation, generally located north of W. Ustick Rd. (Parcel #R1931270100) on the west side of N. Venable Ln. A. Request: Development Agreement Modification for a new agreement for the subject property and update to the development plan and associated provisions from multi-family residential townhomes on individual lots. B. Request: Rezone of 5.01 acres of land from the C-C to the TN-R zoning district. C. Request: Preliminary Plat to re-subdivide Lot 1, Block 1, Driftwood Subdivision into 61 building lots and Overton: Brings us to Item 20 in our hearing tonight and that is the public hearing for Driftwood Townhome Subdivision, H-2025-0051 and we will start off with staff comments. Allen: Thank you, Mr. President, Members of the Council. The next applications before you are a request for a development agreement modification, a rezone and a preliminary plat. This site consists of 4.81 acres of land. It's zoned C-C and is generally located north of West Ustick Road on the west side of North Venable Lane. The Comprehensive Plan future -- future land use map designation is mixed-use community. This property was annexed with C-C zoning back in 2008 for commercial development. Meridian City Council March 17,2026 Page 10 of 21 A development agreement was required with the annexation, which was later modified in 2016. A new development agreement was approved in 2022, which replaced the earlier agreements and changed the use from commercial to multi-family residential. The existing development plan allows for the development of 57 two and three story townhome style multi-family dwelling units on one building lot on the northern portion of the property at a gross density of 11.85 units per acre and two commercial buildings on the southern portion of the property. The existing plan that I just outlined is shown there on the left. The applicant is proposing a new development agreement for the northern portion of the property with a new conceptual development plan shown on the right that consists of 61 two-story townhouse dwellings on individual building lots and updated building elevations. The proposed development plan is very similar to the previous plan, except the community center and plaza area has been removed and four additional dwelling units are proposed for an increase in density of .83 units per acre. The same number of dwelling units is proposed adjacent to existing homes to the north in Woodburn Subdivision and to the west in Woodburn West Subdivision. One fewer unit is proposed along the west boundary adjacent to the large residential parcel. The additional units are located along the east boundary of the site adjacent to Venable Avenue, which shouldn't impact adjacent residential properties. A mix of front-loaded and alley-loaded townhome dwellings are proposed with access provided from internal private streets and alleys. The proposed townhome dwellings are a desired housing type in the mixed-use community future land use map designation and the proposed density of 12.68 units per acre is consistent with the desired density range of six to 15 units per acre. A rezone of 5.01 acres of land is requested from the C-C to the TN-R zoning district to accommodate the proposed development plan. A preliminary plat is proposed to re-subdivide Lot 1, Block 1, Driftwood Subdivision, into 61 building lots and five common or other lots, with private streets on 4.81 acres of land in the TN-R district. Subdivision of the property will allow individual units to be sold, which should allow for owner-occupied and rental options, rather than just rental options as with the existing entitled plan. The subdivision is proposed to develop in one phase. Access is proposed via North Buckstone Place, a local street at the northern boundary of the site and Wind Drift Lane, a proposed private street along the southern boundary of the site via North Venable Avenue, a collector street. Private streets and alleys are proposed for internal access. The director has approved the private streets contingent upon Council's approval of the proposed plat. Sidewalks are proposed along internal streets, except along the eastern north-south alley. Staff is recommending a four foot wide sidewalk is provided along the west side of Alley A for safe pedestrian access and that is in this location right here where my cursor is. This is the proposed pedestrian plan for the site and the proposed landscape plan. Because this site is below five acres in size qualified open space and site amenities are not required. A total of .51 acres of common open space is provided along with a dog waste station as a pedestrian focused amenity. Settlers Park exists to the east, which is approximately an 11 minute walk and provides active and passive recreational opportunities. Additionally, a city community center is planned directly across Venable Avenue to the east, which will provide additional recreation and amenities. The Commission recommended approval of this application and I will go through a summary of the Commission public hearing. Eli Bensky and Mike Wardle, Brighton Corporation, testified in favor. Lisa House commented on the Meridian City Council March 17,2026 Page 11 of 21 application. Written testimony was received from Eli Bensky, Brighton Corporation, in response to the staff report. Key issue of discussion was the desire for the traffic signal to be completed prior to development of this property due to the high level of traffic congestion already in this area and that signal is the -- at the Venable and Ustick intersection. Key issues of discussion by the Commission. There were a few. Concern that there is inadequate off-street parking provided on the site. Concern pertaining to the transition and density to the development to the north and, finally, the signal isn't warranted at this time, but is proposed to be installed earlier than warranted through a cooperative development agreement, CDA, with ACHD, the city Parks Department and the developer. The Commission did make one change to the staff recommendation at the request of the applicant. They modified DA provision No. 1-4 and follows: Settlers Park requires a signal at the Venable-Ustick intersection as part of their mitigation for the future community center. The developer will continue to pursue a cooperative development agreement. If the city Parks Department, ACHD, and the developer enter into a cooperative development agreement the developer will manage the construction of the signal. There are no outstanding issues for Council tonight and there has been no written testimony received since the Commission hearing. Staff will stand for any questions. Overton: Council, any questions for staff? Taylor: Mr. President? Overton: Councilman Taylor. Taylor: Sonya, on the traffic light I thought we had already entered into the cooperative agreement. I thought that a warrant had already been issued for that and maybe the applicant can speak to that a little bit more, but I -- I guess I was under the impression we already had that agreement in place, but it sounds like maybe we aren't quite there yet with that? Allen: (Inaudible). Sorry, Dean. Taylor: I heard you. Thank you. Overton: Council, any other questions for staff? If not, would the applicant like to come forward? Good evening. If you could just state your name and address for the record, please. Bensky: Good evening, Council. Eli Bensky. 2929 West Navigator Drive, Meridian, Idaho. 83642. Overton: Thank you. Bensky: The Driftwood Townhomes. This is located off of Ustick and Venable, as mentioned, west of Settlers Park. The current future land use designation of this Meridian City Council March 17,2026 Page 12 of 21 property is mixed-use community. We are not proposing to change. The zone is currently community business. We are requesting a change to traditional neighborhood residential. TN-R. As mentioned, this property has previously received approvals with a -- a subdivision plat and a CUP for 57 multi-family units. As mentioned the layout and the unit count against the existing residential has remained the same as our -- as our proposal. With our revised proposal we are proposing 61 buildable lots, five common open space lots, with a density of 12.7 units per acre, which is within the expected density range in the mixed-use community. The subdivision will be serviced by internal private streets noted in red. The middle portion homes, those will be accessed via the alley with their garage accessed via the alley. We are also proposing a center turn lane to Venable at the private street intersection. As mentioned, we currently do not have a CDA in place. It is in the works. We actually just received a draft and we are in works with -- with parks and with ACHD. Thus the reason for our requested change on the condition, because it isn't fully vetted yet we didn't want it to be tied to the development. We wanted to make sure that we still are entering into this agreement, but clarifying the rules that we are all playing. I do have a copy. It was also in the staff report, but I have a copy of this condition modification if you guys need a paper copy. With the open space and amenities in Driftwood we have multiple sidewalk accesses for the residential -- for the neighbors here in this area. We also have five foot wide detached sidewalks on the perimeter. We have the dog waste station. We think a lot of the residents here are going to be taking advantage of the fact that they are directly across the street from Settlers Park. There is also in the plans for the future community center there is a dog park also involved in those plans, so we just know that there is going to be that foot traffic and we want residents to have responsible place to dispose of the waste. We also have two open gathering spaces for residents to be able to greet with their neighbors and hang out. As Sonya mentioned, there was a sidewalk access that was requested in the alley. This shows where that -- where the sidewalk would be proposed and we are okay with making that modification. With Driftwood Townhomes we really believe that this is the middle ground between everything that's going on there. Physically, once I show you the aerial, you will see it really is the middle of everything that's happening. But it is also transitional between the north, the single family residential detached and, then, across the street we have multi-family, we have commercial, we really do have a little bit of everything. So, here as I mentioned an aerial view of really what's happening. In red is where Driftwood Townhomes is. Across Venable there is commercial. There is a fuel station, a dog store, a salon, a few other uses. I believe they are office spaces. Across Ustick we have multi-family, additional detached single family residential. To the west we have multi-family. I'm going to go back on this slide. The multi-family image that's shown here, that is the multi-family project that is to the west of Driftwood Townhomes. This I feel like actually shows a really good transition in regards to the scale of what's happening over there. The multi- family that's to the west isn't large multi-family, it's a smaller scale multi-family project. believe they are eight-plexes. So, yeah, that's to the west. And, then, to the north we have the single family dwellings that are detached and, then, to the east we have the future city community center that is in the works and, then, Settlers Park. These are our Type A home's front access. That's where the front door and the garage is on the front side of the home. Each home is equipped with a two car garage and a parking pad that Meridian City Council March 17,2026 Page 13 of 21 allows for two additional parking stalls. These house -- houses are located at the perimeter noted in pink. And we also have home Type B, that are our carriage lane homes. These are the homes where the front doors are in the front and the garage access is at the rear. Also noted here in pink is where those are located. And same thing. They have two car garage with a parking pad that allows for two additional vehicles. With that I do agree with staff and Commission's recommendation of approval and request your guys' approval tonight with the modification of condition 4-A-1-4. stand for any questions. Overton: Council, any questions for the applicant? Little Roberts: Mr. President? Overton: Council Member Little Roberts. Little Roberts: Mr. President. Thank you so much. If you wouldn't mind going back to like where we can see the roof lines specifically like where there is flat, because you have probably heard that we had some issues with some -- so, I'm just covering bases. Is there anything planned like patios or anything on those rooftops that could make them appear like they have got an additional story? Bensky: That is not planned for these homes, no. Little Roberts: Thank you. Taylor: Mr. President? Overton: Councilman Taylor. Taylor: Thank you. A couple of questions. On the patio -- well, I guess the two units on -- that are facing Venable Lane, are they the -- where is the front oriented? Is it -- because we are going to have the garage in the back and the front. What's oriented towards the exterior? I'm just -- can you help me understand? Bensky: Yes. Of course. The front doors are going to be visible from Venable. So, when you are driving on Venable on -- if you are driving into Venable driving north on your west you will see the fronts of these homes. Taylor: Thank you. And, then, the alleyway between the two, how wide is that? No, go -- stay where you were. Sorry. Go back to that. With the carriage lane style like -- yeah. How wide is the road between the -- the two longer rows of the alleyways? Is it -- Bensky: I need to verify. One moment. Taylor: Okay. Meridian City Council March 17,2026 Page 14 of 21 Bensky: Thank you. Thank you. Those are 24 feet wide. Taylor: Mr. President, just a quick follow up on another matter. Could you go to the slide of the condition for the streetlight. The one where you had it in right -- yeah. So, you are asking for this condition -- okay. So, essentially, if I'm just understanding it right, because we don't have this cooperative development agreement in place, you want to continue moving ahead while that -- with the project while you are working on getting that CDA in place? Bensky: That is correct. Taylor: Okay. And do you have a timeline on -- I know that's in -- in the works. Are we looking at in the next few weeks, few months? Is this later in the fall? What's -- what's your best guess on that? Bensky: I'm actually going to let Garrett answer that question. I know that today we were already working on red lines with it, but I think Garrett is more appropriate to answer that. Taylor: Great. White: Mr. President, Councilman Taylor, I got the draft on my desk I think Monday late afternoon. I reviewed it this morning. We should be sending it to legal for their review and our comments by the end of this week and, then, the timeline from there -- I mean I'm not sure what legal is saying -- that we need to send back to ACHD and stuff like that. So, there is some back and forth still a little bit. So, I would hope in the next few weeks, but I don't really want to be quoted on that. If that makes any sense. So -- Taylor: Mr. President. Garrett, stay here. So, from -- it sounds like we are getting, you know, pretty close to having that in place. What's the timeline between getting that agreement in place and, then, securing the warrant to get the lights and, then, construction? I'm just trying to track what that process looks like, thinking about this project, thinking about the community center, because that could -- that's going to be a very busy intersection, especially as the construction traffic starts to tick up. If you have been over there and looking at the baseball lately, it's kind of wild. So, can you give me a -- walk me through a timeline on that? Garrett: Mr. President, Councilman Taylor, that -- the timeline is so difficult to say. I know our intent is to have the signalized intersection there before we open the community center. That's our intent. Without speaking for ACHD or Brighton, it's -- it's really tough for me to nail down a timeline at this point. I would be happy to get together with ACHD and Brighton here and -- and talk about a timeline and kind of get more of a thing soon, but I -- I would hate to tell you a timeline before we meet with that. Mike Barton is retiring Thursday and he has been the one -- kind of the head contact of this. So, I would hate to myself give you a timeline right now, if that makes any sense, but -- Meridian City Council March 17,2026 Page 15 of 21 Taylor: Yeah. It does. And I think that would be helpful. I actually -- so, Venable Road the other way is how I access where I live and it's -- it's getting pretty busy already and so I imagine as this picks up it's -- it's a really challenging intersection right now, especially on Saturdays now with baseball and -- and all that. So, I think knowing what that timeline looks -- looks like would be very helpful. Garrett: Yeah. I -- like -- yeah. Sorry to inter -- like I said, it -- it's we would love to have it done before we open the community center. So, that -- that's our timeline we are really pushing for. So, we are hoping to get it done hopefully in the next -- agreement done soon and, then, start working with our partners to get it done, so -- yeah. Overton: Council, any additional questions? Cavener: Yeah. Sorry. Council President? Whitlock: First a follow-up comment and I -- I think we have communicated that to -- the priority of this to ACHD and -- and I -- I feel comfortable that they know how important that is. Ms. Bensky, just a quick question. If you could go back on the slide. I'm going to follow up on what Councilman Taylor asked with -- and this is fine. Those two units to the east, you said the front door comes off of Venable and the garage comes off the carriage lane there to the west; correct? Bensky: That's correct. Whitlock: Will people be parking on Venable to access those six units? Bensky: We are providing the garages and the parking pads, so they should be using that as their primary resource. Whitlock: Are there concerns that secondary resource will start to stack up on Venable? Bensky: I really hope not. I'm going to show a slide that provides a better picture of parking allowances. So, along the private streets here in orange are on-street parking where we will be allowing that. We do also have six additional marked stalls for residents or visitors to be using. We hope that if there is a secondary need of parking they will be parking internally within the development. We hope that is the case. Whitlock: Thank you. Overton: Council -- Whitlock: I hope that's the case, too. Bensky: I mean with an additional 40 on-street parking stalls in addition to the garages and their parking pads, we do feel like there is sufficient parking within the development to contain that. Meridian City Council March 17,2026 Page 16 of 21 Overton: Council, any further questions for the applicant? Taylor: Mr. President? Overton: Councilman Taylor. Taylor: Yeah. I appreciate it. Can you walk me through the thinking why you added those two units to the east? In your earlier proposal it was -- looked like you had your own kind of little community center. Can you explain kind of the reasoning behind that? Bensky: Yeah. When this was originally proposed as multi-family that is one of the things that are required of a multi-family development. When we moved to individual platting we saw an opportunity to make this space more visually appealing when you are driving into Venable. We thought that having something -- these carriage lane homes with the nice neighborhood, cozy atmosphere, would add to that. We also just saw an opportunity there to create the true drive aisle alleyway for our residents to be using instead of an additional private street that people would be using to access the rest of the development. Taylor: Okay. Mr. President? Maybe -- Overton: Councilman Taylor. Taylor: Maybe not so much a question for you -- and I don't even know if Sonya would know. I think there is parking allowed on Venable, right, on one side, but not on the other. If I'm remembering correctly I think the east side at least today there was -- there is no parking, but on the west side I believe there is. I could be wrong. I'm not sure if anyone knows the answer. I'm not sure that's really relevant to this. But to Councilman Whitlock's comment -- and if I lived there I would totally park on that street to walk into my front door. So, I -- I -- I think we -- we should expect that that is the case and I don't think that -- I'm not sure that's necessarily a huge problem if it's allowed on the street, but I do think we are going to see some parking there. Overton: Council, any additional questions for the applicant? Thank you. Bensky: Thank you. Overton: Mr. Clerk, is there anyone signed up to provide testimony on this item? Johnson: Mr. President, nobody signed up in advance. Overton: Is there anybody present who would like to testify on this item? Or if you are online if you would use the Raise Your Hand feature. Seeing no one come forward, does the applicant have any final comments or waive their final comments? Meridian City Council March 17,2026 Page 17 of 21 Bensky: Thank you, Council President. I want to clarify the location of the sidewalk in accordance with conditions. Sonya, I apologize, we are proposing the sidewalk beyond the west side, not on the east side of that alley. I want to make sure that that's okay. Okay. Thank you. That was it. Thank you. Overton: Thank you. Council, if there is no further comments, do I have a motion to close the public hearing? Taylor: Mr. President? Overton: Councilman Taylor. Taylor: I move that we close the public hearing for Driftwood Townhomes Subdivision, File H-2025-0051. Whitlock: Second. Overton: We have a motion and a second to close public hearing. All vote signify by saying aye. Opposed nay? The ayes have it. The public meeting is closed. MOTION CARRIED: FIVE AYES. ONE ABSENT. Taylor: Mr. President? Overton: Councilman Taylor. Taylor: I -- I do like this project. I think it's a good project. I -- I like that it's -- we are -- we are finding a different type of housing with the condominiums. I think that's something we are looking for and I think -- I think the designs, the aesthetics are nice and I do agree that some of the transition there -- like it's nice to see some of this different type of housing. I think it will be pretty desirable place right next to the community center. It looks like you have built in some nice privacy within the community, while still having access to a lot of public amenities I think will be nice. My only concern -- parking is always a bit of an issue. Even if you have adequate parking people still seem to kind of go do what they want. I think we will see some parking on the road, but I -- I don't think I'm terribly concerned about it. My biggest concern is just the timing of the light and I have been pretty clear about that in our discussion on the community center and other things, but I have -- you know, knowing where we are with the agreement and, you know, I know we have our own reasons as a city why we want to get that done as -- as quickly as we can. So, I just would encourage the applicant and -- and our own staff to stay vigilant on -- on getting that signalized light in as -- as soon as it's feasible. But I'm supportive of this. I think it's a good project and I'm happy to make a motion if we -- if there is any further comments I will -- I will make a motion when it's appropriate. Overton: Council, any other comments? Meridian City Council March 17,2026 Page 18 of 21 Whitlock: Just -- Mr. President? Overton: Councilman Whitlock. Whitlock: I -- I would just concur. I think this is a -- a good product in a -- in a good location. You know, it's not often that you can find a home that you can buy. So, appreciate the fact that these will be for sale and -- and -- and owner occupied. I think that's great. I think there is a demand for that. Close to the amenities that Councilman Taylor was talking about. So, I -- I think it's a good project with a good product in a good location. I share the concern about making sure that the light is expedited. It's needed now and, you know, we -- we expect good things with the community center that's there as well. So, we -- we want to move forward as quickly as possible. Again, I think we have communicated that to all of the parties and they know the priority that that is, but just commend the -- the applicant for a -- a good product. I am a little bit concerned about Venable and -- and potential parking there and congestion, but we will watch that and see how it -- how it transpires. So, I'm supportive of this project as well. Taylor: Mr. President? Overton: Councilman Taylor. Taylor: Unless there is any other comments from my colleagues, I would move that after considering all staff, applicant and public testimony, I move to approve File No. H-- 2025-0016 as presented in the staff report for the hearing date March 17th, 2026. Whitlock: Second. Overton: Council, we have a motion and a second to approve File H-2025-0051. Clerk, can you call roll. Roll Call: Cavener, yea; Strader, absent; Overton, yea; Little Roberts, yea; Taylor, yea; Whitlock, yea. Overton: All ayes. The motion is agreed. Thank you very much. MOTION CARRIED: FIVE AYES. ONE ABSENT. ORDINANCES [Action Item] 21. Ordinance No. 26-2118: An Ordinance (Meridian Luxe H-2025-0035) for rezone of a parcel of land located in the southwest quarter of the southeast quarter of Section 26, Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, as depicted in the map exhibit, rezoning 5.99 acres of land from the L-O (Limited Office) zoning district to the C-C (Community Business) zoning district in the Meridian City Code; directing city staff to alter all Meridian City Council March 17,2026 Page 19 of 21 applicable use and area maps as well as the official zoning maps and all applicable official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by law; and providing an effective date. Overton: Council, that brings us to Item 21, Ordinance 26-2118. 1 will ask the Clerk to read this ordinance by title. Johnson: Thank you, Mr. President. It's an ordinance for rezone of a parcel of land located in the southwest quarter of the southeast quarter of Section 26, Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, as depicted in the map exhibit, rezoning 5.99 acres of land from the L-O zoning district to the C-C zoning district in the Meridian City Code; directing city staff to alter all applicable use and area maps as well as the official zoning maps and all applicable official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by law; and providing an effective date. Overton: Council, you have heard this read by title. Is there anyone who would like it read in its entirety? If not, do I have a motion? Taylor: Mr. President? Overton: Councilman Taylor. Taylor: Move that we approve Ordinance No. 26-2118. Whitlock: Second. Overton: We have a motion and a second to approve Ordinance 26-2118. Mr. Clerk, can you call the roll. Roll Call: Cavener, yea; Strader, absent; Overton, yea; Little Roberts, yea; Taylor, yea; Whitlock, yea. Overton: The motion passes. MOTION CARRIED: FIVE AYES. ONE ABSENT. 22. Ordinance No. 26-2119: An ordinance amending Unified Development Code section 11-1-5(B)(1) concerning fence measurements; amending Unified Development Code section 11-1A-1 concerning Meridian City Council March 17,2026 Page 20 of 21 definitions of drive-through establishments; amending Unified Development Code section 11-2A-3(e) concerning maximum height limit in residential districts; amending Unified Development Code Section 11-2D-3(b) concerning maximum height limit in traditional neighborhood districts; amending Unified Development Code Table 11-213-2 concerning allowed uses in commercial districts; amending Unified Development Code Table 11-2D-2 concerning allowed uses in traditional neighborhood districts; amending Unified Development Code section 11-3A-7(D)(4)(c), concerning decorative panels and trellises adjacent to fences; amending Unified Development Code Table 11-5A-2 concerning decision-making authority; and providing an effective date. Overton: That moves us to Item 22, Ordinance No. 26-2119. Mr. Clerk, could you read this by title? Johnson: Thank you, Mr. President. It's an ordinance amending Unified Development Code Section 11-1-5(B)(1) concerning fence measurements; amending Unified Development Code Section 11-1A-1 concerning definitions of drive-through establishments; amending Unified Development Code Section 11-2A-3(e) concerning maximum height limit in residential districts; amending Unified Development Code Section 11-2D-3(b) concerning maximum height limit in traditional neighborhood districts; amending Unified Development Code Table 11-213-2 concerning allowed uses in commercial districts; amending Unified Development Code Table 11-2D-2 concerning allowed uses in traditional neighborhood districts; amending Unified Development Code Section 11-3A-7(D)(4)(c), concerning decorative panels and trellises adjacent to fences; amending Unified Development Code Table 11-5A-2 concerning decision-making authority; and providing an effective date. Overton: Council, you have heard this ordinance read by title. Is there anyone who would like it read in its entirety? If not, do I have a motion? Taylor: Mr. President? Overton: Councilman Taylor. Taylor: I move that we approve Ordinance No. 26-2119. Whitlock: Second. Overton: Council, we have a motion and a second to approve Ordinance No. 26-2119. Mr. Clerk, would you call roll. Roll Call: Cavener, yea; Strader, absent; Overton, yea; Little Roberts, yea; Taylor, yea; Whitlock, yea. Meridian City Council March 17,2026 Page 21 of 21 Overton: All ayes. Motion passes. MOTION CARRIED: FIVE AYES. ONE ABSENT. FUTURE MEETING TOPICS Overton: Council, that brings us to future meeting topics. We have no future meeting topics. Do I have a motion? Little Roberts: Mr. President? Overton: Council Member Little Roberts. Little Roberts: I move we adjourn. Whitlock: Second. Overton: Motion and a second to adjourn. We are adjourned. MOTION CARRIED: FIVE AYES. ONE ABSENT. MEETING ADJOURNED AT 6:47 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) MAYOR ROBERT E. SIMISON 4-7-2026 ATTEST: CHRIS JOHNSON - CITY CLERK 4-7-2026 VE IDIAN:--- AGENDA ITEM ITEM TOPIC: Approve Minutes of the March 3, 2026 City Council Work Session Meridian City Council Work Session March 3,2026 Page 21 of 21 Simison: Council Woman Strader. Strader: Caleb, when people are done looking at this could you just go back to like the top ten of the community program priorities, please. Hood: I will just say if you want to look at the new ones that were added and the top ten kind of simultaneously it is in your packet, you could pull that up, too. So, we can't do split screen or picture in picture here, but if you want to pull that up and -- you do have access to that, too. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: I think that -- I think we have got this one pretty close at least on the top ten. can appreciate the -- the new ones. I just think if something's actually number 40 or number 50 1 think that the chances of them taking it seriously in the near term are -- are low, but I -- I was happy to see kind of a continuation of this. I appreciated the elevation of the Goddard Creek and Wild Goose project at McMillan and Linder. That area is a complete mess. So, that -- that makes a lot of sense to me. I know that the Black Cat railroad crossing has been a huge priority for us just given the pedestrian situation of the school children. I -- I know it's not efficient for them to do this, to, then, eventually redo it when they widen the road, but I think it's just so important from a safety standpoint. I support that. I think this makes sense to me at least at this point. Simison: I'm getting all head nods. Okay. Hood: Thank you. Simison: All right. Well, we will get these transmitted to ACHD forthwith. Thank you, team. Appreciate it. Council, we have reached the end of our agenda. Do I have a motion? Overton: Mr. Mayor, I move that we adjourn the work session. 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 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) MAYOR ROBERT E. SIMISON 3 / 17 / 2026 ATTEST. CHRIS JOHNSON - CITY CLERK WE IDIAN:--- AGENDA ITEM ITEM TOPIC: Approve Minutes of the March 3, 2026 City Council Regular Meeting Meridian City Council March 3,2026 Page 24 of 24 Overton: Second. Simison: Have a motion and a second to approve Ordinance No 26-2117. 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. Simison: Those may be the three shortest ordinance readings that Chris has ever had to do in his life. With that, Council, we are at the end of our agenda. Do have a motion? Overton: Mr. Mayor, I move 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 7.07 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) 3 / 17 / 2026 MAYOR ROBERT E. SIMISON DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK (:� !VENIDAN�-- AGENDA ITEM ITEM TOPIC: Alamar Subdivision No. 2 (ESMT-2026-0034) Full Release of Temporary Water and Sanitary Sewer Easement No. 2024-060012 Ada County Recorder Trent Tripple 2026-018654 Boise,Idaho Pgs=1 cfowler 03/18/2026 08:00:57 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded ES MT-2026-0034 FULL RELEASE OF EASEMENT TYPE OF EASEMENT BEING RELEASED: Temporary Water/Sewer Easement GRANTEE:CITY OF MERIDIAN GRANTOR: Marala Investments LLC INCLUDING SUCCESSORS AND ASSIGNS WHEREAS, by easement dated October 24 , 2024 and recorded as Instrument Number 2024-060012 in the records of Ada County, State of Idaho,an easement of the type and nature set forth in the above-captioned title was granted to the City of Meridian, an Idaho Municipal Corporation,over and across the real property legally described therein. WHEREAS,the continuance of this easement is no longer necessary or desirable. NOW, THEREFORE, in consideration of the premises, the said City of Meridian does hereby vacate, relinquish,release and abandon the said rights and easements hereinabove referred to and described,with the intent that the same shall forthwith cease and be extinguished. IN WITNESS WHEREOF, THE CITY OF MERIDIAN has caused these presents to be executed by its proper officers thereunto duly authorized this 17th day of M arCh ,201-26-2026 CITY OF MERIDIAN By John Overton, Council President � ! C�K At est by Ch Johnso`�Ci _Jerk STATE OF IDAHO, ) : ss. County of Ada ) John Overton This record was acknowledged before me on 3-17-2026(date) by-R bcrt-+--Sinrisnrr and Chris Johnson on behalf of the City of Meridian, in their capacities aster and City Clerk, respectively. Council President (sip) Cha&ycWM Notary Signature 1 CHARLENE WAY My Commission Expire . _28-2028 COMMISSION No. 67390 NOTARY PUBLIC STATE OF IDAHO Version 01/01/2020 (:� !WENIDAN�-- AGENDA ITEM ITEM TOPIC: Mondt Meadows Subdivision Emergency Access Easement No. 1 (ESMT- 2026-0048) Ada County Recorder Trent Tripple 2026-018658 Boise,Idaho Pgs=5 cfowler 03/18/2026 08:06:59 AM Project Name,Subdivision Name,or Building Name: CITY OF MERIDIAN IDAHO$0.00 Mondt Meadows Subdivision Electronically Recorded Emergency Access Easement Number:01 Identify this Easement by sequential number if the project contains more than one easement of this type.See instructions/checklist for additional information. For Internal Use Only Record Number: ESMT-2026-0048 EMERGENCY ACCESS EASEMENT AGREEMENT THIS Easement Agreement made this 1 7th day of March 2026 between Riverwood Homes Inc ("Grantor")and the City ofMeridian,an Idaho Municipal Corporation("Grantee"); WITNESSETH: WHEREAS, Grantor is the owner of real property on portions of-which the City ofMeridian is requiring an access area for emergency vehicles as a condition of development approval; and WHEREAS, Grantor desires to grant an easement for ingress and egress across those certain parts of Grantor's property defined herein to allow for emergency vehicle access; and WHEREAS, Grantor shall construct certain improvements upon the easement described herein; and NOW, THEREFORE,the parties agree as follows: THE GRANTOR does hereby grant unto the Grantee an easement on the following property, described on Exhibit "A" and depicted on Exhibit "B" attached hereto and incorporated herein. THE EASEMENT hereby granted is for the purpose of providing a non-exclusive easement and right-of-way on, over, across and through Grantor's property with the free right of access to such property at any and all times and for the purpose of allowing egress and ingress to and from the property for emergency vehicle access. Pursuant to the International Fire Code, this access road shall be constructed of an improved surface capable of supporting 82,000 GVW; TO HAVE AND TO HOLD, said easement unto said Grantee, its successors and assigns forever; THE GRANTOR hereby covenants and agrees that no structures shall be constructed, erected, or placed upon the surface of the easement area that would materially impair the normal operation or use of the easement area for emergency vehicular purposes. The term "structures" includes, but is not limited to,buildings, trash enclosures, carports, sheds, fences, trees, and shrubs. THE GRANTOR further covenants and agrees there shall be no parking of vehicles within the easement area. IT IS EXPRESSLY UNDERSTOOD AND AGREED,by and between the parties hereto, that the Grantor shall repair and maintain the access roadway improvements. EMERGENCY ACCESS EASEMENT Page 1 01/01/2024 THE GRANTOR hereby covenants and agrees with the Grantee that should any part ofthe easement hereby granted become part of,or lie within the boundaries ofany public street,then, to such extent such easement hereby granted which lies within such boundary thereofor which is a part thereof, shall cease and become null and void and ofno further effect and shall be completely relinquished. THE GRANTOR does hereby covenant with the Grantee that it is lawfully seized and possessed ofthe aforementioned and described tract of land,and that it has a good and lawful right to convey said easement, and that it will warrant and forever defend the title and quiet possession thereof against the lawful claims of all persons whomsoever. IN WITNESS WHEREOF,the said Grantor has hereunto subscribed its signature the day and year first hereinabove written. GRANTOR Riverwood Homes Inc. STATE OF IDAHO ) )ss County ofAda ) This record was acknowledged before me on LikrU0, (date)by Dan,Johnson --,on behalfof Riverwood Ham, in the following representative capacity: President (type ofauthority such as officer or trustee) Notary Stamp Below A�Tip I, 0 Notary Signature .••W�r'' ;00 '� My Commission Expires: 11 � ©: �TAgy EMERGENCY ACCESS EASEMENT Page 2 01/01/2024 Chris Johnson, City Clerk 3-17-2026 3-17-2026 3-28-2028 EXHIBIT A r -ACCURATE SURVEYING & MAPPING Job No. 24-244 Temporary Easement Description A temporary easement across a portion of Lot 18 in Block 1 of Shafer View Estates Subdivision, Book 84, Pages 9403-9404, records of Ada County, Idaho and lying in the Northeast Quarter of the Southwest Quarter of Section 31, Township 3 North, Range 1 East of the Boise Meridian, City of Meridian, Idaho, being more particularly described as follows: Commencing at the found 2 inch aluminum cap monument stamped PLS 11463 at the Center-South Sixteenth Corner of Section 31, T3N, R1E,from which the found 2 inch aluminum cap monument stamped PLS 12459 at the Quarter Corner common to Section 31, T3N, R1E and Section 6, T2N, R1E bears S 00' 15' 54" W a distance of 1341.76 feet;thence N 89° 51' 33" W along the sixteenth line for a distance of 780.89 feet to the POINT OF BEGINNING; Thence continuing N 89' 51' 33" W along the sixteenth line for a distance of 100.00 feet; Thence N 00' 08' 27" E for a distance of 117.52 feet; Thence S 89' 51' 33" E for a distance of 100.00 feet; Thence S 00' 08' 27" W for a distance of 117.52 feet to the POINT OF BEGINNING. Easement contains 0.270 acres or 11,752 square feet, more or less. c� ST 146 2.12.2 40 OF 1520 W. Washington St., Boise, ID 83702 o Phone: 208-488-4227 www.accuratesurveyors.com EXHIBIT B EXHIBIT MAP TEMPORARY EASEMENT ACROSS LOT 18, BLOCK 1, SHAFER VIEW ESTATES SUBDIVISION, BOOK 84, PAGES 9403-9404, ADA COUNTY RECORDS, LYING WITHIN THE NE 114 OF THE SW 114 OF SECTION 31, T.3N., R.IE., B.M., CITY OF MERIDIAN, ADA COUNTY, IDAHO S 89 51'33" E [�-- -- -- - 100.00' - - - - - - -- AND � 11463 � OF �OP� TEMPORARY EASEMENT AREA 4j I 0.272 ACRES 11,752 SQUARE FEET ply ply ply pIA p l o f SCALE: 1"=30' I I SHAFER VIE W ES TA TES 18 BLOCK 1 g C—S 1116 COR. N 89 51'33" W 100.00' P� N 89 51'33" W PLS 11463 780,89' I, (PROPOSED) eo MONDT MEADOWS 0o SUBDIVISION 3-:� o , (PIG �N 114 COR. PLS 12459 3� Z - - -- � 6 I i LEGEND — — SECTION LINE \.�V T F�y ACCURATE — —— — — — — — EASEMENT LINE Q y FOUND ALUMINUM CAP SUPIVEYIPiC & M `JPII!10 ® MONUMENT, AS NOTED '' `"> 1520 W.Washington St. Z C ® 83702 Boise, Idaho CALCULATED POINT �; � (208)488-42274227 POB POINT OF BEGINNING www.accuratesurveyors.com `'�FRV1� DATE.-FEBRUARY,2026 JOB 24-244 (:� !wENIDAN�-- AGENDA ITEM ITEM TOPIC: Baratza Subdivision Off-Site Water Main Easement (ESMT-2026-0056) Ada County Recorder Trent Tripple 2026-018656 Project Name or Subdivision Name: Boise,Idaho Pgs=5 cfowler 03/18/2026 08:02:54 AM CITY OF MERIDIAN IDAHO$0.00 Baratza Subdivision Off-Site Electronically Recorded Water Main Easement Number: 1 _ Identify this Easement by sequential number if the project contains more than one easement of this type.See instructions/checklist for additional information. For Internal Use Only Record Number: ESMT-2026-0056) WATER MAIN EASEMENT THIS Easement Agreement made this 17th day of March 2026 between .lames Ranch 280, LLC ("Grantor")and the City of Meridian, an Idaho Municipal Corporation("Grantee"); WTIEREAS,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 ofthe benefits to be received by the Grantor,and other good and valuable consideration,the Grantor does hereby give, grant and convey unto the Grantee the right- of-way for an easement for the operation and maintenance of water mains over and across the following described property: (SEE ATTACHED EXHIBITS A and B) The easement hereby granted is for the purpose of construction and operation of water mains and their allied facilities,together with their maintenance,repair and replacement at the convenience ofthe Grantee,with the free right of access to such facilities at any and all times. TO HAVE AND TO HOLD, the said easement and right-of-way unto the said Grantee, its successors and assigns forever. IT IS EXPRESSLY UNDERSTOOD AND AGREED, by and between the parties hereto, that after making repairs or performing other maintenance, Grantee shall restore the area of the easement and adjacent property to that existent prior to undertaking such repairs and maintenance. However, Grantee shall not be responsible for repairing,replacing or restoring anything placed within the area described in this easement that was placed there in violation ofthis easement. THE GRANTOR covenants and agrees that Grantor shall not place or allow to be placed any permanent structures or obstructions within the easement area that would interfere with Grantee's use of said easement,including,but not limited to,buildings,trash enclosures, carports, sheds,fences,trees,or deep-rooted shrubs. THE GRANTOR covenants and agrees with the Grantee that should any part of the right-of-way and easement hereby granted shall become part of,or lie within the boundaries of any Water Main Easement Page I Version 01/01/2024 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: James Ranch 280,LLC An Idaho Limited Liability Company By:Black-Cat Investments,LLC An Idaho Limited Liability Company Its:Manager �^ �^ By:Tony Ts ey-in-Fa STATE OF IDAHO) ) ss County ofAda ) This record was acknowledged before me on (date)by Ton Tsen ((name of individual), on behalf of Black-Cat Investments LC the mana er ot Ja_m_e`s_R_an__cH 280 LLC (name of entity on behalf of whom record was executed), in the following representative capa— city tttomey-in-Fact (type of authority such as officer or trustee) Notary Stamp Below BRENDA MURPHY Notary Signature Notary Public-State of Idaho My Commission Expires: Commission Number 20220868 MY Commission Expires Feb 17, 2028 Water Main Easement Page 2 Version 01/01/2024 3-17-2026 John Overton, Council President 3-17-2026 STATE OF IDAHO ) :ss County of Ada ) 3-17-2026 This record was acknowledged before me on __________________by John Overton and Chris Johnson on behalf of the City of Meridian, in their capacities as Council President and City Clerk, respectively. _____________________________________ Notary Signature 3-28-2028 My Commission Expires: ______________ ��Z- LEGAL DESCRIPTION FWT H E 00 LAN D Page 1 OF 1 GROUP February 25, 2026 Project No. 123200 EXHIBIT"A" BARATZA SUBDIVISION CITY OF MERIDIAN UTILITY EASEMENT DESCRIPTION An easement located in the North Half of the Northwest Quarter of Section 34,Township 4 North, Range 1 West, Boise Meridian, City of Meridian,Ada County, Idaho, being more particularly described as follows: Commencing at the North One Quarter Corner of Section 34 of said Township 4 North, Range 1 West, (from which point the Northwest Corner of said Section 34 bears North 89°35'48" West, 2654.01 feet distant); Thence from said North One Quarter Corner, South 72°46'11" West, a distance of 336.24 feet to the POINT OF BEGINNING; Thence South 00° 24' 12" West, a distance of 17.50 feet; Thence North 89'35'48" West, a distance of 26.00 feet; Thence North 00°24' 12" East, a distance of 17.50 feet; Thence South 89°35'48" East, a distance of 26.00 feet to the POINT OF BEGINNING. The above described easement contains 0.01 acres (455 Sq. Ft.) more or less. PREPARED BY: I' LA1VIj ,WAS IS RF rr,�, a r880 � 2-25-2026 .s� xo �y ATE O F �oP � James R. Washburn, PLS `SR.WA The Land Group, Inc. 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupfnc.com MOM5iRw uolSinipgnS ezieaee ONdl uelp!aaW jo AI!3 o *, a; JuBwBSB3 Aj!mn 0 O N M N N r u'J Z U CJ \ O VW C/) o CD - o o ED 0 z ~ N ~ N w, w W J CD W N I = W o oQ'o 0 0�0 m �;: O60 I VC, 1 U J J J J awl mz I I 0 0 ¢I COO- m II Q I I F1 MM M/a�MM J — J J M/y N — G1 M/d Mb—M/kl M/y— Z +I W = 6 W C� aQL o CD I o II c' Co OR zc`un � �4 Co cz 0 ` }, a W cc O rr oN N��P /Z W = jss S�� a Wd Sd:bo le 9ZoZ SZ 6,emgaj'hpsaopaM :PgAd aWp 'olew-N:69 P-Wid MI 6MP'SZZ09Z 6empem axis-yo-�wsa�a�eM woo OOZEZ L\s�igiyxa\Ranms\peo\OOZEZ l\EZOZG6 :uogeoo�any I ew, K 4-WI6 W. 1.1 t I'V COMPANY' Al I tliq WL1-OATKIN 10 Rif Fhb 1 A: N IND WMLiNED.Nthi Ow 141 tEA Id lwmR !tom ti ate. rml4akF t.I ON,lft'� kmRkm&Y i"U* • I.L6!lr%k11 by'Lww4a ti+.'wF+Ip md jvlrr%c 1r'*nar" oe ItiMNwhvm �;Wnpmy K to0 16RP Lflmn I%ieMllhd� � ., �� �1 '��� MN L-D KJJr pYIs .:P, lug 9,*Wliy A{ r Or 4.4.w ioh.TJ ktO ELL11Fn aid W4 la Lkxvm� tw I r�r t �� =}��5 itN '%-m r4e ni hgwlrwma and�KAW�� � L4�f.lvpr"INA AW'Ilw LAM iiIKmp m-t J�ArrPR W4 fam r PAti SWOre Tbm rNaw.6M e"ftybfi� .jppIbcot•mjA. IkTr;w *9FrFRW 'r'. -'PERM- DACE$ Lkm 10 r,mwy, Lim ��i,�MIIhQCI WE IDIAN:--- AGENDA ITEM ITEM TOPIC: Final Plat for Burnside Ridge Estates No. 1 (FP-2025-0013) by Kimley-Horn, generally located 1/3 mile south of W. Victory Rd. on the west side of S. Linder Rd. STAFF REPORT E IDIAI --- COMMUNITY DEVELOPMENT DEPARTMENT DATE: 3/17/2026 '� TO: City Council FROM: Sonya Allen,Associate Planner I j 208-884-5533 ' sallen(&meridiancity.org SUBJECT: FP-2025-0013 Burnside Ridge Estates No. 1 PROPERTY LOCATION: ' Generally located 1/3 mile south of W. Victory Rd. on the west side of S. Linder i____—_____—_ Rd.,in the NE 1/4 of Section 26, T.3N., "` R.1 W. L PROJECT DESCRIPTION Final plat consisting of 52 buildable lots and 15 common/other lots on 26.26 acres of land in the R-4 and R-8 zoning districts for the first phase of Burnside Ridge Subdivision. II. APPLICANT INFORMATION A. Applicant Scott Kampfen,Kimley-Horn— 1100 W. Idaho St., Ste. 210, Boise, ID 83702 B. Owner: TH Lost River,LLC—2973 N. Eagle Rd., Ste. 110,Meridian,ID 83646 C. Representative: Same as Applicant III. STAFF ANALYSIS Staff has reviewed the proposed final plat for substantial compliance with the preliminary plat(H- 2023-0055)as required by UDC 11-6B-3C.2. The proposed final plat depicts two(2)fewer building lots and a greater amount of common open space (201,500 s.f. vs. 288,500 s.f.)in the same area shown on the approved preliminary plat and includes some modifications as outlined below,including changes to amenities. The configuration of this phase complies with the updated phasing plan approved by Staff on 10/2/2025, included below in Section V.A. A modification to the street layout at the northeast corner of the development,within Blocks 1 and 2,is proposed due to the presence of an existing cell tower and associated easement located on Lot 2,Block 2,which was not identified at the time of the preliminary plat. As a result,the Page 1 stub street extending to the west—W. Blue Downs Street(labeled as E. Guernsey Street on the preliminary plat)—has been shifted further south. A stub street to the north is proposed with a common driveway for access to Lots 2, 3, 5, and 8,Block 1. The proposed common driveway serves four(4)homes—three(3)homes on the south side of the driveway and one(1) at the end of the driveway. The proposed driveway will be located 5 feet south of the northern property line, future development to the north will not be able to use the driveway, ensuring future use is limited to four(4)homes in accord with UDC 11-6C-3D.1. Staff discussed the proposed stub street locations with ACHD and they indicated a preference for the stub street to be oriented to the west rather than to the north,citing greater development potential for the property to the west. The adjacent property to the north is constrained by the Northwest gas pipeline easement,which limits development opportunities as access over the pipeline is limited. Because that property only has access via Linder Rd., an arterial street,UDC 11-3A-3A.3 requires local street access to be provided to that property. For this reason and because right-of-way(ROW)was proposed to the north boundary with the preliminary plat, Staff requested a stub street be provided to the north as proposed. The amenities for this phase proposed with the preliminary plat consisted of a 9,500+/- square foot clubhouse (6 points), swimming pool& spa(4 points), a commercial outdoor kitchen(2 points),a fire pit(1 point),two(2)paved sports courts(pickleball)(8 points),public art(heritage garden grain bin&equipment sculpture) (2 points) and a fitness stations/course(2 points)totaling 25 points. These amenities fall within the Quality of Life and Recreation Activity Area Amenities categories. The Applicant proposes changes to the amenities consisting of the following: an orchard with passive seating open space commons(3 points), swimming pool with kids pool(4 points), clubhouse under 5,000 s.f. (3 points),pool changing rooms&restrooms(6 points),bike repair station(1 point),half basketball court(4 points),two pickleball courts(8 points), shade pavilion with BBQ and trash receptacle(aka picnic area) (3 points),multi-use pathways(2 points),and dog waste station(0.5 point)totaling 34.5 points. These amenities fall within the Quality of Life, Recreation Activity Area Amenities,Pedestrian or Bicycle Circulation System Amenities and Multi-modal Amenities categories. The following amenity standards are associated with some of the proposed amenities per UDC 11-3G-4C,D, E and F: • Open space commons should be at least twenty thousand(20,000)square feet and surrounded on all sides by the front yards of lots. Intervening streets may be located between the open space and lots.Although the proposed open space commons are not surrounded on all sides by front yards of lots, the orchard and seating area provides a valued amenity that Staff supports. • Picnic area includes tables,benches, landscaping,and a structure for shade. • Swimming pool must be constructed in ground and meet all Building Code requirements. • Bicycle repair station is a fixed installation with tools and an air pump. • Sports court with markings,including benches for seating. The multi-use pathway/sidewalk along the west side of S. Farmyard Way will be located entirely within an ACHD public use/sidewalk easement. Page 2 Because the number of building lots decreased and the amount of common open space increased, Staff finds the proposed final plat in substantial compliance with the approved preliminary plat as required by UDC 11-6B-3C. IV. DECISION A. Staff: Staff recommends approval of the proposed final plat with the conditions of approval below in Section VI. Page 3 V. EXHIBITS A. 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Common Driveway Exhibit ------- --------------------—------ I � I I I I N I ZO I � I I I I I I I I I I I I I I �� I I I � �` - I I zo I n 'ocyl I m m rc7 N - -- L---------; 1 ' 4 I II I _J 1. ------ L 0 A S Page 20 E. Emergency Access Exhibit ptR]N y]�1�l'N I y14 K F w� �I o I � , I I a j E 12 Page 21 F. Amenity Exhibit Mq2t OHVOI 'NVIOIH310Y n °fix �� L 3► g NVId U215VW 53111NMV =� e NOISIMienS 39aw 301SNune er• s � s J a ov . W d $ F a �a � ssNNN��� 'Od HECINI-1 'N A. LU W UJ Ec CO LU a� cc & sir Lu- W l / i.9 . cc /\. cool, _ice Z p z 3 °°v co j. m 'f ¢ luu w" r -- z W w MN M Fa LL a Page 22 VI. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division Site Specific Conditions: 1. Applicant shall comply with all previous conditions of approval associated with this development [annexation/preliminary plat(H-2023-0055),Development Agreement Inst. #2024-0633381. 2. The applicant shall obtain the City Engineer's signature on the subject final plat within two (2)years of the City Council's approval of the preliminary plat(by June 11,2026); or apply for a time extension,in accord with UDC 11-6B-7 in order for the preliminary plat to remain valid. 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 Land Solutions Land Surveying and Consulting, stamped on 8/21/25 by Clinton W. Hansen, included in Exhibit B shall be revised as follows: a. Note#10: Include the recorded instrument number of the development agreement (i.e. #2024-063338). b. Note#12: Include the recorded instrument number of the ACHD temporary license agreement. c. Note#16: Include the recorded instrument of the ACHD development agreement. d. Legend: Include the recorded instrument number of the ACHD permanent easement line. e. Include the recorded instrument number of the ACHD temporary easement graphically depicted on Sheets 3 and 4. f. Include the recorded instrument number of the City of Meridian sewer easement graphically depicted on Sheets 3 and 4. g. Include the recorded instrument number of the ingress/egress easement graphically depicted on Sheet 4. h. The final construction drawings shall depict a 10-foot-wide detached sidewalk along the northern portion of the east side of S. Farmyard Way, a collector street,in accord with preliminary plat condition#2g, unless otherwise approved through a development agreement modification. If a modification to the DA isn't approved to reduce the width of the sidewalk to 5 feet, alternative compliance may be requested to provide an attached 10 foot-wide sidewalk. i. Extend S. Siphon Ave. as a stub street to the north property boundary for future extension along with the sidewalks on either side (there appears to be a gap). j. Break up Lot 9,Block 1 into two(2)lots—one for the street buffer and one for the common driveway. k. Depict traffic calming measures on the construction drawings for W. Smokey Lake Dr. (shown as E. Pivot Dr. on the preliminary plat)in the form of bulb-outs, chokers, stamped concrete,etc. due to the long block face;work with ACHD to determine an appropriate means of traffic calming in accord with preliminary plat condition#2e. Page 23 5. The landscape plan prepared by Jensen Belts Assoc., dated 8/7/25 included in Exhibit C, shall be revised as follows: a. Depict a 10-foot-wide detached sidewalk along the east side of the northern portion of S. Farmyard Way, a collector street, in accord with preliminary plat condition#2g, unless otherwise approved through a development agreement modification. If a modification to the DA isn't approved to reduce the width of the sidewalk to 5 feet, alternative compliance may be requested to provide an attached 10 foot-wide sidewalk. b. Where the unimproved street right-of-way is ten(10)feet or greater from the edge of pavement to edge of sidewalk or property line along Linder Rd.,a ten-foot compacted shoulder shall be depicted meeting the construction standards of the transportation authority with landscaping(i.e. lawn or other vegetative ground cover) in the remaining area,per UDC 11-313-7C.5.Landscaping improvements within the right-of-way shall require a license agreement between the property owner and the transportation authority. c. Depict the future curb location as anticipated by ACHD along W.Victory Rd. and S. Linder Rd.; depict a minimum 25-foot-wide street buffer,measured from the ultimate curb location, along both streets. d. Depict landscaping with a variety of materials,including shrubs and vegetative groundcover,within the required street buffer along S.Farmyard Ave.,a collector street, in accord with the standards listed in UDC 11-3B-7C.3; include calculations that demonstrate compliance in the Landscape Calculations table on Sheet L9. e. The street buffers along S. Linder Rd.,W.Victory Rd., and S. Farmyard Ave. shall include enhanced landscaping as set forth in 11-3B-7C.3f with enhanced amenities with social interaction characteristics and enhanced context with the surroundings in accord with the standards listed in UDC 11-3G-3B.3. Include call-outs for what specific enhanced landscaping and amenities are proposed to meet these standards. f. Depict landscaping with a mix of materials along each side of all pathways, in accord with the standards listed in UDC 11-3B-12C; include calculations that demonstrate compliance in the Landscape Calculations table. g. Extend S. Siphon Ave. as a stub street to the north property boundary for future extension along with the sidewalks on either side(there appears to be a gap). h. The picnic area shall include tables,benches, landscaping, and a structure for shade in accord with UDC 11-3G-4C.5; depict accordingly. i. Depict a standard bus stop(size small)with a 10' x 10' concrete pad along N. Linder Rd.just south of W. Smokey Lake Dr. (depicted as E.Pivot Dr. on the preliminary plat) as requested by Valley Regional Transit(VRT). The purpose of the pad is to provide an ADA compliance boarding/alighting area. The pad will allow VRT to schedule a stop there as part of future route planning and place signage and a bench onsite. 6. The existing home at 3605 S. Linder Rd. (Parcel#S 1226110575) on Lot 2, Block 1 shall disconnect from the existing well and septic system and connect to City water and sewer service within 60 days of it becoming available as set forth in MCC 9-1-4 and 9-4-8. The well may be used for irrigation purposes.The driveway via S. Linder Rd. shall be removed and access shall be taken internally from within the subdivision. Page 24 7. The rear and/or sides of 2-story homes on lots that face collector(S.Farmyard Way—Lot 18, Block 3 and Lot 13, Block 7) and arterial (S. Linder Rd. —Lot 8, Block 1 and Lot 2, Block 4) 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 streets. Single-story homes are exempt from this requirement. 8. All irrigation ditches, laterals, sloughs or canals, crossing this site shall be piped or otherwise covered as set forth in UDC 11-3A-6B.3. 9. All existing structures that don't comply with the dimensional standards of the applicable district shall be removed from the site prior to submittal of the final plat for City Engineer signature. 10. Future development of Lots 2, 3, 5 and 8, Block 1 shall be consistent with the common driveway exhibit included in Section V.D and the standards listed in UDC 11-6C-3D. 11. The bicycle repair station shall be a fixed installation with tools and an air pump in accord with UDC 11-3G-4F.2. 12. The sports courts shall include markings and benches for seating in accord with UDC 11- 3G-4D.5. 13. The swimming pool shall be constructed in-ground and meet all Building Code requirements per UDC 11-3G-41).1. 14. The developer shall work with ACHD to provide traffic calming measures on W. Smokey Lake Dr. (depicted as E. Pivot Dr. on the preliminary plat) in the form of bulb-outs, chokers, stamped concrete, etc. as directed by City Council as a provision of the waiver to the block face standards in UDC 11-6C-3F for Blocks 2 and 3. Traffic calming measures, as approved by ACHD, shall be depicted on the construction drawings and/or landscape plan, as applicable, submitted with the final plat signature application. 15. Future development shall substantially comply with the conceptual building elevations included in the development agreement. 16. Comply with the Williams Developer's Handbook for any development and/or improvements within the Williams pipeline easement on Lot 2,Block 1. 17. A public use easement shall be submitted for any multi-use pathways(or portions thereof) within the site that lie outside of the adjacent right-of-way. 18. A Certificate of Zoning Compliance and Design Review application is required to be submitted for the clubhouse site and structure to ensure it complies with the design standards in the Architectural Standards Manual and UDC standards. 19. 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 https://weblink.meridianci, .ora/WebLink/DocView.aspx?id=431506&dbid=0&repo=Meridi anCi Page 25 C. Department of Environmental Quality hops://weblink.meridianci, .org/WebLink/DocView.aspx?id=432259&dbid=0&repo=Meridi anci D. Idaho Transportation Department(ITD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=432223&dbid=0&repo=Meridi anci Page 26 Development Application Transmittal Link to Project Application: Burnside Ridge Estates No. 1 FP-2025-0013 Hearin Date: March 17, 2026 Assigned Planner: Sonya Allen To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)-meridian city.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331Email: cityclerk(@rneridiancity.org Built for Business, Designed for Living All e-mail messaoes sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in reaards to both release and retention, and may be released upon reauest, unless exempt from disclosure by law. (:� !WENIDAN�-- AGENDA ITEM ITEM TOPIC: Final Plat for Burnside Ridge Estates No. 2 (FP-2025-0021) by Kimley-Horn, generally located 1/2 mile north of W. Amity Rd. on the west side of S. Linder Rd. STAFF REPORT C�� W IDIAI --- COMMUNITY DEVELOPMENT DEPARTMENT DATE: 3/17/2026 ' TO: City Council i FROM: Sonya Allen,Associate Planner 208-884-5533 I i sallen(&meridiancity.org SUBJECT: FP-2025-0021 Burnside Ridge Estates No. 2 PROPERTY LOCATION: Generally located '/2 mile north of W. i Amity Rd. on the west side of S. Linder Rd.,in the NE 1/4 of Section 26, T.3N., R.1 W. I Y� I. PROJECT DESCRIPTION Final plat consisting of 36 buildable lots and 11 common lots on 12.57 acres of land in the R-4 zoning district for the second phase of Burnside Ridge Estates Subdivision. II. APPLICANT INFORMATION A. Applicant Scott Kampfen, Kimley-Horn— 1100 W. Idaho St., Ste. 210, Boise, ID 83702 B. Owner: TH Lost River,LLC—2973 N. Eagle Rd., Ste. 110,Meridian,ID 83646 C. Representative: Same as Applicant III. STAFF ANALYSIS Staff has reviewed the proposed final plat for substantial compliance with the preliminary plat(H- 2023-0055)as required by UDC 11-613-3C.2. The proposed final plat includes a reconfiguration of some lots resulting in one (1)additional building lot and a greater amount of common open space(29,000 vs. 10 1,5 00 square feet)in the same area shown on the approved preliminary plat. The configuration of this phase complies with the updated phasing plan approved by Staff on 10/2/2025, included below in Section V.A. No amenities were proposed in this phase with the preliminary plat. An updated amenity plan was submitted with this application, included below in Section V.D that includes the following Page 1 amenities in this phase: a fenced dog park with pet waste stations and seating on Lot 10,Block 8; a pathway with seating on Lot 10,Block 8;three(3)play pods on Lot 25,Block 3 and Lot 5, Block 4; and internal pathways. Two(2)fewer lots were proposed with Phase 1 than shown on the approved preliminary plat for the same area. Because there is still one(1) fewer building lot overall and additional common open space than approved with the preliminary plat, Staff finds the proposed final plat in substantial compliance with the approved preliminary plat as set forth in UDC 11-6B-3C.2. IV. DECISION A. Staff: Staff recommends approval of the proposed final plat with the conditions of approval below in Section VI. Page 2 V. EXHIBITS A. 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Amenity Exhibit ? � OHV(31 'NVIald3w { NVId d31SVW 53111N3WV _ ° `s= NOISIAiosm 39018 301SNaf18 NON J pg, d S� 3 6 2_ n 4 q� W u gym" 00 x a o F a ' gaa" � a �aa '(188_30NI-1 'N ` a ¢ � � M W CC N �a 1Z. LL 1 4 — z �V�a�� ) W co Z. -- -- �- - LOLO LU z �; r w, LLJ— W w D T l pZ 7= � . Ili LL d - T-r i �� -• r .ice_ I -- - -, -� -L T -- Page 11 E. Emergency Access Exhibit maw- LU I i 1r li --- CL .l I -- -- � 04 u n II l ` J > , I i i 1 _ �y _¢ a mwLU Co a � o � O GJ E Page 12 F. Amenity Exhibit ;r QHV01 •NVIGHEN i � a g NVId HBIStlW 83111N3Wtl NOISIAI08nS 39018 901SNan9 �� J gg�m7 - _ z R a j8G 9 r °3k o ti w r _ ®- - - _ _ _ _ - - w a � EL c 5 '0H 830N1-1 'N a W W w wwwww � N J � aa�a � a � � � � ada <am Ir co LLI Q g a a 2� t✓ r' ---- LL ILZ.i' � \ a W r } - - - W ._ W - ❑ - ❑ 0 W U Z Z❑ o Z co fr fr W C7 W 6 I ! O - ZZ W W W W '� oc `\ -\9 - cc LL —T - Page 13 VI. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division Site Specific Conditions: 1. Applicant shall comply with all previous conditions of approval associated with this development [annexation/preliminary plat(H-2023-0055),Development Agreement Inst. #2024-0633381. 2. The applicant shall obtain the City Engineer's signature on the subject final plat within two (2)years of the City Engineer's signature on the previous phase final plat; or apply for a time extension,in accord with UDC 11-6B-7 in order for the preliminary plat to remain valid. 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 Clinton W. Hansen stamped on 2/6/26 by Clinton W. Hansen, included in Exhibit B shall be revised as follows: a. Note#10: Include the recorded instrument number of the development agreement (i.e. #2024-063338). b. Note#12: Include the recorded instrument number of the ACHD temporary license agreement. c. Legend: Include the recorded instrument number of the ACHD permanent easement line. d. Include the recorded instrument number of the ACHD temporary easement graphically depicted on Sheet 1. e. Include the recorded instrument number of the City of Meridian sewer easement graphically depicted on Sheet 1. 5. The landscape plan prepared by Jensen Belts Assoc., dated 1/21/26 included in Exhibit C, shall be revised as follows: a. Change E. Holstein Dr.to W. Harris St. consistent with the plat. b. Depict landscaping with a mix of materials along each side of all pathways, in accord with the standards listed in UDC 11-3B-12C; include calculations that demonstrate compliance. c. Include the required vs.proposed number of trees in the calculations table that demonstrates compliance with the landscape standards for pathways in UDC 11-3B- 12C, street buffers in 11-3B-7C and common open space areas in 11-3G-5B.3. d. The street buffer along the collector street(i.e. W. Harris St.) shall include enhanced landscaping as set forth in 11-3B-7C.3f with enhanced amenities with social interaction characteristics and enhanced context with the surroundings in accord with the standards listed in UDC 11-3G-313.3. Identify the enhancements in a call-out. e. Include a detail of the children's play pods proposed on Lot 5,Block 4 and Lot 25, Block 3. 6. The dog park shall include the following in accord with UDC 11-3G-4C: bags for dog waste disposal, double entrance gate, benches and fencing to enclose the area. The dog waste station shall be an in the ground fixture with waste disposal bags and trash receptacle. Page 14 7. The rear and/or sides of 2-story homes on lots that face collector (W. Harris St. —Lot 17, Block 5, Lots 8, 9 and 11, Block 8) and arterial (S. Linder Rd. —Lots 1-2 and 4-8, Block 8) 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 streets. Single-story homes are exempt from this requirement. 8. All irrigation ditches, laterals, sloughs or canals, crossing this site shall be piped or otherwise covered as set forth in UDC 11-3A-6B.3. 9. All existing structures that don't comply with the dimensional standards of the applicable district shall be removed from the site prior to submittal of the final plat for City Engineer signature. 10. Future development shall substantially comply with the conceptual building elevations included in the development agreement. 11. A public use easement shall be submitted for the multi-use pathway/sidewalk along the collector street(W.Harris St.)if any portion of the pathway lies outside the adjacent right- of-way. 12. 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 https://weblink.meridiancity.org/WebLink/DocView.aspx?id=43 3986&dbid=0&repo=Meridi anci C. Parks Dept. https://weblink.meridiancity.org/WebLink/DocView.aspx?id=434002&dbid=0&repo=Meridi anci lty See the Agency Comments folder for any additional comments: https://weblink.meridiancity.org/WebLink/browse.aspx?id=43 0132&dbid=0&repo=Meri dianCity&cr-1 Page 15 Development Application Transmittal Link to Project Application: Burnside Ridge Estates No. 2 FP-2025-0021 Hearing Date: 3-17-2026 Assigned Planner: Sonya Allen To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a�meridian city.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331Email: cityclerk(a-meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon reauest, unless exempt from disclosure by law. (:� !VENIDAN�-- AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for St. George (H-2025-0004), by Shaun Wardle and Jason St. George, located at 3870 E. Overland Rd. and 1545 S. Topaz Ave. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW E NDIAN� AND DECISION& ORDER p In the Matter of the Request for Annexation of 2.0 acres with the R-15 zoning district to construct nineteen(19)multifamily units,and one vertically integrated residential building consisting of 7,987 square feet of commercial space,and four(4) residential units.Both uses required a conditional use permit in a proposed R-15 zoning district,by Shaun Wardle and Jason St. George. Case No(s).H-2025-0004 For the City Council Hearing Date of: March 10th, 2026 (Findings on March I7th 2026) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of March 1 Ot', 2026, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of March 10', 2026, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of March 1 Otn 2026, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of March 10',2026, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67, Idaho Code(LC. §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(ST.GEORGE-H-2025-0004) - I - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of March 101}i,2026, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 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 annexation and two conditional use permits are hereby approved per the conditions of approval in the Staff Report for the hearing date of March 101}i, 2026, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter.When approved, said development agreement shall be signed by the property owner(s) and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six (6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67,Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(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 March 10',2026. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) -2- March 17th By action of the City Council at its regular meeting held on the ___________ day of ________________, 2026. COUNCIL PRESIDENT JOHN OVERTON VOTED_______ COUNCIL VICE PRESIDENT ANNE LITTLE ROBERTS VOTED_______ COUNCIL MEMBER DOUG TAYLOR VOTED_______ COUNCIL MEMBER LUKE CAVENER VOTED_______ COUNCIL MEMBER LIZ STRADER VOTED_______ COUNCIL MEMBER BRIAN WHITLOCK VOTED_______ MAYOR ROBERT SIMISON VOTED_______ (TIE BREAKER) John Overton, Council President 3-17-2026 Attest: _______________________________ Chris Johnson 3-17-2026 City Clerk Copy served upon Applicant, Community Development Department, Public Works Department and City Attorney. 3-17-2026 By: _ __ Dated: FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER FOR (ST. GEORGE H-2025-0004) -3 - Exhibit A COMMUNITY DEVELOPMENT E IDIAN�- DEPARTMENT REPORT HEARING 3/10/2026 Legend DATE: Project Location '�!+ TO: Mayor&City Council :::Area of Impact Ilk �= City Limits FROM: Nick Napoli,Associate Planner O Analysis 208-884-5533 Nnapoli@meridiancity.org ---,-_-- APPLICANT: Jason St. George S SUBJECT: H-2025-0004 St. George , LOCATION: Located at 3870 E. Overland Road and 1545 S. Topaz Avenue in the SE 1/4 of the SW'/4 of Section 16, T.3n.,R.IE. I. PROJECT OVERVIEW A. Summary Annexation of 2.0 acres with the R-15 zoning district to construct nineteen(19)multifamily units, and one vertically integrated residential building consisting of 7,987 square feet of commercial space, and four(4)residential units. Both uses required a conditional use permit in a proposed R- 15 zoning district. B. Issues/Waivers NOTE: Staff supports the proposed mix of uses on the site, however the proposed development cannot be supported by staff because the site isn't large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district, as follows: for-the r-esidenees to use in the multi family portion of the property. Currently,they are proposing 68 square feet,below the r-equir-ement in the UDQ Water main plaeement on the west side does not meet the required 4' setbaek from t euFbg, inadequate sepaFation&om the infiltration tr-enel*5 fire hydFants not shown, . . - nent and spaeing eoneeF 5 easement area limits the ability to m landseaping and tFee requirements. the easement is not allowed,pFeventing eomplianee with UPC 44 3B The multifamily buildings do not meet the 80 square feet of private usable open spae-e - The open space proposed for the development does not meet the standards of the Multi- Family Specific Use Standards. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) -4- - The landscape buffer along Overland Road does not meet the water conserving design standards,which then does not justify the 50% reduction in the landscape buffer. - The application lacks critical comprehensive plan elements such as functional integration, a regional park to support recreational needs, and future integration with neighboring properties. - Multiple alternative compliance requests will be necessary to accommodate the project on the site. The first involves reducing the required landscaping adjacent to the drive aisle from five(5)feet to two(2)feet, and the second involves decreasing the private usable open space requirement. C. Recommendation Staff. Denial Commission: Approval D. Decision Council: Approval FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) -5- II. COMMUNITY METRICS Table 1• Land Use Description Details Map Ref. Existing Land Use(s) Residential (Single Family) - Proposed Land Use(s) Residential(Multifamily) and Commercial - Existing Zoning R1 in Ada County VII.A.2 Proposed Zoning R-15 (Medium to High Density Residential) Adopted FLUM Designation Mixed Use Regional VII.A.3 Proposed FLUM Designation Mixed Use Regional Table 2: Process Facts Description Details Preapplication Meeting date 1/7/2025 Neighborhood Meeting 1/7/2025 Site posting date 2/27/2026 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.D • Comments Received Yes; Staff Report - • Commission Action No - Required • Access Arterial: Overland Road - Local: Topaz Avenue • Traffic Level of Service Overland Road: Better than"E" ITD Comments Received Yes: No comment - Meridian Fire - • Response Time 5 Minutes or less Meridian Public Works - Wastewater • Distance to Mainline Available at the site • Impacts or Concerns Yes,the landscaping within the sewer easement does not permit trees or larger plants. In addition,no permanent structure can overhang into the easement. Meridian Public Works Water - • Distance to Mainline Available at the site • Impacts or Concerns Yes,the water main on the west portion of the site does not meet the requirement for the 4' off the lip of the curb.Water main separation from the infiltration trench is still an issue that is critical to the development's functioning. School District(s) No Comment - 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(ST.GEORGE-H-2025-0004) -6- Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:R4626240450 Date Retrieved:2025/3/3 Parcel Count Parcel Acreage Infill Indicator: Surrounding Area 86 ^ 241 18 alp Not City 0 In City Limits 1,908 1,121. F1 Not City Household Change Household& Population Growth ■ Households 02020 Population Change:9.6°I° Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 Use Types Residential Addresses All Addresses ■ Single-family 44%: 27 Multi-family 32% 6 41% ® Commercial Figure 2: ACHD Summary Metrics Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based an Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Overland Road 208-feet Principal Arterial 927 Better than Topaz Avenue 102-feet Collector N/A WA • Acceptable level of service for a five-lane principal arterial is "E" (1.780 VPH)_ ' Acceptable level of service for a two-lane collector is V' (425 VPH). Figure 3: Service Impact Summary FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE—H-2025-0004) -7- ImpactService . . Ready Marginal Caution arse ��et \Qoa �,te o\`uz s'aAy �ry�� `�`or �a\� e '�a�� 006 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) -8- III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The Future Land Use Map(FLUM)designates the area proposed to be annexed as "Mixed-Use Regional," which is intended to encourage a balanced blend of employment opportunities,retail, residential dwellings, and public uses,particularly in areas near major arterial intersections. This designation supports a diverse and integrated community where residents can live,work,and shop without needing to travel far. An important component of the MU-R designation is to avoid predominantly single-use developments. The site is currently surrounded by R1 residential county properties to the north and west,with an annexed resident to the east, and a mix of commercial and multifamily in the surrounding area. Additionally, commercial space is located at the north end of S. Silverstone Way, including a Top Golf facility, commercial office,restaurants,and Eagle View Apartments comprising 396 units. To the south, directly across Overland Road are Silverstone Apartments, consisting of 112 residential units, and Movado Village Apartments, consisting of 60 residential units. Furthermore, the property on the northeast corner of S. Topaz Avenue and Overland Road is a recently approved multi-tenant building with a restaurant located in the C-G zoning district. The project should reflect positive integration with surrounding properties by offering a balanced mix of residential,commercial, and recreational spaces that support the region's broader development vision. The purpose of the MU-R zoning is to foster community and improve the area's overall functionality The applicant is proposing nineteen(19)Multi-Family Residential Units, four(4)vertically integrated residential units, and 7,987 square feet of commercial space across two(2) acres of land. The vertically integrated building is proposed fronting on Overland Road and has four(4) residential units above 7,987 square feet of commercial space. The applicant states that the development is providing a mix of housing types,promoting connectivity, and encouraging walkability and efficiency through vertically integrated uses. In addition,the applicant has provided 8,330 square feet of open space and amenities in the form of a barbecue grill with a picnic area,pet waste station, and bike repair station. While the proposed project offers a mix of uses consistent with the MU-R FLUM designation, staff has several concerns. These include insufficient parking, limited functional integration, and the absence of a regional park to support recreational needs. There are also concerns about future integration with neighboring properties and the lack of adequate connectivity,conflicting with the MU-R's goal of fostering a walkable community where residents can live,work, and shop without heavy reliance on driving. The MU-R and Mixed-Use Integration Standards in the Comprehensive Plan discuss having a larger concept plan for the surrounding area,which staff has asked for but has not received from the applicant.While we understand the applicant owns only the two (2)parcels included in this application, it is important to show how this development can integrate with future development. This design element is critical to showing meaningful functional integration. Furthermore,there are approximately 560 multi-family units already within the vicinity of this proposed project.A proposed multi-family and vertically integrated residential project was proposed to the east along Overland Road(Rolling Hills) and was denied by the City Council. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) -9- Table 4: Proiect Overview Description Details History N/A Phasing Plan The applicant has indicated that the entirety of the site improvements will be completed with the Vertically Integrated building, and the multifamily will come after the VI building. Residential Units 23 total units: 19 Multi-Family and 4 Vertically Integrated Open Space The development is less than five (5) acres, but still needs to provide open space due to the multi-family standards.The applicant is proposing 8,330 square feet of open space when 5950 is required. However,the open space south of Five Mile Creek does not exceed twenty feet in width, which does not allow for it to be counted. Amenities The applicant is proposing a barbecue grill with a patio area, a pet waste station, and a bike repair station. Physical Features The north portion of the site is encumbered by Five Mile Creek. The applicant will be required to meet the requirements for the floodplain. Acreage 2.0 Acres Lots 1 lot Density 12 units an acre B. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The current use of the property is residential with several existing buildings on the property. The property consists of two homes and two outbuildings. All structures will be removed, and the existing well and septic system will be abandoned as required. 2. Proposed Use Analysis (UDC 11-2): The proposed uses of Multi-Family residential and Vertically Integrated Residential Projects are conditional uses in the R-15 zoning district. 3. Dimensional Standards (UDC 11-2): The proposal does not meet all of the dimensional standard requirements for the R-15 zoning district. The applicant has worked with staff on several rounds of revisions to try and make the site meet all of the dimensional standards. To meet the drive aisle requirements,the applicant is requesting alternative compliance to reduce the western landscaping adjacent to the 25-foot drive aisle from five(5)feet to two(2)feet. However, issues persist with landscaping inside of easements. In communication with the Public Works Department, it was determined that a significant amount of proposed landscaping will need to be removed due to easements encumbering the site. Staff is concerned with this as the proposed development will not meet the landscaping requirements in UDC 11-3B due to inadequate room on the site. Staff has discussed losing units on the site to make adequate room for both the easements, separation, and required landscaping. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) - 10- However,the applicant did not indicate whether they would be supportive of losing units to better accommodate the site. In addition,the applicant is proposing water conserving design along Overland Road to reduce the street landscape buffer by 50%;however,the applicant is not in compliance with the water conserving design standards which makes it ineligible for the buffer reduction. 4. Specific Use Standards (UDC 11-4-3): Multi-Family Development: 11-4-3-27: Site design. 1. Residential buildings shall provide a minimum setback of ten (10) feet unless a greater setback is otherwise required by this title and/or title 10 of this Code.Building setbacks shall take into account windows, entrances, porches, and patios, and how they impact adjacent properties. The residential building complies with the minimum setback requirement of 10 feet. 2. All on-site service areas, outdoor storage areas,waste storage, disposal facilities,and transformer and utility vaults shall be located in an area not visible from a public street or shall be fully screened from view from a public street. The site plan depicts screened trash enclosures not visible from a public street;all proposed transformer/utility vaults and other service areas shall comply with this requirement. 3. A minimum of eighty (80) square feet of private, usable open space shall be provided for each unit. This requirement can be satisfied through porches, patios, decks, and/or enclosed yards. Landscaping, entryway, and other accessways shall not count toward this requirement. In circumstances where strict adherence to such standards would create an inconsistency with the purpose statements of this section, the Director may consider an alternative design proposal through the alternative compliance provisions as outlined in section 11-5B-5 of this title. The floor plan depicts 68 square foot patios or decks for each unit that does not comply with this standard. Staff is not supportive of reducing the private usable open space for this project. 4. For this section, vehicular circulation areas, parking areas, and private usable open space shall not be considered common open space. None of these areas were used in the open space calculation. 5. No recreational vehicles, snowmobiles,boats, or other personal recreation vehicles shall be stored on the site unless provided for in a separate,designated and screened area. The Applicant shall adhere to this standard. 5. The parking shall meet the requirements outlined in chapter 3, "regulations applying to all districts",of this title. Based on the number of bedrooms per unit, a minimum of 43 off-street parking spaces are required for the multi family residential portion of the site, which includes two (2)guest parking spaces, 38 spaces covered by carports or garages; a minimum of three (3) bicycle parking spaces are required. According to the application narrative, a total of 43 spaces are proposed, with 38 of those in a garage. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) - 11 - In addition, if overflow parking is ever needed, it would push residents and commercial customers to park on Topaz Avenue. 7. Developments with twenty(20)units or more shall provide the following: a. A property management office.Not applicable as the development is 19 units. b. A maintenance storage area.Not applicable as the development is 19 units. C. A central mailbox location, including provisions for parcel mail, that provides safe pedestrian and/or vehicular access. Located in the open space on the north side of the development. d. A directory and map of the development at an entrance or convenient location for those entering the development.Not applicable as the development is 19 units. The development consists of 19 multi family units and does not exceed the 20 units required for compliance with these standards. Common open space design requirements. 1. The total baseline land area of all qualified common open spaces shall equal or exceed ten (10)percent of the gross land area for multi-family developments of five (5) acres or more. This site is below 5 acres in size; therefore, this is not required. However, see number five (S) below for additional open space requirements, as each unit is required to have a specific amount of open space. 2. All common open spaces shall meet the following standards: a. The development plan shall demonstrate that the open space has been integrated into the development as a priority and not for land use after all other development elements have been designed.Open space areas that have been given priority in the development design have: (1) Direct pedestrian access; (2) High visibility; (3) Comply with Crime Prevention through Environmental Design(CTED) standards; and (4) Support a range of leisure and play activities and uses. b. Open space shall be accessible and well-connected throughout the development. This quality can be shown with open spaces that are centrally located within the development, accessible by pathway and visually accessible along collector streets or as a terminal view from a street. c. The open space promotes the health and well-being of its residents. Open space shall support active and passive uses for recreation, social gathering, and relaxation to serve the development. Staff encouraged the applicant to provide as much open space as possible due to the lack of a regional park in the area. The applicant does not meet the standards listed above, as the primary common open space along Five Mile Creek is not functionally integrated in the design and is not the priority in the design of the development. The common open space does not provide adequate space for a range of leisure and play activities without conflicts with either drive aisles or Five Mile FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) - 12- Creek. In addition, the bridge across Five Mile Creek may or may not be approved by the Nampa Meridian Irrigation District, which is crucial to the open space proposed. As a result, the applicant does not meet the purpose statement for the open space due to the functionality of the open space not being a priority which is one of the reasons staff is recommending denial of the project. 3. Alternative compliance is available for the standards listed in subsections (C)1 and (C)2 above, if a project has a unique targeted demographic; utilizes other place-making design elements in Old-Town or mixed-use future land use designations with collectively integrated and shared open space areas. 4. All multi-family projects over twenty(20)units shall provide at least one(1)common grassy area integrated into the site design allowing for general activities by all ages. This area may be included in the minimum required open space total. Projects that provide safe access to adjacent public parks or parks under a common HOA,without crossing an arterial roadway, are exempt from this standard. a. Minimum size of the common grassy area shall be at least five thousand(5,000) square feet in area. This area shall increase proportionately as the number of units increase and shall be commensurate to the size of the multi-family development as determined by the decision-making body. Where this area cannot be increased due to site constraints, it may be included elsewhere in the development. b. Alternative compliance is available for these standards if a project has a unique targeted demographic; utilizes other place-making design elements in Old-Town or mixed-use future land-use designations with collectively integrated and shared open space areas. The submitted plans do not depict a common grassy area of at least five thousand (5,000) square feet, as the development is 19 units and is not required to meet this standard.However, there is no regional park in the area, which raises some concern from staff. 5. In addition to the baseline open space requirement,a minimum area of outdoor common open space shall be provided as follows: a. One hundred fifty(150)square feet for each unit containing five hundred(500)or fewer square feet of living area. None of the units are below 500 square feet (sf.) of living area. b. Two hundred fifty (250) square feet for each unit containing more than five hundred (500)square feet and up to one thousand two hundred(1,200)square feet of living area. 21 units are between 500 and 1,200 s.f.; therefore, a total of 0.12 acres (5,250 square feet) of common open space is required. c. Three hundred fifty(350) square feet for each unit containing more than one thousand two hundred(1,200) square feet of living area. Two (2)of the units are above 1,200 s.f of living area; therefore, a total of.02 acres (700 square feet) of common open space is required. A total of 8,330 square feet is proposed, which exceeds the minimum standards. However, the proposed open space does not meet the standards listed above in section two (2) of the open space requirements. The open space does not integrate with the development to promote leisure and play activities without conflicting with drive aisles and Five Mile Creek. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) - 13- Open space areas consist of half of the street buffer along Overland Road, an arterial street, and linear open space along Five Mile Creek on the north portion of the site. In order to count the buffer along the arterial street, it has to meet the enhanced buffer requirements in UDC 11-4-3-27C.9 and 11-3B-7C.3f. 6. Common open space shall be not less than four hundred(400) square feet in area, and shall have a minimum length and width dimension of twenty(20)feet. The common open space areas depicted for the development do not meet this requirement. The open space depicted on the south portion of Five Mile Creek does not exceed twenty(20) feet in width. 7. In phased developments, common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units. Not applicable; the development will be completed in a single phase. 8. Unless otherwise approved through the conditional use process, common open space areas shall not be adjacent to a collector or arterial streets unless separated from the street by a berm or constructed barrier at least four(4)feet in height,with breaks in the berm or barrier to allow for pedestrian access. 9. Buffer(s): One hundred(100)percent of the landscape buffer along collector streets and fifty (50) percent of the landscape buffer along arterial streets that meet the enhanced buffer requirements below may count towards the required baseline open space. a. Enhanced landscaping asset forth in Article 11-3B,Landscaping Requirements; b. Multi-use pathways; c. Enhanced amenities with social interaction characteristics; d. Enhanced context with the surroundings. The buffer shall comply with the enhanced buffer requirements as noted, except for a multi-use pathway, which is not required because there is an existing sidewalk along Overland. Site development amenities. 1. All multifamily developments shall provide for quality of life, open space, and recreation amenities to meet the particular needs of the residents as follows: a. Quality of life. (1) Clubhouse. (2) Fitness facilities. (3) Enclosed bike storage. (4) Public art such as a statue. (5) Dog park with a waste station. (6) Commercial outdoor kitchen. (7) Fitness course. (8) Enclosed storage b. Open space. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) - 14- (1) Community garden. (2) Ponds or water features. (3) Plaza. (4) Picnic area including tables,benches, landscaping,and a structure for shade. c. Recreation. (1) Pool. (2) Walking trails. (3) Children's play structures. (4) Sports courts. d. Multi-modal amenity standards. (1) Bicycle repair station. (2) Park and ride lot. (3) Sheltered transit stop. (4) Charging stations for electric vehicles. 2. The number of amenities shall depend on the size of the multifamily development as follows: a. For multifamily developments with less than twenty(20)units, two (2) amenities shall be provided from two(2)separate categories. b. For multifamily development between twenty (20) and seventy-five (75) units, three (3) amenities shall be provided,with one(1)from each category. c. For multifamily development with seventy-five (75) units or more, four (4) amenities shall be provided,with at least one(1)from each category. d. For multifamily developments with more than one hundred (100) units, the decision- making body shall require additional amenities commensurate to the size of the proposed development. 3. The decision-making body shall be authorized to consider other improvements in addition to those provided under this subsection (D), provided that these improvements provide a similar level of amenity. The Applicant proposes the following amenities exceeding the requirement for two (2) amenity points on the site: Open Space: Barbeque with patio area,pet waste station, and a regional pathway that will extend in the future. Multi-modal:Bicycle repair station Landscaping requirements. 1. Development shall meet the minimum landscaping requirements by chapter 3, "regulations applying to all districts",of this title. 2. All street-facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards: a. The landscaped area shall be at least three(3)feet wide. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) - 15- b. For every three (3) linear feet of foundation, an evergreen shrub having a minimum mature height of twenty-four(24)inches shall be planted. c. Ground cover plants shall be planted in the remainder of the landscaped area. The landscape plan depicts landscape areas at least 3' wide and evergreen shrubs every three (3) linear feet and ground cover plants in the remainder of the landscaped area. This is only required for the building that fronts on Topaz. Maintenance and ownership responsibilities. All multifamily developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development,including,but not limited to, structures, parking, common areas, and other development features. The applicant shall comply with this requirement and provide said document prior to issuance of the Certificate of Occupancy for the development. Police access under exigent circumstances. Multifamily developments with units that take access via secured common corridors shall install and maintain a keyless entry system, or suitable alternative, to provide police access to the common corridors under exigent circumstances. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. 11-4-3-41: Vertically Integrated Residential Project 1. A vertically integrated residential project shall be a structure that contains at least two (2) stories. The applicant complies with this standard. 2. A minimum of twenty-five (25) percent of the gross floor area of a vertically integrated project shall be residential dwelling units; outdoor patio space on the same floor as a residential unit may count towards this requirement. The applicant is in compliance with this standard. The entire second story is for residential use. 3. A minimum of ten (10) percent of the gross floor area of a vertically integrated project shall be used for nonresidential uses as specified in subsection E below. The applicant is in compliance with this standard. The entire first floor is for non- residential uses. 4. The minimum building footprint for a detached vertically integrated residential project shall be two thousand four hundred (2,400) square feet. The buildingfootprint for the vertically integrated building is 8,217 square feet, exceeding this requirement. 5. The allowed nonresidential uses in a vertically integrated project include: arts, entertainment or recreation facility; artist studio; civic, social or fraternal organizations; daycare facility; drinking establishment; education institution; financial institution; healthcare or social assistance; industry, craftsman; laundromat; nursing or residential care facility; personal or professional service; public or quasi-public use; restaurant; retail; or other uses that may be considered through the conditional use permit process. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) - 16- The applicant acknowledges this and will be required to comply with the approved uses. However, staff has concerns regarding the adequacy of parking for certain potential tenants. Specifically, if a restaurant were to occupy the space, it could create significant parking demand. While the applicant exceeds the minimum commercial parking requirement by four (4) spaces, this surplus is insufficient to support the intensity of a restaurant use. 6. None of the required parking shall be located in the front of the structure. The parking is located behind the building. 7. A minimum of fifty (50) square feet of private, usable open space shall be provided for each residential dwelling unit. This requirement can be satisfied through porches, patios, decks, and/or enclosed yards. Landscaping, entryway and other accessways shall not count toward this requirement. The Director may consider an alternative design proposal through the alternative compliance provisions as set forth in Section 11-5B- 5 of this title. The applicant is in compliance with this standard. C. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): The proposed concept plan adheres to these standards: At least forty(40)percent of the buildable frontage is occupied by building facades and/or public space; only one drive aisle, with parking on one or both sides,is permitted between the building facades and adjacent streets; and a continuous pedestrian walkway,at least five(5)feet wide, is provided from the perimeter sidewalk to the main building entrances for nonresidential uses. 2. Qualified Open Space&Amenities (Comp Plan 2.02.00, Comp Plan 2.02.01B, UDC 11-3G): Per UDC 11-3G-3,qualified open space is defined as active or passive open spaces.Any open space that is active or passive in its intended use,and accessible by all residents of the development, including,but not limited to: Open grassy area of at least five thousand(5,000) square feet in area; Community garden(s);natural waterways, open ditches, and laterals, protective buffers a minimum of ten(10) feet in width dedicated for active access along these natural open spaces count toward meeting the open space minimum requirements;plaza with a minimum dimension of twenty(20)feet in all directions and including hardscape, seating, lighting in conformance with the standards set forth in section 11-3A-11 and landscaping in conformance with the requirements set forth in Article 11-3B,Landscaping Requirements; or linear open space area that is at least twenty(20) feet and up to fifty(50)feet in width,has an access at each end, and is improved and landscaped as set forth in Article 11-313, Landscaping Requirements. Since this development is less than five (5) acres in size, it does not need to meet the 15% open space typically required in the R-15 zone. However, since it is a multifamily development, the following standards apply: a. One hundred fifty(150)square feet for each unit containing five hundred(500) or less square feet of living area. b. Two hundred fifty(250)square feet for each unit containing more than five hundred(500) square feet and up to one thousand two hundred(1,200)square feet of living area. c. Three hundred fifty(350)square feet for each unit containing more than one thousand two hundred(1,200)square feet of living area. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) - 17- The proposed project includes 8,330 square feet of qualified open space, 2,480 square feet more than the minimum requirement. However, the location of the common open spaces raises concerns about their functionality. The primary common area is situated along the northernmost drive aisle and adjacent to Five Mile Creek, offering limited usable space for resident recreation. Additionally, the Nampa Meridian Irrigation District has not yet confirmed whether a pedestrian bridge may cross the creek; if not permitted, the majority of this open space would become inaccessible and effectively unusable. The applicant is proposing a bike repair station and a barbecue with a picnic area on a site less than 5,000 square feet, a pet waste station, and a regional pathway that will be extended in the future for a total of three and a half(3.5)points, which exceeds the two (2) amenity points required in the UDC. The Comprehensive Plan calls for developments to create safe, attractive, and well- maintained neighborhoods with ample open space and a range of amenities that support diverse lifestyle choices. Reducing or omitting these elements, regardless of the parcel's shape or intended demographic, undermines the Plan's core principles and standards. It's important to recognize that proximity to parks and sports complexes doesn't fully address the need for accessible and usable open space within a neighborhood. The closest park is Gordon Harris Park, which is a little over a mile away.In addition, the residents would still face the challenge of crossing major arterial roads to reach these amenities. Pedestrian and bicycle crossing of these major roadways adversely affects signal performance and signal timing, and is one of the stated reasons for mixed-use area analysis to not include areas bisected by major roadways. This can be a significant barrier,particularly for families with young children, elderly residents, or those without convenient transportation options. Staff has concerns with the location and functionality of the open space, as Five Mile Creek and the northernmost drive aisle create conflicts for residents to use the open space. Additionally, the plan indicates that a pedestrian bridge is proposed across the Five Mile Creek. If this isn't allowed by NMID, it further impacts the viability of usable open space on the site. The Planning and Zoning Commission and City Council should carefully consider whether the amount and location of the open space is appropriate and whether units should be lost to incorporate more. 3. Landscaping (UDC 11-3B): i. Landscape buffers along streets A thirty-five(35) foot wide street buffer is required along Overland Road,an entry way corridor. However,the applicant is proposing a water conserving design which allows for a 50%reduction in the width so the applicant is proposing an eighteen(18)foot wide buffer. The landscaping within this buffer is required to be installed per UDC 11-3B. The proposed landscape plan does not meet this requirement. The water conserving design standards have not been met, which then does not justify the 50%reduction in the landscape buffer along Overland Road. Without the reduction in the buffer, the applicant does not meet the standards in the UDC. ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-313-8. The proposed landscape plan does not meet the minimum requirements. Several planter islands and landscaping areas are missing trees or other vegetation due to easements. The Public Works Department expressed concerns regardingproposed landscaping and easement locations as there is also proposed landscaping FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) - 18- If approved, the applicant shall provide vegetation coverage calculations with the submittal of the certificate of zoning compliance submittal and shall provide a tree in each planter island. If a tree cannot be placed in a planter island due to an easement, relocation of the tree elsewhere on site will be required. iii. Landscape buffers to adjoining uses Landscaping is required to meet the standards of UDC 11-313-9. The landscape plan does not meet the minimum requirements for the zoning being requested. The applicant cannot place trees in the landscaping on the west portion of the site due to a proposed reduction from five (5)feet in width to two (2)feet in width. iv. Tree preservation Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred(100)percent replacement(Example: Two (2)ten-inch caliper trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper trees, or seven(7)three-inch caliper trees).Deciduous specimen trees four-inch caliper or greater may count double towards total calipers lost,when planted at entryways,within common open space, and when used as focal elements in landscape design. If trees are proposed to be removed, the applicant shall provide mitigation calculations with submittal of the certificate of zoning compliance application. v. Storm integration An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances.Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. vi. Pathway landscaping Landscaping is required to be provided along all pathways per the standards listed in UDC 11-313-12C. The applicant does not meet the pathway landscaping requirements and shall revise their site and landscape plan to reflect compliance with these standards.A minimum of ten (10)feet of landscaping is required along pathways with no less than two (2)feet on any one side. 4. Parking (UDC 11-3C): i. Residential parking analysis Based on the number of bedrooms per unit, a minimum of 49 off-street parking spaces are required for the residential portions of the site,which includes two(2)guest parking spaces,with 38 of those covered in a carport or garage. The applicant meets the minimum requirements for parking. ii. Nonresidential parking analysis For the non-residential portion of the site, sixteen(16)parking spaces are required for the parking ratio of one space per 500 square feet of gross floor area. While the applicant exceed the parking ratio by four(4)spaces,restaurants will not be an allowed use as they necessitate one space every 250 square feet which cannot be achieved. In addition, any overflow parking will be pushed onto Topaz Avenue. iii. Bicycle parking analysis FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) - 19- UDC 11-3C mandates one(1)bicycle parking space shall be provided for every twenty- five(25)proposed vehicle parking spaces or portion thereof,except for single-family residences,two-family duplexes,and townhouses. The applicant did not propose bicycle parking with this application. 5. Building Elevations (Comp Plan,Architectural Standards Manual): Goals 5.01.021) and 5.01.02A of the Comprehensive Plan emphasize the importance of building design and landscaping in buffering, screening,beautifying, and integrating commercial,multifamily, and parking areas with existing neighborhoods. The schematic renderings for the proposed two-story structures,detailed in Section V.II,reveal a design utilizing lap siding, asphalt shingles, and iron railings in a neutral color scheme. The final design of all buildings must comply with the standards outlined in the Architectural Standards Manual. 6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. The applicant is proposing two (2) types of fencing.An open vision fencing along Five Mile Creek and a closed vision fence along the western boundary. Both of which meet the standards in UDC I1-3A-7. 7. Parkways (Comp Plan, UDC 11-3A-17): 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 11 trees are the preferred parkway trees. The plans submitted appear to be in compliance with this standard. Goal 6.01.01J of the Comprehensive Plan emphasizes the importance of ensuring and encouraging new development to include buffered sidewalks, a sidewalk separated from the motor vehicle lane by a planter strip, especially on collector and arterial roadways. D. 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 emphasize reducing the number of access points onto arterial streets through methods such as cross-access agreements, access management, and frontage or backage roads. These goals also stress the importance of enhancing local and collector street connectivity and incorporating pedestrian access connectors to link subdivisions and promote neighborhood connectivity within the community pathway system. One full access is proposed on the south portion of the site via S. Topaz Avenue(currently a local street but will be a future collector). Additionally, a one-way access is proposed on the north portion of the site for the multifamily residents to use. According to ACHD's staff report,the applicant should construct Topaz Avenue as a'/z collector roadway with a five(5) foot detached sidewalk and eight(8) foot parkway. In addition,ACHD is asking for the applicant to dedicate a total of 62 feet from the centerline of Overland Road. The applicant is also stubbing a cross-access drive with an easement to the property to the west, as this property is anticipated to use this access in the future when it redevelops. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) -20- 2. Multiuse Pathways/Pathways (Comp Plan, UDC 11-3A-8, UDC I1-3A-5): The applicant is proposing to construct a ten(10)foot multi-use pathway along Five Mile Creek and leave the existing attached seven(7) foot pathway along Overland Road. These pathways are consistent with the pathways master plan,however,the applicant shall provide adequate landscaping on both sides of the ten(10)foot multi-use pathway along Five Mile Creek. Currently,the applicant does not meet the standards of landscaping along a pathway. A total of ten(10)feet of landscaping with no less than two (2) feet on one side of the pathway shall be required if the application is approved. In addition,the applicant shall revise the plan to show a fourteen(14) foot easement for the multi-use pathway. It is important to note that if Nampa Meridian Irrigation District does not allow for the pedestrian bridge across Five Mile Creek,the ten(10)foot multi-use pathway will be inaccessible. 3. Sidewalks (UDC 11-3A-17): All sidewalks around buildings and serving public streets shall be a minimum of five(5) feet in width, except if detached sidewalks are provided on local public streets in residential subdivisions,the minimum sidewalk width may be reduced to four(4)feet. The Applicant has provided a pedestrian connection to each location throughout the site in compliance with this standard. However,there is not a clear pathway to the open space on the northwest portion of the site. E. Services Analysis 1. Waterways (Comp Plan, UDC 11-3A-6): Goal 4.05.01D and Goal 6.01.0413 of the Comprehensive Plan emphasize the importance of improving and protecting creeks and other natural waterways throughout commercial, industrial and residential areas. Develop and implement agreements with irrigation districts and the Union Pacific Railroad to allow for bike/pedestrian pathways. The Five Mile Creek runs along the northwest boundary of the site and is proposed to be preserved as a natural amenity in accordance with UDC 11-3A-6. The Applicant prioritizes the preservation of the existing creek by incorporating the creek into the site design as a natural amenity. The Applicant is proposing to protect and enhance Five Mile Creek by adding planters with trees and shrubs on both sides of the creek.Additionally,the multi-use pathway is proposed to run parallel to the Creek, along with a bridge running across the creek to allow for residential access.Nampa Meridian Irrigation District has not confirmed whether they will allow the pedestrian bridge across the easement. The Applicant shall coordinate with Nampa Meridian Irrigation District(NMID)to ensure that the development adheres to best practices for waterway protection. 2. Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided with this development as set forth in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) -21 - management practices adopted by the City as set forth in UDC 11-3A-18. The public works water division has concerns with the water main separation from the infiltration trench. 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- 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. In addition,the Public Works Department has raised concerns about the site being able to move forward with the next steps in the process, as there are issues with several landscaping,separation, and easement issues. 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 No eenditions of approval,as City staff is r-eeemmending denial of the applieation, A. A Development Agreement(DA,)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian, the prope owner(s) at the time of annexation ordinance adoption, and the developer. A Certificate of Zoning Compliance and Design Review Application will not be accepted until the Ordinance and Development Agreement are recorded. Currently, a fee of$303.00 shall be paid b, t�pplicant to the Planning Division prior to commencement of the DA. The DA shall be signed. by the property owner and returned to the Planning Division within six(6)months of the City Council approval of the annexation Findings. The DA shall, at minimum, incorporate the following provisions IF City Council determines annexation is in the best interest of the City: B. Future development of this site shall be consistent with the site plan, landscape plan, qualified open space,and a total of three(3) site amenities one(1) from each category, one 1)vertically integrated residential structures featuringfour our(4) dwelling units and 8,000 square feet of commercial space along with three (3)multi-family buildings consisting of 19 dwelling units(for a total of 23 residential units), and conceptual building elevations and renderings as proposed in Section VII and the provisions contained herein. C. The Development shall comply with the Specific Use Standards for a multi-family development outlined in UDC 11-4-3-27 and a vertically integrated residential project as outlined in UDC 11- 4-3-41. D. The applicant shall submit written documentation to Jason Korn or applicable Flood Plain Administrator to Pipe Five Mile Creek if allowed by City Council E. Prior to any development on the property and submittal of the certificate of zoning compliance, the applicant shall apply for a no rise certification and floodplain permit and confirm with the Flood Plain Administrator. F. The existing homes and accessory structures shall be removed prior to submittal of the first Building Permit. G. Restaurants and Drinking Establishments shall be prohibited uses in the commercial space in the vertically integrated building_ FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) -22- H. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development Conditional Use Permit 1. The site and landscape plan shall include the following revisions: - Depict all proposed fencing and provide a fencing provide a fencing exhibit. - Implement directional signs and striping to indicate the northern entrance off of Topaz Avenue as one-way. - In order to count the buffer along the arterial street, it has to meet the enhanced buffer requirements in UDC 11-4-3-27C.9, 11-3B-5, 11-3G-3, and 11-3B-7C.3f. - Provide parking lot landscaping in accordance with UDC 11-3B-8 or apply for alternative compliance to relocate the trees to the buffer along Overland Road. - Provide bicycle parking for the multi-family and non-residential uses in compliance with UDC 11-3C. - Leave Five Mile Creek in its natural state aaa ro e the nE)AhernmE)s+• rit it BUild r " +E) and relocate the three(3)amenities, one from each category, be relocated to the open space south of Five Mile Creek. 2. The proposed development is required to comply with the dimensional standards listed in UDC Table 11-2A-7 for the R-15 zoning district. 3. The Applicant shall obtain a Certificate of Zoning Compliance(CZC) and Administrative Design Review(DES) pprovals before submitting any building permit within this development. 4. Off-street parkin is s required to be provided by the standards listed in UDC Table 11-3C-6 for multi-family dwellings based on the number of bedrooms per unit. 5. No recreational vehicles, snowmobiles,boats, or other personal recreation vehicles shall be stored on the site unless provided for in a separate,designated and screened area. 6. 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 outlined in UDC 11-3B-14. 7. With the submittal of the first certificate of zoning compliance application,the applicant shall provide a maintenance agreement for the development. 8. With the submittal of the first certificate of zoning compliance application,the applicant shall submit and,get the 14-foot pedestrian easement for the future pathwa. 9. The Conditional Use Permit approval shall become null and void unless otherwise approved by the City if the applicant fails to 1) commence the use, satisfy the requirements, acquire building permits and commence construction within two years as outlined in UDC 11-5B-6F.1; or 2) obtain approval of a time extension as outlined in UDC 11-5B-6F.4. eoneept Plan,landseavine plan and oven sonee exhibit to mateh.or-ovide for-the 11. The Applicant shall comply with all ACHU's conditions of approval. 12. 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(ST.GEORGE-H-2025-0004) -23- B. Meridian Police Department The Meridian Police Department is equipped to service this development if approved, as it a4ready provides coverage far this geographic area. For any climate controlled multi-family developments,the MMeridian Police Department requi res police access Into each building's entry point using a multi-technology keypad per UDC 11-4-3- 27G.This will allow police access, if there is an erergency, Win the building if somacne isn't able tt come to the door to allow police entrance. Otherwi se, police would have to breach the door to gain access which isn't ideal for anyone and delays our response.This does not appty to Garden Style multi-family developments. Ire addition, if the development has vertically integrated buildings incorporated i nto this development,the Meridian Police Department request these bijiId1ngs also be designed to have the same multi-technology keypads.Note that this is riot requi red by code for vertically integrated buildings but would greatly assist law enforcement i n emergencies.Knowing this is a vertically integrated project,the police would like to request multi-technology keypads for access into the develop mentfvremergencycalls for service_ Police will work with the applicant on ptacement of these keypads if needed. Police will have their own access code(same for each build ing)to use in an emergency a nd will have to be coordinated with the su pervisor of Meridian PD Cod Enforcement. All townhomes and or multi-famRy u nits shall be clearly marked with addresses and u nit numbers visible day or night for emergency response.The applicant shall place a way-finding map at each entrance that 19 visibly day or night.All qualified open space provided in the development,to include all amenities, must be in an open area to allow for natural observation opportunities. Pathways and[andscaping should not create hiding spots or blind spots that would promote criminal opportunities.The Meridian Police Department will support all Cammu pity Development Staff recommendations,Traffic Impact Studies frorn 1TD and AC D to improve access,roadways, intersections,pathways and sidewalks tie#ore the project is fully completed. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) -24- C. Meridian Park's Department WE II Park%grad i[rrrealiuu Renewer: Kim Warren}Pathways Project Manager Planner Assigned; #Ick Napoli Project Name. St.George file Ha:14•2025-0404—A7,CUR Date; 5.16.2025 In addition to the pathway conditions Issued 3.19.2025,the following will be required for the pedc5krian drldge: PEDESMIAN BRIDG E+ACCESS Ft EQU I R E M E NTS 1, Verify that ttre pathway edge adjacent to the north bank of the Fivernk Drain is set bacfa far enough to be stable. Som a setback from the bank I m in 2'shoulder}is necessary to allow for thorough compaction of base material and paving. Submit a grading plan or version of the site plan that that shows the relationahlp of the pathway and bridge Improvements to existing and proposed grades. 2. The pedestrian bridge design will need to be approved by Nampa and Meridian I.rrigatlork District and Meridian City prior to construction. Verify that APIVI10 will allow this bridge cro55irhg,ao the proposed open Space will not furcr ion as a connected amenity without the pedestrianw hrldgo. 3, As it i5 shown on the plan,the proposed pathway will also need to serve as a NMI malntenano road. Sometimes the irrigation district will permit shared access aloryS drains. Obtain NIMID apprayal to-share this access before finalising plans. 4. The pedestrian bridge must be owned ark maintaifred by the pripk-a developer/su bsequent HOA, 5, The bridge will require a building permit,with inspection of concrete abutments and in5lallation- 6, A pedestrian ramp}CrJrb ctrt wil I be needed alongthe north driveway w provide ADA arYwe 5 to the bridge-rro5sing. Add itienal ramps will be needed vn 5ite to provide a"es5ihie roukes from each building tG the open space amenity. Depict ramps on Ote grading plan, 7. Shffw arrgs�ibFe pg�dgsCrian rpute$from the buildings tg the pathway.Parallel parking Uri the north side Df 0uilding ti appear5 to blDrk pedestrian a"e55 to pathway and Open spare amenity, FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE—H-2025-0004) -25- Revlewtr: Kim Vda rren}pathways Project Manager Planner Assign: Nick Napoll Project Name: St.George Flle No:H-20254XOOd—AZ,CUP daft; 119.2025 The follaw;ng will be requMred for development of the proposed project; CONDITIONS OF APPROVAL-PATHWAYS 1, The project dew"r shall design and "struct mutd-use pathways consistent with the ioc-atlon and speclflcat6ms set forth In the Merldlan pathways Master Plan Map and Master pathways Plan Da€urnent Chapter 31, Any proposed adjustments to pathway allgnmerit shalt be caoedlnated through the Pathways Project Manager_ fwefactrve Pathways A40P 2_ along; the nwm side of the Fnremile Creek_ Pathway segment shall he unnstruded at the same time as 1l1P brldg:p crossing and general Improvements to the mmman open area across the Fnremile Creek. Easements shalt be a mirtinqurn of 14'wide 130' pathway k 2' shoulder each side)- All pathwmVs st1,ll Ire locaied auNideof irrigation di.stma easements unEes5 pearnis5aan isspecitically abtainc-rl frrym the gaMrrimig irrigation dist:rirr.Pathway atlgnment shall npt be impeded/encroached upon by briaRe aburrnt41111j. Easement-need only be r�edicateci tcir multi-use riathwaYs Mat I;e ciits>cta tn.-)uibkc ROW Use stoyrdord City rempkae for puwrc access eosemenr. Submwt 10 casements anflne through Chirrn's Access ParfW. 3. Construct rrlukt-u9e pathways pet paving settiGn based on existing site condltlom as reCbmm2nded by prmje¢t boll q�nginq�er in aroord with UdC iF-3A a and 12-313.12. Prior to final approval the app3ltant's engineer shall prowide written docunnentatian rhat the pathway segment was vonstructed par the recammended spe&itatians. 4. The owrber for reprewritative a=da-tiupr of the property affected tky earl p ult4ir access eawmeRt shah have an amigaiN abliWon to maintain the multFase pathway, S. 6 high open vlsionfenctngshall be installed between pathways and IIlve)water Irrigation canal's and laterals as detailed Fn the Mendian Pathways Master Plan,Chapter3,Rage 3.5, All other fence details per UDC 11. 3Ar7, As i%led in review notes,the Fivemile-Cred is not live Water. Fencing rl Installed,shall allow for malmenarxe access to one side of the creek by Nampa and Meridian Irrigat?on Dlstrics. S. Project developer shall be responsible for obtaining hcense agreement and other permission(o as requlrnd for mrrstru€tingwithin irrigation district easemerrtr;_ 7, Should arry discrepancy exist between these conditions of approval and the requirements of the Ifri83fl0n district the developer shall wars€with Pathways Project Manager to achieve a pathway design that meets both City and irrigation district objectives.City requirements as stated shall riot(nor are ttley Intended to) override those of the irrigation district havirkg juri5di0gn weir the proje-a area. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE—H-2025-0004) -26- fence 't fence OIL, maintenance road e 2' 10' 2' 1$ varies Figure 3-4. Shared-Use Pathway along Lateral or Canal fence fc�nc�• maintenance road 18' varies Figure 3-5. Shared-Use Pathway along Lateral or Canal Other Waterways Figure 3-6 illustrates a typical shared-use pathway design that jp i prnate for pathways along other designated waterways such as drainages and ditches.This pathway is designed to accommodate the same type of non-motorized traffic as a canal pathway.The design for this type of waterway pathway(a ditch, drainage, creek,etc)is different from the canal and lateral pathway design based on the volume of water being transported,the destination of the water, and a reduced need for access to the corridor by the irrigation districts. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE—H-2025-0004) -27- fE1nct- vari � Figure 3-6. Shared-Use Pathway along Other Designated Waterways Residential Pathway Figure 3-7 illustrates a typical shared-use pathway design that is appropriate for pathways through new residential developments where there is no feasible natural feature(such as a cana0 to locate the pathway,The pathway is designed to accommodate two-way bicycle and pedestrian traffic.The pathway is typically located within the road right-of-way and parallels the roadway through the residential development. It is located on one side of the road and separated by a planting buffer 6-8 feet wide.The pathway is paved(asphalt or concrete)to meet ADA requirements, 12'-14' + Figure 3-7. Shared-Use Pathway through Residential Developmenh in Road Right-of-Way Treasure Valley Rail-with-Trail Pathway Figure 3-8 illustrates a typical shared-use pathway design for a rail-with-trawl pathway through Meridian. As noted earlier, rail service includes two to three trains daily that travel 20-25 mph through the city with active spur lines as well.The railway generally has a 200-foot easement.This pathway is designed to FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE—H-2025-0004) -28- D. Ada County Highway District(ACHD) ACHDV'W"rawnse.,c.nn+.ruP.. Val, Puma Nftem c rn isdan. Date. April 9,2025 To Jason St.George,via email Staff Contact.KaraLeigh Troyer,Planner Project Description_ St-George Trip Generation: This development is estimated to generate%4 vehicle trips per day. 13 vehicle trips per hour in the PM peak hour.based on the Irxtttute of Transportation Engineers Trip Generation Manual,Tf"edition s ► 1 J Comments. 'Clvertand Road has an LTS 4 for cyclists ana Topaz Avenue has an LTS 1 cvnnec tin u ti_`u to more &40 COVPO'".W- y Owk-c1-$800 M doom 10-GMT-PH TO►-3W7-4M-c%T44-1N0.�.P&4%600pp' V. FINDINGS A. Annexation and/or 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 applicants proposal to annex two (2.0) acres of land with the R-15 zoning district for the development of 19 multi family units, 4 vertically integrated residential FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) -29- units, and 7,987 square feet of commercial space is consistent with the Mixed-Use Regional FL UM designation for this property. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the proposed map amendment to R-15 and conceptual development plan generally complies with the R-15 purpose statement as it is contributing to a variety of residential units into the area with a commercial component that is 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 will 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 City services are available to be provided to this development. 5. The annexation(as applicable) is in the best interest of the city. The City Council overturned staff's recommendation for denial and finds the annexation is in the best interest of the city. The Commission found that the open space being provided was adequate for the development, the corrected issues were substantial enough to overcome their concerns, and that the subject development integrates with the surrounding area in compliance with the comprehensive plan. B. Conditional Use(UDC 11-513-6E) The commission shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The City Council finds the site is large enough to accommodate the proposed use and meet all the dimensional standards of the district. This determination is based on several factors, including the applicant's functional integration with adjacent properties, revised open space that meets the specific use standards for multi family developments, the proposed open space being functional. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. The City Council finds the proposed uses will be harmonious with the Meridian comprehensive plan. 3. That the design,construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The City Council finds the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood as the area currently stands. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) -30- 4. That the proposed use, if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. The City Council that the subject development will not adversely affect other property in the vicinity. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection,drainage structures, refuse disposal,water, and sewer. The City Council finds the proposed use can be served adequately by essential public facilities and services, however, as previously mentioned, staff has concerns with being able to accommodate all of the easements for water and sewer while meeting landscaping requirements. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. The City Council finds the proposed uses will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke,fumes,glare or odors. The City Council finds the proposed uses will not involve activity or processes, materials, equipment and conditions of operation that will be detrimental to any person,property, or the general welfare. In addition,ACHD indicated Overland Road has capacity to service this development. 8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. The City Council finds the proposed use will not result in the destruction, loss, or damage of a natural, scenic or historic feature. The applicant is proposing to leave Five Mile Creek open as a natural waterway. 9. Additional findings for the alteration or extension of a nonconforming use: Not Applicable. 10. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, Not Applicable. 11. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. Not Applicable. VI. ACTION A. Staff: Staff recommends denial of the proposed Annexation and Conditional Use Permits as discussed above in Section III,per the Findings in Section V. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) -31 - B. Commission: The Meridian Planning&Zoning Commission heard these items on November 6',2025 and it was continued to February 51,2026. At the public hearing,the Commission moved to recommend approval of the subject annexation and two conditional use permit requests. 1. Summary of Commission public hearing: a. In favor: Shirley Sterner, Shaun Wardle,Jim Escobar, and Jesse Christensen b. In opposition: Anita Gallagher,Robert Ta, lor,Lynette Adsitt, and Lyman Holyoke C. Commenting.None d. Written testimony:None e. Staff presenting application: Nick Napoli f. Other Staff commenting on application: Bill Parsons and Kurt Starman 2. Key issue(s) public testimony a. On November 6',2025 the following public comments were received at the public hearing: - Anita Gallagher: Concerns regarding overflow parking,no sidewalks along the local streets creating conflict with cars and pedestrians, density being too high,and height difference between new development and existing homes. - Robert Taylor: Concerns regarding traffic and congestion,the safety of having more units coming off of Topaz without a signal,noise, and reduced privacy from the height disparity between the existing homes and proposed new multi-family. - Lynette Adsitt: Concerns regarding traffic and safety with increased trips on Topaz and Overland, lack of integration with the existing area, and too much density. - Lyman Holyoke: Concerns regarding traffic and safety,integration with the existing neighborhood, and having too much residential. On February 5t'',2026 the following public comments were received: - Shirley Sterner: In support of the project. She is a realtor representing five(5) property owners in the county subdivision. They would like to get the highest and best value for their properties and believe this is a start to doing that. hat. 3. Key issue(s)of discussion by Commission: a. On November 6',2025,the Planning and Zoning Commission had large concerns with the outstanding issues that staff highlighted in their staff report. As a result,the Commission decided to continue the application to allow for the applicant to work with City Staff to fix the outstanding issues. This then leads to February 5',2026,where the Planning and Zoning Commission still had concerns regarding open space and Five Mile Creek;however,they determined that these issues were not the individual property owners issue to solve.As a result,the commission decided to recommend approval with changes to the staff report. 4. Commission change(s)to Staff recommendation: a. The Planning and Zoning Commission recommended approval and changed the conditions of approval to remove the requirement to lose the northernmost unit of Building A and to remove the recommendations for Five Mile Creek beingleft eft open instead of being piped. The Commission would like City Council to make the decision on the piping of Five Mile Creek. 5. Outstanding. issue(s) for City Council: a. -Whether the subject development is in the best interest of the city. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) -32- -The UDC prohibits piping natural waterways;however,the applicant has suggested that this is their preferred option. The City Council should carefully consider whether leaving the creek open is appropriate. -Whether the open space is functional and adequate for the subject development. -Whether the subject property integrates with the existing neighborhood effectively. -Traffic and safety in the immediate area. C. City Council: The Meridian City Council heard these items on March 10t1',2026.At the public hearing.the Council moved to approve the subject annexation and two conditional use permit requests. 1. Summary of the City Council public hearing: a. In favor: Shaun Wardle and Jim Escobar b. In opposition: Robert Taylor C. Commenting:None d. Written testimony:None e. Staff presenting application:Nick Napoli f. Other Staff commenting on application. Bill Parsons 2. Key issue(s)of public testimony: a. -Robert Taylor: Concerns regarding traffic and congestion,the safety of having more units coming off of Topaz without a signal,noise, and reduced privacy from the height disparity between the existing homes and proposed new multi-family. 3. Key issue(s)of discussion by City Council: a. City Council had substantial discussions about connectivity and overflow parking. Ultimately,the Council has determined this property is the start of the redevelopment in the area and will help start the construction of the collector roadway. In addition,the overflow parking was the largest concern and Council determined that the parking would be adequate as proposed. 4. City Council change(s)to Commission recommendation: a None—City Council granted to the alternative compliance request. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) -33- VII. EXHIBITS A. Project Area Maps (link to Project Overview) 1. Aerial Legend ', Project Location Area of Impact OAnalysis i 1�71 low � ���. �'i► _:..ems*� �-.� FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE—H-2025-0004) -34- 2. Zoning .p Legend � W LocationProject a Area of Impact W O « Analysis � 1 i 1 OYERL--AND R � RUT ' 1 W - Q :O• sin uuo-� � u���i�Q�00����i�iiiii n•��r�3. Future Land Use Legend . of ImpactQ 1111f9� • Analysis W rcial 84 OYERL--AND - .ium • sity - W Residential O \i�.�•■■■ �•nuu uuuuP FINDINGS ice.�i�1%���Q��■u•••��Up••�pp��' �iiiin�gquu■�� ��i. ..1 OF • • OF • ORDER FOR •' 1 1114 4. Planned Development Map Legend _ !� Project Location .1 Area of Impact City Limits Planned Parcels — C O Analysis FTI 1 ----e I ❑ 1 i i IEEE] i �F <� r N =A. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE—H-2025-0004) -36- B. Subject1 I 't Ara FINDINGS >w;v k u' J OF • • OF • ORDER FOR •' 1 1114 N ti 2 •., 'mil L _ IL ` maw' •�----.� .'��`_ FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE—H-2025-0004) —38— C. Service Accessibility Report Overall Score: 27 24th Percentile Location Within 1/2 mile of City Limits YELLOW Extension Sewer TNnkshed mains < 500 ft.from parcel Flaadplain Within 100 yr flood plain& < 2 acres Emergency Services Fire Response time �e 5 rain, Emergency Services Police Meets response time goals most of the time Pathways Within 114 mile of current pathways Transit Within 1/4 mHe of current transit route Arterial Road Buildout Status Ultimate configuration{#of lanes in master streets plan) matches exis6n-q ( of lanes) School Walking proximity From 1/2 tort mile walking YELLOW Either a High School or College within 2 rniles OR a School Drivability Middle or Elementary School within 1 mile driving (existing or future) Park Walkability No park within walking distance by park type FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE—H-2025-0004) -39- A Site Plan(date: 2/19/2026) s�T rc a. IeovEkAOe AMF.CALCULAMm �3 8Ln A aLas �� � �� � °.orta vreuvi x�z rxtvu�xrow m�xeus a II� - `1 Y 5 x � ;l 4�g�ENs�PA C UC IS w #DHECO `�°¢q. r�s OVERALL LAYOUT zoa eo C1,0 TOPAZ DEVELOPMENT FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) -40- E. Landscape Plan (date: 2/19/2026) ...ail—.,.�"4QlC � - t' �» � u �v,E�• �•=—' _— _ f.. r�sramc�: m , y :,�oaa-acsrvar�eras�weasa.r...� _ k•�.M^n'f•.3��L`.1:7"1.'f a K�.��4.,,%y,"tu �—��i&, FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) -41 - F. Qualified Open Space Exhibit(date: 2/19/2026) >o Uj u o go - e l u -- , i FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) -42- G. Building Elevations (date: 1/9/2025) It 11 �1 n ads. l �-rT Eta ♦t �t0 n n Y O Q T O Q O T I I I 11 .i(kIGR JL VIEWS 1l+1 l Z FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) -43- j U son i ,rw Pon •,g�-gyp._ i i i i � i n {n' Aff a-Clwm 161 k 7 TJ 31 ,«Toe Awl LE tip O� H r � F FXTERIUk VIEWS AC212 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE-H-2025-0004) -44- Z d O II ■I D L)� 7 Tt A. gs YI 6' 0 0 '110 ¢ Z d �dt a0� 311 VkWS FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE—H-2025-0004) -45- H. Annexation Legal Description& Exhibit Map Lf0AL De9mrr ON FOR JAS M uoRCf AaMOIATMON OefCRMT1011 AA of Las 1 and 2 Woo 2.of rM A.aI& x.atan Hook 34.Rtpa 22W2667,bw a pctooe M To SouMest t rd at the Sw lf—ul IN L4 Sxrrrrr 16 7—,LAp 3 ROM,Rage t F-A B M Ada County Idaho Ben9 MMe deslke t m'Iod. BASIS OF BEAR31OG ..,r I v .i..a.trv.GLr f.4 of Sa aw to raMiV 3 tAYhh Range I K*v fvN Ak!mAw, ;a.-�,..,r,..,, � m.rwu...f ras.r,ea 9>rtrt a9'te'i3'fnef wma tfle astmce acttecn rnov�rrnc Y..• !C Y.:!A 17 4!kef BEGMNtita a1 Me ttdersecem d E Dmtand Rwa ero S TcPw A,~&wn r✓aGa itle South'A Gamw at Semn 16.Tow•ahp 3 NCM R arve 1 Lost B M Dews South II9'1a 13'East a d.stanf rt 232 30 be ry w ca LMwq uad~wficSon and 2"ttla Carartna or E OMrsar0 Road NoM a9'14r13''A*M a dsWaoe of 249 m bet. rhmm Me"cad Cwlarlrr.NorT 00`5151'East.to a pow on ow Mwrwmtll F14"4 uAAgr of F O.rMrd Road a datr ce of 40 00 ket T1wca 4r mV ead R4r%-of•War am a"Ow mrsmn the behemn Lola 2 am 3.dock 2 of jewL4 Subdrmm North 0R'S151'East to 90 Nonb.ett Camr of said Lal 2 a dusrtoa of 369.67: Ttwra WawV sod No t wect Corte)and aldg t e NM►•n f 1 ds 2 w4 1.Bksk 2 d Jew" Subdotadoa South 69'133-UAL to a port on Me'a11eo"Rgh1 of Viet of S.ToW Ars,a Oaarco M 201 33 teat Irmo-kwrg sad Right oTVaF Sous,a9'133r E00,10 r Pont m 94 Ca darrla ar S-a=A Wue a dwanoe d 25 14 ML Pow"taorg am Cw tartis the b10org Fw 1e)Courwa South 05'1351-Ewt a dater"a 96 66 teat SWh"V 6wV a tojp, worse to the rye Mk a aedrw of tD00 00 tsar a cedrr anpe of 35'091r,an we Im9M of a9 M bet an0 ch"bsane9 d South D2'3916"Fats o&Wd oatanlo of 89 91 teat Souea W0cJP Eaa a drmede of e663 Berl SoJA O0'Or5T'Ear..a dwtsraae!of 20612 Ioe1 to tle POMT OF 9EGINNINQ Said Wmal anntarsrg rUT,119 sPu'e reel d 2 a6«yes mve v kwa e..i re faubfecl b d eanlrq eeaemeaa►ondke dp wa.os Cf re' a or tnapted ENO OF DESCIRWTION. 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TIE JM Aron Sr sr IT 1GP' i r nslnr Wuu�Io Pu l tln rr .vi;v — �� GM1 �� �rls+sm 17 !a r 0renaAw3r Ira R ASSA fit._2TWf 9r ?O..NJ" _ 227.1C I d 9reA66 CAP uo 2i CPif a�O lo B001614 Wtk WIC can iwI'1e•'1'L At—, MAU OF IEAIeWMO DWLAV FOR HECO ENCWWI s BASIS OF BEARING ALL OF LOTS 1 AM 2 9LOOK 2 OF r1t.f AFV SLAK0,d0N BOOK M.PAGE 26%-AW BRNG A TIE WO1t1H LIM OF THE SOUTHWEST TdOF SECTION/6.TO"SHP 1 PORTION OF THE SOUTHEAST rA OF THE VOUTHWES1 11 NORM PAP"IEAST.BOISE WRVLM1 TAOXN A9 SOUTH W9-44YLA" iN.Or wcnoN 14L TQWNWW 3 NORM.RANNOC T CIM6FRtINI A1006TANCl�l1T9[[4"DWIA[NTS rokm MR 2fWdo r"? LAST,&At AOA OOLWrV 1000 •.t l µ C 5 1 I •2026 ...r ., ..... .r 1 f I t.2117i-IEO TOPAZ 57.019LLY aq FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ST.GEORGE—H-2025-0004) -47- WE IDIAN:--- AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for Tong (H-2025-0049), by Dara Tong, located at 485 E. Overland Rd. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW C�fIEN DIAN� AND DECISION& ORDER In the Matter of the Request for annexation,by Dara Tong. Case No(s).H-2025-0049 For the City Council Hearing Date of: March 3,2026 continued to March 10,2026(Findings on March 24,2026) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of March 10,2026,incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of March 10, 2026, incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of March 10,2026, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of March 10,2026, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title I I Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019,Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of March 10,2026, incorporated by reference. The conditions are concluded to be FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(TONG ANNEXATION-FILE#H-2025-0049) -1 - reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for annexation is hereby approved per the conditions of approval in the Staff Report for the hearing date of March 10,2026,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 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted.With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again(UDC 1I- 6B-7C). Notice of Conditional Use Permit Duration Please take notice that the conditional use permit, when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.G.1,the Director may authorize a single extension of the time to commence the use not to exceed one(1)two (2)year period.Additional time extensions up to two(2)years as determined and approved by the City Council may be granted.With all extensions,the Director or City Council may require the conditional use comply with the current provisions of Meridian City Code Title 11(UDC 11-5B-6F). FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(TONG ANNEXATION-FILE#H-2025-0049) -2- 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 67-651 IA. 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 § 67-6521(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 March 10,2026 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(TONG ANNEXATION-FILE#H-2025-0049) -3- 17th March By action of the City Council at its regular meeting held on the ___________ day of ________________, 2026. COUNCIL PRESIDENT JOHN OVERTON VOTED_______ COUNCIL VICE PRESIDENT ANNE LITTLE ROBERTS VOTED_______ COUNCIL MEMBER DOUG TAYLOR VOTED_______ COUNCIL MEMBER LUKE CAVENER VOTED_______ COUNCIL MEMBER LIZ STRADER VOTED_______ COUNCIL MEMBER BRIAN WHITLOCK VOTED_______ MAYOR ROBERT SIMISONVOTED_______ (TIE BREAKER) John Overton, Council President 3-17-2026 Attest: _______________________________ Chris Johnson 3-17-2026 City Clerk Copy served upon Applicant, Community Development Department, Public Works Department and City Attorney. 3-17-2026 By: _ __ Dated: City Clerk’s Office FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER FOR (TONG ANNEXATION – FILE # H-2025-0049) -4 - EXHIBIT A COMMUNITY DEVELOPMENT \ E IDIAN , DEPARTMENT REPORT ►►` l D A H 0 HEARING 3/10/2026 Legend DATE: Project location TO: Mayor&City Council .Area of Impact -t-,,- = City Limits FROM: Linda Ritter,Associate Planner O Analysis - - CD 208-884-5533 fritter@meridiancity.org - t m APPLICANT: Dara Tong B 8, - SUBJECT: H-2025-0049 .!. Tong Annexation-AZ I %` LOCATION: 485 E. Overland Road,located in the N _ '/2 of Section 19, T.3N,R. IE,Parcel# ' S1119212410 I. PROJECT OVERVIEW A. Summary Annexation of approximately 0.496 acres of land from RI in Ada County to the R-4 zoning district. The applicant entered into an agreement with the City to annex within six months of receiving City utility services due to a failed septic system. B. Issues/Waivers There is an existing detached accessory structure on the property that encroaches into the required rear setback. C. Recommendation Staff recommends approval of the proposed annexation with the requirement of a Development Agreement per the provisions in Section IV in accord with the Findings in Section V. D. Decision Approved with conditions City of Meridian I Department Report I. Project Overview II. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Residential - Proposed Land Use(s) Residential - Existing Zoning RI (Ada County) VII.A.2 Proposed Zoning R-2 Adopted FLUM Designation Medium Density Residential VII.A.3 Proposed FLUM Designation Medium Density Residential Table 2: Process Facts Description Details Preapplication Meeting date 10/14/2025 Neighborhood Meeting 10/1/2025 Site posting date 2/19/2026 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received No comment - • Commission Action Required No - • Access E. Overland Road - • Traffic Level of Service N/A - ITD Comments Received No Comment IV.L Meridian Fire No Comment - Meridian Police No Comment - Meridian Public Works Wastewater No Comment - Meridian Public Works Water No Comment Note: City/Agency Comments and Conditions Section and public record for all department/agency comments received. Tong Annexation AZ H-2025-0049(copy this link into a separate browser). City of Meridian I Department Report II. Community Metrics Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:51119212410 Date Retrieved:2025/12/2 Parcel Count Parcel Acreage Infill Indicator: 530 Surrounding Area 161 9% Not City 46 ® City Limits 1,627. 2,468 1 ■ Not City Household Change Household& Population Growth Households 02020 Population Change:3.0°/° 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 Mufti-family r0% IDG% 0% Commercial do Preliminary Plats Mast 5-years) Conditional Use Permit Mast 5-years) Proposed Proposed Pending I Pending Approved Approved 0 200 400 600 0 200 400 bt Single-family ❑ Multi-fa171ily City of Meridian I Department Report II. Community Metrics Single-family y 2.00 2,000 Residential T' 1.50 1.43 1,500 Parcel Diversity y 1.00 1,000 0 ParceI Count N, 0.50 500 L © n ,7 a to.18 Average Acres 0.00 D'12 0 R-2 R-8 R-15 Average Single-family Density by Zoning Average 10.00 07 �8.15 Residential Net Density U Q 5.00 0 5.65 � 03.71 3,97 0.00 00.70 Dwelling Units 1 Acre R-2 R-4 R-8 tt-15 Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 2: Service Impact Summary ImpactService . . Ready Marginal Caution �yQ �Qt ooa 4Nie \`tee 'All may, �,o� o a`r� pia \ o❑X o❑�p at oaa 5 5 Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The MDR designation allows for dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. The property is developed with an existing residence,and the property owner intends to continue this use and has requested the R-4 zoning district. Table 4:Proiect Overview Description Details History N/A Acreage 0.372 Lots 1 B. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The applicant is not proposing any changes to the existing site. The annexation request is being made due to the failure of the existing septic system and the need to connect to City services. An existing detached accessory structure on the property encroaches into the required rear setback. Because no redevelopment is proposed,the applicant must either remove the structure or obtain approval from the City Council to allow it to remain as a legal nonconforming(grandfathered) structure. 2. Proposed Use Analysis (UDC 11-2): The Applicant proposes to annex a 0.496 acre parcel,including the adjacent right-of-way to the section line of E. Overland Road with an R-4(Low-Density Residential)zoning district. A legal description and exhibit map for the annexation area is included in VILD. This property is within the City's Area of City Impact boundary. The reason for annexation is the septic system was failing on the single-family residential property, and Applicant had to hook-up to City water and sewer service.No new development or redevelopment of the property is proposed at this time and the use will remain residential for the foreseeable future. The Applicant entered into an agreement with the City for extension of domestic water and sewer service outside Meridian city limits for the subject property(Inst. #2025-034475). This agreement allowed the property to hook up to City water and sanitary sewer service with disconnection from the private well and septic system.A provision of the agreement requires the property owner to apply for annexation of the property into the City as proposed with this application. Single-family detached dwellings are listed as a principally permitted use in the R-4 zoning district per UDC Table 11-2A-2. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. To ensure future development is consistent with the Comprehensive Plan and the land use desired for this property, Staff recommends a Development Agreement as a provision of annexation pursuant to Idaho Code Section 67-6511A,which requires the property to be rezoned and the agreement modified to include a conceptual development plan prior to any change in use and/or development of the property. City of Meridian I Department Report III. Staff Analysis 3. Dimensional Standards (UDC 11-2): The proposed existing house appears to comply with the dimensional standards of the district. C. Design Standards Analysis 1. Parking (UDC 11-3C): i. Residential parking analysis Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. The existing home meets the required number of off-street parking spaces per UDC Table 11-3C-6 for a three(3)bedroom home; four(4)parking spaces are required, at least 2 in an enclosed garage, other spaces may be enclosed or a minimum 10-foot by 20-foot parking pad. The existing home has an enclosed two-car garage and a detached one-car garage. Off-street parking is required to be provided in accord with the standards listed in UDC Table The existing home is indicated to have three (3)bedrooms which requires a 20' by 20' garage and parking pad. The applicant is in compliance with these standards. D. Transportation Analysis 1. Access (Comp Plan 6.01.02B, UDC 11-3A-3, UDC 11-3H-4): Access to the property is via E. Overland Road.With future redevelopment of the property, access via E. Overland Road and interconnectivity with adjacent properties will be evaluated in accordance with the provisions listed in UDC 11-3A-3. 2. Sidewalks (UDC 11-3A-17): Overland Road is improved with an existing 7-foot wide attached concrete sidewalk abutting the site in accordance with UDC standards. Staff is not recommending that this sidewalk be replaced with and 7-foot detached sidewalk. E. Services Analysis 1. Utilities (Comp Plan 3.03.03G, UDC 11-3A-21): Connection to City water and sewer services is required in accordance with UDC 11-3A-21. The Applicant entered into an agreement with the City for extension of domestic water and sewer service outside Meridian city limits for the subject property(Inst.#2025- 034475). The Applicant is currently connected to City utilities. Comprehensive Plan policy 3.03.03G requires urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, water and sewer utilities. City of Meridian I Department Report III. Staff Analysis r I G 117165 - Cil4-3i i lb E Duerlend Rd mom . i i • r.� Via. �, d R5 , r - City of Meridian Department Report III. Staff Analysis IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. A Development Agreement(DA) is required as a provision for annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s)at the time of annexation ordinance adoption, and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum,incorporate the following provisions IF City Council determines annexation is in the best interest of the City: a. Prior to any change in use or redevelopment of the subject property, a rezone to a commercial and/or a higher density residential zoning district and a modification to this agreement shall be requested to include a conceptual development plan consistent with the Mixed-Use Regional Future Land Use Map (FLUM)designation and guidelines in the Comprehensive Plan. b. Future redevelopment of the property will evaluate access via E. Overland Road and interconnectivity with adjacent properties in accordance with the provisions listed in UDC 11-3A-3. c. Future development of this site shall be consistent with the applicable standards in the city of Meridian's Unified Development Code. B. Meridian Public Works No Comment C. Irrigation Districts 1. Nampa&Meridian Irrigation District https:llweblink.meridianciU.oL-glWebLinkIBrowse.aspx?id=425413&dbid=0&r0o=Meridia nCi D. Ada County Development Services https:llweblink.meridianciU.oL-glWebLinklbrowse.aspx?id=425413&dbid=0&repo=MeridianCit X E. Idaho Transportation Department(ITD) https:llweblink.meridiancity.orglWebLinkIBrowse.aspx?id=425413&dbid=0&rMo=MeridianCit X City of Meridian I Department Report IV. City/Agency Comments& Conditions V. FINDINGS A. Annexation(UDC 11-5B-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Council finds annexation of the subject property with an R-2 zoning district and requirement for the property to redevelop in the future consistent with the Medium Density Residential future land use map designation in the Comprehensive Plan is appropriate for this property (see Section III for more information). 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Council finds the proposed map amendment to the R-2 zoning district is consistent with the purpose statement for the residential districts in UDC 11-2B-1, in that it will contribute to the range of housing opportunities available in the City consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Council finds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed residential use should be compatible with adjacent single- family residential homes/uses in the area. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Council finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. 5. The annexation(as applicable)is in the best interest of city. Council finds the proposed annexation is in the best interest of the City. City of Meridian I Department Report V. Findings VI. ACTION A. Staff: Staff recommends approval of the proposed annexation with the requirement of a Development Agreement per the provisions in Section IV in accord with the Findings in Section V. B. Commission: The Meridian Planning&Zoning Commission heard these items on February 5,2026.At the public hearing,the Commission moved to recommend approval of the subject Annexation requests. 1. Summary of Commission public hearing_ a. In favor: Dara Tong,Applicant b. In opposition:None C. Commenting.None d. Written testimony:None e. Staff presenting application: Linda Ritter f. Other Staff commenting on application: None 2. Key issue(s)of public testimony a. None 3. Ke, issue(s)of discussion by Commission: a. Nonconforming shed that the applicant would like to keep on the property and will request City Council allow it to remain as a legal nonconforming structure. 4. Commission change(s)to Staff recommendation: a. None 5. Outstandin issue(s)ssue(s) for City Council: a. None C. City Council: The Meridian City Council heard these items on March 10, 2026, At the_public hearing. the Council moved to approve the subject annexationreauests. 1. Summary of the City Council public hearing: a In favor: Applicant b. In opposition:None c. Commenting:None d. Written testimony:None p=� Staff presenting=application: Linda Ritter f. Other Staff commenting on application: None 2 Key issue(s)of public testimony: a None - 3. Key issue(s)of discussion by City Council: a. None 4. City Council change(s)to Commission recommendation: a. Allow applicant to keep on the existing structure that does not meet the current setbacks as a legal nonconforming structure. City of Meridian I Department Report VI.Action ' � 1 L - l-A1211,11/ �7 to ref ae�f.7 ♦d er ct Location .1111111NI111111. o - 'I . � W of Impact > ' ra •- �Analysis * 3 . 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Map Notes Nearby Recent Preliminary Plats(within last 5-years) H-2018-0081 H-2018-0089 H-2019-0140 H-2021-0085 H-2022-0094 H-2023-0034 H-2022-0048 H-2024-0012 Nearby Recent Conditional Use Permits (within last 5-years) H-2019-0150 H-2020-0105 H-2022-0048 City of Meridian I Department Report VII. Exhibits i 1 1 1 1 t.. � � � tr.. .t• ice! + � �� � �1• _r .. • _� +�'. -ice y •y* 't•'�• .w} '- -w.. �s y,ram:Ai F • W • r n • erlan R varland Rd ,} E Orarland Rd City of Meridian Department Report VII. Exhibits C. Service Accessibility Report PARCEL S1119212410 SERVICE ACCESSIBILITY Overall Score: 32 53rd Percentile Criteria Description Location Within 1/2 mile of City Limits YELLOW Extension Sewer Trunkshed mains < 500 ft. from parcel Floodplain Either not within the 100 yrfloodplain or > 2 acres Emergency Services Fire Response time < 5 min. Reporting District meets response time goals most of Emergency Services Police the time Pathways Within 1/4 mile of current pathways Transit Within 1/4 mile of current transit route Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets plan) matches existing (# of lanes) School Walking Proximity Within 1/2 mile walking Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving (existing or future) ParklWalkability No park within walking distance by parktype City of Meridian I Department Report VII. Exhibits D. Annexation Legal Description & Exhibit Map ANNEXATION DESCRIPTION FOR DARA TONG A parcel Iocated in the NE 1/4 of the NW 1/4 of Section 19 Township 3 North,Range 1 East,Boise Meridian,Ada County,Idaho,more particularly described as follows: Commencing at a brass cap monument marking the northeasterly corner of said NE 1/4 of the NW 114,from which a brass cap monument marking the northwesterly corner of said Section 19 bears S 89°43'29"W a distance of 2444.43 feet; Thence 5 89°43'29"W along the northerly boundary of said NE 1/4 of the NW 114 a distance of 946.00 feet to the POINT OF BEGINNING; Thence continuing S 89"43'29"W a distance of 120.00 feet to a point; Thence leaving said northerly boundary S W13'29"W a distance of 180.00 feet to a point; Thence N 89"43'29"E a distance of 120.00 feet to a point; Thence N O"13'29"E a distance of 180.OD feet to the POINT OF BEGINNING. This parcel contains 21,600 square feet(4.496 acres). Prepared by: Kyle A.Koomler,PL5 MS LA t �g a6 Civil Survey Consultants,Incorporated November 6,2025 187 Q KO'D City of Meridian I Department Report VII. Exhibits SKETCH TO ACCOMPANY ANNEXATION DESCRIPTION FOR DARA TONG LOCATED IN THE NE 114 OF THE NW 114 OF SECTION 79, TOWNSHIP 3 NORTH, RANGE 1 EAST, NOISE MERIDIAN, ADA COUNTY, IDAHO E QVFftMD ROAD 645�5 OF BE-0RWG 7,_ S $9'43:2,9"7V F444.43 ��7�4 F4' 73 — — S-4T !?QQO' 946.00, F45 579T 7779 p 6 LEVrCI7ED RVYr--CF WY q 43' fNST NO. T02140625 PLS ME A&iP77w 6?fEAS ldWT AV f l835A 6 0cK.7 T DARA U TONG g PARCEL SW 92124 TO 485 E OVERHAND RD, UERA9,Kff, !D OJ642 � W a h .7 p 4f1TCL4u DEED REL'nQ T Or S&RWY INST. Na 2016-040129 lt A+O, f4354 L18- ��S 500 N 8S?WJW9 E 12p00' PLS 18.UG LEGEND �, J.A ti HIS FOUND GRASS GAP A0aVUUENT i gg [� F01JNd 5/8'fRDhT PIN 1 U ` A4fAlEXA77DN BWNLJ1RY - - - - - sEL'rAw LWE EA. K 010 PROPERTY LB6F G1VIL SURVEY CONSULTANTS, INC. is 15 30 60 2893 50L-rH UER;DKN ROAD MERIDIAN, IDAHO 83642 (2015)808-4312 SCALE: 1'-30' City of Meridian I Department Report VII. Exhibits 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 VIIl. 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 1FYVWP 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 (:� !WENIDAN�-- AGENDA ITEM ITEM TOPIC: Development Agreement (Meridian Luxe H-2025-0035) Between City of Meridian and Kelly G. Fulfer and Brenda M. Fulfer as Trustees of the Kelly& Brenda Fulfer Trust for Property Located at 2350 W. McMillan Rd. Ada County Recorder Trent Tripple 2026-018657 Boise,Idaho Pgs=54 cfowler 03/18/2026 08:04:48 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded DEVELOPMENT AGREEMENT PARTIES: 1. City of Meridian 2. Kelly G. Fulfer and Brenda M. Fulfer, Trustees of The Kelly & Brenda Fulfer Trust, Owner/Developer THIS DEVELOPMENT AGREEMENT (this "Agreement') is made and entered into this 17th day of March , 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 Kelly G. Fulfer and Brenda M. Fulfer, Trustees of The Kelly and Brenda Fulfer Trust, whose address is 2350 W. McMillan Road, Meridian, Idaho 83646, hereinafter called"OWNER/DEVELOPER." 1. RECITALS: 1.1 WHEREAS, Owner/Developer is the sole owner, in law and/or equity, of a certain tract of land in the County of Ada, State of Idaho, described in Exhibit "A," which is attached hereto and by this reference incorporated herein as if set forth in full, hereinafter referred to as the "Property;" and 1.2 WHEREAS, Idaho Code § 67-6511A 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 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 (Kelly Creek Subdivision AZ-03-013)recorded on October 24, 2003 in Ada County, Idaho as Instrument#103181095, and for the inclusion of the Property into this new Agreement, which generally describes how the Property will be developed and what improvements will be made; and 1.5 WHEREAS, Owner/Developer made representations at the duly noticed public hearings before the Meridian City Council, as to how the property will be developed and what improvements will be made; and DEVELOPMENT AGREEMENT—MERIDIAN LUXE H-2025-0035 Page 1 of 9 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 6th 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 (Kelly Creek Subdivision AZ-03-013) recorded on October 24, 2003 in Ada County, Idaho as Instrument#103181095 and shall be bound by the terms contained herein in this new agreement; and 1.10 WHEREAS, City requires the Owner/Developer to enter into a development agreement modification for the purpose of ensuring that the Property is developed and the subsequent use of the Property is in accordance with the terms and conditions of this Agreement, herein being established as a result of evidence received by the City in the proceedings for zoning designation from government subdivisions providing services within the planning jurisdiction and from affected property owners and to ensure zoning designations are in accordance with the amended Comprehensive Plan of the City of Meridian on December 19, 2019, Resolution No. 19-2179, and the UDC, Title 11. NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: 2. INCORPORATION OF RECITALS: That the above recitals are contractual and binding and are incorporated herein as if set forth in full. 3. DEFINITIONS: For all purposes of this Agreement, the following words, terms and phrases herein contained in this section shall be defined and interpreted as herein provided for, unless the clear context of the presentation of the same requires otherwise: 3.1 CITY: means and refers to the City of Meridian, a party to this Agreement, which is a municipal corporation and government subdivision of the state of Idaho, organized and existing by virtue of law of the State of Idaho, whose address is 33 East Broadway Avenue, Meridian, Idaho 83642. 3.2 OWNER/DEVELOPER: means and refers to Kelly G. Fulfer and Brenda M. Fulfer, Trustees of The Kelly & Brenda Fulfer Trust, whose address is 2350 W. McMillan Rd., Meridian, Idaho 83646, the party that owns said Property and shall include any subsequent owner(s) of the Property. DEVELOPMENT AGREEMENT-MERIDIAN LUXE H-2025-0035 Page 2 of 9 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 (Kelly Creek Subdivision AZ-03- 013) recorded on October 24, 2003 in Ada County, Idaho as Instrument#103181095, 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 this site shall be substantially consistent with the site plan, landscape plan, 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. c. A Certificate of Zoning Compliance and Design Review application(s) shall be submitted and approved prior to submittal of building permit applications for this site. d. All existing structures shall be removed from the property prior to issuance of the first building permit. e. Hours of operation shall be restricted from 6:00 a.m. to l l:00 p.m. for the entire development. f. Comply with the specific use standards for a Self-Service Storage Facility and for all prospective uses going into the multi-tenant commercial buildings in UDC 11- 4-3. g. A short plat application shall be submitted after the approval of the building permits to condo the storage buildings. Certificate of Occupancy will not be issued until the short plat application has been finalized. DEVELOPMENT AGREEMENT-MERIDIAN LUXE H-2025-0035 Page 3 of 9 h. The Owner/Developer shall install more mature landscaping in the form of 6-inch caliper deciduous trees and 8-foot-tall coniferous trees that allows trees to touch within five (5)years of planting in the landscape buffer adjacent to the existing residential. i. The multi-tenant commercial portion of the site is allowed to develop with all the uses listed in UDC 11-2B-2 except for the following: Drive Throughs, Restaurants, Self-Service Storage, and Indoor Arts, Entertainment, and Recreation Facilities. 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. 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. DEVELOPMENT AGREEMENT-MERIDIAN LUXE H-2025-0035 Page 4 of 9 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. 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: Kelly G. Fulfer and Brenda M. Fulfer, Trustees of The Kelly and Brenda Fulfer Trust 2350 W. McMillan Road Meridian, Idaho 83646 DEVELOPMENT AGREEMENT-MERIDIAN LUXE H-2025-0035 Page 5 of 9 14.1 A parry shall have the right to change its address by delivering to the other parry 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 parry shall be entitled, in addition to any other relief as may be granted, to court costs and reasonable attorney's fees as determined by a Court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. 16. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time is strictly of the essence with respect to each and every term, condition and provision hereof, and that the failure to timely perform any of the obligations hereunder shall constitute a breach of and a default under this Agreement by the other party so failing to perform. 17. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure to the benefit of the parties' respective heirs, successors, assigns and personal representatives, including City's corporate authorities and their successors in office. This Agreement shall be binding on the Owner/Developer, each subsequent owner and any other person acquiring an interest in the Property. Nothing herein shall in any way prevent sale or alienation of the Property, or portions 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 parry(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 DEVELOPMENT AGREEMENT-MERIDIAN LUXE H-2025-0035 Page 6 of 9 binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns, and pursuant, with respect to City, to a duly adopted ordinance or resolution of City. 22.1 No condition governing the uses and/or conditions governing the Property herein provided for can be modified or amended without the approval of the City Council after the City has conducted public hearing(s) in accordance with the notice provisions provided for a zoning designation and/or amendment in force at the time of the proposed amendment. 23. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective upon execution of the Mayor and City Clerk. [End of text. Acknowledgements, signatures, and Exhibits A and B follow.] DEVELOPMENT AGREEMENT-MERIDIAN LUXE H-2025-0035 Page 7 of 9 ACKNOWLEDGMENTS IN WITNESS WHEREOF, the parties have herein executed this agreement and made it effective as hereinabove provided. OWNER/DEVELOPER: OWNER/DEVELOPER: Relly1G.Fulfer,Trustee of Brenda M. Fulfer, Trustee of The Kelly and Brenda Fulfer Trust The Kelly and Brenda Fulfer Trust State of Idaho ) ss: County of Ada ) On this 3 day of ffla e�h ,2026,before me,the undersigned,a Notary Public in and for said State,personally appeared Kelly G.Fulfer,known or identified to me to be the Trustee of The Kelly and Brenda Fulfer Trust 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. �•. SA�• cq •'• .��,�1�••••TA•••t ••••� No Public N My Commission Expires: • nPUBLICe •OF•�•�..• State of Idaho ) ss: County of Ada ) On this day of MCL�C ,2026,before me,the undersigned,a Notary Public in and for said State,personally appeared Brenda M.Fulfer, known or identified to me to be the Trustee of The Kelly and Brenda Fulfer Trust 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. SpS. Cq '•.. ' S ` a,* � •• Not Public r�,ti•••�OTAR N., My Commission Expires: a� PUBLIC RV: ��••;�No.20; • •• �.. •',,9 • ....•• P�.�••OF1� ''•••••uud•••• DEVELOPMENT AGREEMENT-MERIDIAN LUXE H-2025-0035 Page 8 of 9 CITY OF MERIDIAN ATTEST: By: _______________________________ ________________________________ 3-17-2026 John Overton, Council President Chris Johnson, City Clerk 3-17-2026 State of Idaho ) : ss County of Ada ) March On this _____ day of _______________, 2026, before me, a Notary Public, personally appeared John Overton and 17th Chris Johnson, known or identified to me to be the Council President 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. _________________________________ (SEAL) Notary Public for Idaho 3-28-2028 My Commission Expires: _______________ DEVELOPMENT AGREEMENT MERIDIAN LUXE H-2025-0035 Page 9 of 9 EXHIBIT A LEGAL DESCRIPTION FOR FULFER KELLY & BRENDA TRUST PARCEL "A" A parcel of land located in the SW1/4 of the SE1/4 of Section 26, Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho and being further described as follows: BASIS OF BEARING: The South line of the SE114 of said Section 26, derived from found monuments and taken as North 89028'35" West with the distance between monuments found to be 2625.50 feet. COMMENCING at a brass cap monument marking the Southwest corner of said SE1/4; Thence, along said South line South 89028'35" East a distance of 700.50 feet; Thence, leaving said South line, North 00032'14" East a distance of 30.00 feet to a 5/8- inch rebar on the North right-of-way line of West McMillan Road and marking the POINT OF BEGINNING; Thence, along said North right-of-way line, North 89028'35" West a distance of 700.45 feet to a 5/8-inch rebar marking the Southeast corner of Fulfer Subdivision No. 3 as recorded in the official records of Ada County in Plat Book 92 at Page 10888; Thence, leaving said North right-of-way line and along the East line of said Fulfer Subdivision No. 3, North 00'38'11" East a distance of 320.00 feet to a 5/8-inch rebar marking the Southwest corner of Fulfer Subdivision No. 4 as recorded in the official records of Ada County in Plat Book 92 at Page 10985; Thence, leaving said East line and along the boundary of said Fulfer Subdivision No. 4 the following 3 courses, South 89°22'14" East a distance of 269.96 feet; Thence, North 80°37'46" East a distance of 436.44 feet to a 5/8-inch rebar; Thence, South 00632'14" West a distance of 215.81 feet to a 1/2-inch rebar; Thence, leaving said Fulfer Subdivision No. 4 boundary and continuing, South 00032'14" West a distance of 178.68 feet to the POINT OF BEGINNING. Said Parcel containing 239,893 square feet or 5.51 acres, more or less and is subject. to all existing easements and/or rights-of-ways of record or implied. END OF DESCRIPTION. ,oeyNL LRA Kevin N. Sorensen, P.L.S. 11120 0. Timberline Surveying cc a 316 S. Kimball Ave., Suite 207 ( cL 11120 7D Caldwell, Idaho 83605 "4Ilk -'40CJ Z (208) 465-5687 AFL P�OF N. SCa��S Page 1 of 1 UATS-25\Ada\25001-PES-2350 McMillian Rd Sub\survey\legals\PARCEL A.rtf C� C� O � ao ��� Z x L8-9860L 3OHd `Z6 A008 o 6 'ON NO/S/A/09nSM3d7nc/ �o � w CL CO .a Cho �'� cnaok > XPIW£-A ,PlkZ£OOS rn uj U � � � x O — — — — o oQ �i LLIL m Z Q O m cc a l �I IL co Z c z o < 1 D I Z LL 1 x J�V V OR w rN o N I Quo _ o ui w 0 0 0� O = = z } a �(. X Q I- w �ypbd w o z z v z � � 0 O OQ � W Q o Q MI! W me � cco O O � wLO Z CD m M Q01�W N W � Lq D O- U N �lZ.MJ V } LLO> Ln Q NO d 1- m Q O J J M Q J } Q wLL �0 d OZI- Z � Q Y oZ�. � a 0 U o Z 00 u1 �j 0 Q �— 03 ? NQ� co cc? w mm LL .� \ zo O Q rCD -LLI co a I in & y O !rx- CO LU o Q N O P H jCO �LO z � O O Z w c Q cn cn J Z U) z H Q Q } J a O z af � Z 2 m m O Z w w Z J Z 0-1 D U O O - - O w w 0 � 00 co f- z -N —co—coLn o rW4 O of 0 0 d N U O O U I -05014,,� �i i W i O a N Cp LO Cp O O w of p o Q d � � o zw ZI cp O w LO CNj Ca.) 'oo. Z � � m � M O z _ _ ~ �I c'J0paTk 00'OZ£-A.66,8£OON O Z) a o5 Z6-88801 3OVd Z6 KOO O0 < 0- £ 'ON NO/S/Aiaon9M3d7nd EXHIBIT B CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAWC��(IEN AND DECISION& ORDER In the Matter of the Request for a comprehensive plan map amendment to change the future land use designation from Office to Commercial; Rezone from the L-O zoning to the C-C zoning across 5.99 acres of land; A development agreement modification to remove the property form the current DA to create a new DA that includes a new concept plan and elevations; and a conditional use permit for a Self Service Storage facility in the C-C zoning district.,by Mary Wall. Case No(s).H-2025-0035 For the City Council Hearing Date of: December 9t'`,2025 (Findings on January 6t'',2025) A. Findings of Fact l. Hearing Facts (see attached Staff Report for the hearing date of December 9',2025, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of December 9',2025, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of December 9t'', 2025, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of January 6',2025, incorporated by reference) B. Conclusions of Law I. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title I I Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019,Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) - I - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of December 9th,2025, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that: 1. The applicant's request for Comprehensive Plan Map Amendment,Rezone, Conditional Use Permit, and Development Agreement Modification is hereby approved per the conditions of approval in the Staff Report for the hearing date of December 9th, 2025, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City. During this time, the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period. Upon written request and filed by the applicant prior to the termination of the period in accord with 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -2- 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 §§ 67-652 1(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of December 9t1i,2025. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -3- By action of the City Council at its regular meeting held on the 6th day of January 2026. COUNCIL PRESIDENT LUKE CAVENER VOTED 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: ' 'son 1-6-2026 Attest: /� ,/ � CNi l R117IAN4�- AL � SEAL Chris John n City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Chaa4av'`�, , ) Dated: 1-6-2026 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -4- COMMUNITY DEVELOPMENT �E IDIAN�-- DEPARTMENT REPORT e h i O HEARING 12/9/2025 Legend DATE: Project Location ,- City Limits TO: Mayor&City Council :.:Area of Impact O Analysis FROM: Nick Napoli Associate Planner NU ® @ _ 208-884-5533 nnapoli@meridiancity.org APPLICANT: Mary Wall ffFn SUBJECT: H-2025-0035 s ® ® € Meridian Luxe ffm ® LOCATION: Located at 2350 W.McMillan Road in @' the SW 1/4 of the SE 1/4 of Section 26, - TAN.,R.1 W. '_ ® ® 1 �I, I 1. PROJECT OVERVIEW A. Summary The applicant requests a comprehensive plan map amendment to change the future land use designation from Office to Commercial;Rezone from the L-O zoning to the C-C zoning across 5.99 acres of land;A development agreement modification to remove the property form the current DA to create a new DA that includes a new concept plan and elevations; and a conditional use permit for a Self Service Storage facility in the C-C zoning district. B. Issues/Waivers - While staff is supportive of the revised site plan,concerns remain regarding the adequacy of parking for the commercial spaces.The applicant has proposed 55 parking spaces,which exceeds the minimum requirements of the UDC; however,with 18 commercial tenant spaces,this equates to only three spaces per tenant,potentially insufficient for higher intensity uses The Applicant has indicated that the intention is for the majority of the tenant spaces to be Flex Space,but no users or uses have been confirmed for the development.The Planning and Zoning Commission and City Council shall evaluate whether the parking is adequate for the proposed development. - The Applicant seeks City Council waiver to the access point off of McMillan Road. ACHD is supportive of this access point and has required it to align with N.Palatine Way on the south side of McMillan Road. C. Recommendation Staff: Approval with a Development Agreement and Conditions. Planning and Zoning Commission: Approval City of Meridian I Department Report 1.Project Overview D. Decision City Council: Approval FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -6- COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Residential - Proposed Land Use(s) Multi-tenant Commercial and Self-Service, Storage - I1. Existing Zoning L-O VII.A.2 Proposed Zoning C-C Adopted FLUM Designation Office VII.A.3 Proposed FLUM Designation Commercial Table 2: Process Facts Description Details Preapplication Meeting date 4/29/2025 Neighborhood Meeting 4/28/2025 Site posting date 10/22/2025 Table 3: Community Metrics Agency Element Description Issue Reference Ada County Highway District IV.0 • Comments Received Yes - • Commission Action No - Required • Access McMillan Road: Arterial Street - • Traffic Level of Service McMillan Road: Better than`E" - ITD Comments Received Yes;No Comment Error! Reference source not found. Meridian Fire Error! Reference ,ource not found. • Distance to Station 0.8 miles; Station#5 • Response Time 5 minutes Meridian Public Works IV.B Wastewater • Distance to Mainline Sewer Available at Site • Impacts or Concerns See Public Works Site Specific Conditions Meridian Public Works Water • Distance to Mainline Water Available at Site • Impacts or Concerns None Note: See section IV. City/Agency Comments & Conditions for comments received or see the public record. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -7- Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:SO426438550 Date Retrieved:2025 j 9/19 Parcel Count Parcel Acreage Infill Indicator: 2,180 Surrounding Area 124 7% Not cit-v ®1,733. 1W City Lirnits 2,870 9 ■ Not City Household Change Household& Population Growth Households 02020 Population Change:13.4% Population ■Growth (Household and Population Change since 2010Decennial) 10,000 20,000 30,000 2.00 ��F 2,500 Single-family 2,000 211 Residential 1.50 Parcel Diversity ¢ 1.00 1,500 U N 1,000 O Parcel Count t,, 0.50 0.40 500 L �s *Average Acres 0.00 $ 0 12 0 a R-2 P,-J R-8 R-15 Average Single-family Density by Zoning Average 10.00 8.08 Residential Net Density 5.00 0 5.44 O 02.53 V4.fI9 4,70 0.00 Dwelling Units I Acre R-2 R-4 R-8 R-15 Figure 2: ACHD Summary Metrics Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PIN Peak Hour PIVI Peak Hour Classification Traffic Count Level of Service " McMillan Road 700-feet Minor,arterial 598 Better than "E" Acceptable level of service for a three-lane minor arterial is "E" (720 PH). FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -8- Figure 3: Service Impact Summary ToolsService Impact Ready a O O O O O O O O O Marginal Caution O Q`�y� �•� ��Q Qa�r `� Comma oo\ o\O �•� o Qa FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -9- STAFF ANALYSIS Comprehensive Plan and Unified Development Code (UDC) A. General Overview The subject property falls within the office Future Land Use Map (FLUM) designation of the comprehensive plan. However,the applicant requests an amendment to the comprehensive plan to redesignate the subject property as commercial and rezone it to the C-C zoning district. The comprehensive plan defines the office land use designation as low-impact business areas. The uses allowed in this include professional offices,technology and resource centers; ancillary commercial uses may also be considered. In developments where multiple office buildings are proposed,the buildings should be arranged to create some form of common area, such as a plaza or green space. The comprehensive plan defines the commercial land use designation as a full range of uses that serve area residents and visitors. Desired uses include retail,restaurants,personal and professional services, and office uses, as well as appropriate public and quasi-public uses. Multi- family residential may be allowed in some cases,but should be careful to promote a high quality of life. According to the applicant's narrative,the demand for office space in the Treasure Valley has changed significantly since the property was given L-O zoning in 2003. This limits the viable development opportunities available in the office FLUM designation. Due to this,the applicant is requesting that the land use be changed from office to commercial. The concept plan proposes eighteen(18) commercial multi-tenant units across four(4)buildings and forty-one(41)privately owned storage condos(self-service, storage facility)across five(5) buildings. The applicant believes that the Treasure Valley continues to experience demand for retail, flex space, and storage,which are the main uses proposed for the site. By changing the FLUM and Zoning designations,the applicant believes it will be more flexible, allowing the developer to accommodate the changing commercial real estate trends in the Treasure Valley. In addition,the narrative discusses that the neighbors'primary concern is traffic and that the layout of the site will minimize the impacts to the neighbors while also blending in with the commercial character of the McMillan corridor. ACED anticipates seventy-seven(77)trips per day for storage and fifty-five(55) for the multi-tenant commercial. The total anticipated trip generation is approximately 132 trips per day,which is adequate according to ACHD's standards. The initial plan that was brought to the city was entirely storage,which staff was not in favor of due to no employment being created. However,through several rounds of revisions the applicant proposed a mix of multi-tenant commercial units and self-service storage which provides more opportunity for employment to generated within the development. Table 4: Proiect Overview Description Details History AZ-03-13; DA Inst#103181095; PBA-2025-0008 Phasing Plan One(1)Phase L cal Features An irrigation line for the Kelly Creek Subdivision runs on the west boundary of the site. In addition,the Kelly Creek pump station will be required to remain on the site which the applicant has indicated will be the case. Acreage 5.99 Acres FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) - 10- B. History The subject property was annexed as a part of Kelly Creek Subdivision in 2003. The property was given the L-O zoning consistent with the FLUM designation. However,the property was not included in the plat for Kelly Creek Subdivision and has remained as a residential use.A property boundary adjustment was completed earlier in 2025 to consolidate an illegal parcel that was created at some point through the county. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC I1-1): If approved,the six(6)existing residential structures shall be removed, and the well and septic system abandoned in accord with the UDC. 2. Proposed Use Analysis (UDC 11-2): The applicant is requesting a modification to the Comprehensive Plan FLUM designation from office to commercial and seeks a rezone with Community Business District(C-C) zoning. According to the applicant's narrative, the property would be developed as eighteen (18)commercial multi-tenant units and forty-one(41) storage condos (self-service, storage). The applicant has indicated that the primary use for the buildings is intended to be Flex Space; however,the C-C zoning district allows for others uses as well that could occupy the tenant spaces. The applicant also proposes to sell the storage units as individual condominium units,requiring the submission of a short plat application after the first building permit is issued by the city. Due to the proximity to residential areas,the hours of operation will be restricted to 6 am to 11 pm for both uses. Currently,the Office designation does not permit storage use or retail commercial use such as those proposed. However, a change to the Commercial designation would allow development under the C-C zoning. The applicant asserts the C-C zone is compatible with adjacent residential and will provide a variety of neighborhood-serving uses to the area. Staff concurs, noting the proposed concept plan aligns with the intended neighborhood serving uses envisioned in the area while also incorporating storage.Additionally,while the proposed use does not provide a large amount of employment, it is providing employment and a relatively low-impact use in the area.As mentioned above,the applicant intends for the majority of the multi-tenant commercial units to be used as Flex Space for users needing office space and warehousing. However, concerns persist with the amount of parking for the multi-tenant commercial section of the development. As a result,staff is recommending the following uses be restricted to prevent parking from overflowing into the neighboring residential area: Restaurants,Drive Throughs,Indoor Arts,Entertainment, and Recreation Facilities. As mentioned above,the applicant indicated that the neighbor's main concern was traffic in the area. The proposed uses are estimated to have 132 vehicle trips per day, according to ACHD,which is significantly below the threshold that would trigger a traffic impact study. 3. Dimensional Standards (UDC 11-2): The proposed plat and subsequent development is required to comply with the dimensional standards listed in UDC Table 11-213-3 for the C-C zoning district. There is no minimum front,rear or interior side setbacks required in the C-C district; however,required street landscape buffers act as a setback where applicable as building encroachment within buffers is not allowed. Additionally,where adjacent to existing residential, a twenty-five(25)foot FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) - 11 - landscape buffer acting as a setback is required. The proposed development complies with the minimum standards. 4. Specific Use Standards (UDC 11-4-3): UDC 11-4-3-34: Storage Facility, Self-Service a. Storage units and/or areas shall not be used as dwellings or as a commercial or industrial place of business. The manufacture or sale of any item by a tenant from or at a self-service storage facility is specifically prohibited. The applicant is proposing the storage facility/building to be for storage condos, which will be for personal storage use and not for business purposes. b. On site auctions of unclaimed items by the storage facility owners shall be allowed as a temporary use in accord with Chapter 3,Article E, "temporary use requirements", of this Title. The applicant will comply with this if and when this happens at the facility. c. The distance between structures shall be a minimum of twenty-five(25)feet. The applicant meets this standard. d. The storage facility shall be completely fenced, walled,or enclosed and screened from public view. Where abutting a residential district or public road,chainlink shall not be allowed as fencing material. The storage building will have enhanced architecture, and the roll-up doors will screened from public view. This is not a typical storage building as it will be used for storage condos, which is a more specialized and heightened use. The applicant is also proposing fencing with a combination of the buildings that will screen the storage. However, the proposed fencing shall be revised to be closed vision and it shall be placed along the perimeter where building are not present. In addition, staff is recommending the applicant provide a four(4)foot berm with a barrier that allows trees to touch within five(5)years ofplanting. e. If abutting a residential district,the facility hours of public operation shall be limited to 6:00 a.m.to 11:00 p.m. The applicant shall conform with this standard. f. A minimum twenty-five-foot wide landscape buffer shall be provided where the facility abuts a residential use,unless a greater buffer width is otherwise required by this title. Landscaping shall be provided as set forth in subsection 11-3B-9.0 of this Title. The applicant has provided a twenty-five(25)foot landscape buffer to all residential uses in compliance with this standard. However, staff is recommending the applicant provide a four(4)foot berm with a barrier that allows trees to touch within five (5)years of planting. g. If the use is unattended,the standards in accord with Section I1-3A-16, "self-service uses", of this Title shall also apply. The applicant will comply with these standards. h. The facility shall have a second means of access for emergency purposes as determined by the Fire Marshal. The fire department has reviewed the concept plan and has deemed the site to have adequate access. i. All outdoor storage of material shall be maintained in an orderly manner so as not to create a public nuisance. Materials shall not be stored within the required yards. Stored items shall not block sidewalks or parking areas and may not impede vehicular or pedestrian traffic. The applicant is not proposing outdoor storage on the site. j. The site shall not be used as a"vehicle wrecking or junk yard" as herein defined. The applicant will comply with this standard. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) - 12- k. For any use requiring the storage of fuel or hazardous material,the use shall be located a minimum of one thousand(1,000) feet from a hospital. Not applicable. UDC 11-4-3-18: Flex Space a. Office and/or retail showroom areas shall comprise a minimum of thirty (30)percent of the structure and/or tenant space in the C-C zoning district. The applicant will comply with this standard. b. Light industry and warehousing shall not comprise more than seventy(70) percent of the tenant space in the C-C zoning district. The applicant will comply with this standard. c. In the C-C, C-G and M-E Districts,roll-up doors and loading docks shall not be visible from a public street. Roll-up doors or loading docks are not visible from any public street. d. Retail use shall not exceed twenty-five(25)percent of leasable area in any tenant space. The applicant will comply with this standard. e. At a minimum,one(1)parking space shall be provided for every one thousand (1,000) square feet of gross floor area. The applicant has provided parking to meet the commercial parking standards of one (1) space every five hundred(500) square feet of gross floor area. This is primarily due to the variety of uses that will be able to occupy these spaces and all of them may not be Flex Space. D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): Based on the concept plan,the applicant appears to comply with the standards outlined in UDC 11-3A-19. The applicant has positioned no more than 50% of the total off-street parking between building facades and abutting streets. Additionally,the buildings on the southern portion of the site exceeds the 30%building frontage requirement. 2. Landscaping (UDC I1-3B): i. Landscape buffers along streets A 25-foot wide street buffer is required along W. McMillan Road,an arterial street. This buffer shall be landscaped per the standards in UDC 11-2B-3. The conceptplan shows the required landscape buffer along W. McMillan Road meeting this requirement. The landscaping will be evaluated with the certificate of zoning compliance and shall be landscaped per UDC 11-3B-7C. ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-313-8. The proposed concept plan meets the minimum requirements. The western parking landscape shall be dimensioned with the submittal of the certificate of zoning compliance application. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) - 13- iii. Landscape buffers to adjoining uses A 25-foot wide buffer is required to the residential land use to the north as set forth in UDC Table 11-2C-3 and 11-4-3-34F, landscaped per the standards listed in UDC 11-313- 9C. The subject property is bordered by residential to the east and north, which necessitates a twenty-five (25)foot landscape buffer to the adjacent residences. The applicant has provided the twenty-five(25)foot buffer meeting the requirements for the buffer width. The updated landscape plan does not meet the vegetation coverage requirement; however, staff will confirm this with the submittal of the certificate of zoning compliance application. In addition, the applicant has provided a minimum offive (5)feet the western property boundary in compliance with this standard. Since the neighboring property to the west is a Kelly Creek HOA owned common lot, a twenty-five(25)foot landscape buffer is not required. However, after inspecting the site and existing fencing along the north boundary of the site, staff has observed the existing fencing is approximately four(4)feet in height.As a result,staff is recommending the applicant install a four(4)foot berm with a barrier that allows trees to touch within five(S)years of planting. iv. Tree preservation A Tree Mitigation Plan should be submitted with the Certificate of Zoning Compliance detailing all existing trees and methods of mitigation outlined by the City Arborist before any trees are to be removed as set forth in UDC 11-3B-1OC.5. The applicantprovided a tree mitigation plan that requires 280 caliper inches to be mitigated. The applicant is proposing to add an additional 69 trees for the site landscaping. However, this does not account for the entire 280 caliper inches that is required by code. The applicant shall plant additional trees to meet the 280 caliper inches or apply for alternative compliance with a proposal that is equal to or better than planting the adequate number of trees required for mitigation. This shall be revised with the submittal of the certificate of zoning compliance. v. Storm integration Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage swales should not be within the landscape buffers along W. McMillan Road. vi. Pathway landscaping Pathway landscaping shall comply with the requirements outlined in UDC 11-3B-12. The applicant must provide a landscape strip at least five(5) feet wide along both sides of the pathway. To enhance design flexibility,variations in the strip's width are encouraged to allow trees to be planted farther from the pathway,reducing the risk of root damage. However,the landscape strip must maintain a minimum width of two(2)feet to ensure proper pathway maintenance. The strips shall be landscaped with a combination of trees, shrubs, lawn, and/or other vegetative ground cover. The applicant is proposing two different pathways in the development, the first being the ten (10)foot multi-use pathway along McMillan Road and the second being the extension of the micro pathway on the east boundary of the site and connecting it to McMillan Road. The applicant is in compliance with these standards. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) - 14- 3. Parking (UDC 11-3C): i. Nonresidential parking analysis Staff is analyzing the western portion of the site to the commercial parking standards and not Flex Space standards due to uncertainty of the types of users that will occupy the commercial multi-tenant portion of the site. A minimum of one(1) off-street parking space is required per 500 square feet of gross floor area for the multi-tenant commercial portion of the site, as per the Unified Development Code(UDC). The applicant is proposing 24,336 square feet of commercial space,which necessitates a minimum of 49 parking spaces. The current site plan provides 55 parking spaces,thus exceeding the base UDC requirement. However, staff remains concerned that the proposed parking supply may be insufficient to adequately serve the intended commercial uses. The plan includes eighteen(18)tenant spaces,which translates to an average of only three(3)parking spaces per tenant. This allocation may be adequate for low-intensity office or retail uses,but would be insufficient for more parking-intensive tenants, such as restaurants, drive-throughs, or indoor recreational uses,which typically require significantly more customer and employee parking. To help mitigate these concerns,staff recommends restricting the following high- intensity uses within this development: Restaurants,Drive-Throughs, and Indoor Arts,Entertainment, and Recreation Facilities. This approach will enhance the site's long-term viability by ensuring tenants have adequate access for both customers and employees. Self-service storage facilities require parking calculations only for the office/clubhouse portion of the development.As a result,the applicant is only required to provide on(1) parking stall to meet the UDC requirements. The applicant has provided two (2)parking stalls, exceeding this requirement. ii. Bicycle parking analysis A minimum of one(1)bicycle parking space must be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G; bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C. Bicycle parking is depicted on the concept plan in compliance with these standards. 4. Building Elevations (Comp Plan, Architectural Standards Manual): Goals 5.01.02C and 2.09.03A of the comprehensive plan promote area beautification and community identity through heightened design standards providing distinct and engaging identities. The Architectural Standards Manual requires modulation in the surface plane at no less than 50 ft. intervals. There should be at least 2 pedestrian-scale architectural features and physical distinctions to anchor the building. There should be at least two different field materials,with at least one accent material. In response,the developer is proposing multi-tenant commercial buildings on the western boundary of the site with a mix of materials,which include EIFS,brick,metal panels, and glazing. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) - 15- Additionally,the developer is proposing five(5) storage buildings on the eastern portion of the site with a mix of materials including EIFS,metal panels, glazing on end caps, and a brick veneer. The applicant has worked with staff of the building elevations to make the commercial and storage buildings have an overall consistent design that will also integrate with the surrounding residential. The applicant shall submit the architectural standards manual checklist with the design review application to ensure compliance with these standards. Staff and the applicant will continue to work together on the elevations during this submittal. 5. Fencing (UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. The submitted concept plan shows fencing in portions of the site around the proposed storage.. The applicant shall revise their plan to use closed vision fencing instead of open vision fencing and provide fencing along the perimeter of the storage where buildings are not present.. In addition, after inspecting the current conditions of the site, staff is recommending a four(4) foot berm with a barrier that allows trees to touch within five (S)years ofplanting on the north boundary of the site adjacent to the existing residential. The applicant shall include the revised fencing details with the submittal of the certificate of zoning compliance. E. Transportation Analysis I. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Goal 6.01.0213 emphasizes reducing the number of access points onto arterial streets by utilizing strategies such as cross-access agreements, access management,and the creation of frontage and backage roads,while also improving connectivity between local and collector streets. Access is proposed off W. McMillan Road(an arterial street)through a single curb cut. The applicant has proposed to align the single access with N. Palatine Way on the south side of McMillan. In addition,the applicant will be extending LoLo Pass Way as a commercial drive aisle to connect with W. McMillan Road. This access point requires a council waiver, as UDC 11-3A-3 requires access points to collector and arterial roadways to be restricted. In addition,ACHD is supportive of this access point on McMillan Road and has required it to align with N. Palatine Way on the south side of McMillan Road. ACED has indicated that the proposed trip generation based on the proposed uses is 77 trips for the self-service storage and 54.45 trips per day for a strip retail plaza. This brings the estimated trip generation to approximately 132 trips per day. It is important to note that the applicant relayed that the largest concerns from the neighbors were traffic running through the existing subdivision(Kelly Creek). With the estimated trips per day from ACHD,the Planning and Zoning Commission and City Council should carefully determine whether the proposed development is appropriate,given the trip generation and proximity to existing residences. 2. Multiuse Pathways,Pathways, and Sidewalks (UDC 11-3A-5, Comp Plan, UDC 11-3A-81 11- 3A-17): The applicant proposes to extending the ten foot(10)multi-use pathway along McMillan to connect the existing pathways. This is consistent with the pathway master plan. However, ACHD requires the pathway to be parallel with the road and will not allow for it to meander. This shall be revised with the submittal of the certificate of zoning compliance application. In FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) - 16- addition,the applicant is proposing to connect a five-foot(5)Mirco pathway that was stubbed from the Kelly Creek Subdivision on the eastern boundary of the site to W. McMillan Road. The applicant has provided a pedestrian connection throughout the site to allow for residents, customers, and employees to access the commercial multi-tenant portion of the site. This is an adequate pedestrian connection,but where the pedestrian connection crosses through vehicular driving surfaces, it is required to be distinguished from the vehicular driving surface through the use of pavers, colored or scored concrete, or bricks as set forth in UDC 11-3A-1913.4. In addition, staff is recommending the sidewalk running north and south follow the proposed commercial drive aisle. This will require additional sidewalk to be installed on the curved portion on the north end of the site. This shall be revised with the submittal of the certificate of zoning compliance application. F. Services Analysis 1. Waterways (Comp Plan, UDC I1-3A-6): There is an existing irrigation ditch that was piped on the western property boundary. Additionally,the existing pump for Kelly Creek Subdivision is on the subject property and shall remain. The applicant shall maintain the irrigation pipe and coordinate with the irrigation district for any changes to the irrigation network. 2. Pressurized Irrigation(UDC 11-3A-1 S): Underground pressurized irrigation water is required to be provided to each lot within the subdivision as set forth in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. 4. Utilities (Comp Plan, UDC 11-3A-21): Connection to City water and sewer services is required and are available to be extended by the developer with development in accord with UDC 11-3A-21 and Goals 3.03.03G& 3.03.03F. Urban sewer and water infrastructure and curb, gutter, and sidewalks are required IV. to be provided with development. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. A Development Agreement(DA)is required as a provision of rezone of this property. Prior to approval of the rezone ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of rezone ordinance adoption, and the developer. A certificate of zoning compliance application shall not be submitted until the DA and Ordinance is approved by City Council. The new DA shall, at minimum, incorporate the following provisions IF City Council determines rezone is in the best interest of the City: FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) - 17- a. Future development of this site shall be substantially consistent with the site plan, landscape plan, and conceptual building elevations included in Section VIII and the provisions contained herein. b. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development. c. A Certificate of Zoning Compliance and Design Review application(s) shall be submitted and approved prior to submittal of building permit applications for this site. d. All existing structures shall be removed from the property prior to issuance of the first building permit. e. Hours of operation shall be restricted from 6 am to 11 pm for the entire development. f. Comply with the specific use standards for a Self Service Storage Facility and for all prospective uses going into the multi-tenant commercial buildings in UDC 11- 4-3. g. A short plat application shall be submitted after the approval of the building permits to condo the storage buildings. Certificate of Occupancy will not be issued until the short plat application has been finalized. h. The applicant shall install more mature landscaping in the form of 6-inch caliper deciduous trees and 8-foot-tall coniferous trees - 0), 4�-- t bo,.m with a ba ffief that allows trees to touch within five (5)years of planting in the landscape buffer adjacent to the existing residential. i. The multi-tenant commercial portion of the site is allowed to develop with all the uses listed in UDC 11-213-2 except for the following: Drive Throughs, Restaurants, Self-Service Storage, and Indoor Arts, Entertainment, and Recreation Facilities. CONDITIONAL USE PERMIT 1. Outdoor lighting shall comply with the standards listed in UDC 11-3A-11. Lighting details shall be submitted with the Certificate of Zoning Compliance application that demonstrates compliance with these standards. 2. The site and landscape plan shall be revised as follows prior to the submittal of the certificate of zoning compliance application: - Continue the pedestrian sidewalk along the commercial drive aisle along the curve on the northern portion of the site to make a more direct path for pedestrians. - Provide vegetation coverage calculations for the landscape buffers along streets and adjacent to the residential. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) - 18- - The applicant shall install a four(4) foot berm and provide a barrier that allows trees to touch within five (5)years of planting in accord with UDC 11-3B-9. - Dimension the western parking lot landscaping buffer. Revise the ten (10) feet multi use pathway te eliminate the meander and make it - Revise the fencing to provide eight (8) foot closed vision fencing along the perimeter of the storage area where the buildings are not present. 3. A Certificate of Zoning Compliance (CZC) and Design Review application shall be submitted and approved for the proposed wall prior to submitting a building permit application. The design of the site and structures shall comply with the standards listed in UDC 11-3A-19; the design standards listed in the Architectural Standards Manual. 4. The applicant shall provide an updated landscape plan showing accurate tree mitigation for the 280 caliper inches that are being removed, or they shall apply for alternative compliance with equal to or greater than means of mitigation. 5. The Applicant shall comply with all conditions of ACHD. 6. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. 7. The conditional use permit is valid for a maximum period of two (2)years unless otherwise approved by the City. During this time, the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be requested as set forth in UDC 11-5B-6F. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) - 19- B. Meridian Public Works kWastevtate• a DrAance to aevner Av kb I,at Sk, servkers + 5ewer5hed fitlrt11t1ed smaipplkadan Sewn ERUIS + 411ARFCiioKlinina v#ar1pw + Prajett Comahurte res wtrh WW 1"trs Ftw[Fadifty Klan • Impactvc[m€e'na + UAUKe to Waty 1P4'attrr kvailabM at Sol* Servkes • prasswN-2twrwe + ESI.la med P-90KI Sec appkxriam water ERu's + 41r0j"OtAttlaw Nan* + Praj&d Cam iste• t Yes wi1h W"r Ma m--r p1w • cmkim rtS Nane- N'01-PLAT CON INTIONS F'r Iat.IC 1i"n"r.Vr.pAwT%w-%T ',ile SpetAr Camd6iaooa its_Apryry Al I Am wiells that will n<n 4:L ittiaue ms he a-wd mtm be ltrnped?a<handntied awcmlvi T^) wOw W 01[-+min lrtrctim%1ww mh"Wors m n1ir 09roA M tk Who Vk jmrinwm1 nF Watetr Re uxrLwe I;I'DIAt RF rltd NvelrWr.0w+lrer,(w pr,--ject Fn*itlmr.AalI prt)%ide a tlatmtrit rhdirk^15tng ulroohe+Ihenr um any esitammLa wells on dw dekeltaprnrnl.said it ss� hcu Ihtry wilt ttxmeetie w he ugod.e,t jwtlkiJe ir<ac-wd r+F itweir alwndommenl if uellk are Iit ba rtband~d.the pruj ek-1 u+a M is Ihe+r rrnWV-<ntatiA r musl t-ulrtt O the IWA R GrnUttlwster I"rrrtctiliLM SMIUM('%mmn 1kimmul,Il.%-drtsticula+jjist 9LI'CIII.0 any work 1s dtmt to decummissitm i n inisrang u el l(Cr to if it is btAirvrd that dte wvIl is 1cm tlutn I K 1`1 Jer:pj.110LIf CIF t:tartltiUIMM3knt w tth tl)M It lriust I*WbnliticJ to dwC"itlwv pier ie any work- being dcme 14:&etnc mission the well.failure to cdrrifl uyl iCLIC WL111 ItiWP MAY rC+ lI en uJt6trrrrnal wkvk Hood capeti yr 10 LILLOMMILNUINI flte well. 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Ntrtaaa raacsl be Ilxaded wah in landbeapm areas n,Jastw of rbr bu ldlep k Shtbat the 5%1wllaast conrerofahc s41c Will beM%IlTad In h RL'tw&twed ifwt,Va. 7. €ufttci'gwj raw cry elww onwt atmb-h0wc+rew,nu odshi me alhwwed In ca3 ffia Ls wrw fobeit-6dic rnLm spun die mLirc coemem.lime n nPac iUrt*([Ni on dic flans.Udilnanatly.The Fence itiamid aier win parallel with rlwc waact sunice ad be wiLlua the C00scuL The scn ice shook!be a Iasi IV FMmn dalkl Fcrle.t A. C 1%mum have alb-ahaLis,us upm gale aL all Lease.Pwuvwdc nr]La.s 16M hnn dire CILy n us have ar.-Ve%LIP dwa Val Iry Plan. Y. Wawa la he On Lite C:IEA�k elf wwxr t o iKR"v�1cw•er'c"i""pr"Illit ruh anlilrtalico irMhc'% 11, PT,y114e 2(r'Ea+cmllwt,Lz fan raamc.Fty*anL laleralx and 9Y2ler1wnTr'r.ENW0twlawha4d mnd Up wrw ilwe etal cd wrrrlal hydaanl,%Lmon^ewiLi anti 10 bcscrnd,L GEmend CwAIt"dts n[#ppre W I ApplicaIt dlall, an6anw watir wad amvx n a %iu and wutima.wiihilse Pul-Aw WorksDewrilcot 2. Per 361enthur(wly(.-cde IIkk'(.I the apphml ihall be rewpwwW La.wsL k waeeand wiser fll uii Irt argil Ihnwalrb ihi+rk-wliTmiml A rVliraml traxx Ix chIoNe Fi#a rrrrn ka 7mcoc ngrmon6w bat mlrusirurttuc 4nlLplc€'mcn1 per WC ]. Tlwe appiltant andll panridc casrmvrowl fix all pabllc tiAa4mmewxr ma s aautlidr of puilir nol OF wrLy(i Mode 4I1 wmersent+-rsand Iwzdmrvs), Skiy rmo-Arrc mcm vanes dbprendinl;cm wwew d9pth Scwcr m.'P R dmp argoirr a MI R sa�rtrlcat a6, �N a 40 Fi rawimcm,mil:s•?n 11 a 0 R easement, Ensure no pumanew sw[suns t ts.lmsixr.krildmg-R.Qrpnwes.sraLsh recepracle srtdl;,Fetwe>o,IslilL,arion b'"Cl 3.Ilglu poles,rw;. mw bmlt wlthm Lhc nulaty raI!Ihrsd. `s`ahmm m ctceulcd caxrnm icm the foam a+ailabl•e fTm Rublirs Wadsk..a lc@ail dcsenptittn PR-Pwed by an Who Lwcelrk-d 1hofuLkwnal Lmd Sun cpur,,a high 1AMLL inclwnk ew alra ur dtc cara£Istrwt.L ivnisALd EX HIMT#-I and an XI-2-S I I"swap�ieh bearing and diswadccs I marked EXHIBIT Bk Cu[riti-Lew lludh e;xlrbiLf swII L to as.ale,l,Yl,t1LNa and"LL1 by n PrD"- ia"L�d'.aoav eyuw.W NOT RECMD d. 11we Cay of khan fLLImAc►LLd tucssws,d�E&Lwn s,ciw n he supplaerl 6 ayeam-rowed adjurer of wart WDC I I-)B-M The appheant 4N)Md be ceyuiwd rdv u*e 9liwy c"litIF wncce of ,veld w�aiL4�,r RT�nay Tanr,x,s, If a: e raw a•cti s+xuaee Iy Isnl exrailaile,w ungla`^�l entwwretia.w ktihr eehiriiw%tat?wyvtara rlsall be recImPed kFtl wapla p€T rat ealt�r Liea*w iw.niberd. elrr dcve_ILep�;r vrsll hw reapa,ws�ble>far Irin pagmravr ofasxs'•Tn4ms far Lie[,�Iwrwwt areas wn prwvt in wrseeaaing dLiclopnv*ni plan appttnal 5. .Ans srra�aux5 ihnL am alkst a w mmatn shall be slw ,ta wo c+-Aunbm and possible weass�mmem of i adlr>L•monj:as bc,n rnlnptlarce vx11h Mi"(. be AI I tnepatwan disclics-cmLals.huvaK or drains_ew.lumve of rlaLwanl%aver&ays.arncmcling. cro%nnp aw In'vmg wjt, eenw said r;Sntigw la,w an dw arrra being+Iubdi;wl;l 0-Al It iddlrc+cd wr UDC I t 44+. In pertarmang such v ork.the applicant shaill wapl•c a ILh Idaho-tide 42-12107 and nmy Asher xMI ii;*Ic Ly&•m wuswialion FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -21 - 7 lkn *ells that.H1 IWA LtAtIftc W Irc utv-J Ltl tr+9 Ile tw"-k. I. I do r&4 to Idaho Drell tonarrua,rM Sund&s I1LOe %Sirll aMb Vil wiv me l�L'J a irrr k42Lwme,x. 111c I?e,ck)M'M frtppuv a+fall pre*M,Jc arlalrarer,t*I,l I trrrc We my cmaidlK nellt is the rlowInprm aL ;rnda#'ro.Nfa th.-.raqlla r1ZLL!l. _•_d n,#'hair ahfLndLminraL S. A0y c%1b1mK%quiq wqpm w•rr6rn,tk€n pr%cul 441 be rumvvpd fvo girni 4 prr f atn•{7r4mance !Serttarl+y-I--i aml u i x t'anl�L C`crlaal fh,enet]leahlt lrrr nbas,Jrtamr+nL aahrr�arrd gnspccdamr3friil3? 4- ALI imprto etmcsra ls1aLCA tL+puMrc ilfe,rt[rty attA h tfi nYr li Gt cste plaord pmtr i 1 artaLtpan orthe SIFu itrrm. Ili.AprAtcanl", 1;bc n3Llut t d as prsv NbIle 1&'wlsA[a.rLlpL�crLt lIM ieu,andctutirarwer,rr rnLpsclit n WL se&urmirlyd dtlrinp the plat[Tc irw ptx-ms,1w�%w 1a the immKv pf a p ar :y,pra.:J kaLer. 14 IL,MIL lie[fie fTLpliat41I,111ly a}f Ilte aprpilrarl Gt erL®LaY Thal all dcselLtisaieaL k atwea c4satplp'w 1� Lh+Ame cwm w rrle LferphrlLnci.act.and Uk Fa,;r Hat j u.Act. 12 Aplrlkanr OWI bu Istpr3n.ibk W npplicrvtion wtd caraplimce will)any Sixt ion a'14 14riniuing Lhal wy tte TM qu=A by Lhe Amy(arpm,af EnaweaI 11 I)Ws�WM,hnJI car,Ifthnmc lv ANIX 4,uarrany wish the MVMJlaw MIA Off-cc 14.IL(wgxwtitjn I,%I rvg&n;Kh;il I be NuhommA to dw Mend=Building IATm1mcra1!:x all building puJn melr•ina cmpl,Itce�d Rnckkll,.Ireac khaiir,�w�rdJ tMr nlc«t+li lr estltL�,al. I'; The Ilkxip erlp'Iacrr shall Ise rtquaW tri wnify that dsc"l wl rmicrlrrre tlr ll9rrrc arrc scr a attimunutn of 9-fecl att,vr the Itidh.rl rnLnHl,ItrA p;•.aM Klasle.xter rte+nL.an 11r,a n t�+t�L,urr this the lnarrotn elet attnrlf Ihsw1 syta=c�of ILnm iK ar Ir nq 1•fn 1 nL*s?M'c If, the IplaLa.WLr dealpai'ligfIrte04MhLII1ttif.3Pkn„bllr f rI11:i lanula1I irn.val"LIMAnr drarnatte fxilisy tyid+im lhas ptalfgecl tlral�-net fall u�lsrtlsc ilad�dirdon rdarl irriga;inn di�ric°t ur ACHI). I•hc daSLeg t 1if-hn L sh»11 pfc k r;Ia arFlLYis Itin ldt L Ac Cdtttives huic boar InsnalleJ on sc 4atm c w idl the ap,prp%cd desi,fn pI r lil-r;cenificatk)o will hs.equind berpre a crni ficmc of UL.cup,mPCp Li aa^aLlOd 69 JMV iitA,cl aLh w rtlun Lhc pruicc[. P..At the%4mi Ic-nom t i!`A%1sDi6a.iltr app1,„tilt shall Ire refyt7lilat,le W vabrigh Woord dranyaalp Kw the C Lty uY't�r3wl�aa.,4uLd AIJ srrrna�udJx. Ilaairr rcaMnd IJ�w'irgi tlLffi we rccna s'd aoJ s�ur� prG«a u}Ll+e ie•uanrtc�sf n ieni licaticrrt of t�Lcapwttcv'#air I �IrItLrLrrc►Yrilhirr dsc pn?rsx l IS A*atrial lauhl plm wad nuad La be rrkdLKl A m Lbe L:rsaY Qrmsirpo un*Ws-Smcl..bKhj plm dvglu ivmmis atc Ii rc d in MCG INrt NA of Lwr lrambvratcm htaidwdm fist +el LsyliONS A"qK n#LhLc sLpxWd5 cam be rpw,cl at'�I ll'_n•w w rl.crrrJta>Ki L qwmblk,<•mr$s.aa oM'ad-rt;. I W 11tr C rtp d M1.ndiaal requrnrr thrtl the cruller pant Lw lhie C'my a pia fixmawc rurrt'y in dic O Wnlnit of s°'a at'Lhc tolal L=4 do caw Liar;d l anrnrnpk*%rww,wMar aW rrM"Iar4zdlick= pnar to final"sigaaturr Ihn Surrm wltl be Mcri fird by a I iarc Here Leta,ciriome pwvoi d R} the cmmvr ut Lbe€AN Tile Suer o can be pasted in ihr fo ru of aA irrrt-4weblc Imcr of€rrcdil-caslll de"11 of btmd A"ewtt MUM the M aWI-0bum tar suety.%hichc nbe fmLrad oo the CoTnnitlrtlry fk%vIaj rltcm 171cpwimM wcWlc Plcztw comact Lead Vcyelopmcm Scn-ice 6nr ffwdr w(bit lrtmm st"7- 1111 20•Tltc City of Mlmdian regwes twat the QWWT pw tea the C°riy a a aLrmly wFuLly in rltc an ouni of Tljr"wof i.k toWcomArLKLtam evis fcrraJI mnpleted iewrt.w tarattJ iA:Uir initaui[MrcluLe fa,r durnlion arfiww etas This mnry*ill Ere srri N d liv a Iirw icelat COST cstirnale 1LnrL i#kJ by the ew,nar In 1hL Vdy.Vie urdv cm he pogmd in Lhe I ww al m inc4,Oc ilc Li ler of LmLihl,c.3�h deptrlaowbtmd Appkam ntuu file m alppoiealdrn for aui.ry. b,r k+Iad 4lrt Lhe ('4mimuni y Lkn%!I ;mall Llepatmexit w•chailc PI CY l'IL'L L mid L)v%dDl,rncnL Scm io:Carr rmgmr InfLa*.nnlirnr al 101-:111 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -22- C. Ada County Highway District(ACHD) Miranda odd.Gt ,t Alexis Plcke rpe ComrxesKw Ew ACfIDKent Ga�7tFrnrDe,C�'rrrnlerr Dare McKlnriey,',CQmmftsswer ®. Patricia NIrGFd'I,Comrnisoar-ar PropoSed r - Meets All ACHD Policies - Pequires •- Policies r Area RoadWay LeVel Of Service required Do area roadways ■ Thresholds-? Yes 00 LOS Planning - ■t itthe future with ■ T �I`4r-udFe-HIRV. t Yes • V. FINDINGS A. Rezone (UDC 11-5B-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds the Applicant's proposal to rezone 5.99 acres of land to the C-C zoning district from the L-O zoning district is consistent with the comprehensive plan with the provisions listed in the Development Agreement in Section IV. The City Council determined the site to be consistent with the comprehensive plan due to the required landscape buffer to transition to the existing residential,providing employment opportunities on the eastern portion of the site, and the change in the Future Land Use Map to commercial to allow the uses to be consistent with it. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -23- 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the proposed map amendment to the C-C zoning district and conceptual development plan generally complies with the purpose statement of the C-C district in that it will provide a broader mix or retail, office, and service uses on the eastern portion of the site while also allowing for the self-storage use through a conditional use permit. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposed map amendment will not be detrimental to the public health, safety, and welfare as the proposed uses are providing a denser transition to the existing residences in the form of 6 inch caliper deciduous trees and 8 foot tall coniferous trees, hours of operation being restricted from 6 am to 11 pm and vehicle trips to the site are anticipated to generate 132 trips per day. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds City services are available to be provided to this development. Water and sewer services are available for connection to the future buildings on the site. 5. The annexation(as applicable)is in the best interest of city. Not Applicable. B. Conditional Use(UDC 11-5B-6E) The commission shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The site meets all the dimensional and development regulations of the C-C zoning district for the proposed use. Therefore, the City Council finds the site is large enough to accommodate the proposed use. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. The City Council finds the proposed use will be harmonious with the Comprehensive Plan in that it will provide additional employment, services, and recreation opportunities for residences in the area. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The City Council finds the design, construction, operation and maintenance of the proposed use with the conditions imposed will be compatible with other uses in the general vicinity but may moderately change the character of the area due to existing residential surrounding the property. However, the applicant will be required to install a denser transition to the existing residences in the form of 6-inch caliper deciduous trees and 8 foot tall coniferous trees that touch within S years of planting. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -24- 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. The City Council finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. This is because the proposed uses are compatible with existing residential surrounding the property due to a relatively low estimated traffic generation and enhanced landscape buffers to the residential. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures, refuse disposal,water,and sewer. The City Council finds the proposed use will be served by essential public facilities and services as required. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. The City Council finds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. The City Council finds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. In addition, the applicant will be required to provide a denser transition to the existing residences in the form of 6-inch caliper deciduous trees and 8 foot tall coniferous trees that touch within 5 years of planting. 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. The City Council finds the proposed use will not result in the destruction, loss or damage of any such features. 9. Additional findings for the alteration or extension of a nonconforming use: Not Applicable. 10. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, Not Applicable. 11. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. Not Applicable. C. Comprehensive Plan(UDC 11-513-71)) Upon recommendation from the Commission,the Council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an amendment to the Comprehensive Plan,the Council shall make the following findings: 1. The proposed amendment is consistent with the other elements of the comprehensive plan. The City Council finds the proposed amendment to Commercial is consistent with the Comprehensive Plan in that the proposed development will provide employment and help FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -25- provide a transition from McMillan Road to existing residences. The City Council determined the site to be consistent with the comprehensive plan due to the required landscape buffer to transition to the existing residential,providing employment opportunities on the eastern portion of the site, and the change in the Future Land Use Map to commercial to allow the uses to be consistent with it. 2. The proposed amendment provides an improved guide to future growth and development of the city. The City Council finds that the proposal to change the FL UM designation from Office to Commercial will allow for the last remaining parcel on the McMillan frontage in the immediate area to redevelop. The applicant cited a change in market demand since the parcel was annexed into the city, however, the comprehensive plan calls for employment in this area which is why the site plan encompasses multiple uses. 3. The proposed amendment is internally consistent with the goals, objectives and policies of the Comprehensive Plan. The City Council finds that the proposed amendment is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan as noted in Section X. 4. The proposed amendment is consistent with this Unified Development Code. The City Council finds that the proposed amendment is consistent with the Unified Development Code. The subject development meets the dimensional standards in the UDC. 5. The amendment will be compatible with existing and planned surrounding land uses. The City Council finds the proposed amendment will be compatible with existing residential surrounding the property due to a relatively low estimated traffic generation and enhanced landscape buffers to the residential. The applicant will be required to provide a denser transition to the existing residences in the form of 6 inch caliper deciduous trees and 8 foot tall coniferous trees, and restrict hours of operation from 6 am to 11 pm. 6. The proposed amendment will not burden existing and planned service capabilities. The City Council finds that the proposed amendment will not burden existing and planned service capabilities in this portion of the city. Sewer and water services are currently available to this site. ACHD has determined the traffic along W.McMillan Road will have sufficient capacity to allow for the addition of these uses in the area. 7. The proposed map amendment(as applicable)provides a logical juxtaposition of uses that allows sufficient area to mitigate any anticipated impact associated with the development of the area. The City Council finds the proposed map amendment provides a logical juxtaposition of uses and sufficient area to mitigate any development impacts to adjacent properties Vl. 8. The proposed amendment is in the best interest of the City of Meridian. For the reasons stated in Section III and the subject findings above, The City Council finds that the proposed amendment is in the best interest of the City. ACTION A. Staff: Staff recommends approval of the proposed amendment to the Future Land Use Map, Rezone, Conditional Use Permit, and Development Agreement Modification per the provisions in Section IV in accord with the Findings in Section V. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -26- B. Commission: The Meridian Planning&Zoning Commission heard these items on October 16r'',2025.At the public hearing,the Commission moved to recommend approval of the subject Rezone, Comprhensive Plan Map Amendment,Development Agreement Modification and Conditional Use Permit requests. 1. Summary of Commission public hearing_ a. In favor:Natalie Jones,Mary Wall, and Brian Burnett b. In opposition: Daniel Fisher,Penny Fisher,Doug Pill,Rodney Ludlow,Ryan Shipp, Case Doom, Tami Hindraker,Eric Hindraker, Tiffany Abernathy, Serge Martinez, C. Commenting:None d. Written testimony: Laurel Bower,Aura Cortes,and Scott Meeks e. Staff presenting application:Nick Napoli f Other Staff commenting on application: Caleb Hood 2. Key issue(s)of public testimony a. Concern regarding traffic,noise,transition to the residential,hours of operation,LoLo Pass being extended creating cut through traffic,and height of the proposed building The neighbors were primarily concerned with traffic impacts to the neighborhood and impacts on safety. They are against the rezoningas they believe it will generate more traffic than an office park. 3. Key issue(s)of discussion by Commission: a. Commission discussed the extension of LoLo Pass into the proposed development and whether having this connection point is appropriate given the connection of residential and commercial uses. In addition,the commission discussed the landscape buffer to the existing residential on the north and east portions of the site. 4. Commission change(s)to Staff recommendation: a. The commission recommended the LoLo Pass Way entrance be restricted to emergency access only,the buffer to the existing residential include a 4 foot berm with a 4 foot fence on top, and recommends the City Council consider further restrict the hours of operation, and add additional parking_ 5. Outstandingi ssue(s)for City Council: a. Whether the access point in alignment with LoLo Pass Way proposed to extended into the site is restricted to emergency access only. b. The buffer to the existing residential and what is considered an adequate transition. c. Hours of operation and whether they should be further restricted. d. Whether the rezoning is in the best interest of the city. C. City Council: The Meridian City Council heard these items on December 91h, 2025. At the public hearing,the Council moved to approve the subject Comprehensive Plan Map Amendment, Rezone, Conditional Use Permit and Development Agreement Modification requests. 1. Summanv of the City Council public hearing: a. In favor:Natalie Jones, Mary Wall, and Brian Burnett b. In opposition: Penny Fisher, Daniel Fisher, Laurel Bower, Angie Ludlow, Scott Meeks, and Serge Martinez C. Commenting:None d. Written testimony: Rod Ludlow: Concerns regarding cut through traffic with the connection of LoLo Pass Way and the impact that will have on safety on the neighborhood. He requested the access point be restricted to emergency access only. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -27- e. Staff presenting application: Nick Napoli f. Other Staff commenting on application: Bill Parsons 2. Key issue(s)of public testimony: a. The residents testifying were concerned regarding the increase in traffic on McMillan, Goddard Creek and Apgar Creek Drive: safety of the neighborhood with the increase in traffic.noise and hours of operation: Cut through traffic using the connection to LoLo Pass and the safety of the children in the neighborhood: Inadequate narking for the types of businesses that could occupy the tenant spaces: Prefer having an office nark instead of commercial uses. 3. Key issue(s)of discussion by City Council: a. City Council discussed the extension of LoLo Pass Way with Councilwoman Strader raising concerns with compatibility of the development if restricting access is oil be required. In addition, City Council discussed the landscape buffer to residential. traffic along McMillan and in the surrounding area, whether the original proposal by the applicant for all storage is more appropriate, and parking within the develo ment. The City Council ultimately determined that restricting access to the development is not in the best interest of the city. However,the City Council did determine that more mature landscaping on the northern boundary will be required in lieu of the fencing and berm. 4. City Council change(s)to Commission recommendation: a. Modify DA Provision h: The applicant shall install more mature landscaping in the form of 6-inch caliper deciduous trees and 8-foot-tall coniferous trees*f tIF44) feet bet-:- . <,�that allows trees to touch within five(5)years of planting in the landscape buffer adjacent to the existing residential. Eliminate Condition 2.5: n eN ise the to ( m feet m„'+. tise 3 h,N the meander-and make it str-aieht i3er-AC14D's eonditions of aim oval. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -28- EXHIBITS A. Project Area Maps (link to Project Overview) 1. Aerial Vll. Legend Project Location r� Area of Impact 3 OAnalysis y".1d R i L i FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -29- 2. Zoning Map Legend RUT C C M Project Location ° :.:Area of Impact R1� O Analysis R—a L-O � fr L—o ® C-C ® C-G ETH El E 7`7 R-15 EH aC G NUT.TrnirM C Nib i R-F C-N R-2 1 RUT L-O raRAl i 1 l J Mal r FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -30- �■I J T _ �� 7rr■ It! � 1 436fir'{j + + + 1.111► WWI- INI1 111 lair l flip 111} i,�1111'■� +iiiiioil •i I.1■ 1 1' lei' . , . 1 i NE_� �' NI .• r�II�r11 • • . • . �IJ�II■Wn r : . . • .r — lUl■■ !rip Now- till r - • � i t r� ■111 •11 s �tLl � �11i11 �• •t . t7fi;�L r `wM111111'�r 111��. -3 i dll7lllrc-L'rrl� jlll 7 Resd eenlLaJ I • * 1+YJJ]+II 11 � • I 17f# 1�■1 II111IIi1I11Ii■N I_T.4 w=+rl■iirr1r■1�r711 1s�*f1e��llrir lIlliJHLJi J' sew y • r IYIk11`S+ri' alp �111111' l J �#�� illl�llll it • t i 'C�1 -�� � IIIIi■ 111 _ • "t + o I- 11111N�Ejlll tllN} I149[t �iir ��e• •.� s =J111J,■Y. IS IIIn�Y• r 1*Ili 0-4E: ■ �FJllr w = � ' 11I IL1�ILt1Jim llll ■ 11 t " • IIIIF���' _ 1 1!lU11111 1 ■Yl1■ 1r1111 11 - OUR rluiY, r11 - Alli 11111111',�1'11l ■rrl '11' k ■rip .,N�t�Fi4'111111. 1111N11. IIL9t.;L,_iI�NI- lq;Ltr��JIIN111J1111ft.i! � 11 11J111 J11, tiiL NNJ�'!J ICIIL'+JL'LI=onlrl - i +YYY Nj lYtitlltl:li "i If - ki1111.N]trti.JN` I ,��_� _ Itt ■uii im.�Co -Ynl3LL+al r I' x . �INI. BNll r1 1 IIIII[Irl IF Lf �� #k` 1111'Ir`lrl' + [ 1�rc 0. 11 �11 1111 ■rlll IN III ifU1111 lJ•� s� 1.�7°L�Yllll•Il�lt�, r �1 NI rlrlr IIIi11111L'� �`��IK "IJrrr-ter ��*'w .F�`-- � If Iff11 P 1Xw11P111� I111JQ ■r 1 — 111111j_ ��111 Illllr f1 i��Fr Kill _ENE wrl. _' Gi la lTt •' 1 1 11 4. Planned Development Map Legend ®�7 myB 60 h (-I Project Location r - �.:Area at Impact T= City Limits Planned Parcels l 4. O Analysis R� C� �.n r ° 1 \V 4 K 1+'-'-V 7^o rrn�-rrr�r-irr._ r-r-e fY7 °m C7l at ram, BAN, . FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -32- B. Subject Site Photos s. I <` .r k FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -33- OEM- vi fir. lk ' ` � e . raj _ FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -34- C. Service Accessibility Report PARCEL S042643 550 SERVICE ACCESSIBILITY overall Score: 37 81st (percentile Location In City L rnit Extension Sewer Trunkshed mains < 506 ft.from parcel Floodplain Either not within the 100 yr floodplain or > 2 acres Emergency Services Fire Response time < 5 min, Emergency Services Police Meets response time goals most of the time Pathways Within 114 mile of current pathways Transit Not within 1/4 of current or future transit route Arterial Road Buildout Status Ultimate configuration(4 of lanes in master streets plan) matches existing (4 of lanes) School Walking Proximity Within 112 mile walking Either High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving (existing or future) Eithera Regional Park within 1 mile-OR a Community Park Walkability Park within 1/2 mile OR a Neighborhood Park within 114 mile walking FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -35- D. Site Plan(date: 9/15/2025) LEGEM Egg= an E LLJ G 71. W"UAN RDAD () U 7 r PRajAURA SFFE PLAN T SPI-0 .—1d FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -36- E. Landscape Plan (date: 11/25/2025) �n09 Pd Awq�.Ra �KT�J •"". �� NClf'FGR ^- CQNS7RLC11GN a v II — IN _ 1 .lam . w.LANDSCAPE PLAN•AREA ONE T ..� oscaaF riV►s wwx-aa�n cnr ----------------------------------------- Wur I eA�e�ava asea+roa a.�� i ` __ s-K9-747-1 T n r o 3 a .. ... ._.., �Y .. LAN�YAPE PLAN.dREA TWO _ uN56r_aaE Puv 1 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -37- _ �.�.9fPPf A4LL4 PPlP4RATON - ..� �� a wpm �� �h All WAR PI�9 CdcTAILffi FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -38- F. Building Elevations(date: I • FINDINGS ■aril � Flex Spaces-View from Parking dot Flex Spaces-View from McMillan Road OF • • OF • ORDER FOR 1 11 -39- Ak Storage Building -View from McMillan Road FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -40- 'Row 'A A --}-- Flax Spaces -View from Parking Lot FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -41 - G. Rezone Legal Description&Exhibit Map LEGAL DESCRIPTION FOR FULFER KELLY&IRRENIpA TRUST PARCEL-A"REZONE A 4e2feel OTUM.for the purposes of razaning,4ocahsc!in the&W14 of"SE114¢I SmFoon 213.Tovh-ml q 4 Noah;,FLmge 1 West,Boise blsnc�an.CAV of Afeeadien,Ada County.Waho and hang F—LOTI Cir1EaCfltded ar rallams'. BASIS-OF REARING irre Soutri.one of On!SEW*t sW Sea im 26.dnu Aed'kom kemd mono fmWa and taken a5 f4l'M ff'2$'35'L+L4aO with Me&.,da-rr a e7eNLA &r mooL7 eats forvid red' the 2625 50 k-V BEGINNING at a brass Ga1R mawrnene,markrig the Suullrwesl cofw oTsaid SE'I14; i:hence,NWh 00'30 f T-EaA a diMn4*yr-m(:+7 r—In 3 5MAnth rebsm riw1king me Southeast aomsr of FulSer Sllbdiv*Km No.3 jML r or*d in ft eyfir ar words 01 Ards cz.nty v1 Fiat smk W a1 rage 1 ON& Thence,coruinwfrg NartR U0'3q 1 1°East a dlslanrae i1!3iP.[i0 Feat alnng hrrt Fa.r tires pi a�2ci rulrer Su4dral�+Xl Na.:i Tn a:�8-1nc�i r�absr rnanva,f the Souttrwrasi carr+�ar=alter Subdivition too 4 as recwded in the olf+clel regards of Ada County in Plat Book 92 al Paim 10985; Thence,leaving sad East lire orb*ivk*rg eie boundary of said Fullw Srdhdlwsron Na.4 the fedowing 3 c*urses,truth 69 77''14'Emit a disudxe or 25S 95 Wit; T Woe.J kMh 80°37+46'Eag a dis- rim iyf 43$44 FMA 4o a 51&indi rct1w Thence,south GGd 3Z W WOW a cl*mnce of 215.81 144t tv a 1Q-inrh r4pbv Theme,teavvig&W FullerSubdmacri No 4 leundary aofd corrtiriimg.South 00'32'14- %Mimt a d4tarxe of 1170 68feellin a&B-nch rebiv ors the North nght-�of-wa+y brie of I McMillan R'1 Theme,corrbri -SmAh 00'32'14"Wa&r 3 dls+.sn€e or moo reet too.®point corneidefli with said South lino of the SE114&W IN.-crnterlinfs ar sold W.MiWillan ThBxe,along sand coinudersl lino.North 89"26'35"'4Vc31 a dislance at 700.50 fee.to[tie PONT OF BEGINNING. Said Pam"containing 260.0M squa*e feel cr 5 N acres,rrw@ o+049;..aild i1c.sulrga,.ci:10 311 "mtxrg resesnants and?m rights-of-ways of record or irrored END aF DESCRIPT13f4 LAALD yxG�„ 1p e Kwn N Sorenscn.P 1.S 111 ZP � �} I Trmberline SLonovyi 3t6 S.Kinvoell Ayffl,Suite 297 Cakhveh,Idaho 133W6 Pegs 1 of 1 U',+535.114 4391+r 1... -216611er*111o'Ad6.irA*.'.p'4*9a1,e.fAnf2FL A Ar 711ArF H FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -42- r ,*x +rartrwraana a��rra� Q , Ll v _ e 1 � I i — • yOR :. I I , w w �yx cc g x u - It _ la CL 1 I I Z6— 907 35v M009 y of iY t/tl't�1Ad�Ji dlg d!-i37 i '. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) —43— VE IDIAN:--- AGENDA ITEM ITEM TOPIC: Fiscal Year 2026 Net-Zero Budget Amendment in the amount of$133,500 for Wastewater Resource Recovery Facility Tertiary Filter Equalization Tank Recoat Project cm N O M 70 0 0 � z z N _ (fl U (. 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O .'^ `� ro vj E =' yyp�� a N N T d .- LD C Q Y cu (D O N cli 0 C O O C as Cl) F a 0 u H W a - m r i H 3 ri 3 i v o > Lo > 00 of Ll W U Mayor Robert E. Simison ILIA City Council Members: EN� Luke Cavener Liz Strader Brian Whitlock Doug Taylor John Overton Anne Little Roberts TO: Mayor Robert E. Simison Members of the City Council FROM: Laurelei McVey, Public Works Director DATE: 03/09/2026 SUBJECT: FY26 NET ZERO BUDGET AMENDMENT FOR THE TERTIARY FILTER EQUALIZATOIN TANK RECOAT PROJECT REQUESTED COUNCIL DATE: 03/17/2026 I. RECOMMENDED ACTION A. Move to: 1. Approve the net zero budget amendment for the Tertiary Filter Equalization Tank Recoat Project. 2. Authorize the Mayor to sign the agreement II. DEPARTMENT CONTACT PERSONS Laurelei McVey, Director of Public Works 208-489-0365 III. DESCRIPTION A. Background The Public Works Department is completing a planned FY26 project to rehabilitate, repair, and recoat the old Reclaimed Water bolted steel tanks to be used as equalization tanks for the new Tertiary Filtration project. The Tertiary Filtration Project is a permit required project necessary to meet the 2027 IPDES discharge permit limits and is currently under construction. Using the old Reclaimed Water tanks as flow equalization is an important cost saving measure to allow the City to install fewer tertiary filtration membrane skids to meet peak flows. Page I of 2 The Department analyzed the interior of the tanks to estimate the necessary rehabilitation work needed; however,there was additional corrosion on the ceiling bolts and support brackets that was not visible until side panels on the tanks were removed to allow for the rehabilitation work. The cost of repairing these additional tank components is $133,500. Failure to rehabilitate the ceiling bolts and brackets could result in an eventual collapse of the tank roofs. B. Reason for Amendment The contractor is currently working on the tanks which are drained, out of service, and have the side panels removed. It is advantageous to compete this unanticipated additional work now rather than waiting for FY27. IV. IMPACT There is currently over $1.9M of uncommitted remaining contingency funding in the Tertiary Filtration Project. That project is nearing completion (est Oct 2026) and is not expected to utilize all of the remaining contingency funds. This budget amendment proposes to move $133,500 from the Tertiary Filtration Project to the WRRF Plant Maintenance account (where the tank recoat project is funded) to complete this work. These tanks will be a critical component to the Tertiary Filtration process once operational. Tank Recoating Project Original Project Budget(FY26 Budget Request) $366,700 Additional Funding Needed to Complete Work $133,500 Total Project Budget 1 $500,200 Tertiary Filtration Project Funding FRemaining Uncommitted ContingencyFundin -$1.9M V. ALTERNATIVES Delaying the additional rehabilitation work is possible; however, it has several disadvantages that should be considered. It will likely be more expensive to have a contractor remobilize to the site and perform the work at a later date. Taking the tanks down at a later date will be more complicated since the Tertiary Filtration Project will be completed at that time and the tanks will be in use requiring a process flow shut down which could impact permit compliance. Page 2 of 2 (:� !WENIDAN�-- AGENDA ITEM ITEM TOPIC: Agreement between DWT Investments and the City of Meridian for Future Streetlight Installation Mayor Robert E. Simison City Council Members: E IDIAN.A_4� John Overton, President Anne Little Roberts,Vice President D A H O Brian Whitlock Liz Strader Doug Taylor Luke Cavener MEMORANDUM TO: Mayor Robert E. Simison Members of the City Council FROM: Micah Bandurraga— Transportation and Utility Coordinator DATE: March 4, 2026 SUBJECT: STREETLIGHT FUTURE INSTALLATION AGREEMENT BETWEEN DWT INVESTMENTS AND THE CITY OF MERIDIAN. REQUESTED COUNCIL DATE: March 17, 2026 I. RECOMMENDED ACTION A. Move to: 1. Approve the City of Meridians"Acceptance of FIA and costs"amounts as indicated in section III, below. 11. DEPARTMENT CONTACT PERSONS Micah Bandurraga—TUC 208-489-0352 Warren Stewart, City Engineer 208-489-0350 Laurelei McVey, Public Works Director 208-985-1259 III. DESCRIPTION A. Background Idaho Transportation Department does not allow streetlight installation unless a full mile of streetlights can be installed at one time. The developer has agreed to pay the City for the future installation of streetlights in the amount of One Hundred Forty-Eight Thousand Five Hundred Dollars and Zero Cents ($148,500.00). (see attached). B. Proposed Project New Costco and fuel station at Lake Hazel and Meridian Road. Public Works Department . 33 E.Broadway Avenue,Suite 200,Meridian,ID 83642 Phone 208-898-5500 . www.meridiancity.orq Approved for Council Agenda: A I 3/�-(/a& l/ Public Works Department . 33 E.Broadway Avenue,Suite 200,Meridian,ID 83642 Phone 208-898-5500 . www.meridiancity.orq AGREEMENT TO ACCEPT PAYMENT IN LIEU OF INSTALLING STREETLIGHTS AT APEX ZENITH/COSTCO This AGREEMENT TO ACCEPT PAYMENT IN LIEU OF INSTALLING STREETLIGHT AT APEX ZENITH/COSTCO ("Agreement"),made thisl7th of March , 2026 ("Effective Date") between the City of Meridian, a municipal corporation organized under the laws of the State of Idaho,whose address is 33 East Broadway Avenue, Meridian, Idaho ("City"), and DWT Investments LLC,whose address is 2929 W.Navigator Drive STE 400 Meridian, ID 83642 ("Property Owner"). WHEREAS,Property Owner is the owner of Parcels (S1406223020, S1406233610), located generally on the southeast corner of the intersection of S. Meridian Road and E.Lake Hazel Road, in Meridian, Idaho ("Subdivision"); WHEREAS, Property Owner is currently unable to install the required streetlights along S. Meridian Road,because the road is also State Highway 69; and, WHEREAS, , City is willing to install streetlights for One(1) consecutive mile as required by Idaho Transportation Department after receipt of Property Owner's payment to City of the estimated amount necessary to install such streetlights at a time of City's choosing; WHEREAS, one of the Site-Specific Conditions of Approval of City's approval of C- NEW-2025-0050 and C-NEW-2025-0051 is that Property Owner must pay City of Meridian one hundred-forty eight thousand five hundred dollars and zero cents($148,500.00)in lieu of installing Nine(9) streetlights on the west side of the property, along S. Meridian Road (State Highway 69) ("Location"); NOW THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged and agreed, and in consideration of the mutual promises and covenants herein contained, and in consideration of the recitals above, which are incorporated herein, the Parties agree as follows: I.COMMITMENTS BY PROPERTY OWNER. A. Payment.By March 15, 2026,Property Owner shall pay to City one hundred forty-eight thousand five hundred dollars and zero cents ($148,500.00), for the installation of Nine(9) streetlights at Location. B. Consent to entry. Property Owner shall, and hereby does,provide to the City perpetual consent and access to enter the Subdivision for the purpose of inspecting or installing streetlights and related infrastructure. Except in the event of an imminent or realized threat to the public health, safety, or welfare, City shall provide Property Owner at least twenty- four(24)hours prior notice of such entry. Such notice may be verbal,written, or be posted at Location. II.COMMITMENTS BY CITY. AGREEMENT TO ACCEPT PAYMENT IN LIEU OF INSTALLATION OF STREETLIGHTS PAGE 1 A. Installation. City agrees to accept the amount set forth in this Agreement in lieu of requiring Property Owner to install the Nine(9) streetlights at Location. B. Payment of additional expense for installation. Upon Property Owner's payment of the amount set forth herein,the requirement in C-NEW-2025-0050 and C-NEW-2025-0051 to install the Nine(9) streetlights at Location shall be considered satisfied. City shall be responsible for any additional cost of installation of streetlights beyond the amount paid by Property Owner under this Agreement. III.GENERAL PROVISIONS. A. Default. Any failure to perform the terms and conditions of this Agreement,or any portion thereof, shall be a default hereunder. B. Notices. Any notice desired by the Parties or required by this Agreement shall be deemed delivered after deposit in the United States Mail,postage prepaid, addressed as follows: If to City: If to Property Owner: City of Meridian DWT Investments, LLC City Clerk 2929 W.Navigator Drive Suite 400 33 E. Broadway Ave. Meridian, ID 83642 Meridian, Idaho 83642 Either Party may change its address for the purpose of this section by delivering to the other Party written notification of such change, establishing a new address for noticing purposes, in accordance with the requirements of this section. C. Time is of the essence. The Parties 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 and default hereunder by the Party so failing to perform. D. Severability. If any provision of this Agreement is held invalid by a court of competent jurisdiction, such provision shall be deemed to be excised herefrom and the invalidity thereof shall not affect any other provision or provisions contained herein. E. 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 fees as determined by such court. This provision shall be deemed to be a separate contract between the Parties and shall survive, inter alia, any default, termination, or forfeiture of this Agreement. F. Final Agreement. This Agreement sets forth all promises,inducements, agreements, conditions, and understandings between City and Property Owner relative to the subject matter hereof, and there are no promises, agreements, conditions, or understandings, either oral or written, express or implied,between City and Property Owner, other than as are stated herein. Except as otherwise specifically provided herein,no subsequent alteration, amendment, change, or addition to this Agreement shall be binding upon the Parties unless set forth in writing and duly executed by both Parties or their successors in interest. AGREEMENT TO ACCEPT PAYMENT IN LIEU OF INSTALLATION OF STREETLIGHTS PAGE 2 G. Non-waiver. Failure of either Party to promptly enforce the strict performance of any term of this Agreement shall not constitute a waiver or relinquishment of any Party's right to thereafter enforce such term, and any right or remedy hereunder may be asserted at any time after either party becomes entitled to the benefit thereof,notwithstanding delay in enforcement. All rights and remedies herein enumerated shall be cumulative and none shall exclude any other right or remedy allowed by law. Likewise, the exercise of any remedy provided for herein or allowed by law shall not be to the exclusion of any other remedy. H. Compliance with laws. Throughout the course of this Agreement, the Parties shall comply with all applicable laws, ordinances, and codes of Federal, State, and local governments. This Agreement shall be governed by and construed and enforced in accordance with the laws of the State of Idaho, and the ordinances of the City of Meridian. The City's ordinances appertaining to streetlight installation and maintenance, and any prospective amendments to and/or recodifications thereof, are specifically and without limitation incorporated into this Agreement as if set forth fully herein. I. Advice of attorney. Each party warrants and represents that in executing this Agreement, it has received independent legal advice from its attorney or the opportunity to seek such advice. J. Warranty of authority. Each party to this Agreement represents and warrants that the execution, delivery, and performance of this Agreement has been duly authorized by all necessary action of such party and is a valid and binding obligation upon the persons or entity signing this Agreement. K. Approval Required: This Agreement shall not become effective or binding until approved by the City Council of the City of Meridian. IN WITNESS WHEREOF,the parties shall cause this Agreement to be executed by their duly authorized officers the Effective Date first above written. Property O1 •Ier: DWT Investments,LLC Robert L. Phillips, President of Manager CITY OF MERIDIAN: Attest: Robert E. Simison 3-17-2026 Chris Johnson 3-17-2026 Mayor City Clerk AGREEMENT To ACCEPT PAYMENT IN LIEU OF INSTALLATION OF STREETLIGHTS PAGE 3 (:� !WENIDAN�-- AGENDA ITEM ITEM TOPIC: Agreement between the City of Meridian and the Idaho Transportation Department for ITD Project No. A023(456), 1-84 Meridian Road IC to Eagle Road IC Mayor Robert E. Simison City Council Members: ERIDIAN John Overton, President Anne Little Roberts, Vice President Brian Whitlock Liz Strader Doug Taylor Luke Cavener TO: Mayor Robert E. Simison Members of the City Council FROM: Dean Stacey DATE: March 4, 2026 SUBJECT: COOP AGREEMENT BETWEEN THE IDAHO TRANSPORTATION DEPARTMENT (ITD) AND CITY OF MERIDIAN FOR ITD PROJECT NO. A023(456), I-84 MERIDIAN RD IC TO EAGLE ROAD IC REQUESTED COUNCIL DATE: 17 March, 2026 I. RECOMMENDED ACTION A. Move to: 1. Approve the Co-op agreement with ITD related to Project A023(456), I-84 Meridian Rd IC to Eagle Rd IC II. DEPARTMENT CONTACT PERSONS Dean Stacey, Engineering Project Manager 208-489-0386 Kyle Radek, Assistant City Engineer 208-489-0343 Warren Stewart, City Engineer 208-489-0350 Laurelei McVey, Director of Public Works 208-985-1259 III. DESCRIPTION A. Backizround ITD is designing a project to add another east-bound lane on the south side of I- 84 between Meridian Road and Eagle Road. The City of Meridian needs to extend the steel sewer main casings crossing I-84 to keep them protected and accessible under the new road surface, and to avoid damage to I-84 in the event of a pipe failure. B. Proposed Project Page I of 2 Extend the sewer main casings in two locations on the south side of I-84. VII. LIST OF ATTACHMENTS Co-op agreement Approved for Council Agenda: Page 2 of 2 COOPERATIVE AGREEMENT PROJECT NO. A023(456) I-84 Meridian Rd IC to Eagle Rd IC Ada County KEY NO. 23456 PARTIES THIS AGREEMENT is made and entered this 17th day of March 2026 by and between the IDAHO TRANSPORTATION DEPARTMENT, hereafter called the State, and CITY OF MERIDIAN, hereafter called the CITY. PURPOSE The State has programmed a construction project on I-84 from the Meridian Road Interchange to the Eagle Road Interchange, Ada County (the "Project"). The Project includes adding an auxiliary lane and converting the eastbound Meridian Road on ramp and Eagle Road off ramp to two lane ramps. The Project will require extending two (2) sewer main steel casings, owned by the CITY. This agreement will provide for the responsibilities of the parties regarding these Project matters. Authority of this Agreement is established by Section 40-317, Idaho Code. The parties agree as follows: SECTION I. That the State will: 1. Provide design and construction of the Project. The Project will include design plans for the auxiliary lane improvements on 1-84 and installation or relocation of stormwater facilities, illumination, fiber and power. 2. Consult with the CITY if the sum of CITY work summarized in Section 11.5 of this agreement exceeds $112,150.00. 3. Incorporate the CITY's plans and specifications for CITY sewer casing extensions. Improvements will include dewatering, lawn construction, exploratory excavation, CCTV inspection, casing bedding, 28" and 30" split casing for sewer main and imported trench backfill. The design is being completed under the CITY Project No. 11429. All improvements will be included in the Project's PS&E package. The State will include in their contract discrete bid items for CITY work as shown on the attached Exhibit A. Work will be performed concurrent with Project construction. 4. Obtain and comply with local, state, and national permits (i.e., 401, 404, and CGP). Cooperative Agreement 1-84 Meridian Rd IC to Eagle Rd IC Key No. 23456 Page 1 5. Notify the CITY via email to Dean Stacey, dstacey@meridiancity.org, a minimum of two weeks in advance of any CITY work. Provide one to two days advance notice for CITY inspection and testing. 6. Inspect, test, and accept backfill of excavations made for sewer work. 7. Consult the CITY and obtain written approval prior to any change related to this work. 8. Maintain complete accounts of all project funds received and dispersed, which will be used to determine the CITY's portion of actual contract costs of CITY's facilities and necessary easements. 9. Require discrete tracking of construction costs associated with CITY project elements. 10. Reconcile direct expenditures no later than ninety (90) days after the CITY's written acceptance of work,pay to CITY the surplus amount for the work, if any. SECTION II. That the CITY will: 1. Obtain any license agreements necessary to complete the work, including but not limited to an agreement with the Nampa Meridian Irrigation District. 2. Provide the State with plans and specifications for dewatering, lawn construction, exploratory excavation, CCTV inspection, casing bedding, 28" and 30" split casing for sewer main and imported trench backfill. Plans and specifications must be prepared in State format to be included in the Project contract. 3. Review and approve submittals and shop drawings for the CITY work. Acceptance will be based on the contractor furnishing products as noted in the approved contract specifications and installed and tested according to the current ISPWC. 4. Conduct interim inspection installation of sewer as it is being placed. Final acceptance will be made once all testing and final inspections have been made with acceptable results. The CITY will issue written acceptance of the work. 5. Pay to the State the sum of$112,150.00 within 30 days of the execution of this Agreement. The sum is the estimated cost of CITY's facilities as itemized in Exhibit A. In addition, within 150 days of acceptance of the CITY's facilities and completion of cost reconciliation, the CITY will pay to the State the additional amount owed for the work, if any. 6. Funds owed by the CITY will be remitted to the State through the ITD payment portal at: https:llaps.itd.idaho. ovvIPayITD Cooperative Agreement 1-84 Meridian Rd IC to Eagle Rd IC Key No. 23456 Page 2 SECTION III. The following general terms apply: Term. This Agreement becomes effective on the date first mentioned above, and will remain in full force and effect until amended or replaced upon the mutual written consent of the CITY and the State. Waiver,Modification or Amendment. Except as specifically provided in this Agreement, no waiver, modification or amendment of this Agreement or any condition herein contained will be valid unless in writing executed by all parties. Execution in Counterparts. This Agreement may be executed in counterparts, each of which will be deemed an original and all of which together considered one and the same agreement. Sufficient Appropriation. It is understood and agreed that the State is a governmental agency, and this Agreement will in no way be construed so as to bind or obligate the State beyond the term of any particular appropriation of funds by the Federal Government or the State Legislature as may exist from time to time. The State reserves the right to terminate this Agreement if, in its sole judgement, the Federal Government or the legislature of the State of Idaho fails, neglects or refuses to appropriate sufficient funds as may be required for the State to continue payments. Any such termination takes effect immediately upon notice and be otherwise effective as provided in this Agreement. Force Majeure. No Party will be liable for failure to perform any duty under this Agreement where such failure is due to unforeseeable causes beyond the Parties' control and without the fault or negligence of the Parties, including, but not restricted to, acts of God or the public enemy, fire, flood, epidemics, quarantine, strikes or other natural disasters.No Party will be liable for any failure to perform resulting from any order of any court or state or federal agency. Governiniz Law and Severability. This Agreement will be construed in accordance with and governed by the laws of the State of Idaho. Any action to enforce the provisions of this Agreement will be brought in State district court in Boise, Ada County, Idaho. In the event any term of this Agreement is held to be invalid or unenforceable by a court, the remaining terms of the Agreement will remain in force. No Authority to Bind the Other Party. One Party under this Agreement will have no authority to enter into contracts or agreements on behalf of the other Party. All contracts or agreements will be entered on behalf of the executing Party or executed jointly by both Parties. Cooperative Agreement 1-84 Meridian Rd IC to Eagle Rd IC Key No. 23456 Page 3 Entire Agreement. This Agreement constitutes the entire agreement between the Parties and supersedes all prior agreements or understandings between the Parties with respect to the subject of this Agreement. EXECUTION This Agreement is executed for the State by its District Engineer, and executed for the CITY by the Mayor attested to by the City Clerk, with the imprinted corporate seal of the City of Meridian. IDAHO TRANSPORTATION DEPARTMENT District Engineer ATTEST: CITY OF MERIDIAN City Clerk Chris Johnson 3-17-2026 Mayor Robert E. Simison 3-17-2026 (SEAL) By regular/special meeting on WD: 23456 COOPERATIVE AGREEMENT Cooperative Agreement 1-84 Meridian Rd IC to Eagle Rd IC Key No. 23456 Page 4 WE IDIAN:--- AGENDA ITEM ITEM TOPIC: Resolution 26-2577: A Resolution Approving a Cooperative Agreement between the City of Meridian and the Idaho Transportation Department concerning Federal Aid Highway Project No. A023(456); authorizing the Mayor to execute the Cooperative Agreement; and providing an effective date CITY OF MERIDIAN RESOLUTION NO. 26-2577 BY THE CITY COUNCIL: CAVENER,LITTLE ROBERTS, OVERTON, STRADER, TAYLOR,WHITLOCK A RESOLUTION APPROVING A COOPERATIVE AGREEMENT BETWEEN THE CITY OF MERIDIAN AND THE IDAHO TRANSPORTATION DEPARTMENT CONCERNING FEDERAL AID HIGHWAY PROJECT NO. A023(456); AUTHORIZING THE MAYOR TO EXECUTE THE COOPERATIVE AGREEMENT; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the Idaho Transportation Department, hereafter called the STATE, has submitted a Cooperative Agreement stating obligations of the STATE and the City of Meridian,hereafter called the CITY,for construction of a project on I-84 from the Meridian Road Interchange to the Eagle Road Interchange; and, WHEREAS, the STATE is responsible for obtaining compliance with laws, standards and procedural policies in the development, construction and maintenance of improvements made to the Federal-aid Highway System when there is federal participation in the costs; and WHEREAS, certain functions to be performed by the STATE involve the expenditure of funds as set forth in the Cooperative Agreement; and WHEREAS, the STATE can only pay for work associated with the State Highway System; and, WHEREAS, the CITY is fully responsible for its share of project costs; NOW,THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN,IDAHO AS FOLLOWS: SECTION 1. That the Cooperative Agreement concerning Federal Aid Highway Project A023(456)is hereby approved. SECTION 2. That the Mayor is hereby authorized to execute the Cooperative Agreement on behalf of the CITY. SECTION 3. That duly certified copies of this Resolution shall be furnished to the Idaho Transportation Department. SECTION 4. That this Resolution shall be in full force and effect immediately upon its adoption and approval. RESOLUTION RE:ITD COOPERATIVE AGREEMENT FOR PROJECT A023(456)—Page 1 of 2 ADOPTED by the City Council of the City of Meridian, Idaho, this 17th day of March , 2026. APPROVED by the Mayor of the City of Meridian, Idaho, this 17th day of March , 2026. APPROVED: Mayor Robert E. Simison ATTEST: By: Chris Johnson, City Clerk CERTIFICATION I hereby certify that the above is a true copy of a Resolution passed at a regular,duly called meeting of the City Council, City of Meridian, held on March 17, ,2026. By: Chris Johnson, City Clerk (Seal) RESOLUTION RE:ITD COOPERATIVE AGREEMENT FOR PROJECT A023(456)—Page 2 of 2 (:� !WENIDAN�-- AGENDA ITEM ITEM TOPIC: Resolution No. 26-2576: A Resolution of the City Council of the City of Meridian, Idaho, Setting Forth Certain Findings and Purposes to Declare Surplus Property and Authorizing the Donation of Certain Office Supplies and Equipment to St. Vincent de Paul Southwest Idaho CITY OF MERIDIAN RESOLUTION NO. 26-2576 BY THE CITY COUNCIL: CAVENER,LITTLE ROBERTS, OVERTON STRADER, TAYLOR,WHITLOCK A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MERIDIAN,IDAHO, SETTING FORTH CERTAIN FINDINGS AND PURPOSES TO DECLARE SURPLUS PROPERTY AND AUTHORIZING THE DONATION OF CERTAIN OFFICE SUPPLIES AND EQUIPMENT TO ST. VINCENT DE PAUL SOUTHWEST IDAHO. WHEREAS, it is in the best interest of the City of Meridian to declare that office supplies and equipment as attached in Exhibit"A" as surplus, as these particular items are no longer needed or used by the City of Meridian; WHEREAS,the City of Meridian's purchasing policy allows surplus City property to be donated to other agencies exempt from federal income tax under Section 501(c)(3) of the Internal Revenue Code when the value of the property in question is of nominal value, that is, valued at less than the cost of disposing of the property; WHEREAS, the cost of maintaining the office supplies and equipment would result in the unnecessary expenditure of City funds; and WHEREAS, the City of Meridian desires to donate the office supplies and equipment listed in Exhibit"A"to St. Vincent de Paul Southwest Idaho, which is exempt from federal income tax under Section 501(c)(3) of the Internal Revenue Code. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN, IDAHO, AS FOLLOWS: Section 1. That the Mayor and City Council hereby authorize and declare that certain office supplies and equipment as attached hereto as Exhibit"A" are surplus property. Section 2. That the Mayor and City Council hereby authorize the donation of the office supplies and equipment listed in Exhibit"A"to St. Vincent de Paul Southwest Idaho. ADOPTED by the City Council of the City of Meridian, Idaho, this 17th day of March, 2026. APPROVED by the Mayor of the City of Meridian, Idaho, this17th day of March, 2026. APPROVED: ATTEST: Mayor Robert E. Simison Chris Johnson, City Clerk EXHIBIT A DEPARTMENT C��fERI DIAN ~ Public Work DEPARTMENT CONTACT CITY OF MERIDIAN Susie Deardorff PROPERTY INFORMATION FORM CITY TAG# DESCRIPTION LOCATION None Air compressor hose PW 2nd Floor MODEL MANUFACTURER SERIAL/VIN# Unknown Unknown Unknown ACQUISITION DATE ORIGINAL COST VENDOR LIFESPAN Unknown Unknow PROPERTY DISPOSAL AUTHORIZATION DISPOSAL METHODS Give a brief description of how you plan on disposing the asset Auction/Sell Donate to St.Vincent de Paul X Donation/Transfer Trade In Discard/Recycle "Please remove all identifying logos prior to disposal REASON FOR DISPOSAL OF PROPERTY Not needed CONDITION OF PROPERTY TO BE DISPOSED Usable 3 -3 -�6 Department Designee Approva Date APPROVED By Jesse Alvarez at 12:05 pm,Mar 04,2026 Finance Reviewed Date FOR FINANCE USE ONLY FA# - I GL Code: --- - Resolution No.: Approved by Council Date: Final Disposition of Property: S:\AdminBusOps\Admin\Admin Records_Transitory\Inventory\2026\Disposal form-Air compressor hose 1 of 2 DEPARTMENT C-I WE I ZI PublicWork DEPARTMENT CONTACT CITY OF MERIDIAN Susie Deardorff PROPERTY INFORMATION FORM CITY TAG# DESCRIPTION LOCATION None Black brief cases/computer bags(4) PW 2nd Floor MODEL MANUFACTURER SERIAL/VIN# Unknown Unknown Unknown ACQUISITION DATE ORIGINAL COST VENDOR LIFE_SP_AN Unknown Unknow PROPERTY DISPOSAL AUTHORIZATION DISPOSAL METHODS Give a brief description of how you plan on disposing the asset Auction/Sell Donate to St.Vincent de Paul X Donation/Transfer Trade In Discard/Recycle "Please remove all identifying logos prior to disposal REASON FOR DISPOSAL OF PROPERTY Nat needed CONDITION OF PROPERTY TO BE DISPOSED Usable 3 -3 - �6 Department Designee Approval Date APPROVED By Jesse Alvarez at 12:05 pm,Mar 04,2026 Finance Reviewed Date FOR FINANCE USE ONLY FA# GL Code: Resolution No.: Approved by Council Date: Final Disposition of Property: S,\AdminBusOps\Admin\Admin Records_Transitory\lnventory\2026\Disposal form- Black computer bags 1 of 2 DEPARTMENT E IDIANR-- public Work DEPARTMENT CONTACT CITY OF MERIDIAN Susie Deardorff PROPERTY INFORMATION FORM CITY TAG # DESCRIPTION LOCATION None Black file folder desk organizers(2) PW 2nd Floor MODEL MANUFACTURER SERIAL/VIN# Unknown Unknown Unknown ACQUISITION DATE ORIGINAL COST_ VENDOR LIFESPAN Unknown Unknow PROPERTY DISPOSAL AUTHORIZATION DISPOSAL METHODS Give a brief description of how you plan on disposing the asset Auction/Sell Donate to St.Vincent de Paul X Donation/Transfer Trade In Discard/Recycle **Please remove oll identifying logos prior to disposal REASON FOR DISPOSAL OF PROPERTY Nat needed CONDITION OF PROPERTY TO BE DISPOSED Usable 3 -3 Department Designee Approval Date APPROVED By Jesse Alvarez at 12:06 pm,Mar 04,2026 Finance Reviewed Date FOR FINANCE USE ONLY FA# GL Code: Resolution No.: Approved by Council Date: Final Disposition of Property: 5:\AdminBusOps\Admin\Admin Record s_Transitory\Inventory\2026\Disposal form-Black desk organizers 1 of 2 DEPARTMENT C-1WE Public Work DEPARTMENT CONTACT CITY OF MERIDIAN Susie Deardorff PROPERTY INFORMATION FORM CITY TAG# DESCRIPTION LOCATION None Closet rod side wall bracket kits(4) PW 2nd Floor MODEL MANUFACTURER SERIAL/VIN# Unknown Unknown Unknown ACQUISITION DATE ORIGINAL COST VENDOR LIFESPAN Unknown Unknow PROPERTY DISPOSAL AUTHORIZATION DISPOSAL METHODS Give a brief description of how you plan on disposing the asset Auction/Sell Donate to St.Vincent de Paul X Donation/Transfer Trade In Discard/Recycle "Please remove all identifying logos prior to disposal REASON FOR DISPOSAL OF PROPERTY Not needed CONDITION OF PROPERTY TO BE DISPOSED Usable 3-3 -A4 Department Designee Approval Date APPROVED By Jesse Alvarez at 12:06 pm,Mar 04,2026 Finance Reviewed Date FOR FINANCE USE ONLY FA## GL Code: Resolution No.: Approved by Council Date: Final Disposition of Property: S:\Admin13us0ps\Admin\Admin Records_Transitory\Inventory\2026\Disposal form-Closet rod kits 1 of 2 DEPARTMENT (�M� E Public Work DEPARTMENT CONTACT CITY OF MERIDIAN Susie Deardorff PROPERTY INFORMATION FORM CITY TAG# DESCRIPTION LOCATION None Legal and letter hanging file folders(1 small box) PW 2nd Floor MODEL MANUFACTURER SERIAL/VIN# Unknown Unknown Unknown ACQUISITION DATE ORIGINAL COST VENDOR LIFESPAN Unknown Unknow PROPERTY DISPOSAL AUTHORIZATION DISPOSAL METHODS Give a brief description of how you plan on disposing the asset Auction/Sell Donate to St.Vincent de Paul X J,Donation/Transfer ',Trade In Discard/Recycle "Please remove all identifying logos prior to disposal REASON FOR DISPOSAL OF PROPERTY Not needed CONDITION OF PROPERTY TO BE DISPOSED Usable 3 3 -ai Department Designee Approval Date APPROVED By Jesse Alvarez at 12:06 pm,Mar 04,2026 Finance Reviewed Date FOR FINANCE USE ONLY _ FA# GL Code: Resolution No.: Approved by Council Date: Final Disposition of Property: S:\AdminBusOps\Admin\Admin Records_Transitory\Inventory\2026\Disposal form-File folders 1 of 2 DEPARTMENT C��fEFI DIAN^- Public Work DEPARTMENT CONTACT CITY OF MERIDIAN Susie Deardorff PROPERTY INFORMATION FORM CITY TAG# DESCRIPTION LOCATION 1431 Gas Detection box kit PW 2nd Floor MODEL MANUFACTURER SERIAL_/VIN# GAMAX3-4 BW Technologies L404-10425 ACQUISITION DATE ORIGINAL COST VENDOR LIFESPAN Unknown Unknow PROPERTY DISPOSAL AUTHORIZATION DISPOSAL METHODS Give a brief description of how you plan on disposing the asset Auction/Sell Donate to St.Vincent de Paul X Donation/Transfer Trade In Discard/Recycle "Please remove al/identifying logos prior to disposal REASON FOR DISPOSAL OF PROPERTY Not needed CONDITION OF PROPERTY TO BE DISPOSED Usable Department Designee Approval Date APPROVED By Jesse Alvarez at 12:06 pm,Mar 04,2026 Finance Reviewed Date FOR FINANCE USE ONLY FA# GL Code: Resolution No.: Approved by Council Date: Final Disposition of Property: S:\Adm1nBus0ps\Admin\Admin Records Transitory\inventory\2026\Disposal form-Gas Detection box kit 1 of 2 DEPARTMENT E IDIAN-- Public Work DEPARTMENT CONTACT CITY OF MERIDIAN Susie Deardorff PROPERTY INFORMATION FORM CITY TAG# DESCRIPTION LOCATION 8978 OLYMPUS Camera with case& Nikon battery charger PW 2nd Floor MODEL MANUFACTURER SERIAL/VIN# i TG-310/Class2 Battery Charger OLYMPUS/Nikon 1371-504854/09PK45 (Nikon) ACQUISITION DATE ORIGINAL COST VENDOR LIFESPAN Unknown Unknow PROPERTY DISPOSAL AUTHORIZATION DISPOSAL METHODS Give a brief description of how you plan on disposing the asset Auction/Sell Donate to St.Vincent de Paul X Donation/Transfer Trade In Discard/Recycle **Please remove all identifying logos prior to disposal REASON FOR DISPOSAL OF PROPERTY Not needed CONDITION OF PROPERTY TO BE DISPOSED Usable Department Designee Approval Date APPROVED By Jesse Alvarez at 12:06 pm,Mar 04,2026 Finance Reviewed Date FOR FINANCE USE ONLY FA# GL Code: Resolution No.: _ Approved by Council Date: Final Disposition of Property: S:\AdminBusops\Admin\Admin Record s_Transitory\Inventory\2026\Disposal form-Olympus Camera 1 of 2 DEPARTMENT_ _ Public Work v _ DEPARTMENT CONTACT CITY OF MERIDIAN Susie Deardorff PROPERTY INFORMATION FORM CITY TAG# DESCRIPTION LOCATION 1349 Samsung DVD Camcorder with case and charger PW 2nd Fioor i MODEL MANUFACTURER SERIAL/VIN# SC-DC173U Samsung ACAR6VKPA00983X ACQUISITION DATE ORIGINAL COST VENDOR LIFESPAN Unknown Unknow - � - PROPERTY DISPOSAL AUTHORIZATION DISPOSAL METHODS Give a brief description of how you plan on disposing the asset Auction/Sell i Donate to St.Vincent de Paul X Donation/Transfer Trade In Discard/Recycle "Please remove all identifying logos prior to disposal REASON FOR DISPOSAL OF PROPERTY Not needed CONDITION OF PROPERTY TO BE DISPOSED Usable Department Designee Approv Date _. 1APPROVED 8y Jesse Alvarez at 12:07 pm,Mar 04,2026 Finance Reviewed Date FOR FINANCE USE ONLY FAN _ GI.Code: Resolution No.: Approved by Council Date: Final Disposition of Property: S:\AdminBusOps\Admin\Admin Records—Transitory\inventory\2025\Disposal form-Samsung DVD Camcorder 1 of 2 E IDIAN;--- /hl R AGENDA ITEM Public Forum - Future Meeting Topics The Public are invited to sign up in advance of the meeting at www.meridiancity.org/forum to address elected officials regarding topics of general interest or concern of public matters. Comments specific to an active land use/development applications are not permitted during this time. By law, no decisions can be made on topics presented at the Public Forum. However, City Council may request the topic be added to a future meeting agenda for further discussion or action. The Mayor may also direct staff to provide followup assistance regarding the matter. i 1 i I CITY OF MERIDIAN CITY COUNCIL PUBLIC FORUM SIGN-IN SHEET Date: March 17, 2026 Please sign in below if you wish to address the Mayor and City Council and provide a brief description of your topic. Please observe the following rules of the Public Forum: • DO NOT: o Discuss active applications or proposals pending before Planning and Zoning or City Council o Complain about city staff, individuals, business or private matters • DO o When it is your turn to speak, state your name and address first o Observe a 3-minute time limit (you may be interrupted if your topic is deemed inappropriate for this forum) Name (please print) Brief Description of Discussion Topic (:� !VENIDAN�-- AGENDA ITEM ITEM TOPIC: Public Hearing for 2026 Water and Sewer Assessment Fee Increase Proposal C l0 00 V 01 V7 Z cr O � N N O� N v o � O D = H M c N V F CL (D3 �. N m m M f"f A m V'f m 7 h •� 7 r+ x o ..S 0 O 0 c v ((D O -6 v cQ m �" m o �' � �, � aQ it Ul CITY OF MERIDIAN NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN,pursuant to the ordinances of the City of Meridian and the laws of the State of Idaho, that the City Council of the City of Meridian will hold a public hearing at 6:00 p.m.,on Tuesday,March 17th,2026 at Meridian City Hall,33 East Broadway Avenue,Meridian, Idaho, regarding proposed fee increases as set forth below. Further information is available at the Public Works Department at Meridian City Hall, 33 East Broadway Avenue, Meridian, Idaho. Any and all interested persons shall be heard at the public hearing. Written testimony is welcome; written materials should be submitted to the City Clerk. All testimony and materials presented shall become property of the City of Meridian. For auditory,visual,or language accommodations, please contact the City Clerk's Office at (208) 888-4433 at least 48 hours prior to the public hearing. Proposed fee increases, effective June 1, 2026: Fee description Current fee amount Proposed new fee amount Water Assessment Fee $1,514 $1,696 Wastewater Assessment Fee $5,411 $5,807 DATED this day of , 2026. Chris Johnson, CITY CLERK PUBLISH on March 3, 2026 and March 10, 2026. VE IDIAN:--- AGENDA ITEM ITEM TOPIC: Resolution 26-2566: A Resolution adopting increasing fees of the Meridian Public Works Department; ordering that such fees shall supersede fees previously adopted; and authorizing the Meridian Public Works Department to collect such fees as of June 1, 2026 CITY OF MERIDIAN RESOLUTION NO. 26--2566 BY THE CITY COUNCIL: CAVENER, LITTLE ROBERTS, OVERTON, STRADER, TAYLOR,WHITLOCK A RESOLUTION ADOPTING INCREASING FEES OF THE MERIDIAN PUBLIC WORKS DEPARTMENT; ORDERING THAT SUCH FEES SHALL SUPERSEDE FEES PREVIOUSLY ADOPTED; AND AUTHORIZING THE MERIDIAN PUBLIC WORKS DEPARTMENT TO COLLECT SUCH FEES AS OF JUNE 1,2026. WHEREAS, according to the requirements of Idaho Code section 63-1311A, following publication of notice in the Idaho Press on March 3, 2026 and March 10, 2026, on March 17, 2026 the City Council of the City of Meridian held a public hearing on the adoption of proposed increases to fees of the Meridian Public Works Department, as set forth herein; and WHEREAS, following such hearing, the City Council, by formal motion, did approve said proposed increasing fees of the Meridian Public Works Department; NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN,IDAHO: Section 1. That the following fees shall be adopted as of June 1, 2026: Fee description Fee amount Water Assessment Fee $19696 Wastewater Assessment Fee $5,807 Section 2. That, as of June 1, 2026, the fees set forth herein will supersede all fees previously adopted for such services. Section 3. That, as of June 1, 2026, the Meridian Public Works Department shall be authorized to implement and carry out the collection of said fees. ADOPTED by the City Council of the City of Meridian, Idaho, this 17th day of March 2026. APPROVED by the Mayor of the City of Meridian, Idaho, this 17th day of March 2026. APPROVED: ATTEST: Robert E. Simison, Mayor Chris Johnson, City Clerk RESOLUTION ADOPTING PUBLIC WORKS FEES PAGE 1 (:� !WENIDAN�-- AGENDA ITEM ITEM TOPIC: Public Hearing for Proposed Summer 2026 Fee Schedule of the Meridian Parks and Recreation Department lG 00 V m 0 C)A O V N O G N N C11 m j O � C a) � -n V N fD ° z 3 A m C N O r m N n a1 - 0 M � n' c er+ C O n a -I =- cn L _. m CL _ r r+ cp m 77 r+ 7- CL ox �. -h 0 c Ua 1 -11 (D 0 N r+ o 0 0 aQ V CITY OF MERIDIAN NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN,pursuant to the ordinances of the City of Meridian and the laws of the State of Idaho, that the City Council of the City of Meridian will hold a public hearing at 6:00 p.m., on Tuesday, March 17, 2026 at Meridian City Hall, 33 East Broadway Avenue, Meridian, Idaho, regarding proposed fee increases as set forth below. Further information is available at the Parks and Recreation Department, at Meridian City Hall, 33 East Broadway Avenue, Meridian, Idaho. Any and all interested persons shall be heard at the public hearing. Written testimony is welcome; written materials should be submitted to the City Clerk. All testimony and materials presented shall become property of the City of Meridian. For auditory, visual, or language accommodation, please contact the City Clerk's Office at (208) 888-4433 at least 48 hours prior to the public hearing. Proposed fee increases: 2026 Summer Activity Guide Class Fees: Current Fee New Fee Note:Sales tax will be collected in addition tofee) ENKIDS STEM $66.00 $150.00 Children's Museum Classes N/A $60.00 MTCHS Tech reneur Mini Cam N/A $85.00 Intermediate Pickleball $80.00 $80.00 KinderMusik $64.00 $64.00 Skyhawks Sports $65.00 - $200.00 $65.00 - $289.00 Motions Dance/Gymnastics $15.00 - $45.00 $15.00 - $45.00 Real Dill Pickleball N/A $45.00 Martial Arts for Beginners/Adv. $45.00 $45.00 Kendo-Japanese Fencing $70.00 - $75.00 $70.00 - $75.00 North African Dance N/A $65.00 Outdoor Adventure Cam $250.00 $275.00 Sports Medicine for Kids N/A $245.00 Little Pallet Art Classes $25.00 - $160.00 $25.00 - $120.00 Tai Chi $100.00 $80.00 Jazzercise $25.00 - $349.00 $25.00 - $252.00 Introduction to the Sport of Fencing Cams $100.00 $100.00 Belly Dance Fitness $80.00 $45.00 - $60.00 Beginner Pickleball $50.00 $50.00 Tiny Tots Tennis Lessons $31.5 - $63.00 $65.00 Junior Tennis Lessons $31.5 - $63.00 $65.00 Camp Mer-IDA-Moo $75.00 - $150.00 $130.00 Young Rembrandt Art Classes $65.00 - $400.00 $65.00 - $129.00 Yoga $15.00 - $70.00 $15.00 - $70.00 Line Dancing Classes $9.00 - $50.00 $9.00 - $50.00 Social Dancing Classes $10.00 - $50.00 $10.00 - $50.00 Digital Photography $80.00 $85.00 Disc Golf N/A $150.00 Advanced Photo $80.00 $85.00 Adult Day Trips $10.00 - $125.00 $10.00 - $150.00 Stick Mobility N/A $60.00 Health Classes $15.00 $10.00 Seven and a half(7.5) Field Rental Cap N/A $106.12 Storey Park Blue Shelter Full Day Event (includes $188.68 shelter and green space) N/A Storey Park Blue Shelter Half Day Event (includes $94.34 shelter and green space) N/A PUBLISH on March 1 and March 8, 2026. EXHIBIT A 2026 Summer Activity Guide Class Fees: Note:Sales tax will be collected in addition tofee) ENKIDS STEM $150.00 Children's Museum Classes $60.00 MTCHS Tech reneur Mini Cam $85.00 Intermediate Pickleball $80.00 KinderMusik $64.00 Sk hawks Sports $65.00 - $289.00 Motions Dance/Gymnastics $15.00 - $45.00 Real Dill Pickleball $45.00 Martial Arts for Beginners/Adv. $45.00 Kendo-Japanese Fencing $70.00 - $75.00 North African Dance $65.00 Outdoor Adventure Camp $275.00 Sports Medicine for Kids $245.00 Little Pallet Art Classes $25.00 - $120.00 Tai Chi $80.00 Jazzercise $25.00 - $252.00 Introduction to the Sport of Fencing Cams $100.00 Belly Dance Fitness $45.00 - $60.00 Beginner Pickleball $50.00 Tiny Tots Tennis Lessons $65.00 Junior Tennis Lessons $65.00 Camp Mer-IDA-Moo $130.00 Young Rembrandt Art Classes $65.00 - $129.00 Yoga $15.00 - $70.00 Line Dancing Classes $9.00 - $50.00 Social Dancing Classes $10.00 - $50.00 Digital Photography $85.00 Disc Golf $150.00 Advanced Photo $85.00 Adult Day Trips $10.00 - $150.00 Stick Mobility $60.00 Health Classes $10.00 Seven and a half(7.5) Field Rental Ca $106.12 Storey Park Blue Shelter Full Day Event(includes $188.68 shelter and green space) Storey Park Blue Shelter Half Day Event(includes $94.34 shelter and green space) ADOPTION OF FEES-MERIDIAN PARKS&RECREATION DEPARTMENT PAGE 1 WE IDIAN:--- AGENDA ITEM ITEM TOPIC: Resolution No. 26-2571: A Resolution Adopting the Summer 2026 Fee Schedule of the Meridian Parks and Recreation Department; Authorizing the Meridian Parks and Recreation Department to Collect Such Fees; and Providing an Effective Date CITY OF MERIDIAN RESOLUTION NO. 26-2571 BY THE CITY COUNCIL: CAVENER,LITTLE ROBERTS, OVERTON, STRADER, TAYLOR,WHITLOCK A RESOLUTION ADOPTING NEW FEES OF THE MERIDIAN PARKS AND RECREATION DEPARTMENT; AUTHORIZING THE MERIDIAN PARKS AND RECREATION DEPARTMENT TO COLLECT SUCH FEES; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, following publication of notice in the Idaho Press on March 1, 2026, and March 8, 2026, according to the requirements of Idaho Code section 63-131 IA, on March 17, 2026 the City Council of the City of Meridian held a hearing on the adoption of proposed new fees of the Meridian Parks and Recreation Department, as set forth in Exhibit A hereto; and WHEREAS, following such hearing, the City Council, by formal motion, did approve said proposed new fees of the Meridian Parks and Recreation Department; NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN,IDAHO: Section 1. That the fees of the Meridian Parks and Recreation Department for the classes described in the 2026 Summer Activity Guide, as set forth in Exhibit A hereto, are hereby adopted. Section 2. That the fees previously adopted for the same classes described in the 2026 Spring Activity Guide shall remain in effect as to those classes until such classes are concluded, at which point the fees set forth in Exhibit A hereto shall supersede any and all fees for the enumerated classes previously adopted. Section 3. That the Meridian Parks and Recreation Department is hereby authorized to implement and carry out the collection of said fees. Section 4. That this Resolution shall be in full force and effect immediately upon its adoption and approval. ADOPTED by the City Council of the City of Meridian, Idaho, this 17th day of March, 2026. APPROVED by the Mayor of the City of Meridian, Idaho, this 17th day of March, 2026. APPROVED: ATTEST: Robert E. Simison, Mayor Chris Johnson, City Clerk ADOPTION OF FEES—MERIDIAN PARKS&RECREATION DEPARTMENT PAGE 1 EXHIBIT A 2026 Summer Activity Guide Class Fees: Note:Sales tax will be collected in addition tofee) ENKIDS STEM $150.00 Children's Museum Classes $60.00 MTCHS Tech reneur Mini Cam $85.00 Intermediate Pickleball $80.00 KinderMusik $64.00 Sk hawks Sports $65.00 - $289.00 Motions Dance/Gymnastics $15.00 - $45.00 Real Dill Pickleball $45.00 Martial Arts for Beginners/Adv. $45.00 Kendo-Japanese Fencing $70.00 - $75.00 North African Dance $65.00 Outdoor Adventure Camp $275.00 Sports Medicine for Kids $245.00 Little Pallet Art Classes $25.00 - $120.00 Tai Chi $80.00 Jazzercise $25.00 - $252.00 Introduction to the Sport of Fencing Cams $100.00 Belly Dance Fitness $45.00 - $60.00 Beginner Pickleball $50.00 Tiny Tots Tennis Lessons $65.00 Junior Tennis Lessons $65.00 Camp Mer-IDA-Moo $130.00 Young Rembrandt Art Classes $65.00 - $129.00 Yoga $15.00 - $70.00 Line Dancing Classes $9.00 - $50.00 Social Dancing Classes $10.00 - $50.00 Digital Photography $85.00 Disc Golf $150.00 Advanced Photo $85.00 Adult Day Trips $10.00 - $150.00 Stick Mobility $60.00 Health Classes $10.00 Seven and a half(7.5) Field Rental Ca $106.12 Storey Park Blue Shelter Full Day Event(includes $188.68 shelter and green space) Storey Park Blue Shelter Half Day Event(includes $94.34 shelter and green space) ADOPTION OF FEES-MERIDIAN PARKS&RECREATION DEPARTMENT PAGE 2 C� E IDIAN Planning and Zoning Department Presentation and Outline Changes to Agenda: None Item #19: Callen Condominiums (SHP-2026-0002) Application(s):  Short Plat Property location: 4855 N. Cortona Way History: A CZC & building permit application was approved for (2) buildings, Buildings A & B, that are currently under construction on this property. Summary of Request: A Short Plat is proposed to condominiumize the air space of these buildings for individual ownership. Five (5) condominium units are proposed in Building A; and (6) condominium units are proposed in Building B. Written Testimony: None Staff Recommendation: Approval w/conditions Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number SHP-2026-0002, as presented in the staff report for the hearing date of March 17, 2026: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number SHP-2026-0002, as presented during the hearing on March 17, 2026, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number SHP-2026-0002 to the hearing date of _____________ for the following reason(s): (You should state specific reason(s) for continuance.) Item #20: Driftwood Townhomes Subdivision (H-2025-0051) Application(s):  Development Agreement Modification  Rezone  Preliminary Plat Size of property, existing zoning, and location: This site consists of 4.81 acres of land, zoned C-C, generally located north of W. Ustick Rd., on the west side of N. Venable Ave. Comprehensive Plan FLUM Designation: MU-C (Mixed Use – Community) History: This property was annexed with C-C zoning in 2008 for a commercial development; a DA was required with the annexation which was later modified in 2016. A new DA was approved in 2022, which replaced the earlier agreements, and changed the use from commercial to MFR. The existing entitled development plan allows for the development of (57) 2- and 3-story townhouse-style multi- family dwelling units on one building lot on the subject property at a gross density of 11.85 units/acre and (2) commercial buildings on the southern portion of the property. Summary of Request: The Applicant proposes a new DA for the subject property with a new conceptual development plan for (61) 2- story townhouse dwellings on individual building lots & updated building elevations. The proposed development plan is very similar to the previous plan except the community center and plaza area has been removed and (4) additional dwelling units are proposed for an increase in density of 0.83 units/acre. The same number of dwelling units is proposed adjacent to existing homes to the north in Woodburn Subdivision and to the west in Woodburn West Subdivision; one (1) fewer unit is proposed along the west boundary adjacent to the large residential parcel. The additional units are located along the east boundary of the site adjacent to Venable Ave., which shouldn’t impact adjacent residential properties. A mix of front-loaded & alley-loaded townhome dwellings are proposed with access provided from internal private streets and alleys. The proposed townhome dwellings are a desired housing type in the MU-C FLUM designation and the proposed density of 12.68 units per acre is consistent with the desired density range of 6 to 15 units per acre. A rezone of 5.01 acres of land is requested from the C-C to the TN-R zoning district to accommodate the proposed development plan. A preliminary plat is proposed to re-subdivide Lot 1, Block 1, Driftwood Subdivision into 61 building lots & 5 common/other lots with private streets on 4.81 acres of land in the TN-R district. Subdivision of the property will allow individual units to be sold, which should allow for owner-occupied and rental options rather than just rental options as with the entitled plan. The subdivision is proposed to develop in one phase. Access is proposed via N. Buckstone Pl., a local street at the north boundary of the site; and Wind Drift Ln., a proposed private street along the south boundary of the site via N. Venable Ave., a collector street. Private streets & alleys are proposed for internal access. The Director has approved the private streets with attached 4’ wide sidewalks contingent upon Council’s approval of the proposed plat. Sidewalks are proposed along internal streets except along the eastern north/south alley – Staff recommends a 4’ wide sidewalk is provided along the west side of Alley A for safe pedestrian access. Because this site is below 5 acres in size, qualified open space & site amenities are not required. A total of 0.51 acres of common open space is provided along with a dog waste station as a pedestrian focused amenity. Settler’s Park exists to the east in close proximity to the site and provides active & passive recreational opportunities. Additionally, a City community center is planned directly across Venable Ave. to the east, which will provide additional recreation amenities. Commission Recommendation: Approval Summary of Commission Public Hearing: i. In favor: Eli Benski and Mike Wardle, Brighton Corp. ii. In opposition: None iii. Commenting: Lisa House iv. Written Testimony: Eli Benski, Brighton Corp. v. Key Issue(s): Desire for the traffic signal to be completed prior to development of this property due to the high level of traffic congestion already in this area. Key Issue(s) of Discussion by Commission: i. Concern there isn’t adequate off-street parking provided on the site. ii. Concern pertaining to the transition in density to the development to the north. iii. The signal isn’t warranted at this time but is proposed to be installed earlier than warranted through a Cooperative Development Agreement (CDA) with ACHD, the City Park’s Dept. and the developer. Commission Change(s) to Staff Recommendation: i. At the request of the Applicant, the Commission modified DA provision #1.iv as follows: “Settler’s Park requires a signal at the Venable/Ustick intersection as part of their mitigation for the future Community Center. The developer will continue to pursue a Cooperative Development Agreement (CDA). If the City’s Park’s Dept., ACHD, and the developer enter into a CDA, the developer will manage the construction of the signal.” Outstanding Issue(s) for City Council: None Written Testimony since Commission Hearing: None Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2025-0016, as presented in the staff th report for the hearing date of March 17, 2026: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2025-0016, as presented during the th hearing on March 17, 2026, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2025-0016 to the hearing date of _____________ for the following reason(s): (You should state specific reason(s) for continuance.) h2 City Council Meeting, 2026 th March 17 Slide 1 h2 Agenda Item Numbers/Order: hoodc, 12/19/2006 Zoning MapAerialFLUM Zoning MapAerialFLUM VE IDIAN:--- AGENDA ITEM ITEM TOPIC: Public Hearing for Callen Condominiums (SHP-2026-0002) by KM Engineering, LLP, located at 4855 N. Cortona Way A. Request:Short Plot to Condominiumize two (2) existing buildings into five (S) Condominium units for Building "A"and six(6) Condominium units for Building "B". C l0 00 V C1 Ul .p W N A 1-, V O N C1 O fD - c fD __ cu � Z � 3 fD r O a O Cr �. A O C �• -n c �• CL s 3O*Q Q (A (N H N QrQ m N m O '"' N 01 O O O CU r+ O 0 � =3 (D � M 0 '* o D ' � C) �o DEPARTMENT REPORT E COMMUNITY DEVELOPMENT DEVELOPMENT DEPARTMENT A H HEARING 3/17/2026 Legend 801 DATE: Project Location ®�-. 0 TO: Mayor&City Councill ;:: Area of Impact © Analysis FROM: Sonya Allen,Associate Planner ®�� 208-884-5533 ff ® UH SUBJECT: SHP-2026-0002 ® � F Callen Condominiums LOCATION: 4855 N. Cortona Way, in the SW 1/4 of ®` Section 26, TAN.,R.1 W. (Parcel OW #R9010680121 &R9010680131) I. PROJECT DESCRIPTION Short Plat to condominiumize two(2)buildings into five(5)condominium units for Building A and six(6)condominium units for Building B,by KM Engineering,LLP. II. APPLICANT INFORMATION A. Applicant: Cheryl Heath,KM Engineering,LLP—5725 N. Discovery Way,Boise ID, 83713 B. Owner: Dave Evans Construction—7761 W. Riverside Dr. #100,Boise,ID 83714 C. Representative: Same as Applicant III. STAFF ANALYSIS The proposed short plat depicts the subdivision of air space within two (2)mixed-use buildings that are currently under construction for ownership purposes of individual units. Five(5) condominium units are proposed in Building A and six(6)condominium units are proposed in Building B. The Certificate of Zoning Compliance and building permit application file numbers associated with these buildings are A-2025-0038 &C-SHELL-2025-0029—Building A; and A-2025-0046&C- SHELL-2025-0030—Building B. Staff has reviewed the proposed short plat for substantial compliance with the criteria set forth in UDC 11-6B-5A.2 and deems the short plat to be in compliance with said requirements. Page 1 IV. DECISION Staff: Staff recommends approval of the proposed short plat with the conditions noted in Section VI of this report and in accord with the findings in Section V1I. V. EXHIBITS A. Short Plat(date: 12/22/25) U E U o O_ �al�� s _ ccccc p O w °yN am z 4 s � W AVMVN01H07'N s'a � —----------- -- 4�zs� I I� n <LLo �a s Z�- I I W� �� � O D z ..;am R CJ Lu 12�'z / n L V z End I 9 I I I I 1 1 ww m I i 3r I JI I I I I I I I I I ,es'csz 3 0 o.aon o_OV0d 311A N31'N n Page 2 , ( ;|(|! ] \ _ E � 5 !� § 2 2 2 §§ & u ! ± § ~ | ! � %\6 k 2 § @O zoo } 2 = ! ! � u / 1 2 / \ t \ g , \ d ! r = w " � _ ! I ) I § ' � » \ � a � Page § � , f m eee � \ $ S q } � | ■ ; = Q\\ k 2 3 / § _, 2 / (! Page �3 as U� � Z^n $Faa� ��„UN12 �a YY h U On of 8 aE z <�Se 5K'8om o€ Q z_ o ❑ gzoo V Z N a € let gig �-_ _ �p xy3 § ��e twG� vo:�F�aF�s�.ee '"e��= �Q oyes � g His ��a���a:���ea ��� � � �64 4 i :2 ��.-- ���# $��y �n Ne �rw w wwm`,ww TV = quo Page 5 VI. CITY/AGENCY COMMENTS &CONDITIONS A. Planning Division Site Specific Conditions: 1. The Applicant shall comply with all previous conditions of approval associated with this development(i.e. MI-07-013,DA#108059794; RZ-07-017,DA#108059800; PP-07-022,MI- 08-006,Addendum#2 DA#108101152; FP-08-010; H-2019-0126—Ten Mile&McMillan MDA;H-2022-0011 —Ten Mile&McMillan MDA;A-2025-0038; and A-2025-0046). 2. If the City Engineer's signature is not obtained within two(2)years of the City Council's approval of the short plat,the short plat shall become null and void unless a time extension is obtained,per UDC 11-613-7. 3. The short plat prepared by KM Engineering,prepared 12/22/25,by Bill Hynson,included in Section V.A shall be revised as follows: a. Include the recorded instrument number for the water easement graphically depicted on Sheet 1. b. Include the recorded instrument number for the 10' sewer easement graphically depicted on Sheet 1. c. Include the recorded instrument number for the 20' sewer and water easement graphically depicted on Sheet 1. 4. Staff failure to cite specific ordinance provisions or conditions from the previous approvals noted above does not relieve the Applicant of responsibility for compliance. B. Public Works https:llweblink.meridiancity.org/WebLink/Doc View.aspx?id=431002&dbid=0&repo=MeridianC Lty- SITE SPECIFIC CONDITIONS: 1. No changes to Public Water infrastructure shown in record. Any changes must be approved by public works_ This includes hydrants or the abandonment of water mains. If the condos are individually owned the CC&R must clearly state how billing to individual units will be handled with the Land Development Review and approval of Civil Plans. 2. No permanent structure shall be allowed within a City utility easement including trees,deep-rooted shrubs, fences,trash enclosures,carports,sheds,buildings, etc. GENERAL CONDITIONS: 1. Sanitary sewer service to this development is available via extension of existing mains adjacent to the development.Water service to this site is available via extension of existing mains adjacent to the development. 2. All improvements related to public life,safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer,an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 3. Upon installation of the landscaping and prior to inspection by Planning Department staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 4. A letter of credit or cash surety in the amount of 110%will be required for all incomplete fencing, landscaping, amenities,pressurized irrigation, prior to signature on the final plat. Page 6 5. The City of Meridian requires that the owner post with the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water infrastructure prior to final plat signature.This surety will be verified by a line item cost estimate provided by the owner to the City. The applicant shall be required to enter into a Development Surety Agreement with the City of Meridian. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website.Please contact Land Development Service for more information at 887-2211. 6. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer, and water infrastructure for a duration of two years. This surety amount will be verified by a line item final cost invoicing provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-221 L 7. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-health improvements,prior to City Engineer signature on the final plat and/or prior to occupancy, a surety agreement may be approved as set forth in UDC 11-5C-3C. 8. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 9. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 10. Developer shall coordinate mailbox locations with the Meridian Post Office. 11. All grading of the site shall be performed in conformance with MCC 11-1-413. 12. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 13_ The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans_This certification will be required before a certificate of occupancy is issued for any structures within the project. 14. At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. 'These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project_ 15. Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street Lighting (http_//www.meridiancity.org/public_work-s.aspx?id=272)_ All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval, which must include the location of any existing street lights. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of existing street lighting. 16. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of Page 7 way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility,or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works),a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 8112"x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed,and approved prior to signature of the final plat by the City Engineer. 17. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 18. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6.). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to development plan approval_ 19. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. C. Idaho Transportation Department(ITD) https:llweblink.meridiancity.or lWebLinkIDocView.aspx?id=431396&dbid=0&repo=Meridi anCity After careful review of the transmittal submitted to ITD on February 20,2026,regarding,Callen Condominiums,the Department has no comments or concerns to make at this time.This application does not meet thresholds for a Traffic Impact Study,nor does it pose any safety concerns. If you have any questions,please contact Kendra Conder at 208-334-8377/Kendra.Conder itd.idaho gov D. Department of Environmental Quality https://weblink.meridianciby org/WebLink/Doc View.aspx?id=432243&dbid=0&repo=Meridi anCi VII. REQUIRED FINDINGS FROM THE UNIFIED DEVELOPMENT CODE In consideration of a short plat,the decision-making body shall make the following findings: A. The plat is in conformance with the Comprehensive Plan and is consistent with the Unified Development Code; The Future Land Use Map(FLUM)designation of these properties in the Comprehensive Plan is Office and Commercial and the current zoning district of the properties is C-G. Staff finds the proposed short plat complies with the Comprehensive Plan and is being developed in accord with UDC standards for the C-G zoning district. B. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services will be provided to this property and are adequate to serve the building sites currently under construction. Page 8 C. The plat is in conformance with scheduled public improvements in accord with the City's capital improvements program; Staff finds that the development will not require the expenditure of capital improvement funds. All required utilities were provided with the development of the property at the developer's expense. D. There is public financial capability of supporting services for the proposed development; Staff finds that the development will not require major expenditures for providing supporting services as services are already being provided to the immediate area. E. The development will not be detrimental to the public health, safety or general welfare; and Staff finds the proposed short plat to condominiumize the approved structures will not be detrimental to the public health, safety or general welfare. F. The development preserves significant natural,scenic or historic features. Staff is not aware of any significant natural, scenic or historic features associated with short platting the structure on this site. Page 9 Development Application Transmittal Link to Project Application: Callen Condominiums SHP-2026-0002 Hearing Date: March 17, 2026 Assigned Planner: Sonya Allen To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a�meridian city.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331Email: cityclerk(a-meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon reauest, unless exempt from disclosure by law. WE IDIAN:--- AGENDA ITEM ITEM TOPIC: Public Hearing for Driftwood Townhomes Subdivision (H-2025-0051) by Brighton Corporation, generally located north of W. Ustick Rd. (Parcel #R1931270100) on the west side of N. Venable Ln. A. Request: Development Agreement Modification for a new agreement for the subject property and update to the development plan and associated provisions from multi family residential townhomes on individual lots. B. Request: Rezone of 5.01 acres of land from the C-C to the TN-R zoning district. C. Request: Preliminary Plat to re-subdivide Lot 1, Block 1, Driftwood Subdivision into 61 building lots and 5 common/other lots with private streets on 4.81 acres of land in the TN-R district. FA l0 00 V 01 U7 .p W N F, A F, V N v �N a1 o rot fD -- � T fD 0 ° z 0 � 3 CL e--F Cr (D i O O _ A� 0 O 3 c (D m c Gq CL C � (A 0 m r+ T I N O N Ul � x 0 o Ul -,:3 0 (D D � 3 � o � O COMMUNITY DEVELOPMENT Q DEPARTMENT REPORT �/ Y HEARING 3/17/2025 Legend DATE: Project Location TO: Mayor&City Council :::Area of Impact W= City Limits \ FROM: Sonya Allen,Associate Planner O Analysis 208-884-5533 sallen@meridiancity.org APPLICANT: Brighton Corporation@ SUBJECT: H-2025-0051;A-2025-0152 Driftwood Townhomes Subdivision - LOCATION: Generally located north of W. Ustick Rd. (Parcel#R1931270100), on the west side of N. Venable Ave.,in the SE 1/4 of Section 36,TAN.,R.1W. I. PROJECT OVERVIEW A. Summary The Applicant requests approval of the following development applications: • Development agreement modification for a new agreement for the subject property and update to the development plan and associated provisions from multi-family residential to townhomes on individual lots; • Rezone of 5.01 acres of land from the C-C to the TN-R zoning district; and • Preliminary plat to re-subdivide Lot 1,Block 1,Driftwood Subdivision into 61 building lots and 5 common/other lots with private streets on 4.81 acres of land in the TN-R district. B. Issues/Waivers The UDC(11-3F-4C.2c)requires a 5' wide attached sidewalk or 4' wide detached sidewalk to be provided on both sides of private streets. This requirement may be modified by the decision-making body if the Applicant can demonstrate that an alternative similar pedestrian path exists. The Director approved a modification to the standard to allow a 4' instead of 5' wide-attached sidewalk along internal private streets,which still provides a similar pathway as required for a modification. C. Recommendation Staff. Approval Commission: Approval D. Decision Council: Pending City of Meridian I Department Report I. Project Overview 11, COMMUNITY METRICS Table 1:Land Use Description Details Map Ref. Existing Land Use(s) Vacant/undeveloped land - Proposed Land Use(s) Townhome dwellings - Existing Zoning C-C(Community Commercial) VILA.2 Proposed Zoning TN-R(Traditional Neighborhood Residential) Adopted FLUM Designation MU-C(Mixed Use—Community) VILA.3 Table 2: Process Facts Description Details Preapplication Meeting date 9/9/2025 Neighborhood Meeting 10/23/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.D • Comments Received Yes(H-2023-0021 Driftwood Subdivision) - • Commission Action Required No - • Access Access is proposed from the north via N.Buckstone Ave.,an existing local street;and W.Wind Drift Ln., a proposed private street via N.Venable Ave.,a collector street. Private streets and alleys are proposed for internal access. ITD Comments Received Yes—no comments or concerns at this time. IV.E Meridian Public Works Wastewater IV.B • Distance to Mainline Sewer available at site • Impacts or Concerns See Public Works Site Specific conditions Meridian Public Works Water IV.B • Distance to Mainline Water available at site • Impacts or Concerns None 4F School District(s) No comments were received Error! Reference source not found. Note: See section IV. City/Agency Comments&Conditions for comments received. City of Meridian I Department Report II. Community Metrics Figure 1: One-Mile Radius Existing Condition Metrics Household Change Household&Population Growth Households tz 202.0 Population Change:4.2% Population ■Growth (Househald and Population Change since 2010 Decennial) 10.000 20,000 30,000 40,000 Use Types Residential Addresses All Addresses ■ Single-family 11% ® Multi-family 8l°6 ® Comrnerrial 19 Preliminary Plats(last 5-years) Conditional Use Permit(last 5-years) Pro posed Pro posed Pending Pending Approved Approved 0 200 400 600 3M 0 100 200 300 -004 ■ Single-family 0 Multi-family 2-00 ] 3,500 Singie-family 3,000 Residential 1.50 2,540 Parcel Diversity cc cc 1-00 2,000 1,500 OPareelCount bpi 0-50 1,440 :1.22 ° ■Average Acres 0-00 -0.00 .16 .12 440 R-2 P-4 R-8 R-15 Average Single-family Density by Zoning Average 10-00 6.06 Residential Net Density 16.14 5-00 4.57 G 5.42 4-00 U.00 Dwelling Units I Acre R-2 R-4 R-8 R-15 Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics Figure 2:ACHD Summary Metrics Capital Improvements Plan(CIP)l Integrated Five Year Work Plan (IFYWP): There are no roadways, bridges,or intersections in the general vicinity of the project that are in the District's Capital Improvement Plan(CIP)_ • Venable Street is scheduled in the IFYWP to be established as a new bikeway corridor with wayfindinglbikeway signage, pavement markings, and entranced crossings at Ustick Road_ The design year is scheduled in 2024; no construction year has been determined at this time. 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 Leve! of Service Ustick Roast 635-feet Principal Arterial 1,045 Better than `D" Venable Avenue 615-feet Collector 108 Better than `D" * Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH). * Acceptable level of service for a two-lane collector is `D" (425 VPH). Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. I1I. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The Applicant proposes a new Development Agreement(DA)to replace the existing agreement (Inst. #2022-008733),which governs development of the subject property as well as the property to the south. The new agreement will only be applicable to the subject northern portion of the property. The existing conceptual development plan approved for this site, included below in Section VII.D, is for a multi-family development consisting of(57)2 and 3-story townhouse-style dwelling units on one building lot on the northern portion of the site with a gross density of 11.85 units per acre. The southern portion of the site is approved to develop with two (2) commercial buildings. The proposed development plan is for 61 townhouse dwelling units on individual building lots with a gross density of 12.68 units per acre. The proposed design is essentially the same as the previous plan except for four(4) additional dwelling units and units on individual lots. A mix of front-loaded and alley-loaded townhome dwellings are proposed with access provided from internal private streets and alleys. The proposed density is only one (1)unit per acre greater than the existing entitlement and is still consistent with the density range of 6 to 15 units per acre desired in the Mixed Use—Community (MU-C)Future Land Use Map(FLUM)designation in the Comprehensive Plan. The same number of dwelling units is proposed adjacent to existing homes to the north in Woodburn Subdivision and to the west in Woodburn West Subdivision; one(1) fewer unit is proposed along the west boundary adjacent to the large residential parcel. The additional units are located along the east boundary of the site adjacent to Venable Ave.,which shouldn't impact adjacent residential properties. City of Meridian I Department Report III. Staff Analysis As with the entitled development,the proposed development provides a transition in density and zoning with the proposed TN-R district and is a desired housing type in the MU-C designation.A mix of uses exist in close proximity to the site as shown on the exhibit below. single - Family Future Settlers Dwellings Community Park Center - 1 • A1u'ti Far ly ~ -i ,N N' t 13 'r Future Commercial Wow E3 Single Family � - Dwellings ,Q � �, Farrily Surrounding Land Uses To accommodate the proposed development plan and subdivision of the property,a Rezone of 5.01 acres of land is proposed from the C-C to the TN-R zoning district. A Preliminary Plat is proposed to re-subdivide Lot 1,Block 1,Driftwood Subdivision into 61 building lots and 5 common/other lots with private streets on 4.81 acres of land in the TN-R district. Subdivision of the property will allow individual units to be sold,which should allow for owner- occupied and rental options rather than just rental options. The subdivision is proposed to develop in one phase. Table 4: Proiect Overview Description Details History AZ-07-018 Settler's Square(Ord.908-1364,DA Inst.#108059803);H- 2016-0074(MDA)(DA Inst.#2016-097989);H-2021-0072(MDA) (Settler's Square DA Inst.#2022-008733—this DA replaced all previous DA's);A-2022-0111 (CZC for site improvements including an internal shared access drive-aisle with detached sidewalk&associated landscaping and storm drainage);H-2023-0021 (PFP/CUP for a multi-family development—the final plat was recorded but the approved use was not commenced and expired on 8/23/25) Phasing Plan 1 Residential Units 61 Open Space NA Amenities NA _ Physical Features The site is fairly flat with no waterways or other notable physical features. Acreage 4.81 acres _ Lots 61 building&5 common/other lots City of Meridian Department Report III. Staff Analysis Description Details Density 12.68 units/acre(gross); 18.19 units/acre(net) Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. B. History This property was annexed in 2008 as part of Settler's Square(AZ-07-018, Ord. #08-1364) with the requirement of a Development Agreement(DA) (Inst.#108059803). In 2016, a modification to the DA was approved(H-2016-0074—Inst.#2016-097989). In 2022, another modification was approved to the DA,which replaced all previous DA's(H-2021- 0072—Inst. #2022-008733). Also in 2022, a Certificate of Zoning Compliance was approved for site improvements including an internal shared access drive-aisle with detached sidewalk& associated landscaping and storm drainage,which runs along the southern boundary of this site(A- 2022-0111 Settlers Square Site Improvements). In 2023,a CUP for a multi-family development consisting of 57 townhome-style dwelling units and a combined preliminary& final plat consisting of three(3)building lots(1 residential and 2 commercial) and one(1)other lot on 9.01 acres in C-C district was approved(H-2023-002 1).A final plat was recorded but the CUP expired because the use was never commenced. C. Site Development and Use Analysis Comprehensive Plan Policy#2.02.02E—Encourage the development of high quality, dense residential and mixed-use areas near in and around Downtown,near employment, large shopping centers,public open spaces and parks, and along major transportation corridors, as shown on the Future Land Use Map. 1. Existing Structures/Site Improvements (UDC 11-1): There are no existing structures or improvements on this site. 2. Proposed Use Analysis (UDC 11-2): UDC Table 11-2D-2 lists townhome dwellings as a principal permitted use in the TN-R district. Townhouses are listed as a sample use and TN-R zoning is listed as a sample zoning appropriate in the MU-C designation. 3. Dimensional Standards (UDC 11-2): Compliance with the standards for all traditional neighborhood districts in UDC 11-2D-3 and the standards for the TN-R district in UDC Table 11-2D-6 is required. D. Design Standards Analysis Comprehensive Plan Policy#2.02.02D—Apply appropriate design and construction standards to infill development in order to reduce adverse impacts to existing development. 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): All townhome structures are required to comply with the design standards listed in the Architectural Standards Manual. 2. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G): The standards for qualified open space and site amenities in UDC 11-3G are applicable to all new townhouse developments of five (5) acres or more in size. In the TN-R district, a minimum of 15%qualified open space is required. Because this site is below 5 acres at 4.81 acres,these standards do not apply. The narrative states 10.65%(or 0.51 acres) of qualified open space is provided within the development,however not all of area counted"qualifies"per the standards in UDC 11-3G-3. A dog waste station is proposed as a pedestrian-focused amenity. City of Meridian I Department Report 111. Staff Analysis As shown on the exhibit below,this site is close to Settler's Park to the east,which is approximately an 11-minute walk to the center of the park, and provides active and passive recreational opportunities, including sports fields,walking paths, children's play equipment and gathering areas. Additionally, a City community center is planned directly across Venable Ave. to the east,which is approximately a 6-minute walk,that will provide additional opportunities for recreation and amenities. O . 3 O r . 0 Ib •.. Pedestrian Access to Regional Park 3. Landscaping (UDC 11-3B): i. Landscape buffers along streets A 13' wide street buffer is required along Venable Ave., a collector street,per UDC Table 1 I-2D-6. A 10'+wide street buffer exists adjacent to the southern boundary of the site along the private street(Wind Drift Ln.). Landscaping is required within the street buffer per the standards listed in UDC 11-3B-7C as proposed. ii. Tree preservation Mitigation is required for all existing trees 4"caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of 100% replacement per the standards in UDC 11-3B-10C.5. There are no existing trees on the site that require mitigation. iii. Stormwater integration An adequate storm drainage system shall be required in all developments in accord with the city's adopted standards, specifications and ordinances per UDC 11-3A-18. Design and construction shall follow Best Management Practice as adopted by the city. A Geotechnical Investigation report was submitted with this application, included in the public record. iv. Pathway landscaping Landscaping is required along all pathways per the standards listed in UDC 11-3B-12C. Minimum 5' wide landscape strips are required on each side of all pathways with landscaping consisting of a mix of trees(one per 100 linear feet), shrubs, lawn,and/or other vegetative groundcover. The required number of trees with a mix of shrubs, lawn and other vegetative groundcover is proposed.However,a 5'wide strip of landscaping is not provided as required along City of Meridian I Department Report III. Staff Analysis the north side of the pathway that runs along the front property lines of Lots 43-48; alternative compliance may be requested to this standard if the required landscaping is not desired in that location. 4. Parking (UDC 11-3C): Off-street parking is required per the standards listed in UDC Table 11-3C-6 for townhouse dwellings;the number of parking spaces is based on the number of bedrooms per unit. All of the units will have 3 bedrooms;therefore,a minimum of four(4) spaces are required per unit as proposed,with two(2)in an enclosed garage and two(2) on a parking pad in front of the garage. Six(6) additional spaces are proposed for guest parking off N. Buckstone Ave. at the north boundary of the site. 5. Building Elevations (Comp Plan, Architectural Standards Manual): Conceptual building elevations were submitted for the proposed 2-story townhome structures, included below in Section VII.E. Two (2)types of townhouses are proposed consisting of alley- loaded and front-loaded units,in accord with UDC 11-2D-6C; some of the alley-loaded units front a mew. Final design is required to comply with the design standards in the Architectural Standards Manual. Review for compliance with these standards will take place with the Design Review application,which should be submitted and approved prior to submittal of building permit applications. Compliance with the lighting standards in UDC 11-2D-6F is required. All dwelling units shall have a minimum of two (2)lights at the front of the unit. All dwelling units on alley accessed properties shall have a minimum of two (2)lights along the alley. All lighting required in this section shall prevent uplighting and shall be on a photocell that activates the lighting at dusk and turns it off at dawn. 6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. A 6' tall tan vinyl fence is proposed along the north and west perimeter boundaries of the subdivision and a 5' tall open vision metal fence is proposed along the east boundary of Lot 26 and the south boundary of Lot 2 as shown on the fencing plan below in Section VII.H. 7. Parkways (Comp Plan, UDC 11-3A-17): An 8' wide parkway is required along the collector street(Venable Ave.)planted with Class 11 trees per UDC Table 11-2D-6 and 11-3A-17E as proposed. E. Transportation Analysis Comprehensive Plan Policy#3.01.01A—Evaluate comprehensive impacts of growth and consider City Master Plans and Strategic Plans in all land use decisions(e.g.,traffic impacts, school enrollment, and parks). 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Access is proposed via N.Buckstone Pl., a local stub street at the north boundary of the site; and Wind Drift Ln.,a proposed private street along the south boundary of the site via N. Venable Ave., a collector street. Private streets and alleys are proposed for internal access. 2. Multiuse Pathways (UDC I1-3A-5): No multi-use pathways are depicted on the Pathways Master Plan on this site. City of Meridian I Department Report 111. Staff Analysis 3. Pathways (Comp Plan, UDC 11-3A-8): All pathways are required to be constructed per the standards in UDC 11-3A-8. A short segment of pathway is proposed in the internal common area along the southern boundary of the site in front of Lots 43-48 and a pedestrian connection is provided to the sidewalk along Venable Ave. A pedestrian plan was submitted that shows internal pedestrian pathways and sidewalks along streets, included below in Section VI1.I. 4. Sidewalks (UDC 11-3A-17): Sidewalks are required along all streets per the standards in UDC Table 11-2D-6, 11-3A-17 and 11-3F-4C.2c. A 5' wide detached sidewalk is required within the street buffer along N.Venable Ave., a collector street, and a 5' wide attached sidewalk or 4' wide detached sidewalk is required along the proposed private streets. A 5' wide detached sidewalk exists along both sides of the proposed private street adjacent to the southern boundary of the development. The Applicant requests Director approval of a modification to the requirement along private streets on Lot 1,Block 1 to allow a 4' instead of 5' wide attached sidewalk. Such modifications are allowed if the Applicant can demonstrate that an alternative similar pedestrian path exists. The Director finds the proposed sidewalk provides a similar pedestrian path as required for a modification;therefore,the modification is approved. Staff recommends an attached 4'wide sidewalk is provided along the west side of Alley A for safe pedestrian access within the development in accord with UDC 11-3F-4A.2. 5. Private Streets (UDC 11-3F-4): The Applicant requests Director approval of two(2)27' wide private streets on Lot 1,Block 1 and one(1) existing 33' wide drive aisle proposed as a private street adjacent to the southern boundary of the property on Lot 2,Block 1,Driftwood Subdivision as shown below. COMMUtitY fU1UNE-tY ME1tl0 CFNtE + GALECREST LN (P) LP W —Ell W IL - --r W - - N WIND DRIFT LN (P) ""°L fuiunE EUIUPf � . � IJfVEEOPMENT OfVEtOPMfNT tlY OINEHS BY OINE0.5 f b . n, City of Meridian Department Report 111. Staff Analysis z• ,r-s• ,T•-s- x s-a- r-o- 3-y RLL S4 FCC 2.10DX SLOPE I 2.007.SLOPE Ti 3.1 E 3-,1 S�OpE S4 C� 4"OF-"MINUS CRUSHED GRAVEL CONCRETE SIDEWALK PER ISPWC EXTEND BASE MATERIAL W OF 6" DRAWING SD-709.(INSTALL SIDEWALK 6"BEHIND CURB(TYP.) 3'ROLLED CURB A GUTTER MINUS PIT RUN AS SHOWN IN PLAN). PER-ISPWC SD-702.{BOTH SIDES} 2.5'OF ASPHALT PAVEMENT 27' PRIVATE ROAD "SKY BREEZE, GALECREST LANE AND PRIVATE C-2"STREET SECTION - NTS - 27'-0' 2' W-fi" 11'-6" 2' J'r 2.00% SLOPE 2.00% SLOPE t MPX oil - - 3 ()PF. r1 4' OF-Y4" MINUS CRUSHED GRAVEL EXTEND BASE MATERIAL 3" ROLLED CURB & GUTTER 12- OF 6' 5' BEHIND CURB (TYP.) PER ISPWC SID-702. (BOTH SIDES) MINUS PIT RUN 2.5' OF ASPHALT PAVEMENT 27' PRIVATE ROAD "GALECREST LANE AND PRIVATE C-1" STREET SECTION R.O W w 4T-4" '-D. r'-C•" 33'-0" MIN 1'LEVEL LANDING 14'-61, 14'-8• BEHIND SIDEWALK(TYP) l 1S5 SLpp�. 2.DDP.SLOPE 2,OC9 SLOPE- 5.1 W1Y.C� -1II-1,1_I=iII liI i F$1'VMCUT -I =11I :I LI -III= =_, =i l=11_=I S'WDE PLANTER STRIP(TYP) 14 DF 6" 1 CONCRETE SIDEWAL4( EFEND BASE MATERIAL MINUS PIT RUH I ISPWC 5 PPLEMENTALPER 5 BEHIND CURB(7YP) STANDARD VERTICAL CURB&GUTTER JI -DRAWING 513-799 CF(P) 3"OF ASPHALT PAVEMENT PER ISPWC SUPPLEMENTAL DRAWING SD-7D1 SP-3 0.50'MM PG58-28 4"OF+4"MINUS CRUSHED GRAVEL PRIVATE ROAD-4T ROW SECTION WITH 33'STREET SECTION -NTS- A note should be included on the final plat that grants ingress/egress to all lots from Lot 1, Block 1. The Driftwood Subdivision plat includes a note (#5)for Lot 2,Block 1 that states the City of Meridian I Department Report III. Staff Analysis lot is a common lot and private access which will be owned and maintained by the Driftwood Owner's Association and references a Declaration of Access Easement and Private Drive Access Easement Agreement. If the easement agreements provide for access to the proposed development,an additional easement is not required—a copy of the easement(s) should be submitted to the Planning Division with the final plat application.If the easement(s)don't provide for access to the subject property,a new recorded easement agreement should be recorded and a copy submitted with the final plat signature application. Private streets serving townhouse developments may be permitted at the discretion of the Director in cases where the project qualifies as an infill development,where compliance with the public safety and access requirements can be demonstrated, as set forth in UDC 11-3F-1. The Director finds the project complies with these standards. Residential private streets shall only be permitted at the discretion of the Director, subject to the standards listed in UDC 11-3F-4A. Compliance with the ACHD structural standards for streets,as shown on design and construction documents prepared and certified by a registered professional engineer is required. Private streets are required to comply with the design standards listed in UDC 11-3F-4B and construction standards in UDC 11-3F-4C. The private street connection at the northern boundary of the site to N.Buckstone Ave. and the connection of the private street(Wind Drift Ln.)to N.Venable Ave.is required to be approved by ACHD,per UDC 11-3F-413.2. Staff recommends a condition of approval that prohibits the private street connections to public streets from being gated. The applicant or owner shall provide documentation of a binding contract that establishes the party or parties responsible for the repair and maintenance of the private street, including regulations for the funding thereof per UDC 11-3F-3B.3 with the final plat signature application. The Director approved the two(2)private streets within the development on Lot 1,Block 1 of the proposed subdivision with 4' wide attached sidewalks contingent upon City Council's approval of the preliminary plat; and the private street adjacent to the southern boundary of the development on Lot 2,Block 1, Driftwood Subdivision subject to completion of the tasks in UDC 11-3F-3B in accord with the Findings below in Section V.C. These tasks shall be completed and documentation of such submitted to the Planning Division prior to City Engineer signature on the final plat. 6. Subdivision Regulations (UDC 11-6): i. Dead end streets The cast and west ends of the northern drive aisle have an 80' long dead-end, which is allowed by the Fire Dept. without a turnaround. ii. Alleys All alleys should comply with the standards listed in UDC 11-6C-3B.5. Two(2)24' wide alleys,"Alleys A&B",are proposed to be constructed with asphalt pavement with rolled curb and gutter for access to the centrally located townhomes and the townhomes along the east boundary of the site facing N. Venable Ln. Per the required standards, a ribbon curb shall be constructed instead of a rolled curb, all alleys shall serve as fire lanes and the entrance to the alley from the public street shall provide a minimum 28' inside and 48' outside turning radius as demonstrated on the fire access exhibit below in Section VII.K.No parking shall be allowed on either side of the street within 50' of the alley entrance as measured from the centerline of the alley. City of Meridian I Department Report III. Staff Analysis iii. Block face The proposed block faces comply with the standards for such in UDC 11-2D-3. 7. Proposed Off-site Improvements: As part of the project,the developer proposes to improve Venable Ave. as 1/2 of a 36' street section from Ustick Rd.,transitioning to a 3-lane roadway with a 46' wide street section to accommodate an exclusive northbound left-turn lane to serve the private road(Wind Drift Ln.) located 320' north of Ustick Rd.,transitioning back to a 40' street section north of the private road.Venable Ave. is proposed to be improved with curb, gutter,and a 7' wide attached concrete sidewalk abutting the site withing the existing right-of-way. Staff recommends a 5' wide detached sidewalk is provided instead of a 7'wide attached sidewalk in accord with UDC 11-3A-17C. The developer is also working with the Park's Dept. and ACHD regarding the improvements to the Venable and Ustick Rd. intersection. Settler's Park requires a signal at the Venable/Ustick intersection as part of their mitigation for the future Community Center to the east across Venable Ave. from the site. The developer has agreed to manage the construction for the signal as part of a Cooperative Development Agreement(CDA) that is in process. F. Services Analysis Comprehensive Plan policy 3.03.03G requires urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities. I. Waterways (Comp Plan, UDC 11-3A-6): There are no waterways that cross this site. 2. Pressurized Irrigation(UDC 11-3A-15): An underground pressurized irrigation system is required with development to provide irrigation water to each lot within the subdivision as set forth in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system shall be required in all developments in accord with the city's adopted standards, specifications and ordinances.Design and construction shall follow Best Management Practice as adopted by the city. A Geotechnical Investigation report was submitted with the application, included in the public record. 4. Utilities (Comp Plan, UDC 11-3A-21): All utilities for an approved use should be installed at or below grade in accord with the City's adopted standards, specifications and ordinances. Street lighting should be installed in accord with the City's adopted standards, specifications and ordinances. All development should connect to the City water and sewer systems,unless otherwise approved by the City engineer. IV. CITY/AGENCY COMMENTS& CONDITIONS A. Meridian Planning Division 1. Development Agreement Modification: The new DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the modification. A final plat application City of Meridian I Department Report IV. City/Agency Comments& Conditions shall not be submitted until the DA is signed and recorded. The DA shall, at a minimum, incorporate the following provisions: i. Future development of the subject site shall be substantially consistent with the conceptual development plans,including the site layout,pedestrian plan,renderings and elevations, and the provisions contained herein. ii. Future townhomes within the development shall comply with the design standards listed in the Architectural Standards Manual and in UDC 11-2D-6 for the TN-R district. iii. A Design Review application shall be reviewed and approved by the Planning Division prior to submitting any building permit application(s). iv. The developer shall continue to work with the Park's Dept. and ACHD regarding the improvements to the Venable and Ustick Rd. intersection. Settler's Park requires a signal at the Venable/Ustick intersection as part of their mitigation for the future Community Center to the east across Venable Ave. from the site. The developer shall manage the construction for the signal as part of a Cooperative Development Agreement(CDA)that is in process, as agreed. 2. The final plat shall include the following revisions: i. All alleys shall demonstrate compliance with the standards listed in UDC 11-6C-3B.5.A ribbon curb shall be constructed instead of a rolled curb, all alleys shall serve as fire lanes and the entrance to the alley from the public street shall provide a minimum 28' inside and 48' outside turning radius. ii. Include a note granting ingress/egress to all lots from the private street(s)on Lot 1,Block 1. iii. Comply with the ACHD structural standards for streets, as shown on design and construction documents prepared and certified by a registered professional engineer,per UDC 11-3F-4A.8. iv. Depict an attached 4' wide sidewalk along the west side of Alley A for safe pedestrian access within the development in accord with UDC 11-3F-4A.2. 3. The landscape plan submitted with the final plat application shall include the following revisions: i. A 5' wide landscape strip shall be provided along the north side of the pathway along the front of Lots 43-48 (depicted on the plat as Lots 44-49)with landscaping in accord with the standards listed in UDC 11-3B-12C or submit an application for alternative compliance to the standard(see UDC 11-5B-5 for more information). ii. Depict the location of the dog waste station. iii. Depict an attached 4' wide sidewalk along the west side of Alley A for safe pedestrian access within the development in accord with UDC 11-3F-4A.2. iv. Correct the lot numbers on the plan to match that on the plat. 4. All alleys shall comply with the standards listed in UDC 11-6C-3B.5. 5. On-street parking is only allowed on one(1) side of the 27' wide private streets. The other side shall be signed"No Parking". 6. No parking shall be allowed on either side of the street within 50' of the alley entrance as measured from the centerline of the alley;the curbs shall be painted red or"No Parking" signs erected in these areas. City of Meridian I Department Report IV. City/Agency Comments& Conditions 7. The private street connection at the northern boundary of the site to N. Buckstone Ave. and the connection of the private street(Wind Drift Ln.)to N.Venable Ave. shall be approved by ACHD,per UDC 11-3F-4B.2. 8. The private street connections to public streets shall not be gated. 9. The 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.2. 10. The Director approved the two(2)private streets within the development on Lot 1,Block 1 of the proposed subdivision with 4' wide attached sidewalks; and the private street adjacent to the southern boundary of the development on Lot 2,Block 1,Driftwood Subdivision subject to completion of the tasks in UDC 11-3F-3B. These tasks shall be completed and documentation of such submitted to the Planning Division prior to City Engineer signature on the final plat. 11. A copy of the existing Declaration of Access Easement and Private Drive Access Easement Agreement for Lot 2,Block 1,Driftwood Subdivision referenced in plat note#5 on the Driftwood Subdivision plat shall be submitted that grants access to the proposed development from the private street. In the absence of such access easement, a new recorded easement agreement shall be recorded and a copy submitted with the final plat signature application. 12. Compliance with the standards for all traditional neighborhood districts listed in UDC 11-2D-3 and the dimensional standards for the TN-R district in UDC 11-2D-6 is required. 13. All dwelling units shall have a minimum of two(2) lights at the front of the unit per UDC 1I- 2D-2F.All dwelling units on alley accessed properties shall have a minimum of two (2)lights along the alley.All required lighting shall prevent uplighting and shall be on a photocell that activates the lighting at dusk and turns it off at dawn. 14. Staff's failure to cite all relevant UDC requirements does not relieve the applicant from compliance. 15. 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 (2)years of the date of the approved findings; or obtain approval of a time extension as set forth in UDC 11-613-7. B. Meridian Public Works https://weblink.meridiancity.oty WebLink/Doc View.aspx?id=427936&dbid=0&repo=MeridianCit &y cr=1 C. Idaho Department of Environmental Quality(DEQ) https://weblink.meridiancity.oty WebLink/Doc View.aspx?id=428444&dbid=0&repo=MeridianCit X D. Ada County Highway District(ACHD) https://weblink.meridiancity.oty WebLink/Doc View.aspx?id=429879&dbid=0&repo=MeridianCit X E. Idaho Transportation Department(ITD) https://weblink.meridiancioy.ore/WebLink/Doc View.aspx?id=428427&dbid=O&repo=MeridianCit X City of Meridian I Department Report IV. City/Agency Comments& Conditions 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 Commission finds the proposed map amendment from C-C to TN-R complies with the applicable provisions in the Comprehensive Plan. The TN-R zoning district is listed as an approved zoning district and the proposed townhouse dwellings are listed as an approved use in the MU-C designation. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Commission finds the map amendment complies with the regulations outlined for the TN-R district and contributes to the mix of uses and is a compact development that facilitates the efficient use of services consistent with the purpose statement of the traditional neighborhood districts. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Commission finds the map amendment shall 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 Commission finds 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. Comments were not received from the school district in order to determine if there would be an adverse impact to area schools. 5. The annexation(as applicable)is in the best interest of city. This finding is not applicable as the request is for a rezone. B. 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 Commission finds the proposed plat is in conformance with the Comprehensive Plan and will be consistent with the UDC if the Applicant complies with the above-noted conditions. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; The Commission finds public services are available and are adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The Commission finds the proposed plat is in conformance with scheduled public improvements in accord with the City's CIP. City of Meridian I Department Report V.Findings 4. There is public financial capability of supporting services for the proposed development; The Commission finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and The Commission finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. The Commission is unaware of any significant natural, scenic or historic features that need to be preserved with this development. C. Private Streets In order to approve the application,the Director shall find the following: 1. The design of the private street meets the requirements of this Article; The Director finds the private streets meet the design requirements in UDC 11-3F-4B. 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; and The Director finds granting approval of the private streets would 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. The Director finds the use and location of the private streets shall not conflict with the comprehensive plan and/or the regional transportation plan. 4. The proposed residential development(if applicable)is a gated community,promotes infill, or is a planned unit development. The Director finds the proposed development is not gated or a planned unit development but does promote infill. VI. ACTION A. Staff: Staff recommends approval of the proposed MDA,PP and RZ applications. The Director has approved the proposed private streets contingent upon City Council's approval of the preliminary plat. B. Commission: The Meridian Planning&Zoning Commission heard these items on February 19,2026.At the public hearing,the Commission moved to recommend approval of the subject PP and RZ requests. 1. Summary of Commission public hearing a. In favor: Eli Benski and Mike Wardle,Brighton Corp_ b. In opposition:None C. Commenting: Lisa House d. Written testimony: Eli Benski,Brighton Corp_ e. Staff presenting application: Sonya Allen f Other Staff commenting on application:None 2. Key issue(s)of public testimony City of Meridian I Department Report VI.Action a. Desire for the traffic signal to be completed prior to development of this property due to the hijzh level of traffic congestion already in this area. 3. Key issue(s)of discussion by Commission: a. Concern there isn't adequate off-street parking provided on the site. b. Concern pertaining to the transition in density to the development to the north. c. The signal isn't warranted at this time but is proposed to be installed earlier than warranted through a Cooperative Development Agreement(CDA)with ACHD,the City Park's Dept. and the developer. 4. Commission change(s)to Staff recommendation: a. At the request of the Applicant,the Commission modified DA provision#1.iv as follows: "Settler's Park requires a signal at the Venable/Ustick intersection as part of their mitigation for the future Community Center. The developer will continue to pursue a Cooperative Development Agreement(CDA).If the City's Park's Dept.,ACHD, and the developer enter into a CDA,the developer will manage the construction of the signal." 5. Outstandingis for City Council: a. None C. City Council: Pending City of Meridian I Department Report 0. 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Map Notes Nearby Recent Preliminary Plats (within last 5-yearn H-2013-0060 H-2019-GG94 H-2420-GO81 H-2021-0027 H-2021-0040 H-2021-0071 H-2021-0102 H-2022-0026 H-2G22-036 H-2022-OG93 H-2023-0021 H-2024-0017 H-2024-0030 Nearby Recent Conditional Use Permits (within last 5-years) H-1019-0109 H-2020-0112 H-2021-GO71 H-2021-0102 H-2022-0005 H-2024-0060 H-2024-0073 City of Meridian I Department Report VII.Exhibits B. Subject Site Photo Am -- City of Meridian Department Report VII.Exhibits C. Service Accessibility Report PARCEL R1931270100 SERVICE ACCESSIBILITY Overall Score: 27 36th Percentile Description Indicator Location In City Limits Extension Sewer Trunkshed mains e 500 ft. from parcel Floodplain Either not within the 100 yr floodplain or > 2 acres Emergency Services Fire Response time 5-9 min. YELLOW Emergency Services Police Reporting District meets response time goals some of YELLOW the time Pathways Within 1/4 mile of current pathways RU Transit Not within 1/4 of current or future transit route RED Arterial Road Buildout Status Ultimate configuration (#of lanes in master street~ GREEN plan) matches existing (# of lanes) School Walking Proximity Within 1/2 mile walking GREEN Either a High School or College within 2 miles OR a School arivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Either a Regional Park within 1 mile OR a Community I' ParkWalkability Parkwithin 1/2 mile OR neighborhood Parkwithin GREEN 1/4 mile walking Report generated c)n 02-0g-2C) b by MERIUTAN1\sallen City of Meridian I Department Report VII.Exhibits D. Existing Conceptual Development Plan& Building Elevations Included in Development Agreement Proposed to be Modified(dated: November 2021) I jc o o o 0 0 0 .Mxc c) ur.J I � 4Yx r i • I .u'i4u I ua I I i — I I I I II. I i4.994 ACRES I Q RESIOENFIAL MULnFPMILV { O F- I I SlBNv(9roX xo.s .,j,1 . 77.940 SF 31.7M I K 1 COMMERCML I p �, i` I gvax,�,ox xos4 oxvumn ii i , II II I r �L I W US�ICI{R0 City of Meridian Department Report VII.Exhibits —�.....L.— — —cA�EBow, — — SETTLERS PARK FIRE PII '!" TOWN HOMES C1 I I Al El I A2 AJ I NERIGIAN.IDAHO ' ' I 57 SINGLE FAMILY UNITS Jy1 ' SCALE:V-20'-0' i I I I •. I� , II .I I� .. I 0 10 w Q w N 100 I � (2)STORY Wa • 421 STORY I - rt R)STORY - -____ 2 ---- I =D, ,2)STORY t LL • .. .. .. 26' 0" � BUILDING IYP'A' B BUILOINGS124 UNITS El i GAZEBO AS COMMUNITY Bd B5 B6 CENTEfl IZ)STORY Z ______ 0 I i I I i (3)STORY It PLAZA y .i Jwn (J)STORY _ i _______ (2)ST(NtY - I Z BUILDING WIP TJ' 5BUILDINGS 12/UNITS I f I I � R)STORY l 12)STORY i o g i I � BUMNG ttP'C' I FUTURE COMMERCIAL I 2 BUILDINGS/6 UNITS I I I I i I IL.._.. �..�.. —..—..—..—.._ _..—.. .._.._.._.._.._...................... 1!i lz$ _.._.._..�.. �..�.._.._.. ._.._.._.._..�.._.. / I _.._.._.._.._.._..� BULDNG TYP TY 1 BUILDING;3 UNITS W.USTICK RD. a s NNW— ® oaa oo � aoo 0 t ) I I City of Meridian Department Report VII.Exhibits E. Proposed Conceptual Development Plan& Building Elevations Proposed to be Included in Amended Development Agreement Fury CRY OF KRUM COMMUtNRYCERRER 1!V OM161 ' 41 r + • � EwIMn I ' / F 1 1 � •rt1 I Usr"PI y I , i Er n - I FJtURE FU11W 1 1 DCYEIOPMEM -DMOPMEM 1 eY OMERS :-OYOMRS + AI 21—- -- - SingleProposed - Individual Platted Lots — 61 City of Meridian Department Report VII.Exhibits Paired Carriage Lane Accessed Homes Paired Street Accessed Homes City of Meridian Department Report VII.Exhibits F. Rezone Legal Description&Exhibit Map • I DAH O 9939 W Emerald St Boise, ID 83704 SURVEY GROUP EXHIBIT A Phone: (2081 846-8570 Driftwood Townhomes TN-R Rezone Boundary Description Project Number 25-018 October 7,2025 A parcel of land situated in the southeast quarter of the southwest quarter of Section 36,Township 4 North,Range 1 West, Boise Meridian,City of Meridian,Ada County, Idaho,and being more particularly described as follows: Commencing at the south quarter-section corner of Section 36,Township 4 North, Range 1 West,Boise Meridian; Thence N00°27'20"E,351.16 feet along the east line of the southeast quarter of the southwest quarter to the POINT OF BEGINNING: Thence N89°32'54"W, 107.47 feet along the southerly boundary of Lot 1 of Block 1 of Driftwood Subdivision(Book 130 of Plats at Pages 21530 through 21534, records of Ada County,Idaho)and the easterly extension thereof; Thence N00°25'08"E,4.00 feet along the southerly boundary of Lot 1; Thence N89°32'54"W,57.05 feet along the southerly boundary of Lot 1; Thence S00°25'08"W,4.00 feet along the southerly boundary of Lot 1; Thence N89'32'54"W,209.59 feet along the southerly boundary of Lot 1; Thence 52.76 feet on a curve to the left,having a radius of 130.50 feet, a central angle of 23"09'58",a chord bearing of S78°52'07"W,and a chord length of 52.41 feet,along the southerly boundary of Lot 1; Thence S67°17'07"W,86.11 feet along the southerly boundary of Lot 1; Thence 28.10 feet on a curve to the right,having a radius of 69.50 feet,a central angle of 23°09'58", a chord bearing of S78°52'07"W, and a chord length of 27.91 feet,along the southerly boundary of Lot 1; Thence N89°32'54"W,9.50 feet along the southerly boundary of Lot 1; Thence N00°25'08"E,3.00 feet along the southerly boundary of Lot 1; Thence N89'32'54"W,40.00 feet along the southerly boundary of Lot 1; Thence N00"25'08"E,36.50 feet along the southerly boundary of Lot 1; QZ Page I of City of Meridian Department Report VIL Exhibits • IDAHO 9939 W Emerald St SURVEY Boise, ID 83704 I I GROUP Phone: 1208j 846-8570 Driftwood Townhomes TN-R Rezone Boundary Description continued... Thence N89"32'54"W, 84.50 feet along the southerly boundary of Lot 1 to the southwest corner of Lot 1; Thence N00'25'08"E, 332.84 feet along the west boundary of Lot 1 to the northwest corner of Lot 1; Thence S88'47'16"E,666.24 feet along the north boundary of Lot 1 and the easterly extension thereof to the east line of the southeast quarter of the southwest quarter; Thence S00'27'20"W, 313.50 feet along the east line of the southeast quarter of the southwest quarter to the POINT OF BEGINNING. The above-described parcel contains 5.01 acres,more or less. � r 1 U ! 1�4 Page 2 of 2 City of Meridian Department Report VII. Exhibits C1/4 S.35 o � . Woodburn West Subdivision No. 1 o I I l Wavabvrn 5utrdivision N CI S96'47'1 fi"� sss.2�' — Block T Driftwood SubdivisiarL v¢s a Tip—R Zone �, m • w 5.01 Acres u3.5 o O 0 M1 V .$� N win o - z Oa cv .in Point of a v Beginning 0 PQ z- LL L2 Ll gsy L 4} C2 M: L9 L7 I - LB 1 > I CD .I v kn �, Scale: 1"=10U' 4 34 S.35 5.38 �EL i/4 S.2 5.1 S8$'42'42"E 2662.54' W. Ustick Rd. Ada County Coordinote System F%PI-R aec rxn—WO-1 rS-4tield --u19 Agee.F.hh—. 17+7fiT-'7L 7�H.W GV IDAHO E><nla�� "�" �015 SURVEY 943�WEM€W OrT Driftwood Townhomes sr�eet No. FY>el PS8578 R37M1; N—R Rezone 1 o 2 laae�eas.es7o GROUP LLC Situatud kh• SE1/4 of tit SWI/4 of Section X pwq 6ele T.4M.. RAW., B.M.. City of Unridian. Ado County, Ankle 14/7f2925 City of Meridian I Department Report VII.Exhibits Line Table Line Bearing Length L1 N89'32'54"W 107.47' L2 N00'25'08"E 4.00' L3 N89'32'54"W 57.05' L4 SOQ'25'08"W 4.00' L5 N89'32'54"W 209.59' L6 S67'1 TO7"W 86.11' L7 N89'32'54"W 9.50' L8 N00'25'08"E 3.00' L9 N89'32'54"W 40.00' L10 N00'25'08"E 36 50' L11 N89'32'54"W 84 50' Curve Table Curve Length Radius Delta Chord Bearing Chord Length C1 52.76' 130.50' 23'09'58" S78'52'07'w 52.41' C2 28.10' 69.50' 23'09'58" 578'52'07"W 27.91' �5s0 �i/9TF OF cygEL S. x w.,.•,. c[.,•a,.J- CPM20 2.26.72 w IDAHO Exhibit "B" 5bOIB MIS w`M`RA`aV Driftwood Townhomes B068F�cAMG337N Sheet No. SURVEY 12W.8.a esrc TN-R Rezone 2 of 2 GROUP, LLC Situated in the SE1/4 of the SW1/4 of Section 36, Dwg. Date T 4N., R.1 W.. 8.1A., City of Aterldlan, Ada County, Idaho. 10/7/2025 City of Meridian I Department Report VII. Exhibits G. Preliminary Plat(dated: 12/9/25) I G I\i "I 1 3 9NIil33N79N3 NO 1.1 A 9996-?K-0013-6 IV 3NIFISICI IWO'SN19010 3HOJ30 T �2 0 04 L e z C)<,p 4 yll 3, m _74 V—z"n I T IL .... ...- -------------- 19 mL H_ City of Meridian Department Report VII.Exhibits o 1. H- 1 -1 1 3.. 1 1 1. �1 1-H - I H3 � moo- � � � �• w a �� JNia33N1JN3�1°J 9991,-ZK-008-1 IV 3 Nil 01011H0'0N10010 3 8 0 J 3 8 T � 4 a T s hb� •� I� "0 ,.I iTIIY, & ide a RgE �������r�anIV* IF O J � I I l i I II e Il w O �B I IN o y I r fi o � r 9L--- _� • t - is Q 13 ®O e • t� o — IJ a M a = o k � 'ffiIsl • SJ City of Meridian Department Report VII.Exhibits H. Landscape Plan & Fencing Plan(dated: 10/24/2025) g Nlfld 3d'dJSaN1f1 T o 11 ©1'NVF41113W �a t.e ga� s 53W1)HNM01110OM131M0 �a��E3f3 J� " i § $ WHO XX N �9y�3� ' 8 s;yg�.@ �K '3 d G: 3y c E jCI�'_2 � a '&�r3 €i., ff r6� a �+3✓5= g sw y'3- 9 's'�"30 3 e 1 k,s' 41M.,= .aBffaad€ �3§ &: d a"a� ? a ' �° �k�`�a - ea=.a m L, g.� 2 s &g.",§: a ��' f d g ag a g" g- -pip 19,RA, g § � 1y �� @�9 s g$ sa �' s Sm �F€k s e s3$8 a a3 � € _ eo-�a € §€ l _§.p xaa�a ke a a. Aila.n5 �3§8at€'s 3a E 3a§3's3 s$m;ds A na SS In � V d � - 3' q ��5 s 44��k�,d� ke 2 E!4Y 2 9 e 6 ; ... =V + a �7 II�,71 ♦I �.� III �::; � �".��gg� :$s��$ S ® ,, ® III li 6 ��9`W 41111 it AN'HER Jl?I I I I 1 ,. ® r I � II ,_I-� • III. 4•- €^€AE•E�' 1 I I I I 4 gb u I` yea r z ` ' ca 9 Eli, f JI� - I • I II t a � ]v III U A O O O O O O O i Y!'•t z¢� Q � � g A .I I. I II a §Beni City of Meridian I Department Report VII.Exhibits x°i y d S11Vi30 ONV NVId 30N3J >• J re. 01'NVIOIN3W ~• uomrec S31NOHNMOi OOOMi iIHO a �.6d�$'$gEag y$ywy}I�I yg���y�Y tlW i�9w���wEqzy fr��yga ���u Lj 36 ywg Ing bit 5 - > �1 v gu d ° 1 I I ° ° ° ® _ ° I $ ® Z - u, City of Meridian Department Report VII.Exhibits I. Pedestrian Plan � f r.J I r I 1 i 1 PRIVATE STREET i r Attached 4-foot-wide Detached 5-foot-wide' m f I I � } Izl 0 V w J I J ' WIND DRIFT ST. v f^g i w I z w Internal Pedestrian Access City of Meridian Department Report VII.Exhibits J. Development Agreement Legal Description IDAHO 9939 W Emerald 5t SURVEY Boise, ID 61704 GROUP EXHIBIT A Phone: (2aa) 846.8570 Driftwood Town homes DA MOD Preliminary Plat Boundary Description Project Nurrrber 25-018 November 4,2025 Lot 1 of Block 1 of Drift woad Subdivision (Book 130 Of Plats at Pages 21530 tf rough 21534,records of Ada County,Idaho),situated in the southeast quarter of the southwest quarterof Section 36,Township 4 North,Range 1 West,Boise Meridian,City of Meridian_Ada County.Idaho,and being more particularly described as follows: Commencing at the southwest corner of Section 36,Township 4 North,Range I West, Boise Meridian: Thence 589°09'46"E,1996.71 feet alongthe south line of Section 35; Thence NOO'O1'S15"W,40.01 feet to the southwest corner of Driftwood Subdivision: Thence continuing NOO`O1'S6"W, 282.94 feet along the west boundary of Driftwood Subdlvisiorl to the southwest corner of Lot I,the POINT OF BECINNiNG; Thence continuing NOO'02'S6" , 332,84 feet along the west boundary of Lot 1 to the northwest corner of Lot 1; Thence 589`14'20"E, 637.24 feet along the north boundary of Lot 1 to the northeast corner of Lot 1, Thence 500'00'16"W, 313.98 feet along the east boundary of Lot 1 to the southeast corner of Lot 1; Thence N89°59'58"W,7&47 feet along the southerly boundary of Lot 1; Thence NOO"O1'56"W,4.00 feet alone the southerly hound ary of Lot 1; Thence N84"59'58"W,57,05 feet alcngthe southerly boundary of Lot 1; Thence SOO'O1'S6"E, 4.00 feet slang the southerly boundary of tot 1: Thence NO9'59'S8"W,20959 feet along the southerly boundary of Lot I; Thence 52.76 feet on a curve to the left,having a radius of 13050 feet,a central angle of 23"09'58",a chord bearing of 578"25'03"W.and a€hord length of 52.41 feet along the southerly houndary of Lot 1; Thence 566°50'04"W, B6.11 feet along the southerly boundary of Lot 1; 1 Thence 2a.10 feet on a tune to thtie right,having a radius F of 69.50 feet,a central angle of 23'09'58",a chard 34 :Page I of 2 'fir,. 5• City of Meridian Department Report VII.Exhibits + IDAHO 9939 W Emerald St 15GSURVEY Boise, l0 83704 GROUP Phone: (208) 846.8570 Driftwood Townhomes DA MOD Preliminary Plat Boundary Description continued... bearing of S78°25'03"W,and a chord length of 27.91 feet, along the southerly boundary of Lot 1; Thence N89'59'58"W,9.50 feet along the southerly boundary of Lot 1; Thence N00`01'56"W, 3.00 feet along the southerly boundary of Lot 1; Thence N89'59'58"W,40.00 feet along the southerly boundary of Lot 1; Thence N00'01'56"W, 36.50 feet along the southerly boundary of Lot 1; Thence N89°59'58"W,84.50 feet along the southerly boundary of Lot 1 to the POINT OF BEGINNING. The above-described parcel contains 4.81 acres,more or less. 34 Page 2 of 2 City of Meridian Department Report VIL Exhibits 4� S�, I-0S s B5 y %u N 0 ,m .c. � ƒ woo lrn West % ' • Subdivisiun Mo. 1 | 0 I | WoodbuTn 3u w�an . 9' - - - �G19-2V E 637 24' - 2 \-$ Nor f ƒ % ® Subdivi�vn �i � \ m 2$ b k w E kLO �to< 2 @ .N ' j % 2 P&w of / > Bed neg L rr P � ? 2 g! o L5 2 z � � 2 ( C;2 % L 2' L - ■� I _ 2; , a q 4 k (P � ���� LS5 W. u ki . _2 f¥�. kF &M l� m� ,�Em' ` g/ 7 Zee/ ' I � kY, W. � R0QsofoAgs m _,_.Ho,, P�m_.13A_ ., _-.,_ No- IDAHO ��® �. 25-015 � SURVEY � � Driftwood To■nhom _ 9 - , .__ DA MOD Prel[rninory Nat 1 of 2 GROUP, LLC __ - m. SE1 ae _ SMaof &,-c_ 4 J"q- ate TAN, a K , G W ecin. Aqdp QPkirity. 10g6 I$D/7/2025 City of Meridian I Department Rpo4 V11.Exhibits K. Fire Access Exhibit SBSVZWOW I IV 3DIM TWO 5N1994 3dOJ36 A.` -71 i ' •I 4 "'- C All— �1 I ' C- _ C+7 \ M lM.4c.]m• _ _ I to 771" City of Meridian Department Report VII.Exhibits 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. 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 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 Vlll. Additional Notes&Details for Staff Report Maps, Tables,and Charts C i E IDIAN.;--- Agenda Item Applicant Presentation Driftwood Townhomes Preliminary Plat, Rezone , & Development Agreement Modification . Meridian City Council March 17 , 2026 -;- BRIGHTON Project Location G I L 0 IW zW W Ashhy f]r aAshb.y �r ashGy� W Ashby [7 1 # z y . ; • ... W Ashby Dr -W.Ash�y ps r fi r r. swim I ,. • .. _._ T j W Apple Pine St t� � n _ zwN W Ap•p� Pine St• � � � --1 n Settlers Park • W Wood*ne*St x a V a i Settlers Park ' is + r :: r � do zJ e m • • 1 , IL AF 4� QL vkk, Am W Ust•ick lR•dUstick Rd W U.stiek Rd W ustick Rd W Ust•ick R W Ust•ick Rd �' Suilding C> BRIGHTON Future • Use Future Land Uses Citywide - -- - --- - � Low Density Residential ' 4r Medium Density Residential 4i y : Med-High Density Residential High Density Residential - U z I Commercial � ■ Office LJ C' ■ Industrial CL 0 Civic W'USTJCr IC'R D Old Town Mixed Use Neighborhood Mixed Use Community Current > W Parksfone r =Ln. Mixed Use Regional W ParkstQne St ■ WMixed Use Non-Residential No changes proposed Mixed Use - Interchange 4 BRIGHTON Zonin . a I " ' ' .1�1JJJ Zoning Districts ar W Woodpine St-- V Commercial Districts z r Neighborhood Business [C-N] - W Crosswind �� Sty Community Business [C-C] Current x ' �` — General Retail & Service Commercial [C-G] + + �. Limited Office [L-O] Mixed Employment [M-E] 5 4 ■ High Density Employment[H-E] + + + i + + + 4 Traditional Neighborhood Districts * + Old Town [O-T] WUSTICK•RD Traditional Neighborhood - Center[TN-C] Traditional Neighborhood - Residential [TN-R] Proposed W Pebblestone 1� rFTM 11 fl ll 5 ProjectBRIGHTON Background SM 4 20"E W.24' vts 443t its++S w PLS M31 PLS i4.91 NC� PL4 1O]H7 PLS 1431 72Y —S3S_--.___217.a4'______ 67.,!'_ ,C0.76'_-- I b 2A27' I I I � I I � i I � I I I'I ---------. y v 7aar !�sa Cin ca*u I 2 S WAW -- x 3 2 W. Mina Drift St Eti West Wind Dritt Street D u P , to ,a r _us__r„ seo�'se a lal,vr_ asar # l - y �— I ,� (0" Jr r_sH919'SEt 124-K'_--s�` a i +, f`{�1 ftil fl I+ COMMERCIAL AREA NOTA PART � I � I I I � L--------------- 616.91 WAS �NOWI'76"W 4d01' � S4S'24'SYW - '• �- 5.36 1/4 .......... SingleRecorded Driftwood Subdivision Plat BRIGHTON Revised Proposal 61 buildable lots .15MLERS PARK .� • 5 common/open space l o t s ceosswlNosr. - I -- 12 .7 units per acre FUTVRECFTYOFMEPIDIAN • is COMMUNFTY CENTER ' I i fBYOTHER51 1. �I y� PRIVATE STREET �, � ` �Ir I I � r r m `I The expected density range in L*L : the Mixed-Use Community WINU 61ZIFT ST k UmC � designation ranges between 6 �* and 15 units per acre 'e v FUTURE FVTVRE .�V '}LI/{��S t I bEVELOPMEN7 DEVELOPMENT 1 BY OTHERS BYOTHERS /. Ar AddL Ui TIU PD. •.� BRIGHTON CONCEPTUAL,SUBJECTTO CHANGE 7 BRIGHTON Roadways TO SETTLERS — Internal private street FUTURE CITY OF MERIDIAN COMMUNITY CENTER i — (RYOTHERS) Alley ---------------- Center turn lane to Venable at the l der private street ,r p intersectionID J z USfICK PL. We will manage � _ _ t � 400 , Ustick and Venablew ` signal construction FUTURE FUTURE— ' i r1 a DEVELOPMENT FDEVELOPRMEINIT through C DA with I RYOTHERS YOTHERS , City and ACH D, not associated with development p - US TICK RD. 8 BRIGHTON Condition Modification Request iv. The developer sha I I continue to work with the Park's Dept, and ACHD regarding the improvements to the Venah le and U stick Rd. intersection, Settler's bark requ i res a signal at the Vcnabl c/Usti ok in tcrsecti on ag part o F their m i 6 gation for the fuwrc Commute i ty Center to the cast across cr abl c A Y c, from the site, The dcvc1oper shal I tnanagL: the construction for the sign-al as part of a Coopemtive Dukeelopment Agreement (CDA) that is in process, a We respectfully request modification of Condition IV.A.Liv, as recommended by Planning and Zoning Commission to read as follows: Settler's Park requires a signal at the Venable/Ustick intersection as part of their mitigation for the future Community Center. The developer will continue to pursue a Cooperative Development Agreement (CDA). If the City's Parks Department, ACHD, and the developer enter into a CDA, the developer will manage the construction of the signal. 9 ;- BRIGHTON Amenities & Open Space 4-Foot- Wide Attached Sidewalks 4S `. 5-Foot- Wide . Detached • Sidewalks Open --------------- 3 athering Spaces MEN . .• Dog Wash �:► — - ��� Station G G BRIGHTON Natural Transition • and Scale .1 ems:► � � �" � �:::..�....�, .. . , Single Family Homes Townhomes Commercial & Multi- • Can accommodate multi- • Transitional in land use and Family generational living lifestyle • Higher intensity uses • Private outdoor space • Opportunity for individual • Flexibility and affordability • Long-term residency, lower ownership • Options for residents not ready turnover • Residential zoning and setbacks or not needing ownership • Greater personal autonomy • Attached buildings at a • Shared indoor and outdoor within established guidelines neighborhood scale spaces • Low-maintenance outdoor space 11 -;� BRIGHTON Transition Between Existing Uses Single L_<1 Family D - t A +bytDr ` W�Appfe P;�� � • St Ir . L 1 I Woo pin..,qt 1 z, _ �• z Settlers Park o U � W LUstick Rd W lJstick Rd W llstick Rtl , ILr" Usti i -'i3uilrl try - Z �l C 1 .- � •tom *W _Stanhope .St— - + Wrangler St 4 �;- BRIGHTON Home Type A — Front Access RM: Sol on �7 o � BRIGHTON Home Type B — Carriage Lane Homes 49,11- BRIGHTON Conclusion We concur with the conditions of approval , with the requested modification of Condition IV. A . l . iv and request approval of the Preliminary Plat, Rezone, & Development Agreement Modification for Driftwood Townhomes . 15 Discussion -;� BRIGHTON Pa rki ng . . = EmuOt t � Ar VE IDIAN:--- AGENDA ITEM ITEM TOPIC: Ordinance No. 26-2118: An Ordinance (Meridian Luxe H-2025-0035) for rezone of a parcel of land located in the southwest quarter of the southeast quarter of Section 26, Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, as depicted in the map exhibit, rezoning 5.99 acres of land from the L-0 (Limited Office) zoning district to the C-C (Community Business) zoning district in the Meridian City Code; directing city staff to alter all applicable use and area maps as well as the official zoning maps and all applicable official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by law; and providing an effective date. Ada County Recorder Trent Tripple 2026-018655 Boise,Idaho Pgs=5 cfowler 03/18/2026 08:01:50 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded CITY OF MERIDIAN ORDINANCE NO. 26-2118 BY THE CITY COUNCIL: CAVENER, LITTLE ROBERTS, OVERTON, STRADER, TAYLOR, WHITLOCK AN ORDINANCE (MERIDIAN LUXE H-2025-0035) FOR REZONE OF A PARCEL OF LAND LOCATED IN THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 26, TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN, CITY OF MERIDIAN,ADA COUNTY,IDAHO, MORE PARTICULARLY DESCRIBED IN EXHIBIT "A," REZONING 5.99 ACRES OF LAND FROM THE L-O (LIMITED OFFICE) ZONING DISTRICT TO THE C-C (COMMUNITY BUSINESS) ZONING DISTRICT IN THE MERIDIAN CITY CODE; DIRECTING CITY STAFF TO ALTER ALL APPLICABLE USE AND AREA MAPS AS WELL AS THE OFFICIAL ZONING MAPS AND ALL APPLICABLE OFFICIAL MAPS DEPICTING THE BOUNDARIES AND THE ZONING DISTRICTS OF THE CITY OF MERIDIAN IN ACCORDANCE WITH THIS ORDINANCE; PROVIDING THAT COPIES OF THIS ORDINANCE SHALL BE FILED WITH THE ADA COUNTY ASSESSOR, THE ADA COUNTY TREASURER, THE ADA COUNTY RECORDER, AND THE IDAHO STATE TAX COMMISSION, AS REQUIRED BY LAW; AND PROVIDING AN EFFECTIVE DATE. BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY OF MERIDIAN, COUNTY OF ADA, STATE OF IDAHO: SECTION 1. That the property described in the Legal Description attached hereto as Exhibit "A," which is incorporated herein by reference, is within the corporate limits of the City of Meridian, Idaho, and that the City of Meridian has received a written request for rezoning by Kelly G. Fulfer and Brenda M. Fulfer as Trustees of the Kelly &Brenda Fulfer Trust, the owners of said property. SECTION 2. That the above-described real property is hereby rezoned from the L-O (Limited Office) zoning district to the C-C (Community Business) zoning district. SECTION 3. That City Staff is hereby directed to alter all applicable use and area maps as well as the official zoning maps and all applicable official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance. SECTION 4. That the City Clerk is hereby directed to file a certified copy of this ordinance and its exhibits with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission within ten (10) days following the effective date of this ordinance. SECTION 5. That all ordinances, resolutions, orders or parts thereof in conflict herewith are hereby repealed. REZONE ORDINANCE-MERIDIAN LUXE H-2025-0035 PAGE l SECTION6.ThatthisOrdinance, once passed, shall be infullforce andeffectuponpublication, in accordance with law. th PASSEDBYTHE CITYCOUNCILOF THE CITYOF MERIDIAN,IDAHO,this17day ofMarch, 2026. APPROVED BY THE OF THE CITY OF MERIDIAN, IDAHO, this th 17day ofMarch, 2026. _________________________________ ATTEST: ____________________________________ CHRIS JOHNSON, CITY CLERK STATE OF IDAHO) )ss: County of Ada) 17th On this ____ day of March, 2026, before me, the undersigned, a Notary Public in and for said State, personally appearedand CHRIS JOHNSON known to me to be the and City Clerk, respectively, of the City of Meridian, Idaho, and who executed the within instrument, and acknowledged to me that the City of Meridian executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year first above written. ___________________________________ (SEAL)Notary Public for Idaho 3-28-2028 My Commission Expires: ______________ REZONEORDINANCE MERIDIAN LUXE H-2025-0035P AGE 2 EXHIBIT A LEGAL DESCRIPTION FOR FULFER KELLY & BRENDA TRUST PARCEL "A" REZONE A parcel of land, for the purposes of rezoning, located in the SW1/4 of the SE1/4 of Section 26, Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho and being further described as follows: BASIS OF BEARING: The South line of the SE114 of said Section 26, derived from found monuments and taken as North 8912835" West with the distance between monuments found to be 2625.50 feet. BEGINNING at a brass cap monument marking the Southwest corner of said SE1/4; Thence, North 00'38'11" East a distance of 30.00 feet to a 5/8-inch rebar marking the Southeast corner of Fulfer Subdivision No. 3 as recorded in the official records of Ada County in Plat Book 92 at Page 10888; Thence, continuing, North 00038'11" East a distance of 320.00 feet along the East line of said Fulfer Subdivision No. 3 to a 5/8-inch rebar marking the Southwest corner of Fulfer Subdivision No. 4 as recorded in the official records of Ada County in Plat Book 92 at Page 10985; Thence, leaving said East line and along the boundary of said Fulfer Subdivision No. 4 the following 3 courses, South 89°22'14" East a distance of 269.96 feet; Thence, North 80°37'46" East a distance of 436.44 feet to a 5/8-inch rebar; Thence, South 00032'14" West a distance of 215.81 feet to a 1/2-inch rebar; Thence, leaving said Fulfer Subdivision No. 4 boundary and continuing, South 00032'14" West a distance of 178.68 feet to a 5/8-inch rebar on the North right-of-way line of W. McMillan Rd.; Thence, continuing, South 00032'14" West a distance of 30.00 feet to a point coincident with said South line of the SE1/4 and the centerline of said W. McMillan Rd; Thence, along said coincident line, North 89°28'35" West a distance of 700.50 feet to the POINT OF BEGINNING. Said Parcel containing 260,906 square feet or 5.99 acres, more or less and is subject to all existing easements and/or rights-of-ways of record or implied. END OF DESCRIPTION. �p%&p'ELAN�S!/,9 Kevin N. Sorensen, P.L.S. 11120 Timberline Surveying oc 11 316 S. Kimball Ave., Suite 207 Caldwell, Idaho 83605 4'r (208) 465-5687 ¢o 4r'p of\10 N.S Page 1 of 1 UATS-25\Ada\25001-PES-2350 McMillian Rd Sub\survey\legats\PARCEL A RE-ZONEAf L8-98601 30Vd 'Z6 >1008 + U o a 'ON NO/S/AiaonS M3d7nd Co g ko w c+� � p -•� .8a vzv-M..aa.z£000s I w < It ""°1 ? s � co -6 ` .£8 S6L w� C J .89 8LL o Q v _ Q w �x U m O b O J J M I "� Cl) Z c z I O s 3 J yJQ �aoy`�`r'f' Q co CL w0 Cl) 1 2 �NN p do\ I U) wo zo z ram' o cf) : I m wu 2 = Z >- x 1 ,+ r I u, 2 X �- a �- w h �j• •r9 �P = w p - D z 41 O o o �, Z Z oad N � ZQo J�f w Cn Z N J Wood I � = = Q 0Z � � � � _ mo CC) 10m `U) I O LL LL oo � W Lo p v aol�n QN � W � rn zOco O � `1v -jwpL Q Q O cLU n J ` � w -j N Q C O N } a, Z m V Y O 0- O � o 2 � w ct a Q � o 0 LLJ 0000 J Q U) c _ 2 w f�_ r H o � Q O 0 LLJ � Q M w I� � Qv CA 1° w � Nm \ w J � z Z w Z n � �c Y M O V f� 0 Q ~ w w � W Z m°' � � O y � °° OOX) w oz o Z a `� m3 w Q Z z Q co m Z I w O w Q Q w z Z p 2 m m z O z �O OZ z w w Q - - — z Lo O co Q O O z z U I I I O x T� w O O Q O Q N co W W U O � W I ko to ko I o w y CM M Q O (D 4 � w I c co I(.1 /to 7T cr p M O Q N Cq MO N Op I mLr) � 0) Q °mU 00 ZM - pp O � O J �. 0M (n z .00WE 3., k8C.00N M U o a 00"09£-3,.L<.8£o00N T I � O a a Z6-88801 38Vd 'Z6 N008 �; w U £ 'ON NO/S/A/O9ns M3d7nd EXHIBIT B � { CQ M 0 00 L8-98601 30Vd 'Z6 >1008 ►� U o a 'ON NO/S/A/O9nS M3d7nd z g w c+ U) p -•� .8a vzv-M..aa.z£000S I w < � co -6 ` .£8 S6L w� C J .89 8LL o Q v _ Q J m of m Z x U m O w b O J J 0O J N M I "� CL M Z c z I O s 3 R N� m Q J yJQ �aoy`�`r'f' Q co CL wO Cl) 1 2 �NN p do\ I U) wO zo z ram' o cn : I m w (D - 2 = Z >-W x 1 �r �, 2 X �- < w h �j• •r9 �P = W p - D z 41 O/`rs'�� y O o o �, Z Z oad N � ZQo J�f W Cn Z N J Wood I � = = Q 0Z � � � � _ mom `U) I O LL LL oo � W Lo p v aol�n QN � W � rn zOco O � `1v -jwpL Q Q O cLU n J ` � w -j N Q C O N } a, Z � m V Y O 0- O � o 2 �ui w ct a Q � o 0 LLJ 000 J Q U) c _ 2 w f�_ r H o � Q O LLJ0 � Q M w I� NQv CA 1° w w � Nm \ w J � z Z Z n � �c Y M O V frc0 Q ~ w w � W Z m°' � � O y � °° OOX) w oz o Z a `� m3 w Q Z z Q co m Z I w O w Q Q w z Z p 2 m m z O z �O OZ z w w Q - - — z Lo O co Q O O z z U I I I O x T� w O O Q OQ N co w W U O � W I uj to ko I o w y CQM M O �O 4 w 0o I co /� I(.1 /t^o' 7T cr p Cl) O Q N d C M `q MO N Op I m � � Q °mU p ZM - pp O CoO J �. 0M (n O z OWE 3., k8Eo00N � U o a M � 00"09£-3,.L kMOON T I � O a a Z6-88801 38Vd 'Z6 N008 �; w U £ 'ON NO/S/A/O9nS M3d7nd 1 CERTIFICATION OF SUMMARY: William L. M.Nary, City Attorney of the City of Meridian, Idaho, hereby certifies that the summary below is true and complete and upon its publication will provide adequate notice to the public. j Z' William L. M.Nary, City Attorney SUMMARY OF CITY OF MERIDIAN ORDINANCE NO. 26-2118 An Ordinance (Meridian Luxe H-2025-0035) for rezone of a parcel of land located in the southwest quarter of the southeast quarter of Section 26,Township 4 North,Range 1 West,Boise Meridian, City of Meridian, Ada County, Idaho, as depicted in the map exhibit, rezoning 5.99 acres of land from the L-O (Limited Office) zoning district to the C-C (Community Business) zoning district in the Meridian City Code; directing city staff to alter all applicable use and area maps as well as the official zoning maps and all applicable official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance;providing that copies of this ordinance shall be filed with the Ada County Assessor,the Ada County Treasurer,the Ada County Recorder, and the Idaho State Tax Commission, as required by law; and providing an effective date. A full text of this ordinance is available for inspection at City Hall, City of Meridian, 33 East Broadway Avenue, Meridian, Idaho. This ordinance shall be effective as of the date of publication of this summary. [Publication to include map as set forth in Exhibit B.] REZONE ORDINANCE-MERIDIAN LUXE H-2025-0035 PAGE 3 E NDIAN,---- AGENDA ITEM ITEM TOPIC: Ordinance No. 26-2119: An ordinance amending Unified Development Code section 11-1-5(B)(1) concerning fence measurements; amending Unified Development Code section 11-1A-1 concerning definitions of drive-through establishments; amending Unified Development Code section 11-2A-3(e) concerning maximum height limit in residential districts; amending Unified Development Code section 11-2D-3(b) concerning maximum height limit in traditional neighborhood districts; amending Unified Development Code Table 11-2B-2 concerning allowed uses in commercial districts; amending Unified Development Code Table 11- 2D-2 concerning allowed uses in traditional neighborhood districts; amending Unified Development Code section 11-3A-7(D)(4)(c), concerning decorative panels and trellises adjacent to fences; amending Unified Development Code Table 11-5A-2 concerning decision-making authority; and providing an effective date. CITY OF MERIDIAN ORDINANCE NO. 26-2119 BY THE CITY COUNCIL: CAVENER, LITTLE ROBERTS, OVERTON, STRADER, TAYLOR,WHITLOCK AN ORDINANCE AMENDING UNIFIED DEVELOPMENT CODE SECTION 11-1-5(B)(1) CONCERNING FENCE MEASUREMENTS; AMENDING UNIFIED DEVELOPMENT CODE SECTION 11-1A-1 CONCERNING DEFINITIONS OF DRIVE-THROUGH ESTABLISHMENTS; AMENDING UNIFIED DEVELOPMENT CODE SECTION 11-2A- 3(E) CONCERNING MAXIMUM HEIGHT LIMIT IN RESIDENTIAL DISTRICTS; AMENDING UNIFIED DEVELOPMENT CODE SECTION 11-2D-3(B) CONCERNING MAXIMUM HEIGHT LIMIT IN TRADITIONAL NEIGHBORHOOD DISTRICTS; AMENDING UNIFIED DEVELOPMENT CODE TABLE 11-2B-2 CONCERNING ALLOWED USES IN COMMERCIAL DISTRICTS; AMENDING UNIFIED DEVELOPMENT CODE TABLE 11-2D-2 CONCERNING ALLOWED USES IN TRADITIONAL NEIGHBORHOOD DISTRICTS; AMENDING UNIFIED DEVELOPMENT CODE SECTION 11-3A-7(D)(4)(c), CONCERNING DECORATIVE PANELS AND TRELLISES ADJACENT TO FENCES; AMENDING UNIFIED DEVELOPMENT CODE TABLE 11-5A-2 CONCERNING DECISION-MAKING AUTHORITY; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the Unified Development Code is the official zoning ordinance for the City of Meridian and provides an opportunity to better support the Comprehensive Plan and provide a tool that is relevant and contemporary to the needs of the City; and, WHEREAS, the City Council of the City of Meridian deems it to be in the best interest of the health, safety and welfare of its citizens to incorporate changes to the Unified Development Code. NOW,THEREFORE,BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY OF MERIDIAN, IDAHO: Section 1. That Unified Development Code section 11-1-5(B)(1)be amended as follows: B.Measurements. 1. The height of a residential structure shall be measured from the average grade at the front property line to the highest point of the roof or structure. Non-residential and mixed-use structure height shall be measured in accord with the Meridian City Building Code as set forth in title 10, chapter 1 of this Code. Section 2. That the definition of"drive-through establishment" shall be modified in Unified Development Code section 11-1A-1, as follows: Drive-through establishment. The use of a portion of a structure where business is transacted, or is capable of being transacted, directly with customers located in a motor vehicle..-, including FEBRUARY 2026 UPDATE UNIFIED DEVELOPMENT CODE TEXT AMENDMENT ORDINANCE-ZOA-2025-0003 PAGE 1 OF 13 associated stacking lanes, speaker and/or orderingarea,rea, pick-up windows, and exit lanes. The bapAc sei:vi M-4/of fiIm The term drive-through establishment shall not include "fuel sales facility,"of"vehicle washing facility," or"vehicle repair, minor" as herein defined. A. Tier 1. A drive-through associated with a financial institution, automated teller machine (ATM), pharmacy, laundry and dry cleaning, restaurant limited to online and mobile ordering only, or other comparable uses, as determined by the Director. B. Tier 2. A drive-through associated with a restaurant limited to a designated order area, one (1) stacking lane, and a pick-up window. C. Tier 3. A drive-through associated with a restaurant providing either two (2) or more designated order areas, two (2) or more stacking lanes, or two (2) or more pick-up windows. Section 3. That Unified Development Code section 11-2A-3(E) be amended as follows: E. Maximum height limit. 1. Residential structures shall not exceed the maximum height of the district as defined in chapter 1 of this title. 4-.2. The maximum height limitations shall not apply to the f II,,w i architectural features of non-residential and mixed-use structures that are not intended for human occupation-, such as steeple,belfry, cupola, and chimney. Such architectural features shall have a maximum height limit of(20) feet as measured from the roofline. -23. For non-residential and mixed-use structures, t-he maximum height limitations shall not apply to the following: spire; amateur radio antenna; bridge tower; fire and hose tower; observation tower; power line tower; smokestack; water tank or tower; ventilator; windmill; wireless communication facility; or other commercial or personal tower and/or antenna structure; or other appurtenances usually required to be placed above the level of the ground and not intended for human occupancy. 34.Notwithstanding other height limitations as set forth in this chapter, the maximum height for education facilities shall be fifty(50) feet. 4.5.No exception shall be allowed to the height limit where the height of any structures will constitute a hazard to the safe landing and takeoff of aircraft in an established airport. Section 4. That Unified Development Code section 11-2D-3(B)be amended as follows: B.Maximum height limit. 1. Residential structures shall not exceed the maximum height of the district as defined in chapter 1 of this title. 4-.2. The maximum height limitations shall not apply to the fellewin architectural features of non-residential and mixed-use structures that are not intended for human occupation..-, such as FEBRUARY 2026 UPDATE UNIFIED DEVELOPMENT CODE TEXT AMENDMENT ORDINANCE-ZOA-2025-0003 PAGE 2 OF 13 steeple,belfry, cupola, and chimney. Such architectural features shall have a maximum height limit of twenty(20) feet as measured from the roofline. 20. For non-residential and mixed-use structures, tT-he maximum height limitations shall not apply to the following: spire; amateur radio antenna; bridge tower; fire and hose tower; observation tower; power line tower; smokestack; water tank or tower; ventilator; windmill; wireless communication facility, or other commercial or personal tower and/or antenna structure; or other appurtenances usually required to be placed above the level of the ground and not intended for human occupancy. �4.No exception shall be allowed to the height limit where the height of any structures will constitute a hazard to the safe landing and takeoff of aircraft in an established airport. 45. In the O-T and TN-C districts, the additional height allowed is limited as follows: a. In the area defined as the city core in chapter I of this title, additional building height may deviate up to twenty(20)percent of the minimum or maximum height in the O-T district subject to the alternative compliance procedures set forth in chapter 5, "administration", of this title. Proposed building height exceeding twenty (20) percent of the maximum or minimum height for the district requires approval through a conditional use permit. In no case shall the building height exceed fifty (50)percent of the maximum height allowed in the district. b. Additional building height not to exceed twenty(20)percent of the maximum height allowed for the TN-C district may be approved by the Director through the alternative compliance procedures set forth in chapter 5, "administration", of this title. Additional height shall be allowed when the development provides ten (10) percent of the building square feet in open space, courtyards, patios, or other usable outdoor space available for the employees and/or patrons of the structure, excluding required setbacks and landscape buffers. c. Additional building height exceeding twenty(20)percent of the maximum height allowed for the TN-C district or when additional height is requested without providing the required open space in accord with subsection(B)(4)b of this section requires approval through a conditional use permit. Section 5. That Unified Development Code section 11-213-2, Table 11-2B2 be amended as follows: TABLE 11-213-2 ALLOWED USES IN THE COMMERCIAL DISTRICTS Use C-N C-C C-G L-O M-E H-E Animal care facility' P P P C C - Artist studio' P P P - - - FEBRUARY 2026 UPDATE UNIFIED DEVELOPMENT CODE TEXT AMENDMENT ORDINANCE-ZOA-2025-0003 PAGE 3 OF 13 Use C-N C-C C-G L-O M-E H-E Arts,entertainment or P P P C - - recreation facility, indoor' Arts,entertainment or C P P - - - recreation facility, outdoor' Arts,entertainment or - C C - - - recreation facility, outdoor stage or music venue Building material, garden C P P - - - equipment and supplies' Cemetery' - - - C - - Church or place of P P P P C C religious worship' Civic, social or fraternal C C C C - - organizations' Conference center - - P - C P Daycare centers A/C A/C A/C P A/C A/C Daycare, family' A A A A - - Daycare, group' P P A P C C Dispatch center for C C P C C - mobile services' Drinking establishment' C C C - - C A4G A4G - - - est blis mefi} Drive-Through A/C A/C A/C - - - Establishment, Tier 1' Drive-Through C C C - - - Establishment, Tier 2' Drive-Through C C C - - - Establishment, Tier 3' Education institution, P P P P P P private' Education institution, P P P P P P public' FEBRUARY 2026 UPDATE UNIFIED DEVELOPMENT CODE TEXT AMENDMENT ORDINANCE—ZOA-2025-0003 PAGE 4 OF 13 Use C-N C-C C-G L-O M-E H-E Equipment rental, sales, - C C - -and service' Financial institution' P P P P P A Flex space' - P P - P - Food and beverage P/C P/C P/C - P/C P/C products processing; minor' Food truck court' P P P P P P Food truck' A A A A A A Fuel sales facility' C P P - - C Fuel sales facility, truck - - C - - - stop' Healthcare or social P P P P P P services Home occupation, A A - - - accessory use' Hospital' - C C C C P Hotel and motel' P/C P/C P/C - C P Indoor shooting range - - - - C - Industry, information' P P P C P P Industry, light' - - C C P C Laundromat' P P P C - - Laundry and dry cleaning P P P - - A Live/work residential P P C C -project' Mortuary C P P - - - FEBRUARY 2026 UPDATE UNIFIED DEVELOPMENT CODE TEXT AMENDMENT ORDINANCE—ZOA-2025-0003 PAGE 5 OF 13 Use C-N C-C C-G L-O M-E H-E Multifamily - C C - - - development' Nursery or urban farm' C P P C - - Nursing or residential C C C C - - care facility' Parking facility C C P C C P Parks,public and private P P P P P P Personal service P P P P A A Professional service P P P P P P Public, infrastructure' C C C C C C Public or quasi-public P P P P P P use' Public utility, minor P P P P P P Recreational vehicle park - - P - - - Research and - - P - P P development facility Restaurant' P P P C A A Retail sales P P P - A A Retail store P P P - A A Retail store, wine and P P P - - A beer sales and servings I Storage facility, outside' A A A - - - Storage facility, self- - C C - - - service' Vehicle repair, minor' A P P - - - Vehicle sales or rental - C P - - - and service' Vehicle washing facility' C P P - - A Vertically integrated C P P C - - residentialproject' FEBRUARY 2026 UPDATE UNIFIED DEVELOPMENT CODE TEXT AMENDMENT ORDINANCE—ZOA-2025-0003 PAGE 6 OF 13 Use C-N C-C C-G L-O M-E H-E Warehouse' - - A - A/C - Wholesale sales - - A - - - Wireless communication P/C P/C P/C P/C P/C P/C facility' Wireless communication A/C A/C A/C A/C A/C A/C facility, amateur radio antenna' Section 6. That Unified Development Code section 11-2D-2, Table 11-2D-2 be amended as follows: TABLE 11-2D-2 ALLOWED USES IN THE TRADITIONAL NEIGHBORHOOD DISTRICTS Use O-T TN-C TN-R Artist studio' P P - Arts, entertainment or recreation facility, indoors P C - Arts, entertainment or recreation facility, outdoor stage C C - or music venue Arts, entertainment or recreation facility, outdoors' C C - Building material, garden equipment and supplies' C C - Church or place of religious worship' P P C Civic, social or fraternal organizations' P C C Conference center P - - Daycare center' C C C Daycare, family' A A A Daycare, group' P P C Drinking establishment' C C - - - Drive-Through Establishment, Tier 1' C - - Drive-Through Establishment, Tier 2' C - - Drive-Throush Establishment, Tier 3' C - - Dwelling, secondary' A A A FEBRUARY 2026 UPDATE UNIFIED DEVELOPMENT CODE TEXT AMENDMENT ORDINANCE—ZOA-2025-0003 PAGE 7 OF 13 Use O-T TN-C TN-R Dwelling, single-family attached P P P Dwelling, single-family detached P C P Dwelling, townhouse P P P Dwelling, two-family duplex P C P Education institution, privatel P C C Education institution,publics P P P/C Financial institutions P P C Food and beverage products processing; minors P/C P/C - Food truck courts P P P Food trucks A A A Healthcare or social services P P - Home occupation, accessory uses A A A Hospitals C - - Hotel and motels P/C C - Industry, informations P/C P/C - Industry, lights C - - Laundromat' P P A Laundry and dry cleaning P P P Live/work residential projects P P P Mortuary C C - Multifamily developments P P P Nursing or residential care facility' C C C Parking facility C C - Parks,public and private P P P Personal service P P C Professional service P P C Public, infrastructures C C C Public or quasi-public uses P P C FEBRUARY 2026 UPDATE UNIFIED DEVELOPMENT CODE TEXT AMENDMENT ORDINANCE-ZOA-2025-0003 PAGE 8 OF 13 Use O-T TN-C TN-R Public utility, minor C P P Restaurant' P P - Retail store P P - Retail store, wine and beer sales and servings' P P - Vehicle repair, minor' A - - Vertically integrated residential project' P P P Wireless communication facility' P/C P/C P/C Wireless communication facility, amateur radio antenna' A/C A/C A/C Section 7. That, per the language approved by City Council on August 19, 2025, Unified Development Code section 11-3A-7(13)(4)(c), concerning decorative panels and trellises adjacent to fences, shall be amended, nunc pro tunc, as follows: c. They do not exceed eight feet(8') in height; and Section 8. That Unified Development Code section 11-5A-2, Table 11-5A-2 be amended as follows: TABLE 11-5A-2 DECISION MAKING AUTHORITY AND PROCESS BY APPLICATION Application Recommending Decision Making Process Body Body Accessory use for daycare,family None D N Accessory use,home occupation None D A Accessory use,home occupation including None D N provision of lessons or instruction to a group of 7 or more students Administrative design review None or Design D A Professionals Review Committee Alternative compliance None D A Alternative compliance(concurrent with D PZ PH conditional use permit) FEBRUARY 2026 UPDATE UNIFIED DEVELOPMENT CODE TEXT AMENDMENT ORDINANCE—ZOA-2025-0003 PAGE 9 OF 13 Application Recommending Decision Making Process Body Body Annexation and/or rezone PZ CC PH Certificate of occupancy None D A Certificate of zoning compliance None D A City Council review None CC PH Comprehensive Plan amendment PZ CC PH Conditional use D PZ PH Conditional use,Tier 1 Drive-through None or D D or PZ A or PH Conditional use,Tier 2 Drive-through D PZ PH Conditional use,Tier 3 Drive-throuall DPZ CC PH Conditional use(concurrent with PZ CC PH annexation,rezone,preliminary plat, alternative compliance, development agreement modification and/or combination plat) Development agreement modification D CC PH Director modification to an approved None D A conditional use Landscaping plans None D A Planned unit development PZ CC PH Plat,combination PZ CC PH Plat,final D CC PM FEBRUARY 2026 UPDATE UNIFIED DEVELOPMENT CODE TEXT AMENDMENT ORDINANCE—ZOA-2025-0003 PAGE 10 OF 13 Application Recommending Decision Making Process Body Body Plat,final,modification D CC PM Plat,preliminary PZ CC PH Plat, short D CC PH Private street None D A Property boundary adjustment None D A Sign None D A Temporary use None D A Time extension, commission or Council D Same decision maker PH as initial approval Time extension, Director None D A Unified Development Code amendment PZ CC PH Vacations: Exempt per Idaho Code § 50-1306A(5) None D A All others D CC PH Variance D CC PH CC=City Council A=Administrative D=Director N=Administrative with public notice PZ=Planning and Zoning Commission PH=Public hearing PM=Public meeting FEBRUARY 2026 UPDATE UNIFIED DEVELOPMENT CODE TEXT AMENDMENT ORDINANCE—ZOA-2025-0003 PAGE 11 OF 13 Section 9. That all other provisions of the Unified Development Code remain unchanged. Section10.That this ordinance shall be effective immediately upon its passage and publication. 17th PASSED by the City Council of the City of Meridian, Idaho, this _____ day of March,2026. APPROVEDbytheCouncil President of the City of Meridian, Idaho, this _____ day ofMarch, 2026. 17th APPROVED:ATTEST: __________________________________________________________ By John Overton, Council PresidentChris Johnson, City Clerk F EBRUARY 2026U PDATE U NIFIED D EVELOPMENT C ODE T EXT A MENDMENT O RDINANCE ZOA-2025-0003 P AGE 12 OF 13 CERTIFICATION OF SUMMARY: William L. M.Nary, City Attorney of the city of Meridian, Idaho,hereby certifies that the summary below is true and complete and upon its publication will provide adequate notice to the public. William L.M.Nary SUMMARY OF CITY OF MERIDIAN ORDINANCE NO. 26-2119 An ordinance amending Unified Development Code section 11-1-5(B)(1) concerning fence measurements; amending Unified Development Code section 11-1A-1 concerning definitions of drive-through establishments; amending Unified Development Code section 11-2A-3(e) concerning maximum height limit in residential districts; amending Unified Development Code section 11-2D- 3(b) concerning maximum height limit in traditional neighborhood districts; amending Unified Development Code Table 11-2B-2 concerning allowed uses in commercial districts; amending Unified Development Code Table 11-2D-2 concerning allowed uses in traditional neighborhood districts; amending Unified Development Code section 11-3A-7(D)(4)(c), concerning decorative panels and trellises adjacent to fences; amending Unified Development Code Table 11-5A-2 concerning decision-making authority; and providing an effective date. A full text of this ordinance is available for inspection at City Hall, City of Meridian, 33 East Broadway Avenue,Meridian, Idaho. FEBRUARY 2026 UPDATE UNIFIED DEVELOPMENT CODE TEXT AMENDMENT ORDINANCE-ZOA-2025-0003 PAGE 13 OF 13