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HomeMy WebLinkAbout2026-05-12 Work Session Mayor Robert E. Simison City Council Members: John Overton, President Anne Little Roberts, Vice President Brian Whitlock Liz Strader Doug Taylor Luke Cavener CITY COUNCIL WORK SESSION City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Tuesday, May 12, 2026 at 4:30 PM The City of Meridian is committed to providing equal access to all public meetings. If you need accommodation, an alternative format, or language assistance to fully participate, please contact the City Clerk’s Office at cityclerk@meridiancity.org 72 hours prior the scheduled meeting. Materials presented at public meetings are subject to disclosure pursuant to the Idaho Public Records Act. Public Meetings of the Meridian City Council are streamed live at https://meridiancity.org/live and can be joined virtually at https://bit.ly/meridianzoommeeting Minutes ROLL CALL ATTENDANCE PRESENT Councilman John Overton Councilwoman Anne Little Roberts Councilman Brian Whitlock Councilwoman Liz Strader Councilman Doug Taylor Councilman Luke Cavener Mayor Robert E. Simison ADOPTION OF AGENDA Adopted CONSENT AGENDA \[Action Item\] Approved Motion to approve made by Councilman Overton, Seconded by Councilwoman Little Roberts. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener 1. Approve Minutes of the April 28, 2026 City Council Work Session 2. Approve Minutes of the April 28, 2026 City Council Regular Meeting 3. Oakwind Estates Phase 1 Sanitary Sewer and Water Main Easement No. 1 (ESMT-2026- 0053) 4. Village at Meridian Ph 2B Water Main Easement No. 2 (ESMT-2026-0059) 5. Final Plat for Hill's Century Farm Townhomes (FP-2026-0009) by Brighton Corporation, located in a portion of the NE 1/4 of the NW 1/4 of Section 33, T.3N., R.1E. 6. Development Agreement (North Meridian Fields H-2026-0003) Between City of Meridian and 5B Holdings LLC for Property Generally Located at the Southwest Corner of SH-16 and Chinden Blvd. 7. Development Agreement (Pine 43 - HPC Buyer LLC - H-2024-0071) Between City of Meridian and Micro 100 LLC f/k/a HPC Buyer LLC for Property Generally Located on the North Side of E. Pine Ave. Between N. Locust Grove Rd. and N. Hickory Ave. 8. Amended and Restated Development Agreement (Pine 43 MDA - H-2024-0071) Between City of Meridian and DRB Investments LLC for Property Generally Located on the North and South Sides of E. Pine Ave. Between N. Locust Grove Rd. and N. Hickory Ave. 9. Approval of Construction Contract to BriCon, Inc. for CDBG LMA Walkability NW 7th St. - Sidewalk Improvements for the Not-To-Exceed Amount of $414,652 10. Memorandum of Agreement between the City of Meridian and Meridian Dairy and Stock Shows, Inc. for Meridian Dairy Days 11. Agreement for Use of Kleiner Park by Meridian Library District for Summer Reading Kick-Off Special Event 12. Approval of Sole Source for Redline Gear PPE Cleaning and Inspection 13. Fiscal Year 2026 Net-Zero Budget Amendment in the amount of $11,500 for Traffic Enforcement Grant from Office of Highway Safety from the Idaho Transportation Department (ITD) ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] DEPARTMENT REPORTS \[Action Item\] 14. Downtown Overlay Project Update EXECUTIVE SESSION \[Action Item\] Per Idaho Code 74-206(1)(c):To acquire an interest in real property not owned by a public agency; 74-206(1)(f): To communicate with legal counsel for the public agency to discuss the legal ramifications of and legal options for pending litigation, or controversies not yet being litigated but imminently likely to be litigated, and 74-206(1)(j): To consider labor contract matters authorized under section 74-206A (1)(a) and (b), Idaho Code. Motion to enter executive session made by Councilman Overton, Seconded by Councilwoman Little Roberts. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener Into session: 4:54 PM Out of session: 5:51 PM ADJOURNMENT 5:51 PM Meridian City Council Work Session May 12, 2026. A Meeting of the Meridian City Council was called to order at 4:30 p.m. Tuesday, May 12, 2026, by Mayor Robert Simison. Members Present: Robert Simison, Luke Cavener, Liz Strader, John Overton, Doug Taylor, Anne Little Roberts and Brian Whitlock. Other Present: Chris Johnson, Bill Nary, Caleb Hood and Brian McClure. ROLL-CALL ATTENDANCE X Liz Strader X Brian Whitlock Anne Little Roberts _X_ John Overton _X_ Doug Taylor _X_Luke Cavener X Mayor Robert E. Simison Simison: Council, we will call this meeting to order. For the record it is May 12th, 2026, at 4:30 p.m. We will begin this afternoon's work session with roll call attendance. ADOPTION OF AGENDA Simison: Next item up is adoption of the agenda. Overton: Mr. Mayor? Simison: Councilman Overton. Overton: There are no changes to tonight's agenda. I move we approve the agenda as published. Little Roberts: Second. Simison: Have a motion and a second to approve the agenda. Is there any discussion? If not, all in favor signify by saying aye. Opposed nay? The ayes have it and the agenda is agreed to. MOTION CARRIED: ALLAYES. CONSENT AGENDA [Action Item] 1. Approve Minutes of the April 28, 2026 City Council Work Session 2. Approve Minutes of the April 28, 2026 City Council Regular Meeting Meridian City Council Work Session May 12,2026 Page 2 of 11 3. Oakwind Estates Phase 1 Sanitary Sewer and Water Main Easement No. 1 (ESMT-2026-0053) 4. Village at Meridian Ph 2B Water Main Easement No. 2 (ESMT-2026- 0059) 5. Final Plat for Hill's Century Farm Townhomes (FP-2026-0009) by Brighton Corporation, located in a portion of the NE 1/4 of the NW 1/4 of Section 33, 13N., R.1 E. 6. Development Agreement (North Meridian Fields H-2026-0003) Between City of Meridian and 5B Holdings LLC for Property Generally Located at the Southwest Corner of SH-16 and Chinden Blvd. 7. Development Agreement (Pine 43 - HPC Buyer LLC - H-2024-0071) Between City of Meridian and Micro 100 LLC f/k/a HPC Buyer LLC for Property Generally Located on the North Side of E. Pine Ave. Between N. Locust Grove Rd. and N. Hickory Ave. 8. Amended and Restated Development Agreement (Pine 43 MDA - H- 2024-0071) Between City of Meridian and DRB Investments LLC for Property Generally Located on the North and South Sides of E. Pine Ave. Between N. Locust Grove Rd. and N. Hickory Ave. 9. Approval of Construction Contract to BriCon, Inc. for CDBG LMA Walkability NW 7th St. - Sidewalk Improvements for the Not-To- Exceed Amount of $414,652 10. Memorandum of Agreement between the City of Meridian and Meridian Dairy and Stock Shows, Inc. for Meridian Dairy Days 11. Agreement for Use of Kleiner Park by Meridian Library District for Summer Reading Kick-Off Special Event 12. Approval of Sole Source for Redline Gear PPE Cleaning and Inspection 13. Fiscal Year 2026 Net-Zero Budget Amendment in the amount of $11,500 for Traffic Enforcement Grant from Office of Highway Safety from the Idaho Transportation Department (ITD) Simison: Next up is the Consent Agenda. Overton: Mr. Mayor? Meridian City Council Work Session May 12,2026 Page 3 of 11 Simison: Councilman Overton. Overton: There are no changes to tonight's Consent Agenda. I move that we approve the Consent Agenda, for the Mayor to sign and the Clerk to attest. Little Roberts: Second. Simison: Have a motion and a second to approve the Consent Agenda. Is there any discussion? If not, all in favor signify by saying. Opposed nay? The ayes have it and the Consent Agenda is agreed to. MOTION CARRIED: ALLAYES. ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] Simison: There were no items moved from the Consent Agenda. DEPARTMENT REPORTS [Action Item] 14. Downtown Overlay Project Update Simison: So, we will go into Item 4, which is department report for the downtown overlay project update and I will turn this over to Mr. McClure. McClure: Mr. Mayor and Council, thank you for having me here tonight. As was just said, this is for the downtown overlay and standards update. Here is a quick outline. So, why we are here. Overlay review, outreach and a proposed boundary. Just a quick refresher. Hopefully you have a little bit of deja vu on why we are here. The downtown area has properties with multiple zoning districts, but a shared public realm expectation. Multiple base zones are a quilt of requirements. Elements ranging from building orientation and architecture to streetscape can miss downtown vision and elements like sidewalk aren't even always required. Architecture -- architectural review, which is based on zoning, is inherently inconsistent. Express standards for administrative design review further complicate having been designed for greenfield development and not downtown. Even if we just wanted to apply commercial or traditional neighborhood standards to the downtown area, consistency -- consistently they still weren't designed for it. Staff is proposing to keep express standards. The architectural standards manual adding detail and context for downtown. The idea is to build consistency and better establish expectations. To apply consistent standards there is three initial phases. That's minimal level of effort in the staff's opinion and, then, a lot of other possible work later. All phases overlap. This work is grouped, though, to help frame communication and support transparency. Phasing the work allows us to make progress and start moving without pre-committing to specific outcomes and Council decision making is preserved, potentially with staggered -- potentially staggered approvals to avoid an elephant. Concept phases haven't changed. Phase one is the tool. The enabling code. Phase two is the geography and defining what that means. Communicating Meridian City Council Work Session May 12,2026 Page 4 of 11 expectations irregardless of zoning. Phase three are the new and revised architectural standards -- express standards. These are yes, no, true or false or measured. They are intended to not be discretionary. This is a simple timeline. We would like to have one overlay tool this summer. Have some understanding of the geography by the end of the year and complete it -- to have completed the bulk of the standards work by the end of next summer. Geography may be easier or harder, depending on what goes in -- goes into defining the zone. As an example how much of MDC's requested code changes specific to downtown need to be baked in or conceptually down the road. But there is quite a bit of information there that can be figured out down the road though. Do also want to underscore this type of work is never easy. Downtown design review is complex anywhere. Most places in my experience do not operate in the express standards realm and especially in the downtown and people just also have strong feelings about design and reactions to it. Outreach. This is shaped by what we have heard. We would provide opportunities for everyone to be involved. With the resources we have the focus would be to engage with subject matter experts primarily appropriate for each phase and, then, to ensure transparency for everyone else. Broadly we announced a larger effort. Maintain a website, calendar and manage an e-mail list. Primarily general outreach is part of the public hearing process, but we are always happy to talk to stakeholders. Subject matter experts here are hopefully what you expected to see. Architectural experts, Historic Preservation Commission, UDC focus group, Chamber of Commerce, in-fill specialists as we can identify them. Also general communication blasts and conversations with residents, businesses and the larger development community that aren't engaged in a focus group. Do just want to underscore and be clear on this one. This isn't a charette. This is an envisioning process. We already have an adopted Comprehensive Plan that supports this and MDC has done their work. We also don't see this effort impacting existing residents, except as development occurs. The normal process. That's covered -- that outreach is covered in elected participation and public comments and staff intend to be clear that this isn't a proxy for historic preservation districts or a new process. So, it's -- it's status quo for the most part with standards and zoning work that is specific to downtown. The focus is on better defining expectations for redevelopment. This boundary combination -- this boundary is a combination of feedback received by staff and, then, recommendeds forward by the steering committee. The future land use map boundaries, the actual overlay concept you see here, provides a very neat package to justify this work. It's transparent and consistent and we are not recreating the wheel. For the priority standard area this is where we would focus the architectural standards work on. There is no perfect boundary. It doesn't go all the way down Main or Meridian. It's not a meat box in the middle. But there are shared elements. Most of this is zoned the same, but some of it does function differently. North and south of the tracks as an example. South of the tracks, though, does have a tremendous amount of potential and need and particularly if any of the floodplain is alleviated. I will also just note we have seen some in-fill down there and it doesn't always meet the standards we would like to hold. The focus area is a hybrid of visible potential and this isn't a final decision today. That's the overview of how we are defining this process. I'm hoping to hear that the boundaries and outreach is a good starting point. Understanding that we can pivot in Meridian City Council Work Session May 12,2026 Page 5 of 11 the future and we are not making any decisions tonight. No pressure though and I am happy to have -- answer questions and take feedback. Simison: Thank you. Council, questions for staff or additional comments from people that were part of the working group at this point in time? Councilman Taylor. Taylor: Mr. Mayor. Yeah. I have a -- just a couple comments and, then, I do have a question, Brian, for you on express standards. So, I will get to that in a second. I think this is helpful. Just recap for my colleagues, as a reminder this effort -- we discussed having an overlay district as a way by which we could start to work on some of the achievable things that were recommended in the Destination Downtown by MDC. Now, we have been receiving presentations from MDC over the last several months. We are getting close to finishing some of those presentations and, then, looking at some feedback to MDC and for them to take that into consideration. But we felt as a Council, if you recall a few months ago, that there were some things that we could probably start working on that was helpful and made some sense. That said, my perspective has always been this doesn't need to be a rushed process as much as it just needs to continue to progress and move forward; right? We didn't want to have to overburden the staff with a sense of get this done now, but we also didn't want it to languish. That's been my perspective and -- that I have kind of communicated is let's -- as long as we are making progress, because the decision the -- the -- the process we are setting up is complicated. As I have gone through it a little bit with some of the meetings with Brian and Caleb and -- and others it -- there is a lot to it; right? I have -- I have learned a lot just in -- in some of the complexity of this. But I'm content with -- as long as there is a process that we sort of have put in place where we are making progress and making decisions. I have also been clear that this is a collaborative process that all of us need to have some perspective and not just here at the table, but there is people in the community who bring perspective. That's really important that we could involve the community in this, so -- and as you recall the last time I think we discussed this sort of the take away for staff was help us to come back with some boundaries for what the overlay district could look like and as you can see on the -- the screen this is kind of an interesting discussion because of the uniqueness of downtown, but also the -- the residential that's so close. How do you define what the architectural standards should look like and what the boundary should be? So, there is -- there were very -- there were multiple ideas and versions of -- of maybe a boundary and where to start. As Brian mentioned, the point of it wasn't that this is the boundary, this was -- this makes sense from those of us who have been talking what does Council think. So, consider that a little bit and feel free to ask Brian and others questions about, you know, is this a good boundary to start from and, then, growing into a broader, bigger area as it makes some sense. But when it comes to the architectural standards and -- and, Brian, this will be my question for you a little bit. I think this is helpful. You talk about express standards. My understanding is when we are trying to set -- establish these standards they are -- the -- the idea that they are fairly strictly followed after we decide what they are. So, when we -- we meaning the city and the collective we with the -- the groups that are participating. As we decide this is what we want our architectural standards to be, what we are saying is there is -- it's going to be hard to find some flexibility for people who Meridian City Council Work Session May 12,2026 Page 6 of 11 want to come in and -- and deviate from these standards down the road. Am I understanding that correctly when you talk about the term of -- of express standards? I guess that's -- I -- I would like to kind of understand that a little bit from your perspective. McClure: Mr. Mayor, Councilman Taylor, that is correct. The idea of express standards is generally sort of a -- a baseline minimum level of effort and they generally aren't towards good design, although I think we can help that more than we have. We have learned a lot in the last ten years. They are intended to be fairly strictly held to though. MDC has also, for example, suggested a certain threshold where staff could -- you know, it's historically called alternative compliance or design standard exception. Allow a little flexibility there, but the intent would be if you are asking for more than that it would no longer be administrative review it would go to some other decision making body for approval. Taylor: Mr. Mayor, quick follow up? Simison: Councilman Taylor. Taylor: So, appreciate that, Brian. And I think what that does is it highlights the importance of -- if you go back a slide or two actually. Right here. The idea of -- of kind of bringing in these other groups, organizations, partners with the city to understand what -- get their perspective on it, including architectural experts. But also our Historic Preservation Commission. Having an opportunity to have a voice here. Chamber of Commerce and others to talk about it. Because I think what we want to do is not rush and get it wrong, we want to be methodical and get it right. Acknowledging that there needs to be some flexibility always built into some of these decisions, because we can't foresee the future perfectly, but the idea being -- establish a pretty clear vision, but some standards by which there is an overlay and, then, people have some certainty as they are coming and looking to do work here. Keeping in mind as we hope to see the -- you know, the property across the way develop and become successful, that that's going to -- I wouldn't envision bringing a lot of more interest in redeveloping parts of the -- the downtown. So, we are going to want to get it right. But I -- I think -- I think it's just helpful context. I know we -- this has been a long ongoing conversation for most of the last year here and there and just -- I think this -- this is helpful. So, yeah, I will -- I will stop at that. Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: Brian, Caleb, can you maybe go to the slide that kind of has kind of your -- your timeline? Appreciate -- and this kind of falls in line I think with -- with the memo in terms of got kind of three phases. I -- I'm curious in -- in your memo it talks about some stakeholder engagement. So, want to make sure that our timeline kind of mirrors expectations for everyone. Have we shared this timeline with our urban renewal agency? Do they see that as a -- an appropriate timeline? Do they have concerns Meridian City Council Work Session May 12,2026 Page 7 of 11 about it? They think it's too aggressive? Too slow. Can you give us a little flavor about kind of what our partnership has been with some of these other agencies? McClure: Mr. Mayor, Councilman Cavener, I don't know. I -- we have talked about general timelines, but I don't recall sharing something as -- I mean this is a three month bucket, so it's not super detailed. Cavener: Yeah. McClure: But it's -- I don't recall sharing something overly specific with them, no. Cavener: Okay. Can you give -- I'm sorry, Mr. Mayor? Simison: Councilman Cavener. Cavener: Can you give us some flavor when -- kind of when you are talking about work -- certainly, again, the -- the memo talks a lot about stakeholder engagement, trying to get a balance as terms -- what is -- what is staff's time in terms of the work versus providing information and waiting for feedback before, yeah, maybe future decision points from Council? Can you walk us through that a little bit more, just maybe a little bit greater detail about what's going to be expected from -- what -- what Council should expect from staff at these checkpoints along the way, what staff is going to be looking for from Council and how that involves MDC or other stakeholders within the -- within the overlay district? McClure: Mr. Mayor, Councilman Cavener, it sort of depends on which phase you are talking about. Phase one of the tool right there -- I mean that's -- that's basically done. It's just -- we just have to put it on the public hearing. It's -- it's pretty simple. The geography there -- the enabling actual downtown overlay, that's a code exercise that's going to have a lot of city staff reviewing that and -- and coordinate legal -- parks would be involved. A lot of departments that are involved in downtown would be having conversations about that. So, there is more internal work there and, then, we would be, of course, coordinating -- coordinating with the subject matter experts and -- and groups who need to be involved there. But there is a little bit more work there for staff. The -- the standards I think will probably be more of an impact on me, not necessarily a lot of other staff and, then, with more effort put into coordinating a whole lot of other people. The standards I think are what most people will care about. Getting those things scheduled, having those meetings, doing all the work for those meetings, facilitating that, making the changes, revisions, just going back to my experience with the Architectural Standards Manual, that's a lot of work on the communication side and the managing side. I don't think there is a lot of -- you know, they are express standards that -- they are never going to be kind of a lot of fluff and -- and pretty words that sort of people get divisive over. There will probably be some work courtesy of some of our ADA changes to bring up to date the Architectural Standards Manual itself and -- and put all this in a -- accessible document that recent experience tells me isn't a lot of fun. But I don't -- I don't -- I don't think it's going to be traumatic. Did I answer the question? Meridian City Council Work Session May 12,2026 Page 8 of 11 Cavener: I think so. Mr. Mayor, just -- maybe to just clarify. Simison: Councilman Cavener. Cavener: It sounds like phase two, largely City of Meridian employee staff heavy. Phase three is more external stakeholder heavy in terms of them providing us feedback and context before we get to the finish line. I should have asked that question in a -- in a better way. So, I appreciate it, Brian. Thank -- thanks for that added clarification. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Thank you. Brian, would you mind bringing up the map? I just noticed you seemed a little bit on the fence about whether it should extend south of Franklin when you mentioned it and kind of just wanted to check in on -- on the thinking around that. Is the idea that we start here and if it's successful it makes sense logically? You just sort of expand this geographically. How -- how would that work? Like if we don't expand our map now and we wait are we kind of misleading people if we do it later? Like I just want to kind of understand how set in stone the map is going to be and at what points we might expand it or change it. McClure: Mr. Mayor, Council Woman Strader, maybe I will sort of answer that two ways. The overall boundary here, the overlay, the comp plan alignment layer, I don't see that changing at all. That provides too much justification and rationale for not having a vision process. We are relying on what we have already done, the work that's gone into this. The -- the second phase, the -- what defines that zone as an overlay zone, but what defines that zone, there are some things there that would affect development throughout. It wouldn't be architectural standards necessarily, it would be, you know, you are going to do sidewalk. You can tell -- you can tell I care about sidewalk. There is public realm expectations that we sometimes miss with new development. Most of the architectural standards itself and that boundary there -- a lot of people even -- a lot of people already have a lot of ideas on -- on what that should be and I honestly don't have all that strong opinions on it. The only thing I would note -- and I already did note it, I will just reiterate it, is, you know, south of the tracks does have floodplain and if that floodplain is ever alleviated you are going to see a lot more stuff happening down there. We have already seen some stuff down there that I'm not proud of. I would rather not see more of it. That -- that would be my only comment. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Thank you. I -- I think that's helpful and I -- I feel like for historical reasons and -- and a lot of -- there are a lot of different factors that have made it so that we have really focused on this geographic area specifically, but I do agree that we should just be Meridian City Council Work Session May 12,2026 Page 9 of 11 mindful that maybe there are areas south of Franklin that we want to expand this to. Like I -- I don't -- I -- I would hate for us to maybe limit ourselves unnecessarily if that makes sense. I'm okay with starting here and like, you know, getting it going and we are going to get a lot more input on the -- on the geographic area I think as we do our stakeholder outreach and so forth. I -- I just think we need to look at that, because I feel like when you get off of the Interstate and you are driving into Meridian we have this kind of gateway and, then, we have a lot of development that to me doesn't really match what I think is our ultimate vision for the downtown area and I just wish there was a way to kind of transition into what we want to see more of. So, it's just an open conversation and we -- one we can keep having. But I guess just to communicate on my end I'm pretty open minded about -- about the -- the map and kind of where it should go and if we feel like it's successful even expanding it. I -- I don't want to upset the applecart. I realize a lot went into getting us to this point, too. So -- McClure: Mr. Mayor, Councilman Strader -- Council Woman Strader, I -- I apologize if missed your Franklin -- South Franklin comment initially. But there is differing potential there. I -- I think it's absolutely easier to get this stood up before expanding it too much. You know, you don't really see it here, but one of the urban renewal districts goes north of Fairview-Cherry there and there is some -- there is some potential there as well. It's not currently identified on the comp plan though and so this -- you know, a rational nexus is a little harder to get to just when we are rushing this. You know, to get it moving. Rushing to get it moving, not rushing to get it done. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: This sort of prompted a question. So, do you feel like a comp plan change needs to come in tandem with this overlay district if the district boundaries were to change? Like that was kind of an interesting comment. I just wanted to understand that a little more. McClure: Mr. Mayor, Council Woman Strader, if -- if we used a different overlay boundary there that -- the turquoise, I -- I -- I would have a hard -- someone would have to provide something new for me to feel comfortable suggesting that, yes. I don't -- because we are -- we are relying on adopted comp plan pretty heavily to push this forward. Strader: Thank you. Simison: Council, any additional questions, comments? Okay. Thank you very much. EXECUTIVE SESSION [Action Item] Per Idaho Code 74-206(1)(c):To acquire an interest in real property not owned by a public agency; 74-206(1)(f): To communicate with legal counsel for the public agency to discuss the legal ramifications of and legal options for pending litigation, or controversies not yet Meridian City Council Work Session May 12,2026 Page 10 of 11 being litigated but imminently likely to be litigated, and 74-206(1)0): To consider labor contract matters authorized under section 74-206A (1)(a) and (b), Idaho Code. Simison: With that, last time on the agenda. Overton: Mr. Mayor? Simison: Councilman Overton. Overton: I move that we go into Executive Session per Idaho Code 74-206 Subsection (1)(c). (1)(f). (1)0) and (1)(a) and (b). Little Roberts: Second. Simison: And do you want to maybe spell out the -- the very last one before 206(a), since it's different than the others? Overton: Mr. Mayor? Simison: Councilman Overton. Overton: Last section of that Executive Session is to consider labor contract matters authorized under Section 74-206(a)(1)(a) and (b). Little Roberts: Second. Simison: Second agree? Okay. 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. We will go into Executive Session. MOTION CARRIED: ALLAYES. EXECUTIVE SESSION: (4:54 p.m. to 5.51 p.m.) Simison: Do I have a motion to come out of Executive Session? Overton: Mr. Mayor? Simison: Councilman Overton. Overton: I move that we come out of Executive Session. Meridian City Council Work Session May 12,2026 Page 11 of 11 Little Roberts: Second. Simison: Motion to come out of Executive Session. All in favor signify by saying aye. Opposed nay? The ayes have it. We are out of Executive Session. MOTION CARRIED: ALLAYES. Overton: Mr. Mayor. Simison: Councilman -- Overton: 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 5:51 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) MAYOR ROBERT SIMISON 5-26-2026 ATTEST: C CHRIS JOHNSON - CITY CLERK 5-26-2026 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the April 28, 2026 City Council Work Session Meridian City Council Work Session April 28,2026 Page 18 of 18 Overton: I move that we come out of Executive Session. Whitlock: Second. Simison: Have a motion and a second to come out of Executive Session. All in favor signify by saying aye. Opposed nay? The ayes have it and we are out of Executive Session. MOTION CARRIED: ALLAYES. Overton: Mr. Mayor? Simison: Councilman Overton. Overton: I move that we adjourn our workshop. Whitlock: Second. Simison: Have a motion and a second to adjourn our workshop. Is there any discussion? If not, all in favor signify by saying aye. Those opposed nay? The ayes have it. We are adjourned. MOTION CARRIED: ALLAYES. MEETING ADJOURNED AT 6.36 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) MAYOR ROBERT E. SIMISON ATTEST: 5-12-2026 CHRIS JOHNSON - CITY CLERK E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the April 28, 2026 City Council Regular Meeting Meridian City Council April 28,2026 Page 54 of 54 Strader: Just a -- just gentle reminder. It would be lovely if the employee benefits trust group could come back at the appropriate time when they are ready and they have everything from the audit and some more information for us would be fantastic. Simison: Okay. Sounds good. With that do I have a motion to adjourn? Overton: Mr. Mayor, I move that we adjourn. Little Roberts: Second. Simison: Motion and second. All in favor signify by saying aye. Opposed nay? The ayes have it. We are adjourned. MOTION CARRIED: ALLAYES. MEETING ADJOURNED AT 9:40 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) MAYOR ROBERT E. SIMISON 5-12-2026 ATTEST: CHRIS JOHNSON - CITY CLERK E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Oakwind Estates Phase 1 Sanitary Sewer and Water Main Easement No. 1 (ESMT-2026-0053) Ada County Recorder Trent Tripple 2026-033987 Boise,Idaho Pgs=5 vbailey 05/13/2026 08:07:56 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded Project Name or Subdivision Name: Oakwind Estates Phase 1 Sanitary Sewer&Water Main Easement Number: Identify this Easement by sequential number if the project contains more than one easement of this type.See instructions/chockhat for additional information. For Internal Use Only EESMT-2026-0053 Record Number: THIS Easement Agreement made this 1 2th day of May 2026 between Oaks Build To Rent I LLC ("Grantor")and the City ofMeridian,an Idaho Municipal Corporation("Grantee"); WHEREAS, the Grantor desires to provide a sanitary sewer and water main right-of- way across the premises and property hereinafter particularly bounded and described;and WHEREAS, the sanitary sewer and water is to be provided for through underground pipelines to be constructed by others;and WHEREAS, it will be necessary to maintain and service said pipelines from time to time by the Grantee; NOW, THEREFORE, in consideration of the benefits to be received by the Grantor, and other good and valuable consideration, the Grantor does hereby give, grant and convey unto the Grantee the right-of-way for an easement for the operation and maintenance of sanitary sewer and water mains over and across the following described property: (SEE ATTACHED EXH113ITS A and 13) The easement hereby granted is for the purpose of construction and operation of sanitary sewer and water mains and their allied facilities,together with their maintenance,repair and replacement at the convenience of the Grantee,with the free right of access to such facilities at any and all times. T 0 HAVE AND T 0 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 anythig placed within the area described in this easement that was placed there in violation of this easement. Sanitary Sewer and Water Main Easement Page 1 Version 01/01/2024 Instrument # 2026-033987 05/13/2026 08:07:56 AM Page 2 of 5 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 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 ofno 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 ofthe first part have hereunto subscribed their signatures the day and year first herein above written. GRANTOR: Oaks Build To Rent I LLC STATE OF IDAHO ) ) ss County ofAda ) This record was acknowledged before me on q lag L9O (date) by Matthew Blank-(name of individual), [complete the following ifsigning in a representative capacity, or strike the following ifsigning in an individual capacity] on behalf of oaks Build To Rent I LLC (name of entity on behalf of whom record was executed), in the following representative capacity:vice President _,,--.--(type of authority such as officer or trustee) Jolur% Stamp Belo%% EAARON KLINE NotaryPublic-State of New YorkNO.01KL0044112fied in New York County Notary Signatureission Expires Nov 25,2029 lyly Commission Expires: ` Sanitary Sewer and Water Main Easement Page 2 Version 01/01/2024 Instrument # 2026-033987 05/13/2026 08:07:56 AM Page 3 of 5 GRANTEE: CITY OF MERIDIAN R6berflf. Sim"n, ayor 5-12-2026 � ,/ � CNi ll illIAN4i<- SF,AL o M1 -- A est by C is Johi" o. ,. ' ty Clerk 5-12-2026 STATE OF IDAHO, ) . ss. County of Ada ) This record was acknowledged before me on 5-12-2026 (date) by Robert E. Simison and Chris Johnson on behalf of the City of Meridian, in their capacities as Mayor and City Clerk,respectively. Notar\ Sunni)Bdo\\ CHARLENE WAY COMMISSION No. 67390 NOTARY PUBLIC Notary Signature STATE OF IDAHO I My Commission Expires: 3-28-2028 Sanitary Sewer and Water Main Easement Page 3 Version 01/01/2024 Instrument # 2026-033987 0513/202608:07:56AM Page 4of5 Legal Description City of Meridian Sewer and Water Easement Oakw'nd Estates Subdivision No, I An easement being over a portion ofthe SVV1/4of the 8VV1/4of Section 28, Township 4 North, Range 1 VVes1, Boise Meridion, City ofMeridian, Ado County, |daho, and more particularly described as fOUovva: EASEMENT Commencing at Brass Cap monument marking the southwest corner of said SW1/4, from which on Aluminum Cap monument marking the northwest corner Vf said SVV1/4 bears N1"OO'42" E3distance of263O.85feet' . Thence N3"57'O3'' Eadistance of487.57 feet to the POINT OF BEG|NN(y4[;� . Thence 100042" Ea distance of35.OU feet toopoint; Thence S 88,59'10~ E a distance of113.55 feet tog point; Thence S5,OO'OO" E a distance uf22.89 feet t0 the beginning ofa tangential curve; Thence a distance Of12.20 feet along the arc ofa 3OQ.OD foot radius curve ri0ht, said curve having a central angle of2^2O'41" and a long chord bearing 3049'40" Ea distance of12.2D feet to e point; Thence N8O"59'1M^ VVm distance Cf118.SS feet 1othe POINT OPBEGINNING, Said easement contains 4.038 equ8nB feet (0.093 acres) and is subject to any other easements existing orinuse. Clinton W. Hansen, PLS Land Solutions, PC February 24. 2020 11118 '- . - cuyof�exmivn Sewer and Water Easement t������� a� ^wind Eguuns8uugiviaiooNo. I = � """" ��""**"..u/� Job No. 19'73 Page 1ox1 Instrument # 2026-033987 05/13/2026 08:07:56 AM Page 5 of 5 CITY OF MERIDIAN SEWER AND WATER EASEMENT OAKWIND ESTATES SUBDIVISION NO. 1 LOCATED IN THE SW 1/4 OF THE SW 1/4 OF SECTION 28, T. 4 N., R. 1 W., B.M� CITY OF MERIDIAN, ADA COUNTY, IDAHO 1/4 29 28 ko R_ -RL—OCK 1 1180 (Z.,(Zb CD u-i S8859'18"E 113.55' W. DAPHNE ST, F V-) — S5'00'00"E 0jV W. 10 22,89' 04 49 c3 N8859'18"W 116,99' 1 17 16 15 14T 12 11 10 9 8 6 1 EASEM 13 POINT OF48 AREA=4,0 BEGINNING— BLD K 3 46 co W. APGAR CREEK ST. 16 15 14 13 11 1 '0 918 -7T 12 44 0 fy— '04 43 BLOCK 2 'j CD BLOCK 1 17 17 42 24 2_5 18 19 20 21 22 26 1 27T2; 23 29 41 40 BLO K 39 W. RIVA CAPRI ST. 38 51 36 37 34 33 32 31 30 29 28 27 26 25 24 21 21 35 BLOC 1 52 29 28 W. McMILLAN RD. 32 33 N89'16'58"W 2635.25' �33 POINT OF COMMENCEMENT CURVE TABLE CURVE # LENGTH RADIUS DELTA BEARING CHORD — C1 12,28' 300.00' 2-20-41- S3'49'40-E 12.28' ELan4?lutlwons Land Surveying and Consulting 01 50' 100, 200' 231 E 5TH ST,STE A MERIDIAN'ID 83642 (208)288-2040 (208)288-2557 fax SHEET I OF 1 w�"v.landsolufions.biz JOB 140 is_Lj E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Village at Meridian Ph 2B Water Main Easement No. 2 (ESMT-2026-0059) Ada County Recorder Trent Tripple 2026-033990 Project Name or Subdivision Name: Boise,Idaho Pgs=7 vbailey 05/13/2026 08:10:35 AM CITY OF MERIDIAN IDAHO$0.00 Village at Meridian-Ph 213 Electronically Recorded Water Main Easement Number: 2 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-2026-0059 WATER MAIN EASEMENT THIS Easement Agreement made this t 2th day of May 2026 between Meridian CenterCal, LLC ("Grantor")and the City ofMeridian,an Idaho Municipal Corporation("Grantee"); WHEREAS, the Grantor desires to provide a water main right-of-way across the premises and property hereinafter particularly bounded and described; and WHEREAS , the water main is to be provided for through underground pipelines to be constructed by others;and WHEREAS, it will be necessary to maintain and service said pipelines from time to time by the Grantee; NOW, THEREFORE, in consideration of the benefits to be received by the Grantor, and other good and valuable consideration, the Grantor does hereby give, grant and convey unto the Grantee the right- of-way for an easement for the operation and maintenance of water mains over and across the following described property: (SEE ATTACHED EXHIBITS A and B) The easement hereby granted is for the purpose of construction and operation of water mains and their allied facilities,together with their maintenance,repair and replacement at the convenience of the Grantee,with the free right of access to such facilities at any and all times. TO HAVE AND TO HOLD, the said easement and right-of-way unto the said Grantee, its successors and assigns forever. IT IS EXPRESSLY UNDERSTOOD AND AGREED,by and between the parties hereto, that after making repairs or performing other maintenance, Grantee shall restore the area of the easement and adjacent property to that existent prior to undertaking such repairs and maintenance. However, Grantee shall not be responsible for repairing, replacing or restoring anything placed within the area described in this easement that was placed there in violation ofthis easement. THE GRANTOR covenants and agrees that Grantor shall not place or allow to be placed any permanent structures or obstructions within the easement area that would interfere with Grantee's use of said easement, including,but not limited to,buildings,trash enclosures, carports, sheds,fences,trees, or deep-rooted shrubs. THE GRANTOR covenants and agrees with the Grantee that should any part of the right-of-way and easement hereby granted shall become part of, or lie within the boundaries of any Water Main Easement Page 1 Version 01/01/2024 Instrument # 2026-033990 05/13/2026 08:10:35 AM Page 2 of 7 public street, then, to such extent, such right-of-way and easement hereby granted which lies within such boundary thereof or which is a Dart thereof, shall cease and become null and void and of no further effect and shall be completely relinquished. THE GRANTOR does hereby covenant with the Grantee that Grantor is lawfully seized and possessed of the aforementioned and described tract of land, and that Grantor has a good and lawful right to convey said easement, and that Grantor will warrant and forever defend the title and quiet possession thereofagainst the lawful claims of all persons whomsoever. THE COVENANTS OF GRANTOR made herein shall be binding upon Grantor's successors, assigns, heirs, personal representatives, purchasers, or transferees of any kind. IN WITNESS WHEREOF, the said parties of the first part have hereunto subscribed their signatures the day and year first herein above written. GRANTOR: Meridian CenterCal, LLC STATE F IDAHO ) ' ss County of Ada ) This record was acknowledged before me on (dateY`6y+ (name of individual), complete the following i signing°°th a representative capacity, or strike the following if signing 111 an individual ca aetrjj on behalf of Meridian CenterCal, LLC (name of entity on behalf of whom repord"was executed), in the following representative capacity: (type of authority such as officer or trustee) Notary Stamp Below Notary Signature s" My Commission Expires: �y Water Main Easement Page 2 Version 01/01/2024 Instrument # 2026-033990 05/13/2026 08:10:35 AM Page 3 of 7 CALIFORNIA ACKNOWLEDGMENT CIVIL. CODE § 1189 r.............. ...r..„rs w_o. , .,.e .a...t.....,.ra.-..-,.,,, :..,i"�i+ti:pxi:,iiv:'.,0,:'!a:i,r:',;Y'.iv::.,:f[�i'hf�;S.Y:e:fTxfT:r,::L.q>::53.:.pr.nr,.!::xrnr r:eS'i� ..z;,z,•..,,u:.u,,:,...:>.,;.. i-.h.........>.....jL,,..�:...:......r..7., 1...:-: ...$.:U:....,....:2..<.....:....:�:.i...=:.3....... .. :.... .3...,..:i:•p.. ...5. ...$,.. ..F,.>.�ci: -.5...:. `u:.r`.f-,u•:`•..`�.,,..�.:,....:,,:.-,.•.::.c,.{:>,f.,.4,n.•.r.,..,,r<,:,.,•..::s,.,,:.,,»,�.,.:,#,:�.�.,ctn;4ry/<.,no,r,,..,,,>,ur.,,.,,e,-.,a,:>r<,:.._...,.-------e._si:.,.s,c,:,_gi;i,:,rs,!._,,......:asAs,�.-,...,..n..,r-irt,d..:.•„,...f A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached,and not the truthfulness,accuracy,or validity of that document. State of California County of I—CS AJG L...F. On _HA-R 0,4- Ili IL09-u before me, LZ Date Here Insert Name an Title of the Officer personally appeared ° Name(s)of Signer(s) who proved to me on the basis of satisfactory evidence to be the person(s)whose name(s)is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in hislher/their authorized capacity(les),and that by his/her/their signature(s)on the instrument the person(s),or the entity upon behalf of which the person(s)acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing KATHLEEN DONLON paragraph is true and correct. Notary Public•California - Los Angeles County WITNESS my hand and official seal. _ Commission#2532535 •�,�a•-' My comm.Expires Sep 15,2024 Signature Place Notary Seal and/or Stamp Above ignature of Notary Public OPTIONAL Completing this information can deter alteration of the document or fraudulent reattachment of this form to an unintended document. Description of Attached Document Title or Type of Document: Document Date: Number of Pages: Signer(s)Other Than Named Above: Capacity(ies) Claimed by Signer(s) Signer's Name: Signer's Name: ❑Corporate Officer- Title(s): ❑ Corporate Officer-Title(s): ❑ Partner- ❑ Limited ❑ General D Partner- ❑ Limited ❑ General ❑ Individual ❑ Attorney in Fact D Individual ❑ Attorney in Fact ❑ Trustee ❑ Guardian or Conservator D Trustee ❑ Guardian or Conservator ❑ Other: D Other: Signer is Representing: Signer is Representing: .ra...r-. ..x.-..-......S... ..T,............. ........ .. .ST......4.. ..£....:F............-L.S...:.�,'),:.,,T`r:iaLi:�]�J%fit}'r,,,4��,�0;.?:L?a!tS.vY.:.:,,:1:e...Si>:.:..:i::x:,.�..sr,.fx::xis.�x:,:._rv-F•.�::..,-F- >.v....:.........:::..n:.,...t.,....:...�..,rf.f>J,-,.>...rJ';v:::.., ,�-•,, ., , r : , r x 4r'.tY':sa r+f:.,:,::: ),<,..,,ef.:Yi-,issf..i.:r1Y..>"-„J.�„sic::,.,.r.:A:,?!:ni,.r-.wa,,:..SC.S':i..{:1'.:i:....i..T,i.Sf<iFr.::.;,}:'.•.:ii�` :..c...:-�r..>...}..,-!.:rar-a>�_c.ia..,f,a.,_•-:_-...-,7-,x-,r-....,�t>c,-.J.t:ai„l.i�t.',:;.:T!.l i.....t>.-.......... ,.. .,.)'.;�:i - - 02019 National Notary Association Instrument # 2026-033990 05/13/2026 08:10:35 AM Page 4 of 7 GRANTEE: CITY OF MERIDIAN Roe 64 iin on, ayor 5-12-2026 Attest by Chri ohnso' x��' ` Clerk 5-12-2026 STATE OF IDAHO, ) : ss. County of Ada ) This record was acknowledged before me on 5-12-2026 by Robert E. Simison and Chris Johnson on behalf of the City of Meridian, in their capacities as Mayor and City Clerk, respectively. Notary Stamp Below CHARLENE WAY Notary Signature COMMISSION No. 67390 My Commission Expires: 3-2s-2o2s NOTARY PUBLIC STATE OF IDAHO Water Main Easement Page 3 Version 01/01/2024 Instrument # 2026-033990 05/13/2026 08:10:35 AM PagE�gfL7 DESCRIPTION T H E LL HH Page 1 of 3 D W 00 LAND mmmMa GROUP October 30, 2025 Project No.: 124038 Exhibit A WATER EASEMENT CENTERCAL EXPANSION SUBDIVISION MERIDIAN CENTERCAL, LLC EASEMENT-1 An easement located in Parcel "B" of Record of Survey No.13558, recorded under Instrument No.2022- 068728,Ada County records, situate in the Southwest Quarter of Section 4,Township 3 North, Range 1 East, Boise Meridian, City of Meridian,Ada County, Idaho, being more particularly described as follows: COMMENCING at the Southwest Corner of said Section 4, (from which point the West One Quarter Corner of said Section 4 bears North 00' 34' 03" East, 2618.49 feet distant);thence on the west line of said Section 4, North 00'34'03" East, 388.68 feet;thence leaving said west line, South 89' 25' 57" East, 159.87 feet,to the POINT OF BEGINNING: Thence North 00' 23' 20" East,40.88 feet; Thence South 89'36'40" East, 9.00 feet; Thence North 00' 23' 20" East, 28.71 feet; Thence South 89'36'40" East, 20.00 feet; Thence South 00' 23' 20" West, 28.71 feet; Thence South 89°36'40" East, 69.26 feet; Thence South 00°23' 20" West, 20.00 feet; Thence North 89' 36'40" West, 78.26 feet; Thence South 00°23' 20" West, 20.88 feet; Thence North 89' 36'40" West, 20.00 feet to the POINT OF BEGINNING. The above-described easement contains 2,957 Ftz, more or less. Prepared by: �p,L LAIC The Land Group, Inc. �44 `GENS �g Srr Michael S. Femenia, PLS 0 13' �TfOF0 41 S. 03/1U/2U2G 462 East Shore Drive, Suite 100, Eagle, Idaho: 83616 208.939.4041 thelandgroupinc.ccm Instrument # 2026-033990 05/13/2026 08:10:35 AM Page 6 of 7 Water Easement for City of Meridian Line Table Situate in the SW 1/4 of Section 4, LINE BEARING LENGTH Township 3 North,Range 1 East, Boise Meridian, City of Meridian,Ada County,Idaho L1 Noo°23'20"E 40.88' 2026 L2 S89°36'40"E 9.00, �p,L LA L3 NOW23'20"E 28.71' ENS `sG� L4 S89°36'40"E 20.00' G L5 S00°23'20"W 28.71' O a 1 �► L6 S89°36'40"E 69.26' L7 S00°2320"W 20.00' TgTE OF Q' L8 N89°36'40"W 78.26' AZL S. L9 S00°23'20"W 20.88' 03/10�202G L10 N89°36'40"W 20.00' W1/4 SEC.4(BCP) I j j 88' L4 I kL2 �-J CITY OF MERIDIAN SEWER AND ' �I�—�I� WATER EASEMENT 6 I � INST.#1120-- ---- T--- � 7 --------------- N I L8 S89°25'57"E 159.87, M I 23 i POB PARCEE"B" 0 o WATER EASEMENT RQS#13558 z 60 I 2,957 Ft2 co00 M ' I O MERIDIAN CENTERCAL LLC APN:R1343720710 SW COR.SEC.4(BCP) Exhibit "B�� 0 60, 120, Horizontal Scale:l" = 60' ProjectNo.:121015 - Date of Issuance:March 10,2026 z 0-6644P THE Sewer / Water Easements N LAND City of Meridian o ma- GROUP Meridian CenterCal, «C r 05/13/202 08:11 j f l 4d9£B Qi'N:jUjWKati ►� can !Ir 110NNA0N01'100££P0096£0669£ ° €5 ,� § LU g W= NVIOMW ld 30VIIIA I� ����� 1 ,t_ - - , • I 1 F Lj r' 1 ♦t _.....---------- ,........d rm w { 1 1 I r I 1 r E •: 1 1 1 i 1 ........... �- --- --- - - --- ------- E d a I _ - -----,.. .. i { 77 I ------------------------- �i�l ___________.______________E I --------------- I 1 1 I {�� �� � •1 4...7: � i i i F _.. tL i E• �: E' •. ..... t 1, : !... .. .. ............ •f 1...�' 1 I 1 tttt if f f 3 :.'�• 1 1 F. .tt sx __....._. -71 gam.. ____ --_ ---.. _________ 1 1 �[' 1 1 i-__-J 1l8N di*I—Rs kY 9N1Dt OE 1 i yy' Im r us E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Final Plat for Hill's Century Farm Townhomes (FP-2026-0009) by Brighton Corporation, located in a portion of the NE 1/4 of the NW 1/4 of Section 33, T.3N., RAE. STAFF REPORT C� w IDIAN COMMUNITY DEVELOPMENT DEPARTMENT HEARING 05/12/2026 Legend ' DATE: Project location TO: Mayor&City Council ::-' Area of Impact �, = City Limits FROM: Nick Napoli,Associate Planner O Analysis ^ ' nnapoli@meridiancity.org SUBJECT: Hills Century Farm Townhomes FP-2026-0009 LOCATION: Located south of E. Amity Rd. between S. Tavistock Ave. and S. Hillsdale Ave. in the NE 1/4 of the NW 1/4 of Section 33, '; 3 T.3N.,R.IE. ate; -. I. PROJECT DESCRIPTION Final Plat consisting of sixty-nine(69)building lots and eighteen(18)common lots on 9.1 acres of land in the R-15 zoning district. II. APPLICANT INFORMATION A. Applicant: Jeremy Wright,Brighton Corporation—2929 W.Navigator Drive, Suite 400,Meridian ID 83642 B. Owner: Brighton Development Inc.—2929 W.Navigator Drive, Suite 400,Meridian ID 83642 C. Representative: Same as Applicant III. STAFF ANALYSIS Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat Hill's Century Farm Townhomes(H-2024-0072)in accord with the requirements listed in UDC 11-613-3C.2. This plat incorporates sixty-nine(69)building lots and eighteen(18)common lots. The final plat is consistent with the approved preliminary plat and recorded development agreement. In order for the proposed final plat to be deemed in substantial compliance with the approved preliminary plat as set forth in UDC 11-6B-3C.2,the number of buildable lots cannot increase, and the amount of common area cannot decrease. Since the number of buildable lots stayed the same and Page 1 the amount of open space increased slightly, Staff deems the proposed final plat to be in substantial compliance with the approved preliminary plat as required. IV. DECISION Staff recommends approval of the proposed final plat with the conditions noted in Section VI of this report. V. EXHIBITS A. Preliminary Plat Hill's Century Farm Townhomes (dated: 09/17/25) PREUMINARY PLAT SHOWING HILL'S CENTURY FARM TOWNHOMES SUBDIVISION aw.£y4 .• n t�r�or R..,gAre.wr v+4'rn r,�rr�r.a o•,::,nr:n ..,.... in�,enn a.ortn w+ac ril6i.ar'<..ir,��waw,.+woR,.�a -- -. 4 f + r r • am 1 F�ou�.in g B. Final Plat(dated: 02/20/26) oeryla PLAT of HILLS CEN1ll1iY FARM TOWN HOMES StJBdIVISipN ^'r«'S 7kk�:��®R'i�.Cyi7'��tlr?im! .,d l�Lxni.rnrlYr✓I,I ln�w r.ylM tftirl.n ttrrm.ar�ry.�x.I,.I�m+r.d a,llraJ y +I+IFyNllrl Wniar-•s.Mtwmn.wlaz.w rymr ay.l.ru.rw�v.x.ru.�snaa�ss �� .��,4•.Nl•4 R4}•� a�'siv w it b.e v.rr yen nm.Ts.l.� GWNr•4iwV lfrT �' �T1�w r'�4yt,�����Il Yl•�'.eat•'w• A"Ip WW4¢ r.Trr_ IQ ee-rr � mw ere•.e w = rtir '1a4+/�iwl.•rr.-I • yly�av wr is v.iwr 4Y'f'rYi Ya o' '���iW4 1`I•� I WSW W4rtr r • c 4Y�re v.iwr r�l.MioOns+rtM OaYr� � ii,IC r�+v4+11 ty � R wd ane asa I • rMF+•ae rwGv.rvr! MX 13 s �eoo V IL+ •Faf �FX L4lI�iw IXMX41 -IrrhYSMJ � yl�r��` j � � k•r-Wa��+tl re.ailri Jam. f Xll�llil @ � 6i P 5^Apr J / a w� rw�nti rJrs 1 Z.� U' lM II X��14rX! v� iyudt41h4G J.M1f� FnY MIX.Rr4p � � e•a�Rn km 4 Y- °""4°*mwn Page 3 PLAI Of HILL'S CENTURY FARM TOWNHOME5SUBDIVI5104 '0 jj dt T Pd t ED L brans OE H� (6 0 Ir Iv Bwh--r. pl.gT OF Hltk'S CEHIURY PARM TDVYNHOFeIES SUBDIVISION •.M.a...iz�..Y+'_y.�wwnw` �.-zn�.u�:.YA I - •� .7,K•ZL'•LY �EI�J.S+SfnR r,pFi�ARW1-~�rrw.va.•�...�,w we I 111e'�__ `+� iF A?'[gilt i J¢L•6.k rbrl Jl YlY]%a TJIrR i/llrel!Yi i A I Fda51l`J4"F !i��,a�p y gq�_�rra��,y�x pw�y�vmr ny.'rFy'i w.s i 86�,4M.i�rn rrl�#��.ICMM�Gm.�•S.V rT H i11 i•4A iL '�Y I' u]w Z, 43 rd � 0I4f.wX1.N.H5.GiRMP]d1A'r-0q•+�.rm+StrTi� ' Nvl •� r�� M.r iFW N •W4..x4..y—.4,�i....{..:rx ti'��I-vl�'Yi� I ,]` 4 � �� J¢ � �[ F�I7 �': l'+' +S 4 � I .w•ew x crs'•�.,wca,u�"" ,ri,•,�n x�,a+PS mm•2FF I 1 - � r W ' �."t�1k°.�—g Mj�;. N SS;, � rvrn •1 arelkal:-vI:•xWCLY ��iy�L,�..."��`� xm�le n.�zxi�•e:�-�,u.swrf a�ric or�l�prp,,,r,e Page 5 nwr of NI[L'S CENTURY FARMTpWNHOMEiSUBDIVISION •!{ a �- I e ran-iMt �Lil..11r 1 I I I I I I I ID _ 4 joil .� ' p J yM��I I 111I I — �r 4 N11MFY IMMi —� Oevelopmevll I�#rvl■ Ip1MFJ Y.V..blilm may..—. T H I u,'S CE NTII RY FARM TDYIlN HOMES SifBdIYISIDN I r r I I I - x{ I • iT--l—T---- ------- I I I gyp. I II`��IR ti9gi�R" I I ,4MNI.kI i€ r ' I � I ' 1 ra...x•'.LIs ' Pcra:laPme�ll Page 7 4LiT 4' HILL'S CENTURY FARM TOW r HOM E 5 SU BD IYI54ON 1ptno�rtorrJ�m .s i 4!{•,.4 T al1,41 lIT N M6SXD 6,R f1I0 V RI Yi iar4M1 rrr�U MYwk � H �.fi M1VJ Jq i r1R4 yJ ly iM i tl•LS tlM}r rA Jl,IIf1iY aLLlrYa n•� ,. 4•"� aa�����ia 4s1w iLl.ilP]a F�rt.1Y'hT� Ymkn�' =a+nga^Ln�r �5.lr�wa�clx •F2 VIMMY�-r,rxb.c M1noa J vy ux La r w.�lrip4'LGra.L+pL��AMWIn ra..i n 9iL�rl - wr rw•�uy�iLa+.yp.r¢[v*Tff Yl 9y,54 L:�P.v'frl�.LMr�a iruS it ie ilViY/d�(�^ _ Wa wnw.n +p1M,T P nl9 Srt ro T+ brr!l LtlFiFd 5[•H.Ls�",�iY�r M+L �rruL �4L9lda+•:Y4 yR•lS,M+r6 rLJ5r1Y M 11,/•baYLJ�i 41 t1 ww L'w xr•ra wn fr r•rnv rwa ra LTa•r-ya 4LY++�W�.�•-w-Irw.� —nr Mr nc.ir.c,=vrc wref+:is r an.'d,.. •��.-+ , r'w, W Cl+4tl�s'Lrv3� •VIL.n MT •,•!y!n4 nln.t -.RN1�Ir/F-�:y9T •YC.+vn w..i,wn..rlr'.rrL.�-.�n,rtr � _ nL4�ELnL _Y��i4!r�-�M .' war �h •Y���*� M'-0 LLG{Y•Mw•{SbAFb@ NT1!tl'Ya rwe6.arc itv �.tea. ],6 �frr�H��ea4,.�ks ♦ .�.aa�.�MW+ni�x.L .wn.rL ar mn rn� aq.nar,,,n�nra,,,f e a rt.�.r�...�...�....x.LIB.r..• -Y L'rLhr.rAT 4'L.1!b .,�r�is5-xL n�aa.w +n+ra��a x r•+,.� . 'Y IIFdL aM Yvfr�i!T IYaL S, y ea..r.r�..ar JL.uLr+..L.L..� ,�44'>•{M'NG]f+�f113G 6 ••w••-• ,n�YrM•vrrc r,+x m• - La{ �r.�Y�a..?991a}-'t,Tf•Yv'-0ii Y4[i3MS tlf}•.4ia 91L Vn=Mi'a�a ''u.d;.r*.,L..•a•,.Qmw la.wrr a.r:•�.w xl Al �'n, wr AdMrfh 1¢ a CgxYrx;r:•.aeiy.wa.:n n.an,•c.a - t.s •.�`r, �»l�...ri.p�a•+ rr LLly wl��u .t ten.. YH1iF1`61ML'rf i'w�" 4 T eTJr+�rtr ri,ayrr f�Lv rLF aLa_n u.r..r.�a +.li itlLa as 4� .• a,►J xurfJlt, .t 0.{.1F w r-i _ •]IWip M1�xT^n rx��vr- rve•n,. s'x r rrY"Iil IYF7pF:FF�I L-ii � ay.,R m a�iwiy4lc +•L!'41+4 Y.14'�fP Rl'M M ik Snl f�l f�,la oran>xa r S irn-w rna a.-...:un, w.a{.xrw• LnY.i,dY n dW.a a L r��T as.r +alXsb taMFi nk a�rAi�-0-0Yi�.M�xLn,+,na�ur�.L.i� � xLeW..+ Z nF•7-177. L+rt oLMY.H St}4 1 r a•rta,M ,iYLwn Loxl L xr111'y r\��oa t s •;9L IPr iLt Li F dal..l,n/JI1 qK a L_S M 1 Y6lQ tl r!E91r ILWLfa a+6ia u.rv<vn,_•u.e n. I, _ iAxa,w ..rwR—., •_i..+r.k��!ew,lµl I r•Ilt6SwL r+9lLtldrLa�iiinl Lmie r,,c =P&L r.+•n crf q+nLc n In�:�.rcR r.as ryti i®4�a tasiti+in i •-ny I. gdlhtan Derahpmen! � HILL'S CENTURY FARM TCWNHOMES SUBDIVISION .Enw.!a/L5 mum IJOMJr4YJC1 M�h CIIIIIPCYIE rt�-w aw n-r.V xiv,aa w.eq M,!�f�9�ti.:k,1-M6n5 +ry rP�. 24 4'+Ip!!�.iflN.l4�Ml..WC Y JFAIJA!iY YERpN CR.i.([Rl r rt��FVVItl H 12 W,v rr•s.,.�,sJ� SRlI�K5R 41 JJ4CUI5n IEJA%Alll ea r tifiuMw�a.v rt.rn.a 5q. W}J6•C[If LWIFy}yf a••��r�r n a-r��'L➢Y•i rx _ .as a�r-.�-"..[ap;.4 M NML. [AIIAaIiP CC!AiIE 16LRC1 ratxdJ{� " i+m a+*v w,n.i-�ir•,is ipIRA'iM1 Rh+IY iwi,w,.n Ni Rn.lrnroEooumw�P... Ea x a.s i,�.�~•Riw•�•a••®Y f2�53 91wp w bwelgplJp .Jrww YYr Page 9 .� ram. oo�®000 oo��a000 1�!N� � � I 'I oo¢aEi000 l�'IM oa :mil _ ®a0®oo .....ram ®oo©oo s: ! ®oo moo �IIIIIII ll'----------- Nor �0� s 000i:_::�oo 'K;� C • re Opp oOO � m oop©oo a �'�ics'S>l:• sx<xn:z�ssarrs:at:i•. 00 00 a r�ia ,�1� 2 1 I!f€� I ��y��•��f�.�a�ull• E1111111 fS,wM a OW _ �� o Seaarmx�"�eoi - Il i� 1eiRs1!' s: w A ---------------- a--------------------- Li Ifs � sraa W3 s =-AFL. �j LANDSCAPE PLAN L3� ilk �E3RSRING7REE I 11MRYANO M111GATION PLAN £ Ef�i➢lGTPEE WYEIR[10.YAI�IIIMLY95 Nf71•••'s oaww— MWJAxwrna na SMBGI G£E}Yl�6i➢iA15 �� �� 4 S L4-1 Page 11 e_ ME a � = -- : FRE-F g 0 2 -oemsaa�sasme��saas�s�. =�dew•°•L_-a-• � •— — -- � 03 . •�;,��-��.�.: ' ram � .� Ion an VI. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division 1. Applicant shall meet all terms of the approved annexation(H-2024-0072(Hill's Century Farm Townhomes); Development Agreement Inst. #2026-012850; applications approved for this site. 2. The applicant shall obtain the City Engineer's signature on the final plat within two (2)years of City Council's approval of Hill's Century Farm Townhomes on February 10',2026 in accord with UDC 11-6B-7, in order for the preliminary plat to remain valid; or, a time extension may be requested. 3. Prior to submittal for the City Engineer's signature,have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. The final plat prepared by KM Engineering,dated: 02/11/2026,included in Section V.B shall be revised as follows: a. Add a plat note stating the location and placement of the three(3)foot wide easement for public utilities,irrigation, and drainage on Lots 1-14,Block 1; Lots 17-27,Block 1; Lots 30-41,Block 1; Lots 45-56,Block 1; Lots 59-65,Block 1; Lots 67-76,Block 1; Lots, 80- 84,Block 1. b. Add a plat note stating the location and placement of the three(3)foot wide easement for public utilities,irrigation, and drainage on Lots 1-14,Block 1; Lots 17-27,Block 1; Lots 30-41,Block 1; Lots 45-56,Block 1; Lots 59-65,Block 1; Lots 67-76,Block 1; Lots, 80- 84,Block 1. c. Modify Note#7: Include the width of the easement. d. Modify Note#8: Include the water and sewer easement instrument numbers. e. Modify Note#10: Include the width of the easement. f. Modify Notes#16&21: Include the ACHD instrument number. A copy of the revised plat shall be submitted with the final plat for City Engineer signature. 5. The landscape plan prepared by KM Engineering, dated 02/20/2026, included in Section V.C, shall be revised as follows: a. Provide a fencing exhibit showing the location and type of fencing. 6. Comply with all ACHD's staff report conditions of approval. 7. The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-7 for the R-15 zoning district. 8. 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. 9. Comply with all of the private street standards listed in UDC 11-3F. 10. Upon completion of the landscape installation, a written Certificate of Completion shall be submitted to the Planning Division verifying all landscape improvements are in substantial compliance with the approved landscape plan as set forth in UDC 11-3B-14. 11. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer's signature on a final plat within two years of the date of the approved findings; or 2)obtain approval of a time extension as set forth in UDC 11-6 B-7. 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. Page 13 B. Public Works snr.KI'F!L7M¢-taarLLl roll Hlw GEN Ir r.L.{:oraunxrrOi: I. Kaedvy so-weir serviee m Thh.deweliiprrcnc a a4aiLahf_4ia eIlelSlon of nutty minus rdytemm dr dwelorn ne the applicri shall uenall rra.rs io and dTOU&this s Mffmr;applicun dull e&"dinade main si o and rousing wmh the FuLlie WMJa 134a acnL.and GLemiiiie imrwlird lam ed earNlb_ N rx oak ma.ar duc are Mgmu d to pia—le-serviee IA Coeur ovcr� roams is duce$M ht owmr from top ad pipe to uib-grads Is ku thm dum*d ihui a wrrum marcfialr shill he WGl in co¢iormarpu orCay of Mendian RdWic Works Lferhv4rlems funded j'peridhmionS 2. WYer samme eo this sic is avul&le via emkmiori of emwmg mLftlr adWiW m TM dwelrgxrlcne 11r applhsui sha1L he respanuhle a u um1L wRier mains m and cbroup This 4kvL4LyiI&Lno, e a artlrnrtC main rtlk and muhft WWL Elie War" a. All uaprov fhbenca relmad t pwblic IirP safd)-and ho=shall he onngWLmd pr.;Lr io nei.urwKy oil Gresuvucures.Wbhm%*mo edIrpCiet-Ky 1•:ngmar,an owner may parr a perhxfmn eAurLKv for saLch imprnvrmehU m arder to obLm I.rty Fingir.eer r.hardm Chthe Iina1 pLu i.Y htrrh m IIIM'115{':ilk. A. Upon ir6Ta11amah at Ae W gaping LW prior is in,.nttiiion by Mnnirt Ilepammem suM,rM appie&M shall pratiTao-ourottm ts"r ALLD-ed esmplo—i.a 6&1 lnnh rh IJVU L a-:ilk-LAh 5. h Mwf ed credd or ea±i arely in The anirarnr id 1111%will be rcgwmd for all LmoWkle lei cm&Iaaic[apm&anummies,prcxaun7ed.rcir,iat-o,p rRv m signsWe en TM iwal pLu. G llr{:iW or Mu..iiaa requeaL ihaa ihu.—.i.r I—i wnh The S..Ty a pertorruance arum}'in the arswar of I IM od ctL mW enrsd-uoiiin Lin1 by Al meomplere sewn,w0er mma4„eftue pn r m thLaL pLu sghan m.'nit muely mil.he 1kYitiad by a Irhe iieni.oo l :gh pmvidad by the owner to dr Crry. The applLeaai stu1L he req.ored m eomr wm a Iaevelopmerd Ku Ey hgceemenc -wh doe{'Try or Menduo.,rre surrey can M- y in im lbm or m rrewoeabie kdor orauliry Cash depe rl or bond.hpplieanc must file as applreatma nor surrey,whach c he tbwd as the {'ammudLly Uevelopmam I%pumbenl wct"it. Pkase Camas[land MrveWfrrrerd tierwac rat dare wlormatiarL as 71 2.221 L. V. 1he ClEyor Meladian rcq�s mini da owner pass mthe S:ny a Tanrmnly surerp in theamounror 21)%ot the lsiaal tarsdlaelion cosy Wall[uroplaLed sewer,a.ad waa:r Wrastni bre t r a dkadata ad Two pour'nis sumo urrarnc will he vLured by a line imm nrial ease invwmg provided tvf dk a,raer m Ttx t:i[y.'C7.e sweLy can he ra,smtl Ln me farm M an invoada6k kria at eredn,cxah depose nr bnrnd. hpplicam rn s tBe an applicWon For sarecy,Tahich era be found m ite uomnwnay 1leoaopme Utpumoenr vrerrswe. ukase crousr Land lkc lopmerd 1e' Tee ttw ob.rC mdo;wiwion.at WN -221 L. M. an the even c u an appl.card—1 r o rcannoc eomplde u -IOC.as Uety and nanficah3 .roprovern_- .prior M i:ny I:nguacer signature ea dw awal plu Lcaor prior m aecupaaey,a xLrcTy&gNcwm may he appcaved as seer torlh m LI IX'11-A:4X. e. hpplrcanr shall he reyairna m pay FuhL. Wc&t develcpmer pha eevrew,and corionLaboo. .aspecwa loss,as&mrmined dnnng rtrt plan reyTKw peoun,4 prior to the isavartte of a pL- appmYil Ieber. I If.h shill be the regiomihllmy al Me appl wbn[to-ensure diu Al develrpmem JLuwes canrply wldi drt Arocrleans vnh D. hilnies Ac[and de Fa llfws.n ALL 11.Applwam shill b_r„yyarhie Mr gTllcumn ud coWlivKe wiM any Se Llim 41H 1'etnl.nlag cLu may bt requlr�d by d6x Army[-arils at IUktuw s. 12.L]r0001"shall coNclimdc nuuhon FxdrwsWah die M"WUAh I'm UITW. 13.All$radr14 at dre tax sba11 he perlkroacd is conlanrurrrt wch M[X.11-148. 1S.UffriprrLlon sec msulo.:.hall he x,6mlm1 Do-die Merhf vn Bwlding Lkjmrbnrs,tie all b,hldmg prds roecivisg cngioeemd hick ill,where hosing would sat aiop nll.miocnd. I.S. itm VI a roar canurl im e1e.•`---in sal r IW him WLL of 3-kat�ovc the hlghesl txtrbllsticd peat g[oun dwder clevulon. lies is is craure>tru ilic 6rdmm ckAlabon alum c. l sprees ai homes I s d keel I-R4 above. LG 11LF applwAirm design rngewtr shall 1te lLspoar LL, Ike ra{timom at d1 Imgavon add for dYuoW tkeilmy wixhin iris proles[that do nx tall undu ire lura:!Ki on at m.rrigaaam ddaw[ m ACH13.'11t de SIL eog.aacr shill p�.dL-r mt.cm,os Viu does=Urries base niter.r Wled is Y omi ire wKh Vic a ppf ed dc[Igo plrra.lb.s_undleuior will he-q--d t Kro r earllii ad oeeupmLy is.mmued ter Yaw xtnleTarca wichiri IhL pra)6CL 17.A[Vie eoraplatmaotIM prcrtCLI treapplwan[:.h-1 he reap.+ ihle msuhnrn record draw.W per Me L:ILy of Merldru[Aum('A 1)s,.r.:Iards. The.,.--id di—.)Ft r he mievnt and approved pries 1-wIr�u uoumi mih 1n cte pm)e[[. I M.%'b a[I plan mqur[ertrtex;me IiWd Ia sa[II:II iI-'f at Eh,_mpmvere^o[Kmrdrds hie tiaar I.ih,ing —rkAzjm7iLL 272). All sh'=i Ilghu Lhall he usullod al diescWgkx'a expmm. Final design shall he suhcmLod as part of Ina davckgwnad plan ml fnr appmYal,which must urlldc the 6uiscm ad my eichzing rvicei.Ilghm '11w canmxlw's wort and muesuls shall eorK4 u,hc IKIIWL: and de L:I[y ad Merdua !CJpple ul Sptculhs,]rxLa m me IKI'W[.. CowLii c[ die s:Iry of Merclim ltuaprru[Ion aad IJo11L) CAxdAmodoraVA4-5iU(1toe rrlxmsbmm crt Iocml at eKr ingroar Ilghmrq�. 14.71r rpplr shill proYlde easemeetfs)for all"x wmerksr m aumsde of pumw rkgl[[or wry(ircbkde all viler sc Km aid h}drrms7. 11c easa[acri[wldrta tha11 be -Ind wade Rr r sur$le rrr1m),ar 30.1eei wKL-for,wa. 11c eastiYrrenu,shall rso[be dMLciided vie the plod,km rdhs de&am outsidlc the plat lmx&u usuig the i:ir-v of Meriiarl's —lord fails The ck m cm shL1 he graph.call)deple,ad an LLA`pLu Ifr rcdemnec pugmGcs.SrWril[as esrcasrd ck mrem lam cbe farm z a&&Ke ram PuMie Works),a kLpi dL%crLprron prepared by an 1ialli, 1xtt ed Fmhess[anal I."S3irst^}nr, wbwh nuke imlude die a or dsc easerrrea,josartei IL{lilHrr A)sd m M 11"x I I"[r6V wish be,rings and ditl�(varbei FJLI UUJ F 31)far revim.Back e>ttrbrls roust be series,signed rod dKed by a Pmmi w,rd lard Suraevar. IJ{J NUT KEEAHUX Add a oom to the pLu reWerr.rq drys documem. AIL tksu.wrm mal[he wd mldaJL mvlered,Yid apjratine pndr to-sigrawle orTm tlmal pLu by The L:ay lAprKar. M.ApplKan[shag be!` pie lnle tx applleul and eampl.vrce wM and NFIMS p—u du[g Mu muy be requved by die I:n4lrwuwnral Fra,eeoao AgtnLv. 21.Amy velk died v.11 na,eaminue mMined nuia he pn,perly aband.med rcoordmg m Idaho-Well {'aramie,laa `hhcIu& Ruks administered bk rWL ldaha IJepamlrreo[ or Wsier Rrr3u[ecs (IIIWRk 'Ila lkyak,per,LFrrmr,ar pro)mi F1glrwer, shall prov,,de a xU mmi addiarukg wbother dkare ue Yny e%Lwg Well M Ue ikwelapnieriL LrFJ d so,bow they well conmae is tie bees~or provide rceard ol rbm abraeonramL Id we11s arc m he•wrubomd,the pro)ec[hwrre[ar Wnr repeLseorahva nukes ammU tM IIaWR{irourdwaare HroiecLlar%xrior JArroa Sunnite, Ilydeogeologrs,2OM-2M74Y'12]UFFURF:any wort is done m decooamissior an exealog yell ven[e d d is b_AR ad Vru me veLl re:lss eVh La tt deepp.Frooi at cxnmunwiiaim wrlh IDW1t mmtfrraahmloeila[heL:r[y pnx many waft hrelrg does m decommission me well.I-uhueis oar scam with 117W R nIQy rcxuh In addimmki mart and eilpeme m dwonrmicsian.,he well. 22.Any anksbng sgxr syslems wlihin dies p[rgcx[shslL be removes nor ix vkac per('Ir)r A kduanee 5erbm 9-1-4 and Y 4 M. L:cdwc[The i:entil Dismet lleabh l,gvhmorl ix abamdo srLem prnaetrnLs Yid Inghxci ns. 2-1.the{rrf v1 M fidwn mequirm ihm presumed Lmgatron gxUars be supplied by Y ycx4oaW so sit wLvr(LAX:31;MA.k The i plwan[should tic requrerd io me nay chid"Surraert Or well r.raur h r rhJ furbod[y Lora- It a tied ae or vail source Is rid awulahla,r suigl rh= cannai..n a+,he uJlusary waott s)sxro shall be mqulrcL Ira single-goln[ceoatiiim is milured, Me develojti a.>Il he re;p ihle Ix Vrt paymem at surenmerls Ike Vic conim m ores.pswr m de�elopnrem plan approval. 24.All urigdwa dn[has,c.arisk. Lax[Yk,ar drums,exelrrave or natural wrxrwrvs. Irdef.eeting, cromLag x laying adjr r rid coovgrsxl;m the area ben suhdLvk!kA tau.W addre ae per IJIX. I L-M-fi. Jn peclrrrmingsmeh vat,the appllLan[shill eamply w1ft Idaho Lode 42-1.2117 and fry tAkr applrkahr Im cr cWalurdn. Page 15 Development Application Transmittal Link to Project Application: Hill's Century Farm Townhomes FP-2026-0009 Hearing Date: May 12, 2026 Assigned Planner: Nick Napoli 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)_meridiancity.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(cD_meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received bV CitV of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and maV be released upon request, unless exempt from disclosure by law. E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Development Agreement (North Meridian Fields H-2026-0003) Between City of Meridian and 5B Holdings LLC for Property Generally Located at the Southwest Corner of SH- 16 and Chinden Blvd. Ada County Recorder Trent Tripple 2026-033986 Boise,Idaho Pgs=50 vbailey 05/13/2026 08:07:31 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded DEVELOPMENT AGREEMENT PARTIES~ 1.. City of Meridian 2. 511 Holdings LLC,Chvner/Developer THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into this 12th day of Ma 2026,by and between City ofMeridian,a municipal corporation of the State of Idaho, hereafter called. CITY, whose address is 33 E. Broadway Avenue, Meridian, Idaho 83642, and 5B Holdings LLC, whose address is 7007 Chinden Blvd_, Meridian, ID, 83646, hereinafter called O E E ELOPER, I RECITALS: 1-1 WHEREAS,Owner is the sole owner,in law and/or equity,of certain 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 fill, herein after referred to as the"Property"; and 1.2 WHEREAS, Idaho Code § 67-6511A provides that cities may, by ordinance, require or permit as a condition of zoning that the Owner and/or Developer make a written commitment concerning the use or development of the subject Property;and 1.3 WHEREAS, City has exercised its statutory authority by the enactment of Section 11-513-3 of the Unified Development Code("'UDC'),which authorizes development agreements upon the annexation and/or re-zoning of land; and 1.4 WHEREAS, Owner has submitted, or authorized the submission of, an application for annexation ,and zoning of 71.445 acres of land with ;a request for the R-8 (Med mn-Density Residential) (47.79 acres) and C-N (Neighborhood Business District) (23.655 acres) zoning districts: on the Property>under the UDC, which, together with this Agreement, generally describes how the Property will be developed and what improvements will be made; and 1.5 'WHEREAS, Owner/Developer and/or its representatives made representations at the public hearings before Planting and Zoning Commission and the Meridian City Council as to how the Property will be developed and what improvements will be made;and 1.6 WHEREAS, the record of the proceedings for the requested rezoning held before Planning and Zoning Commission and them Meridian City Council includes responses of government subdivisions providing services within the City of Meridian planning jurisdiction and includes further testimony and comment,and t c-r,&7 or% Ac —3+tORrn MrRroiAN Pn;ros(1t'2O2 ) PAGE t Or:8 1.7 WHEREAS, on the 21' day of April, 2026, the Meridian City Council approved certain Findings of Fact, and Conclusions of Law and Decision & Order ("Findings"), which have been incorporated into this Agreement and attached as Exhibit'B";and 1.8 WHEREAS, the Findings require the OwnedDeveloper to enter into a Development Agreement before the Meridian City Council takes final action to annex the Property into the City of Meridian;and 1.9 WHEREAS,Owner/Developer deem it to be in its best interest to be able to enter into this Agreement and acknowledges that this Agreement was entered into voluntarily and at its urging and request; and 1.10 WHEREAS, City requires the Owner/Developer to enter into a development agreement for the purpose of ensuring the Property is developed and the subsequent use of the Property is in accordance with the terms and conditions of this Agreement,herein being established as a result of evidence received by the City in the proceedings for zoning designation from government subdivisions providing services within the planning jurisdiction and from affected property owners and to ensure zoning designation is 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,terns,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 5B Holdings LLC, whose address is 7007 Chinden Blvd., Meridian, ID, 83646, hereinafter called OWNER/DEVELOPER, the party that owns and is developing said Property and shall include any subsequent owner(s)1developer(s)of the Property. 3.3 PROPERTY: means and refers to that certain parcel(s) of Property to be bound by this Agreement and located in the County of Ada,City of Meridian, legally described in Exhibit "A" describing a parcel bound by this Development Agreement and 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. DEvplonuwrA�-Norm MEamr F7Eros(H-2026-0003) PAGE2ora 4.1 Themes allowed pursuant to this Agreement are only those uses allowed 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 THE PROPERTY: 5.1. OwnedDeveloper shall develop or cause the Property to be developed in accordance with the following special conditions: a. Future development of this site shall be generally consistent with the concept plan and building elevations included in Section VIII of the Staff Report attached to the Findings and the provisions contained herein. b. Any future development of the Property must comply with the City of Meridian ordinances in effect at the time of the development. c. The following uses shall be prohibited in the C-N zoned portion of the property: Fuel Sales Facilities, Storage Facilities, Vehicle Washing Facilities, Vertically Integrated Residential Projects,and tiers 2 and 3 Drive-Through Establishments. d. Future development shall promote no-mow fescues, naturalized plants, dry creek materials, split-rail fencing, and other coral landscape elements in landscape buffers and open space as listed in the Fields Sub-Area Plan. e. Retail commercial uses shall be restricted to building sizes of 10,000 square feet or less. f. Direct access to Chinden Boulevard is prohibited except at N. Owyhee Storm Avenue. g. The applicant shall record a cross-access agreement from the C-N property to both parcels to the east(Parcel#S0429110001 and Parcel#R5743000010). h. No development shall commence on the property until sewer service is readily available at the Property and meets one of the following criteria: - The connection to this City's sewer collection system is actively being installed by the Owner/Developer,or - Sewer has already been stubbed to the Property. i. Prior to any future development and once sewer service is readily available at the Property, the Owner/Developer shall submit a development agreement modification,a preliminary plat to further subdivide the entireproperty,and amend the concept plan to be consistent with design elements outlined in the Fields Sub- Area Plan,Comprehensive Plan,and UDC. DevotreAuxrA�—roam Mrnmrnurmns(H-2026VW3) PAGE 3 or 8 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,orOwner/Developer's heirs,summon, 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 UDC. 7.2 Notice and Cure Period.In the event ofOwner/Developer's breach 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 ewe the default,which action 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 cored within such one hundred eighty (180) day period, then the time allowed to core such failme 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 section 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 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,and Owner shall have all rights and remedies available at law or in equity. 7A Choice of Law and Venue.This Agreement and the rights of the parties hereto shall be governed by and construed in accordance with the laws of the State of Idaho, including all matters of construction, validity, performance, and enforcement. Any action brought by any party hereto shall be brought within Ada County,Idaho. 7.5 Delay. In the event the performance of any covenant to be performed hereunder by either Owner/Developer or City is delayed for causes that are beyond the reasonable control of the party responsible for such performance, which shall include, without limitation, acts of civil disobedience, strikes or similar causes, the time for such performance shall be extended by the amount of time of such delay. 7.6 Waiver.A waiver by City of any default by Owner/Developer of any one or more of the covenants or conditions hereof shall apply solely to the default and defaults waived and shall neither bar any other rights or remedies of City nor apply to any subsequent default of any such or other covenants and conditions. IIEVpAPMEr'AGR -NORrn Mruuu Fuaos(H-202601103) PAcr4or8 8. INSPECTION:Owner/Developer shall,immediately upon completion ofany 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 approval of such completed improvements or portion thereof in accordance with the terms and conditions of this Agreement and all other ordinances 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,prior to the third reading of the Meridian Zoning Ordinance in connection with the rezoning of the Property by the City Council.If for any reason after such recordation,the City Council fails to adopt the ordinance in connection with the annexation and zoning of the Property contemplated hereby, the City shall execute and record an appropriate instrument of release of this Agreement. to. 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 agree to provide,if required by the City. 12. CERTIFICATE OF OCCUPANCY: No Certificates of Occupancy shall be issued in any phase in which 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. 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 Avenue Meridian,Idaho 83642 Meridian,Idaho 83642 OWNER/DEVELOPER: 5B Holdings LLC 7007 Chinden Blvd. Meridian,Idaho 83646 14.1 A party shall have the right to change its address by delivering to the other party a written notification thereof in accordance with the requirements of this section. 15. ATTORNEY FEES:Should any litigation be commenced between the parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as Ihv©.orxmvrAGReFJ.mar—NORM Mr mF7rrns(H-2026IX03) PAGE 5 of8 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. I6. 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. IT 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 runs with the property and shall be binding on the Owner/Developer, each subsequent owner of the Property,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 and/or Developer,to execute appropriate and recordable evidence of termination of this Agreement if City, in its sole and reasonable discretion, determines Owner and/or Developer has fully performed its obligations trader 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 reasonably in giving any consent,approval,or taking any other action under this Agreement. 20. 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. 21. COOPERATION OF THE PARTIES: In the event of any legal or equitable action or other proceeding instituted by any third party (including a governmental entity or official) challenging the validity of any provision in this Agreement, the parties agree to cooperate in defending such action or proceeding. 22. FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements,condition and understandings between Owner/Developer and City relative to the subject matter hereof, and there are no promises, agreements, conditions or understanding, either oral or written, express or implied, between Owner/Developer and City, other than as are stated herein. Except as herein otherwise provided,no subsequent alteration,amendment,change or addition to this Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns, and pursuant, with respect to City, to a duly adopted ordinance or resolution of City. 22.1 No condition governing the uses and/or conditions governing rezoning of the subject Property herein provided for can be modified or amended without the approval of the D>:vo,oman:nrAoarrAmvr—Noamn hriva r Frrrns(H-2026-0m03) PAne6or8 Meridian City Council after a 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] DEvrn,onrrmrAG�-Noah MratumFntos(R-202t-OM3) PAGE 7 of 8 ACKNOWLEDGMENTS IN WITNESS VMEREOF,the patties have herein executed this Agreement and made it effective as hereinabove provided. ONVNERIDEVELOPER: 5B Holdings LLC By: Mark Bottles Its: Manager State of Idaho) ss: County of Ada} On this �O day of KA OL)-3 ,2026,before me,the undersigned,a Notary Public in and for said State, personally appeared Mark Bottles,known or identified to me to be the Manager of 5B Holdings LLC and the person who signed above and acknowledged to me that they executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. ����ttt+t+i►r • ■■■■■■■■r■■■■r C'•rye Notary Pnbll 4Vv,',yAOTAR p. My Commission Expires: 28. 2-0-3 0 6 i InPUBL1C10 0 gas 'boo h i CITY OF MERIDIAN [)F LAS•`' ATTEST: By. Mayor Robert E. Simison 5-12-2026 Chris Johnson,City Clerk 5-12-2026 State of Idaho } ss County of Ada } vn this 12th day of May , 2026, before me,a Notary Public,personally appeared Robert E. Simison and Chris Johnson,known or identified to me to be the Mayor and Clerk,respectively,of the City of Meridian, who executed the instrument or the person that executed the instrument of behalf of said City,and acknowledged to me that such City executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year M this certificate first above written. Notary Public for Idaho My Commission Expires: 3-28-2028 DEvEwPmENY AcREEmEw'—NORTH MFRmwq FIELos(H 2026-OW3) PAGE 8 OF 8 EXHIBIT A Description for Annexation January 15, 2026 A portion of the West 1/2 of the Northeast 1/4 of Section 29, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho, more particularly described as follows: Commencing at the 1/4 corner common to Sections 20 and 29, TAN. R.1W., B.M. from which the Section corner common to Sections 20, 21, 28 and 29, TAN. R.1W., B.M., bears South 89015" 1" East, 2657.24 feet; thence on the north boundary line of said Section 29, South 89015'11" East, 703.00 feet to the POINT OF BEGINNING; thence continuing, South 89°15'11" East, 625.49 feet to the East 1/16 corner common to said Sections 20 and 29; thence leaving said north boundary line, South 00°55'39" West, 2,633.57 feet to the Center-East 1/16 corner of said Section 29; thence North 89°22'31" West, 1,325.05 feet to the Center 1/4 corner of said Section 29; thence on the north-south centerline of said Section 29, North 00051'09" East, 2,090.39 feet; thence leaving said north-south centerline, South 89015" 1" East, 703.00 feet; thence North 00°51'09" East, 546.00 feet to the POINT OF BEGINNING. Containing 71.445 acres, more or less. End of Description. SOON GE N S��sG till 11779 N,C6 � �0p�rF O F \QP p� yM McCN Page 1 of 1 Basis of Bearings S89'15'11"E 2657.24' 1/4 'S.20 703.00' 625.49' 1328.75" S.20• S.21 S•29 W. Chinden Blvd. • E1/16 V S.29•S.28 Point of Beginning I 00 Mint Ranchettes `� I o 'n Subdivision No. 1 I Z 0 I U S89'15'11"E 703.00' 0 n U� o n rn M O N N W Q1 O) O LID in P 0 t 71.445 0 z Acres N • _ _ Npl LAND C1/4 N89'22'31"W 1325.05' •C—E1/16 c.�5�0 \GENSs� `r 11779 � c�p9jF 0f YM MCC AN`� N Scale: 1"=400' P:\7007 Chinden Blvd 26-011\dwg\Annex Ex.dwg 1/15/2026 7:20:40 PM 0 100 200 400 800 Job No. IDAHO Annexation Exhibit for 26-011 9939W EMERALD SURVEY 7007 Chinden Blvd. BOISE,IDAH083704 3704 Sheet No. (208)846-8570 1 GROUP, LLC A portion of the W1/2 of the NE1/4 of Section 29, Dwg. Date TAN., RAW., B.M., Ada County, Idaho 1/15/2026 Description for C-N Zone January 22, 2026 A portion of the Northwest 1/4 of the Northeast 1/4 of Section 29, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho, more particularly described as follows: Commencing at the 1/4 corner common to Sections 20 and 29, TAN. R.1W., B.M. from which the Section corner common to Sections 20, 21, 28 and 29, T.4N. R.1 W., B.M., bears South 89015'11" East, 2657.24 feet; thence on the north boundary line of said Section 29, South 89015'11" East, 703.00 feet to the POINT OF BEGINNING; thence continuing, South 89'15'11" East, 625.49 feet to the East 1/16 corner common to said Sections 20 and 29; thence leaving said north boundary line on the east boundary line of the Northwest 1/4 of the Northeast 1/4 of said Section 29, South 00055,39" West, 1,066.34 feet; thence leaving said east boundary line, North 89°08'51" West, 1,327.09 feet to the north-south centerline of said Section 29; thence on said north-south centerline, North 00051'09" East, 517.89 feet; thence leaving said north-south centerline, South 89015'11" East, 703.00 feet; thence North 00051'09" East, 546.00 feet to the POINT OF BEGINNING. Containing 23.655 acres, more or less. End of Description. �\oNpl LANCs g �ENS,c_ - 11779 u'1Zt�w ZO �0 TF o F YM MCCK Page 1 of 1 Basis of Bearings S89'15'11"E 2657.24' I 1/4 -S.20 703.00' 625.49' 1328.75' S.20' 5.21 S.29 W. Chinden Blvd. • E1/16 �1 S.29•S.28 Point of Beginning w I o O Of _ o I Mint Ranchettes E I o 11.0 M Subdivision No. 1 I z o � U O � S89'15'11"E 3 703.00' Q, w Co ±23.655� 0 " Acres o L 0 z N89'08'51"W 1327.09' I I I I I I of I � N I I N L2 W Q1 O � ;n I I � I Z 1 1 O I I I I I I • - - - - - - • - - \ONpI. LAN� Cl/4 - - - C-E1/16 5 �cENS —" I I 11779 �O �0 TF OF YM Mccz( AM� N Scale: 1"=400' P.\7007 Chinden BWd 26-011\dwg\C—N Zone Ex.dwg 1/22/2026 11:40:58 AM 0 100 200 400 800 Job No. IDAHO Exhibit Map for 26-011 9 SURVEY 93OI9 , EMERALD ST. Sheet No. IME 83704 C—N Zone (208)1146-8570 1 GROUP, LLC A portion of the NW1/4 of the NE1/4 of Section 29, Dwg. Date IIIT.4N., RAW., B.M., Ada County, Idaho 1/22/2026 Description for R-8 Zone January 22, 2026 A portion of the West 1/2 of the Northeast 1/4 of Section 29, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho, more particularly described as follows: Commencing at the 1/4 corner common to Sections 20 and 29, TAN. RAW., B.M. from which the Section corner common to Sections 20, 21, 28 and 29, TAN. R.1W., B.M., bears South 89015'11" East, 2657.24 feet; thence on the north-south centerline of said Section 29, South 00°51'09" West, 1,063.89 feet to the POINT OF BEGINNING; thence leaving said north-south centerline, South 89008'51" East, 1,327.09 feet to the east boundary line of the West 1/2 of the Northeast 1/4 of said Section 29; thence on said east boundary line, South 00055'39" West, 1,567.23 feet to the Center-East 1/16 corner of said Section 29; thence North 89022'31"West, 1,325.05 feet to the Center 1/4 corner of said Section 29; thence on the north-south centerline of said Section 29, North 00051'09" East, 1,572.50 feet to the POINT OF BEGINNING. Containing 47.790 acres, more or less. End of Description. ONP` �AN� 11779 NJ(� ?'(� BOO 9T� OF �QP per' YM MCCN Page 1 of 1 Basis of Bearings 9 1 S89'15'11"E 2657.24' 1/4 -S.20 — _ — 1328.49' _ _ _ 1328.75' \ S.20 S.21 S.29 W. Chinden Blvd. • E1/16 V S.29•S.28 -o Of Mint Ranchettes I Co I I M Subdivision No. 1 I o_ O V 0 O p) ( M I � of �' 1 0 V) S89'08'51"E 1327.09' Point of Beginning o Lq N N 1n to w ±47.790 a) Acres 0 r7 LO 0 0 z 0 V) -- - • _ _ NNIL LAND C1/4 N89'22'31"W 1325.05' •C—E1/16 �O \GENSF s 11779 ��p9TF OF YM N Scale: 1"=400' P.\7007 Chinden Blvd 26-011\dwg\R8 Zone Ex.dwg 1/22/2026 5:49:11 PM 0 100 200 400 800 Job No. IDAHO Exhibit Map for 26-011 SURVEY 9939 W.EMERALD BT. Sheet No. BOISE,IDAH083704 R-8 Zone (208)846-8570 1 GROUP, LLC A portion of the W1/2 of the NE1/4 of Section 29, Dwg. Date TAN., RAW., B.M., Ado County, Idaho 1/22/2026 EXHIBIT B CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW E IDIAN�- AND DECISION& ORDER In the Matter of the Request for annexation of 71.445 acres of land with the R-8 and C-N zoning districts.The R-8 zone consists of 47.79 acres,and the C-N zone consists of 23.655.,by Emily Mueller. Case No(s). H-2026-0003 For the City Council Hearing Date of: April 14",2026 (Findings on April 21', 2026) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of April 14t'', 2026, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of April 14',2026, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of April 14t'', 2026, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of April 14', 2026, incorporated by reference) B. Conclusions of Law l. 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(NORTH MERIDIAN FIELDS-H-2026-0003) - I - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of April 14',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 is hereby approved per the conditions of approval in the Staff Report for the hearing date of April 14", 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 April 14t'',2026. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -2- By action of the City Council at its regular meeting held on the 21 st day of Apri1,2026. COUNCIL PRESIDENT JOHN OVERTON VOTED AYE COUNCIL VICE PRESIDENT ANNE LITTLE ROBERTS VOTED AYE COUNCIL MEMBER DOUG TAYLOR VOTED AYE COUNCIL MEMBER LUKE CAVENER VOTED AYE COUNCIL MEMBER LIZ STRADER VOTED AYE COUNCIL MEMBER BRIAN WHITLOCK VOTED AYE MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Jo nh Overton, Council President 4-21-2026 Attest: p /of � CNi l ^illIAN'. � SEAL Chris Johns n 4-21-2026 City Clerk Copy served upon Applicant, Community Development Department, Public Works Department and City Attorney. By: _ _Dated: 4-21-2026 City Clerk's Office EXHIBIT A FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -3- COMMUNITY DEVELOPMENT C� YfE Nty DEPARTMENT REPORT HEARING 4/14/2026 Legend DATE: Project Location ,,,jt� 0 TO: Mayor& City Council + Area of Impact }- City Limits FROM: Bill Parsons, Current Planning O Analysis Supervisor a 208-884-5533 bparsons@meridiancity.org APPLICANT: Emily Mueller ' Y _ SUBJECT: H-2026-0003 r North Meridian Fields LOCATION: Generally located at the southwest corner a 4 ' of SH-16 and Chinden Boulevard in the f W'/2 of the NE 1/4 of Section 29, TAN., R.1 W. I. PROJECT OVERVIEW A. Summary Annexation of 71.445 acres of land with the R-8 and C-N zoning districts. The R-8 zone consists of 47.79 acres, and the C-N zone consists of 23.655. B. Directors Determination The Community Development and Public Works Directors made a director's determination to allow for the annexation of the subject development without sewer services being available. Currently,the city is installing a sewer trunkline in McMillan Road that will ultimately serve the site. C. Recommendation Staff: Approval with a Development Agreement Planning and Zoning Commission: Approval D. Decision City Council: Approval FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -4- II. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant/Agriculture in Ada County - Proposed Land Use(s) Commercial and Residential - Existing Zoning RUT in Ada County VTI.A.B Proposed Zoning R-8 (Medium Density Residential)and C-N (Neighborhood Business District) Adopted FLUM Designation Medium Density Residential and Mixed Use Interchange VII.A.0 Table 2: Process Facts Description Details Preapplication Meeting date 1/13/2026 Neighborhood Meeting 1/15/2026 Site posting date 3/3/2026 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.D • Comments Received Yes; Staff Report - • Commission Action Required No - • Access N.Owyhee Storm Avenue off of Chinden Boulevard and - McMillan Road,and Ersatz Place off of McMillan Road. • Traffic Level of Service Star Road:F - McMillan Road:Better than E ITD Comments Received No - Meridian Public Works Wastewater IV.B • Distance to Mainline Sewer Not Available at Site • Impacts or Concerns Yes; Sewer is not available and won't be made available until the city completes the trunk line in McMillan and a developer pulls the sewer to the site. Meridian Public Works Water IV.B • Distance to Mainline Water Available at Site • Impacts or Concerns None Note: See section IV. City/Agency Comments&Conditions for comments received or see the public record. Past the following link into your browser: hgps://weblink.meridiancity.org/WebLink/browse.aspx?id=430059&dbid=0&repo=MeridianCity . FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -5- Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:SO429120006 Date Retrieved:2026/1/23 Parcel Count Parcel Acreage Infill Indicator: 804 1144 Surrounding Area 7 0% Not city 4D ® City Limits 497.3 ■ blot City Household Change Household& Population Growth Households 02020 Population Change:284.6% Population ■Growth (Household and Population Change since 2010 Decennial) 2,000 4,000 6,000 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -6- III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code (UDC) A. General Overview The proposed annexation and development spans across 71.445 acres of land with the northern half being designated as Mixed Use Interchange(MU-I) and the southern half being designated as Medium Density Residential on the Future Land Use Map(FLUM). In addition,the subject property falls within the Fields Sub-Area Plan located at the northwest corner of the City's area of impact boundary. This area is bounded by Ustick Rd. on the south, Can-Ada Rd. on the west, Chinden Blvd./US Highway 20/26 on the north, and McDermott Rd./SH-16 on the east. In accord with the Fields Sub-Area Plan,the general character, design, and identity of this area shall have a cohesive theme that is"modern rural,"which applies to housing, amenities, streetscape/open space, and retail/commercial. Additionally, some of the other thematic design elements that contribute to the desired character of the area should be adhered to such as lighting, fencing(e.g. split rail),landscaping(e.g.tall fescues,dry creek materials,wildflowers, street trees, etc.),public art,on-street bike lanes and/or off-street multi-use pathways, signage(e.g. metal roof on sign), etc.—see the Character Framework—Amenities(pg. 3-12)and Streetscape (pg. 3-13)in the Plan for more information. A high-quality design is expected in this area. At this time,the applicant is requesting annexation into the city and intends to return at a later date to amend the development agreement and further subdivide the property. It is important to note that utilities are not currently available to serve the proposed development. However,the city is in the process of constructing the Can-Ada Lift Station and extending sewer infrastructure along McMillan Road,with completion anticipated in late 2026. Because municipal services are not yet available,the applicant will be unable to develop the property until such services are in place and a preliminary plat and development agreement modification are submitted and approved. During that time,the applicant will be required to comply with the Field Sub-Area Plan, Comprehensive Plan, and Unified Development Code. Comprehensive Plan Policies: - Encourage a variety of housing types that meet the needs,preferences, and financial capabilities of Meridian's present and future residents. (Goal 2.01.02D) The 47.8 acres of land designated as R-8 will include a variety of lot and house sizes that will be in close proximity to the future Cole Valley Christian School. This will provide a different type of housing than what is already approved in the immediate area. - Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. (Goal 2.02.00) While the applicant did not depict lot sizes for the residential portion of the development, they did depict open space and road layouts. The current layout depicts several different open space nodes. However, with the future preliminary plat, the applicant shall provide more north/south connections to the future school site. - Jointly plan and site schools and subdivisions to ensure mutual benefits,neighborhood identity, and community health. (Goal 2.03.01) The Cole Valley Christian School has already been approved to the south of the proposed project. This along with the approved subdivision directly to the east will provide close connectivity to subdivisions and the future school site to provide neighborhood identity. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -7- - Establish distinct,engaging identities within commercial and mixed use centers through design standards. (2.09.03A) This project falls within the Fields Subarea Plan and will be required to adhere to the design standards listed in the plan. In addition, it will be required to comply with the Architectural Standards Manual. Th intent of these design standards is to give the area a unique modern- rural theme. Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services. (Goal 3.03.03F) The Community Development Director and Public Works Director determined that even though this property cannot be served by City sewer, that we can annex it due to it being contiguous and the City is currently constructing the sewer trunkline in McMillan Road. Table 4: Proiect Overview Description Details History N/A Phasing Plan To be determined with a future development agreement modification and preliminary plat. Residential Units To be determined with a future development agreement modification and preliminary plat. Open Space To be determined with a future development agreement modification and preliminary plat. Amenities To be determined with a future development agreement modification and preliminary plat. Physical Features West Tap Lateral Acreage 71.445 Acres Lots To be determined with a future development agreement modification and preliminary plat. Density To be determined with a future development agreement modification and preliminary plat. B. Site Development and Use Analysis A. Proposed Use Analysis (UDC 11-2): The applicant has submitted a conceptual plan proposing single-family detached residences on the southern two-thirds of the site and commercial development on the northern one-third. At this time, detailed development plans have not been provided,however,the applicant provided a road layout and open space layout for the larger development. This provides some detail into the integration of the residential and commercial uses. Prior to any development, the applicant will be required to further subdivide the property and complete a development agreement modification. In the applicant's narrative,the proposed R-8 portion of the site is described as single-family detached residential. The C-N portion is proposed for commercial uses, and the applicant proposed excluded the following uses including fuel sales facilities, convenience stores, storage facilities, and vehicle washing facilities. As the Mixed-Use Interchange designation is intended for low traffic generating uses,staff recommends further restricting permitted uses by prohibiting drive-through establishments,vertically integrated uses, and retail sales or stores exceeding 10,000 square feet for a single tenant. The primary FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -8- reason behind this is to not allow big box retailers as they will generate significantly more traffic than the Mixed Use Interchange designation is intended for. B. Dimensional Standards (UDC 11-2): The development shall comply with the dimensional standards for the C-N and R-8 zoning districts as listed in UDC Tables 11-213-3 and 11-2A-6. Direct lot access to the collector roadways are prohibited in the R-8 zone and access point off the collector the C-N zoning will be limited as required in UDC 11-3A-3. C. Design Standards Analysis A. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): For mixed-use developments, at least 40% of the buildable street frontage must be occupied by building facades or public space. The building footprints are not shown with this application. In addition,the applicant shall meet the requirement for no more than 50%of the total off street parking is located between building facades and abutting streets in the proposed C-N portion of the site. Future development plans shall incorporate the following design elements with the future MDA application. - Include the following elements: Plazas between commercial and residential include a main focal point,active and shared open space within the mixed-use designation and neighboring uses, and 8-foot parkways with on-street parking and bulb-outs. - In developments where multiple commercial and/or office buildings are proposed, the buildings shall be arranged to create some form of common,usable area,such as a plaza or green space. - The applicant shall provide details to ensure the quality of the design is in accord with the Fields Sub-Area Plan. The general character,design, and identity of this area shall have a cohesive theme that is"modern rural,"which applies to housing, amenities, streetscape/open space,and retail/commercial.Additionally,some of the other thematic design elements that contribute to the desired character of the area shall be adhered to such as lighting,fencing(e.g. split rail),landscaping(e.g.tall fescues, dry creek materials,wildflowers,street trees, etc.),public art,on-street bike lanes and/or off-street multi-use pathways,signage (e.g.metal roof on sign),etc.—see the Character Framework—Amenities(pg.3-12) and Streetscape(pg.3-13)in the Plan for more information.A high-quality design is expected in this area. - New buildings on pad sites adjacent to single-family neighborhoods shall be limited to no more than a 1-story disparity in building height. - For mixed-use developments, a minimum of 40% of the buildable street frontage must be occupied by building facades or public space. - Transitions between different residential product types and dissimilar land uses shall include the use of alleys,roadways with landscaped parkways, or highly connected open spaces. B. Landscaping (UDC 11-3B): i. Landscape buffers along streets The landscaping will be evaluated with the future development agreement modification and preliminary plat. A thirty-five(35) foot landscape buffer will be required along FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -9- Chinden Boulevard which is an entryway corridor. In addition, a twenty(20)foot landscape buffer will be required along all future Collector roadways. ii. Tree preservation Per UDC 11-3B-10,the applicant shall preserve existing trees four-inch caliper or greater from destruction during the development. 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. A Tree Mitigation Plan should be submitted with the future development agreement modification and preliminary plat 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-10C.5. iii. Storm integration Storm drainage is required to comply with the standards listed in UDC 11-3A-18. iv. Pathway landscaping Pathway landscaping is required to comply with UDC 11-3B-12. A minimum of 5 feet of landscaping shall be provided on both sides of the proposed pathways. C. Parking (UDC 11-3C): i. Residential parking analysis Future residential will be required to comply with the residential parking standards listed in UDC Table 11-3C-6. ii. Nonresidential parking analysis Non-residential parking will be evaluated with future submittals and shall comply with UDC 11-3C-6. iii. Bicycle parking analysis One bicycle parking space shall be provided for every 25 proposed vehicle parking spaces. This will be evaluated with the submittal of certificate of zoning compliance and design review applications. D. Building Elevations (Comp Plan, Architectural Standards Manual): The applicant submitted conceptual building elevations with this application. The submitted elevations are for both the commercial and residential that is proposed on the site.At this time,the applicant does not show any building footprints, so these elevations are subject to change with the future development agreement modification. However,the building elevations submitted provide a mix a material including fiber cement, stucco CMU, stone veneer,wood composite,board and batten, and lap siding. The elevations submitted with the future development agreement modification shall comply with the Architectural Standards Manual,UDC,Fields Sub-Area Plan, and the Comprehensive Plan. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) - 10- E. Fencing (UDC 11-3A-6, I1-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC 11- 3A-7. D. Transportation Analysis A. Access (Comp Plan, UDC 11-3A-3, UDC I1-3H-4): The applicant has depicted the primary access points for the development coming off the future extension of N. Owyhee Storm Avenue, a collector roadway. This extension will lead to a future signalized intersection with Chinden Boulevard. In addition,the applicant is proposing to construct two(2) east/west collectors that would connect N. Ersatz Place with N. Owyhee Storm Avenue. The concept plan depicts one(1)access point off of Collector A to the C-N portion of the site. This single access point aligns with the one on the south of Collector A leading in the residential subdivision. In addition,a single access point is shown to Collector B,Owyhee Storm Avenue, and Ersatz Place which is consistent with UDC 11-3A-3. The applicant shall provide a cross access agreement from the C-N property to both Parcels to the east(Parcel# S0429110001 and Parcel#R5743000010)to provide better future connectivity and restrict direct access points on Chinden Boulevard. Prior to any future final plat or certificate of zoning compliance application being submitted, the applicant will be required to construct half plus 12 on all collector roadways on the site. B. Pedestrian Connectivity(UDC 11-3A-51 UDC 11-3A-8, UDC 11-3A-17): The applicant submitted a proposed pedestrian access plan as part of the concept plan. The plan depicts ten(10)-foot multi-use pathways along N. Owyhee Storm Avenue,Future Collector A, and Future Collector B, all of which are designated collector roadways. However,the plan does not show a multi-use pathway along N. Ersatz Place, a partially constructed collector located along the eastern boundary of the site. Prior to submitting future applications,the applicant shall coordinate with ACHD to confirm the alignment of Ersatz Place,which may require the installation of a twenty(20)-foot landscape buffer containing a ten(10)foot multi-use pathway along the west side of Ersatz Place. In addition,the applicant has proposed an internal pedestrian pathway within the residential subdivision that runs north—south through the future development. Additional details regarding pedestrian connectivity will be provided with future application submittals. C. Subdivision Regulations (UDC 11-6): The subdivision details have not been provided with this application. However,the applicant will be required to comply with the standards listed in UDC 11-6C-3 with the future development agreement modification and preliminary plat. E. Services Analysis A. Waterways (Comp Plan, UDC 11-3A-6): The West Tap Sublateral bisects the property near the middle of the property. This waterway shall be piped in accordance with UDC 11-3A-6. B. Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided to each lot within the subdivision as set forth in UDC 11-3A-15. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) - It- C. 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. D. Utilities (Comp Plan, UDC 11-3A-21): Sewer service is not currently available at the site and will remain unavailable until development extends it from Star Road to the subject property. Water service is available at the site. The Community Development Director and the Public Works Director determined that,because sewer infrastructure is actively being extended along McMillan Road,the CanAda lift station is being installed, and the property is contiguous to the city limits,the development may be annexed. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division A Development Agreement(DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. Currently, a fee of$611.47 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. Future development of this site shall be generally consistent with the concept plan and 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. The following uses shall be prohibited in the C-N zoned portion of the property: Fuels Sales Facilities, Storage Facilities,Vehicle Washing Facilities,Vertically Integrated Residential Projects, and tiers 2 and 3 Drive Through Establishments. d. Future development shall promote no-mow fescues,naturalized plants, dry creek materials, split rial fencing,and other rural landscape elements in landscape buffers and open space as listed in the Fields Sub-Area Plan. e. Retail commercial uses shall be restricted to building sizes of 10,000 square feet or less. f. Direct access to Chinden Boulevard is prohibited except at N. Owyhee Storm Avenue. g. The applicant shall record a cross access agreement from the C-N property to both Parcels to the east(Parcel#S0429110001 and Parcel#R5743000010). h. No development shall commence on the property until sewer service is readily available at the site and meets one of the following criteria: - The connection to this City's sewer collection system is actively being installed by the applicant; or - Sewer has already been stubbed to the site FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) - 12- i. Prior to any future development and once sewer service is readily available at the site,the applicant shall submit a development agreement modification, a preliminary plat to further subdivide the entire property, and amend the concept plan to be consistent with design elements outlined in the Field Sub Area Plan, Comprehensive Plan, and UDC. B. Meridian Public Works WasLewa LeL + distance to Sewer Se'trer r'Lotavailablie toabe- Seivlces + Sewer Shed Estimated Project see application Sewer ERLA • WRRF L?eclirliri@ ElalanLe PFaleet CnirisisLeM TeL unh WW Master Plan/FaCI61V Plan Irnpact�lconccrns + 5ee Pumme Works Site Spe&k CotadiGonS Walser • distance to Water Water Available al Site Seevices Pressure Zone * Estimated Project see application Water ERU's Water QMNLY None • Project Gmsislerit Yes wlth Water Master Plan impatts/EA3mr-rms None- NO -PLA'I'COND1'1' ONO it UNIAC W(MILS USPArrITMrrrr 1. ti� nul mailabk to mw.Prvpedy lu be acrvcd by i`a=f:an Mid.Lilt%lain Lill.statmn 10 ho cumpkic al Lhc L d of 2ozk city will aim cxtund LT m bric Lu Slar RLud along Mc-MAIM. ltnb img a- T along Slay road wd o3xr 5D LJW L-JM 1r3 raau Ir ran>lrc Ly is JxxcLotrla dnrcu_ 2. '11K VLvulupca's hajorlrca imi to owTify iftla.m is a will umitt andx1ak if it will bu used urjwL It is nol gumn Lo IK�.d it rmdi hL abandu d PLT L.'ity and low R nyuiicn i%— 3. Each phase afLbL Svc LirprunrL will nlaad ur he[nod&-14 J ur vcnfy minimum fire now 1.�is mainrarrlcxl. 4. T6LTr will be 1wu wau-T imams LTk ing to the sire firam ihr mwL6(Elms aL the suulhLma c+urmrr 2u3d s(MLthwcsL u3mL2r).Nrxd lu Lmmml Lo Ni h daring Vic!first plw,..om cm atruLlwn. 5_ Finarc no scwcr lacrvici,pass through inflbAliorh trenches. 6. Plmlvidr 20'Easr mLs f=nrdiris,FydhmL latcrak and waLLcr sLTvicxs..LWWr Ml.%3hi ldcxu7wl. Lip LIP Llrc old of mainfhyLrmrllwa LF rm:LCT snit!Ur lrryund iL. S. N'o permtmcntsink*Lres(trcos,himbcs,halldinp,carports,trwth Finaptade waLLs,fenres, Infiltration trewimea,Light polm,oz.)In be built with in the utility esoarncnt. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) - 13- C:ereral C.'4rdti6r!nd Apprur�l I. Ala icmt shall LuuTdFmLc.wal.LT and srwl-r Inom xl�x JrnL ruuung widt Lin:Public Wurks a. PLT 1VliT1diWLC2Ly{:udc(M{X:; Lhcappbrnll shall be respuru nbl.c ua rreuall%L'wLT and wa1La mains to and llrrrrugh Lhis drvrlr1pn1LnL AVVJiumL rmaay bL cliVbIL:fur a rcirnlwrscLnurL agrta.-rnLMt fin M&rNU Lu crlmarx ML F c Mtl1:X 6 5. 3. '1'hL apt&MOL shall Pr V3&easclmILM(s)fur all pL"IC w3U7i3CW-Lr rn23osoulslrlc of Public riot of way(inLAudc all walLT sLTwa Lv =A hyntranLs). ScwcrlwaWr ca'GL7mcmL vanL dL7x.4bng no sL ur &PLIL N-LW-eT 1120 fL dL'LTP require a 30 fL cuL%LTmKuL,2L125 fL a CJ fl c;zurwaL,and 25]Q ft a 45 fl caexTmtLmL Ecstim nn pLTTnanuLL slruLYLffvm(trccs,bu hL'%,buildings,tmwi icu,trash ruLxplackc walls,L mDL%,intiltraliun bt vlwm,Iiy11L pules,cur.)are huill within Lhu utility,-" MILML %ulnnit am c=liil"mWd Lau=ml(on Lhu funn ava llablc fnnn Public WtarksX a kgal dc3L-ripinnt Pmcp=A by arr Jda1n Limx,.d 14ofemunal Land SmQxiyvn,wluL+must inuludc tlic area of Llae L�wnd (n ktcd hXHiBn'A)and an$in"x I I"map with b au ugys mwi&%Ianem(marked FAA inim b) fur mvicw.HuLh cxhihils ma%L bL sL ItA mgncd and lord by A PmfL mn ml land Surrcyur_Dl) WYl'KFAXJK13_ -1. I he City LLf MLTLahan 1LgLii Lx dut p,%Kwilc4J nmgalian sp acmim he sLL7OKil by a yumr rctwkl smnm u-f water(tJDC 11.319 5)-'I'lx apPlacML should ke n-ararLd to r any ousting surfauc or well wafer for LbL primary uuurec. if a suurface aor well%xFrL:L is nut axailalale,a single pirinL cannu Liam lu theculinary walcr3.ysLCM slLall lK rL;Llwn i.Jf a single puintMnMxLiun is utilua:EJ, Lhr devikqPLT will he Tuspmslble fur the puyanLmt ufasscs mLTmu fur Lhr curmrxm arc priur to lrri.ur harwaciYing&VL4upMLM1plan aPpnnral_ 5. Any suuctL=Jal aru allowed Lo rLTL@mr shall 6L subjL t ua L-&luatwn and pu hlc nd i;&=LTLL of NbvA t wKbcssing Lu be in cumplizmec wish MCC 6. All iuTigai mum alit ism L==Ls,�-rats,or drains,cxclunxc of rrauwal walurway-%imbuwuLYmg, cnrssing ru laying aLLjaccnL and LNvnhgna.Lus to d.L area lacing mbeli ndcd shall be adLl=s A PLT U IM.'11 3A Cr_ In perronnmg 5;Lw6 work,llmc appl..iLmn shall unnply with Waha{.:udc-12 120 and any othLT aMbn&u law rmr rLSulalicrn. 7. Any ma cl.ls Thal wa11.ML L'unt nM lu be u A nr t hr Tmxq L ly aba dvncLl accurding'Lrr ulalama Well CuratnLr13un S1wxLnLv,Rules adrninn4uaud by LhL kL dw 1]Llunrmxi3L LA WaLcr Resourc L'. (IDWK).11Lc DLYCILrpLT,tkwnLT,4W pujucr hasinLLT,shall prravadc a stale -MxmJdnssing whcthL-r Lbcrc arc any ei,xisting walss in 16L dLvcl,LppraLm1,mwl ifso,buw thLy will.cuaLinur Lo lac LnLxL ur prua do rL'iNwd of Ihcar a9ramkmm mi-J f wLA6 arr In hL zbuDd nL- I6L pnr ml o 7 ur Llmcir reprucentatrxc Mori urmlacL du A)-WR GnmundwakT Pmtccln S—a Liva(Aaron%kmmT, I'lydnLgo AWist 20H 2117 4972)1 ETURh any work is dime Lo duLurmnnmun rim existing wc11 (LZ LTm if A LL lmelmLT v i thal uL'will n Le ihan lit f1..&-qi).Fruof ufcnmmmmrLahun wida IDWK mu%L be wbrniLLuLI Lo LhL City priur Lu any work ULing tloruc Lo&L7nnmrswun dw-,well F'ailve Lu cLmiunctiraLc wiLh IDWK may TL--LJL in additmnwd work and cxPLwir Lo L1 nwrlmn.umsiuo Lbc will. B. Any cxL"syrliesysecr wilbinLluspaijLU Shall ben:anukedfniensirvacrTL I'ly{lydiumicc Sm:uun 4..1 4 wed 9 4 b_ CufflacL(lntral.Di3tricl Fleallh fimr abandunra-lrl pnmc taus rnuJ inspm tmnz(21111)375 5211. 9. All irulrrarranenls rclatud up puhlK lufc,safeLy aril LhL;]Lh Owl l he L-rnm pletL-LL Inillr Lo ouxupwLy of the grucLLaLs_ 1 . AMwmt shall bL required to pay lauhlac Works alivclamprnnat plan reriL-. ,and c LSLrra&m insprcltun fin-3,am dLu.TminLal dunng dx-plan review pnK=,prxar W Lltc ixm. ux:of a plan appruval ILLILT. It. IL shall lac IhL Tca mnLNibili Lv ur Lhu*VIicaLnL ut LMSLnc lbat all dcrclopamtc®t fLM1U=cE10VJy wiLh the Arnc7 ns with Di�alnli w%Art aril tlh-lair I luusing AUL 12. AM,Ww=l shall hL mq mnrsi blv fur applmmcataon and LNKMP13MLX wiLh Any%cclion IU4 lacrrraitti% Thal may he rLWrLLl by LJtc Anny Lkurps of I:ngiuccrs. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) - 14- 11 Llev AgWr%hall LSL rdITIMIX rsailhux lMatNOM with Ilrc MLTidran 1'osl tlfPtrc_ ld_WmpacLiun 1�L rrxuhN shatI he xulnnr u l lu Ihr Meridian Building 13epammoc it fLn al.I buiAlag 1*h rn:claing LnEjncm A EaAfill,whurc fiKttiag WO4dd sit ART fill Macrial_ 15_Tlrc dLSLgn cngism T shall 6L TLaluin-d m LLTtify dLat the strut rc01L7linr ckvalionx an and at mmimum of 3-fuel ahuvc 7hr highoa maAllsll Ld Itrak gruutrtlwatcr L"IrMSLInn. CbL-i is LU that Lhc Iwuum cicvaLLinm of dLc Lmwt bracts of humn is at km-A 1 AKtt al mu- 16..7 lrc mmji amis dk igm Lriyiim'LT shall lac n:sFKm%Llalr Ian inslrcctixm Malt imgalium mupur drmumgc facility wrdun this lmsjrLL that do not Fall mxkz the jurixdirtiLm L3fmr urRptiun Lllflrirl or AC1l L)A1hr dcxign cgpmL7%hall Tnu"dr cLTtifrcaimm LloL dr.-fsci.litiim 6vc horn male.11cd m a mmilmicc with Llrc ggmpvLal design plamx.'flus Lunikaliun will he rvgLLirLYl IxfLmsaccruf"ak of uum micy is issued for any strua mmN wiLhin 1hr TmojLxL. 17. At tlx:minFArtrLm uflbc projm-1,Llrc zpplLcanl shall be w%Tmmsrblr.LrF xalKnitr<czLrLldawirggx pLa Lhr Cily of MLTLdran AiukK'AD 41am a nk I hisl reL""IKd dTawinp toast tic rccL7vul and apfffuwA Tenor kL dw L i:c rrfa Dvrlifimde um ofaacmpariry liar any slrrL1 wilhirLlhr TmejmL 1 K.A xLmcl light plan will ncaasl Lo 6L imhok-A m tlx:nvd+....a uLtion TPLm %Li=cL lighl pmm Tu4mLrcnrcuLs air l,i%L4A m secliLmr 6.5 of 11g, fur SmA Ugliting..A nipy of Lhc sEandl ds Lan be FOLmd at hLLF1Jivww_1cridiarrc1Lyaargapub1ir wc irks.asrxL.Nd-272. 1"1.7'hc uiLy of MLTidiam rccTuires Lhal do uwncrprxil lu Lk-Uity a pi:rknumnLc sLUL7y in the am LiLmt of 125%u'flhr LOW cviLstru LLim cc L for all LmcunThik:s wcr,walLT and mu mfmNur hire Tmim no fuat plmL sigmalurr_l'hix NL Ly will br xcrificd by a linu i1LTn Lnua cxlrmatr pruridLvL by Lhr uwncr to thr('Ay_The smn_Ly can he pLYALd in Ihr farm ofan mryuc:rhlr IcL1LT of cTLxh�Laeh dct.usil urhund.AlgrlrcanL rrLxsL Pik m applLcalion fainsmray,whirlLcan be f4MrKi urr Llrc C:ummmunity 13rarluprru-M 131cparinecnL wcbsilr_ Pkamx cuntacL f_msd 1jundupirmml&TviLz for lrx.inlv.1m..1 NX7 2211. 20.Tlrc Cily of Murttlim ncluir dal t1Lc uwncr prase Ya dre City a warranLy s Ly in the arnuLmt of tt%-LPF Lbe tidal LoinbucLian LAIM for all LmmngA aiA mwcr,walLT and MEW m1re_KLJ1KEurt for draaLiuo of Lwo ycars_'1'his surety will tic vLr&LA by a line item Lust L-Ltimalr TnoY3dLT1 try the osnxa lu Lbc City_Tlrc nu ay Lan br rmm&LJ in the twin of an irrmKiNr lumu of LA Udlt,Lash dcTkpsil urbund.ApplrcamL nimL Iilr an LLppliraiion tam Nuray,whirltcm 1R fuumtl Lin the i=Umonunity L7rn;lnperx-nl I1LitLarLnLc�LL wc6xil.c_ PkaLwc cunWcL].and lh arlupnxaut.`a,LTnL fex murr irkkKmaliun at NN7 221.1. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) - 15- C. Meridian Park's Department 7 ., �•;�F. III� z. lNi A%and Rttrta firon Iteriiexer_ Kim WarrenI PsLhwaysProjecL Man%,L-r PLwtwr Nick Napoli "mt Mans Nurih Meridian Fldds Fie Moc I1-20M-DODO-AZ Lvtak 2.17202E The lolkiwirgG will be roquirod ror dcaekipr l of the promo ccl projLr1: CONDITIONS OF APPROVAL-PATHWAYS 1. Thu prujad dLwdopar shall design and eenstnKt nwh'rux pathways cm&Ltent with the Iucativn and sp Fisatiunssot forth in Lho Micrdian Pathways MuzLcr Plan Mfapand Maur Pathways Flan Ciou.irem ChapLm 3j..Any pnopoecd adjustments to paihway alignnnont shkdl be coorcinatLd Lhrough Lk Pathways PruD crt Ma.l;LY-'.!-r'ioie u!..i4!'Pai nigh.C. 2. Pror to Final p1aL approwl Lhc applx:xnL shall dew'ic:rLL a public aeams e'a`JenelM For a cIL'tadned,W wale mulfi-Lae pulhvraywitNn the I:nriz:Lpe bufftr along:51.ih wtx-ve iL fronts the project. W wrick doLxtrM rnukkmu paLNOW I LAl Ldw bL rucluirod along botM sidLs aA Lhc anlbttor nxKfm%r thall varsL:the projerL Multi-usc pathway maL Li shall be a ninirnu of JX wide(11Y padiwL r«Y shod&i each side). lillpaLlewalssh:Lllhekr_aLL'doutsideolirrigaticndistrxteascrtrcrMsunk�sperrnissiLtnisspLti�Lalf(,' obtairedharn theSw rning irrigatkin diLvict. + Fin1owACHDgudelire5,rLwnodiml.kwiorcaxnncnb Far pLxhvnLys;djamnotLoAC110righlrar-way. bz,r surrxWd City-gcnripJ Vc Jw Pubk aatw=W9vnL Set6rre't arM L orrfiraLc[hrrx Cr7uva' Arm FbFME 3. Construct multi-usc pathways par paairtg imtkm W-Led an orisGng IRL c sindiduns as ra LirnmLndod by project dail erigirsoev in a wd vsiLh UD( ii-3A-8 aril li-3rs-12.Prior Lca Final approval the upplimnt'. ongi romr slrsl pruvidc writt an deeurrieritikk n IL Lsnnped plans dupiLti rg r=rnr ncn dLd paying sertimanj th:x the pathway scent was eomAnxArd per Rhe rLCLrnrnen&d spcvfirations, 4. ThL-axwrrLr Ior repnmen wOm aseaci Gmi of Rho property aFlimled by earl-pubic aLsese k:as ant shall hm an ongoing obligation to m;lnLain the nnuld-=pa tway- 5- G`high open vWonrencingih:lbeinstalludbLmvanpathwaya and(1h0wAorirrigaLiun®nals and laLLFW.- as detailed in the Mc3idian Palhwuys Mdamar Plan,Chapter 3,p:tgo 3-x All ulher ferec duLaih pLv L10C 11- 3A-7- -4- PrujcrLdcr kpLvshall be,rL:ponsble For ubtaiirirLplki agmLc rnmLandvkherponvssiunjsja required fur cunArurting within irrigaLirxn diwia oas nts, 7. gxul l;wry dimmpancy kaost between IhL!--c wrxZLiuns or appraxal and the rr quirurnerg.all Lhc irripUmn. clUrkt,the devckver shall work with Pathways Prujoct kbnagor Lo adric a a puLhway deign that rusts butln{ity and irrigpotiLn d6Lri t crbjcrtiwL City require nts ae statod shall rwt Inor arc they intordcrl to[ mcn idc thrr L ul the irrigation&Lrici.h:MnS juriWic tkm Lvar the project area. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) - 16- D. Ada County Highway District(ACHD) Air 10 �I l++friY d:sH4d,r4[-slyd[�+� #Male[R.:kcc�+g,Vk!a Pr�.aJdan� 4iInr t:ws.irhors*,f..rr�l+ae�u�.:a. �' d#a.n ixi{,n�yy,Currrrucvo�r � rta5rica Ngccar.Cbrrlmlcsl�r Date: F uary 24,202-a 137 Emily Mueller Staff Ccmtact: K.araLeigh Troyer,Planner PrOjeet 102SCrIM104% North Meradkan FIMS Trap Ceneraation Trip generation will Eye determined as part of a NtuFedevelc4xnent tlppllcant t)A d pn ellhnr this ktrrtrtUto of Transoorlmloo Engrnmt%Trip C*rioratwey Manual,12-edition or xtwt twaffic impact stu&yy. Do area roadways r ■ the future with pla"Mm Cornmeras The tabima abovtr llsl[the exrsimq conchtloris otthe surroun*ng rmadviray+s wwathGut the proposed development as this application is for annexation and retrine only.With a future develapmeni apWatron,thls summary will be updated ed to reflect the develop mgnt and its Impact. connecting you to more •dq Ca r•kp Wi9ft.W i7gt d-SaCQ MHelrar A4 V -1df Ip-{r ;-PW XW357-4%0-�'rI 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: A. The map amendment complies with the applicable provisions of the comprehensive plan; The Community Development and Public Works Directors made a determination that since the city is installing a sewer trunkline in McMillan Road and this property is contiguous to city limits, that we can annex the property. The subject development will not be able to apply FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) - 17- for further applications or do any development until sewer is available at the site or the applicant is actively extending sewer to the site. As a result, the City Council finds the proposed map amendment complies with the comprehensive plan designations of Mixed-Use Interchange and Medium Density Residential. The applicant will be required to come back at a later time with a development agreement modification and preliminary plat to show conformance with the comprehensive plan design elements. B. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the proposed map amendment complies with purpose statements for the Mixed-Use Interchange and Medium Density Residential designations. The Mixed-Use Interchange designation is meant to have low traffic generating uses which is why the C-N zoning with the further restriction of uses such as drive throughs, and gas stations is compatible with the FLUM designation. In addition, while the applicant has not provided a plat with a density for the residential portion of the site, they are requesting the R-8 zoning district which is our medium density zoning designation. C. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed uses will be compatible with the current and future uses in the area. D. 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 Community Development Director made a determination to allow for development to be annexed when sewer extensions are in progress. As a result, the City Council finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. E. The annexation(as applicable)is in the best interest of city. The City Council finds the proposed annexation is in the best interest of the City. VI. ACTION A. Staff: Staff recommends approval of the proposed annexation with the requirement of a Development Agreement per the provisions in Section IX in accord with the Findings in Section X. B. Commission: The Meridian Planning&Zoning Commission heard these items on March 19th, 2026. At the public hearing,the Commission moved to recommend approval of the subject annexation request. 1. Summary of Commission public hearing_ a. In favor: Emily Mueller b. In opposition: Darcy C. Commenting. None d. Written testimony:None e. Staff presenting application: Nick Napoli FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) - 18- f. Other Staff commenting on application: Bill Parsons 2. Key issue(s)of public testimony a. Darcy Hart: Concerns regarding the lack of detail provided with the application,no traffic impact study, density beingtoo oo high, and design not adhering to the Fields Sub Area Plan 3. Key issue(s)of discussion by Commission: a. -The amount of detail that was provided with the application was the primary discussion from Commission. However,with the director determination from the Community Development and Public Works directors,the Commission felt comfortable moving forward with an approval. -Whether a development agreement modification should be required with future submittals was another topic of discussion. The commission agreed with staff that a development agreement modification to prove up on design standards, density, and mixed use standards should be required with the future prelimingy plat application. -In addition,the Commission discussed the restrictions on Drive Throughs and ultimately decided to recommend a change to the staff report to allow for Tier 1 drive throughs. 4. Commission change(s)to Staff recommendation: a. The Commission amended provision C of the Development Agreement to allow for Tier 1 drive throughs. 5. Outstandingissue(s)ssue(s)for City Council: a. -Timing of the development in relation to sewer services. -Whether a development agreement modification should be required prior to any future development. C. City Council: The Meridian City Council heard these items on April 14t',2026.At the public hearing the Council moved to approve the subject annexation request. 1. Summary of the City Council public hearing: a. In favor: Emily Mueller b. In opposition: Josh Leonard C. Commenting: None d. Written testimony:None e. Staff presenting application: Nick Napoli f Other Staff commenting on application: Bill Parsons,Dave Miles.Bill Nary 2. Key issue(s)of public testimony: a. Josh Leonard: Concerns over lack of details provided with the plan that was submitted.not opposed to the application but feels it is not the right time. 3. Key issue(s)of discussion by City Council: a. Initially City Council had significant concerns with the lack of details provided with the annexation request. In addition,there were concerns about the growth pattern, school capacities, and road infrastructure. However,after discussion with the applicant and staff. the city council learned that it is possible that properties that are not contiguous to ci limits in the Fields Sub Area Plan may decide to be serviced by Star Water and Sewer District and develop in the county. The council determined that the risk of not having these properties annexed and serviced by the new Can Ada lift station was more significant than they originally thought. As a result,the City council determined they were in support of the project with the requirements in the development agreement that specifically call out the requirement for a future development agreement modification and that the property cannot FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) - 19- submit any additional applications until sewer is readily available or being made readily available by the applicant. 4. City Council change l to Commission recommendation: a. None FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -20- VII. EXHIBITS A. Project Area Maps (link to Project Overview) A. Aerial Legend Project Location Area of Impact Analysis _ - - ------------------- ----- - ' C �1 -•, - � ', ( �i* I � l jt 39 wy" :%r"-yFAR"' A mwq [.38Y •� f. 1laAl u... m �pys1��!� li irnik ,'+4. p'R 'rrf�••r!1 •1 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -21 - B. Zoning Map Legend R-4 0 CO Project Location Area of Impact ` R-15 O Analysis Mll R1 f- RUT } R-4 C. Future Land Use Legend Project Location op.%Area of Impact 0 Analysis }` ^� MU-C Fields Mixed Use ' ,Subarea Interchange �P j i Jan Medium Density Low Density Residential Residentialf Med-High { Density - � Residential Civic _ Fis Subarea �--- FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -22- D. Planned Development Map Legend Project Location 1 Area of Impact T= City Limits , Planned Parcels r' Analysis -- e - S 1 1 CI 1 1 1 9 1 1 1 y I 6 1 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -23- B. Subject Site Photos „I F FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -24- C. Service Accessibility Report PARCEL S0429120006 SERVICE ACCESSIBILITY overall Scare: 0 1st Percentile DescriptioniWilYill�ili Location Within 1/2 mile of City Limits YELLOW Extension Sewer Trunkshed mains > 2,0O0 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 does not have enough data to report - results Pathways Within 1/4 mile of future pathways YELLOW Transit Not within 1/4 of current or future transit repute Ultimate configuration (#of lanes in master streets Arterial Road Buil'dout Status plan) > existing (#of lanes) & road IS NOT in 5 yr work plan School Walking Proximity From 1/2 to 1 mile walking YELLOW Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Park Walkability No park within walking distance by park type RED FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -25- A Concept Plan(date: 1/16/2026) i Ian FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -26- E. Building Elevations(date: 1/16/2026) Northrian Building Design Commercial Building Design Materials Fiber-cement siding(smooth&board-and-batten) Stucco(tan,buff,white). + Split-face CMU(buff,ten,or gray). • Corrugated metal(galvanized or muted color). • Thin stone veneer(neutral tones). * Wood-look composite(soffits,accents). ■ Exposed steel(awnings,trellises). Color Palette Buildings should incorporate minimum of one Base and Accent Tone: �.. + Base tones:tan,buff,muted sage,lightgray. Accenttones:sap,brick,charcoal. Wood tones:Warm medium stain. I Conceptual Building Elevations Northr Bultding Design Single Family Architectural Character. Single family homes will reflect a Modern Farmhouse style, characterized by clean architectural lines, gable and shed roof forms,and a balanced _t I s cc bi no tion of tra d iti o no l a nd contem pora ry - materials. Materials and Colors.Exterior elevations will incorporate elements such as horizontal tap siding,board and batten accents,and simple trim details to create visual interest while ti maintaining a cohesive streetscape. Neutral color paletteswith c ontrasting to nes will enhance the architectural farm and complement surrounding development. - - ; - Fencing.6'clear vision iron fence,or G'closed ,1 Vision vinyl fence Conceptual Elevations r: FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -27- MeridianNorth Pathways Pathway Design Standards The Project will feature a comprehensive pathway system designed to integrate with the City of Meridian's existing pathway - network.The internal circulation system establishes clear, 1- connected routes between residential neighborhoods, commercial centers,and community open spaces,creating safe and convenient alternative to vehicular travel. Two primary pathway types are proposed throughout the development,which shall be constructed in accordance with the following standards. • Macro Pathways.Macro pathways will serve as the primary circulation routes and will be constructed as 10-fact-wide �onceptuaL multi-use paths.Where these pathways run adjacent to public roadways,they will be separated from the curb by a lawn parkstrip,providing both a comfortable buffer for pedestrians and cyclists and an enhanced landscaped edge con s i ste n t wi th Meridians streetscape objectives. Micro Pathways.Micropathways will function as secondary neighborhood connectors and wilt range from 5 to 8 feet in width,depending on context. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -28- F. Annexation Legal Description& Exhibit Map uesaript"tar Annexpipon A prxlion of the Northeast 114 of Sect ari 29.Township 4 North,Flange 1 4Wst Boise Meridian,Ada County,Idaho-more psrt+culsrly described as folkr : Commencing al the 114 corner comrnor to Sections 20 and 29-T 4N,R 1W, B M from which the S+rchun comer common to Somns 20.21,20 and 29.T 4N R i A.B M.Hoar#SGulh 89'15'11"East.W57 24 icct thenco on the north boundary line al lath Section 29.South 89"15'11"eaaf,7t13 Q0 frc8 to the POINT OF BEGINNING. their-e continuing.South 89'151V EoN,1525.49'feet N 1he EaM 1110 r,^$rw rornrnesn to said Sediora 24 and 29 thence Leaving Said north boundary line.South QG'55'39'west,1,.31E-79 reel fo the Northeast 1116 corner of said Section 29; them on the north bourxfary line of the Soulhesal 14 of trip NartncaM 104 V mid 50cbm 20.South 99'18'5l'East.25 00 feel 10 the rasrrWim*of N.Eosatz Race them®bowing said north boundary hire an said c+enteilline.being parallel with and 25.DO feel east or the weal bourdary w*or the 54uI)iga#1','4 of the Northeast 1,r4 of said Seclo� 29,South 04 5599'Wasi,1.316 76 feet to the south boundary line of the Soulheesi V4 of the INDirthessl V4 of acid Section 29; fence wowing said txrr lerline on said sa th boundary line,North '22'31" West 25.00fee:to the Censer-East Ill comer of said Seation 29: Ihencr.leaving sai-j wL lh tbou xlary'lino-.North 09'22'31'Wi3st, 1.325 05 r 1 is the Center V4 ccrner of said Section 29: thence an the norlh aoarth=enwm*or$2id 5edion 29,North M'51'09'East 2,090 M feqt; lheirim leaving sand rrorib-south wteriine.South 89'15'11"East.703 00 Get ihence North W'S 1 VY'East :AIE UD feel la the POINT OF BEGI NN ING Containing 72.201 ate,more cc less. E,rrid of Dfwription. � h'� t M? rENs 11779 I'.ur:: L .r FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -29- 9'taie or 13wrings ........... 589'15'11'E 21657 2C i„I# 5.2 T03.QQ' � 5.43' 1.37S.i5' }*�4 S2-3 S7t SxQ Mn.. R—hrd- t�f�4 — �1 5.20 S2E R+3-+E %aahelEaait I Td 4[l' it Line Tcpblc a J L+ 41 565d'16'37'F iFU' 'p .2 Ikie5�77,3•'V1 i 7�5.4fl' 'b f 25' X f f' LA LT 11779p # �At 6F \ . 5 Im tCi4 'S �IDAHO Amexatla- Eghlblt For 2a-pTl URVEY R, 7007 Chinden Blvd. '*g �t GROUP, LLC b P.1'w s Ent K-14 r1'a .W 29. k�a1 1#1■ ' 1-W, R.w_,u,u A-c ty 1pa-a ridiNke FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -30- Description for C-N Zone .1anoa y 22. 2026 ,A portion of the Northwest 114 of the Northeast 114 of Section 29, Township 4 North, Range 1 West, Boise bMendian,Ada County. Idaho, more particularly described as fellows: Commencing at the 114 corner oorrimon to Sections 20 and 29,TAN R 1Vu., B M.from wihich the Section corner common to Sections 24,21, 28 and 29,T.4N. Ft.145a'., B.M., tears Soulh$91511"East, 2657.24 feet;thence on the north boundary line of said Section 29, South 89'1611"East, 703 00 feel to the POINT OF BEGINNING: thence continuing..South 89'1511"East,625.49 feet to the East U16 Corner common to said Section&20 and 29; thence leaving said nr)rlh boundary line on the east boundary line of the Northwest 114 of the Northeast 1A of said Section 29,S,outh 00°55'39'West, 1,068.34 feet. thence leaving said east bounblary tine, North 89IW51"West, 1.327.00 feet to the north-south centerline of said Section 29; thence on Said north-south cenleriine, North 00"51'09"East, 517 89 feet; thence leaving said north-south centerline South 8901611"East,703.00 Feet; thence Forth 00`51'09"East,546.00 feet to the POINT OF BEGINNING. Ccvntaininq 23.655 acres, more or less. End of Description. .Al- IAVD yj 17 9 Pagc I of 1 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -31 - Susis of Bearings S8 '15'11"E 657.24' _ 1/4 '�.2U 7�.�.0�1' 625Ag' 1328.75' S.20, 5.21 5.29 ——— r'.IY. hm en Illy .,'' E1 16 _ 4 5 29 S.FB P06+1: of beginning •�; f , ot Fdirbl h'uncl7rLLe� a f} ell Sut)livi-5ion to. 'I 1 p I S89'1511-E 70.3100 rl Q Ln �� t23, 55 gL0 Acresf' u, N59'019'5r"w 1327.09' I ; Lq I � 1 iw w ca m I�y I I 1 I i I1 7 OF 3 MOCK �Stol�: 1"R4ll;: - :s,y.,-x«+t• •rYl,+r•:e.,w x.� 0 IGO 200 0 jab -Na. IDAHO Exhibit Map for 21J-011 SURVEYe use can asm+ CAN Zone Sheaf Nu. 2r!49sti!rth � _ GROUP, LLC A iv4etloo 1)4 Iha I%wl/`4 a' lhs NEI/4 of 5actam 29. 0wg. Data — TAW., RAW., 9.M., Adu Counl:W ladho 1/22f2025 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -32- Description for R-8 Zone January 22, 2026 A portion of the West V2 of the Northeast 1 f4 of Section 29,Township 4 North, Range 1 West, Boise Meridian,Ada County, Idaho,more particularly described as follows: Commencing at the 1A c4irnef Common to Sections 20 aild 29.7 4N R 1W, B-M.from which the Section comer common to Sections 20, 21, 28 and 29,TAN R.I W., B.M ,bears South 89'15"11"East-2657.24 feet"thence on the north-south tenterline of said Section 29.South 00'51'09"West. 1.063.139 feet to the POINT OF BEGINNING'. thence leaving said north-south centerline, South 89'08'51"Eaa 1.327.09 feet to the east boundary line of the West 112 of the Northeast 114 of said Section 29: thence an said east boundary line, Soulh 00'55'39"West. 1,567.23 feel to the Center-East I M6 corner of said Section 29; thence North 89'22'3 1"West, 1,326.05 feet to the Center 114 corner of said Section 29: thence on the norih-south ceweOine of said Seebor)29,North 00'61'09'East. 1.572.50 feet to The POINT OF BEGINNING Containing 47.790 acres, more or less. End of Description. p,L LAN6 � 11779 0i: Page I of I FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -33- Basis of Bearings S89"15'11"E 2657,24' i - r - 1 f4 "S.20 1328.4T ___ i 3_&_75" 5.26 S.21 5.29 --- -- W, Chlnden Blvd, 1_i f19 z � 5.29 5.28 rc M rnk Rionchettes i pi rs Subdivision No, 1 E � M 589 DEI'51"E 1327.49' Point ni Beginning Acres it r / uti ,✓� ! T3 �J N$9'22'31"w 1325.Q5' C-El/lr> 'i. 177 i aGi71e- 9"=4Lti0' 100 200 400 &00 IDAHO -- Exhibit Mgp for rtaMn•tveaysa� sh6ol W. SURVEY R-8 Zone ;deal e�o-ee:a GROUP, LLC A partkm ml th■ Vn/. al the HEI/4 of So-tlon 9, llog dote TAN.. RAW, 8 M.. Ado Cmmly, Mdo" 1122 f2om FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -34- 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -35- 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -36- E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Development Agreement (Pine 43 - HPC Buyer LLC - H-2024-0071) Between City of Meridian and Micro 100 LLC f/k/a HPC Buyer LLC for Property Generally Located on the North Side of E. Pine Ave. Between N. Locust Grove Rd. and N. Hickory Ave. Ada County Recorder Trent Tripple 2026-033984 Boise,Idaho Pgs=154 vbailey 05/13/2026 08:05:51 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded DEVELOPMENT AGREEMENT PARTIES: 1. City of Meridian 2. Micro 100 LLC (f/k/a HPC Buyer, LLC) Owner/Developer THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into this 12th day of May ,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 Micro 100 LLC (f/k/a HPC Buyer,LLC), whose address is 428 Newburyport Turnpike, Rowley, MA, 01969, hereinafter called OWNER/DEVELOPER. RECITALS: A. WHEREAS, Owner/Developer is the sole owner, in law and/or equity, of certain tracts 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, herein after referred to as the Property; and B. WHEREAS, Idaho Code § 67-6511A provides that cities may, by ordinance, require or permit as a condition of zoning that the Owner and/or Developer make a written commitment concerning the use or development of the subject Property; and C. 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 upon the annexation and/or re-zoning of land; and D. WHEREAS, Owner/Developer have submitted an application for annexation and zoning of 5.29 acres of land with a request for the I-L(Light Industrial) zoning district on the property as shown in Exhibit"A"under the Unified Development Code,which generally describes how the Property will be developed and what improvements will be made; and E. WHEREAS,Owner/Developer made representations at the public hearings before Planning and Zoning Commission and the Meridian City Council as to how the Property will be developed and what improvements will be made; and F. WHEREAS, the record of the proceedings for requested rezoning held before Planning and Zoning Commission and the City Council includes responses of government subdivisions providing services within the City of Meridian planning jurisdiction and includes further testimony and comment; and G. WHEREAS,on the 28th day of October,2025 the Meridian City Council approved certain Findings of Fact and Conclusions of Law and Decision and Order ("Findings"), which have been incorporated into this Agreement and attached as Exhibit"B'; and H. WHEREAS, the Findings require the Owner/Developer to enter into a Development Agreement; and Development Agreement—HPC Buyer LLC—H-2024-0071 Pagel of 8 I. WHEREAS, Owner/Developer deem 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 J. WHEREAS, City requires the Owner/Developer to enter into a development agreement 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 designation is 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: 1. INCORPORATION OF RECITALS: That the above recitals are contractual and binding and are incorporated herein as if set forth in full. 2. 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: 2.1 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. 2.2 OWNER/DEVELOPER: means and refers to Micro 100 LLC (f/k/a HPC Buyer, LLC), whose address is 428 Newburyport Turnpike, Rowley, MA, 01969, hereinafter called OWNER/DEVELOPER, the party that owns and is developing said Property and shall include any subsequent owner(s)/developer(s) of the Property. 2.3 PROPERTY: means and refers to that certain parcel(s)of Property located in the County of Ada, City of Meridian as legally described in Exhibit"A," describing a parcel to bound by this Development Agreement and attached hereto and by this reference incorporated herein as if set forth at length. 3. 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. 3.1 The uses allowed pursuant to this Agreement are only those uses allowed under the UDC. 3.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. Development Agreement—HPC Buyer LLC—H-2024-0071 Page 2 of 8 4. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 4.1 Owner/Developer shall develop the Property in accordance with the following special conditions: (a) Future development of this site shall be generally consistent with the conceptual site plan and building elevations included in Section VII.1 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) Future development of the property shall comply with the dimensional standards for the I-L (Light Industrial) zoning district listed in UDC Table 11-2C-3 and the development standards in the Unified Development Code. (c) The access points to adjacent streets depicted on the conceptual development plan shall be evaluated with future development applications and are not approved with the concept plan. (d) A Certificate of Zoning Compliance application shall be submitted prior to submittal of a building permit applications for the expansion of the existing use that complies with all UDC standards and the provisions listed herein. (e) A Design Review application shall be submitted concurrent with the Certificate of Zoning Compliance application for the additions to the existing building that demonstrates compliance with the design standards listed in the Architectural Standards Manual. 5. 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. 6. DEFAULT/CONSENT TO DE-ANNEXATION AND REVERSAL OF ZONING DESIGNATION: 6.1 Acts of Default. In the event Owner/Developer, or Owner/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. 6.2 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 action must be prosecuted with diligence and completed within one hundred eighty (180) days; provided, however, that in the case of any such default that cannot with diligence be cured within such one hundred eighty (180) day period, then the time allowed to cure such failure may be extended for such period as may be necessary to complete the curing of the same with diligence and continuity. Development Agreement—HPC Buyer LLC—H-2024-0071 Page 3 of 8 6.3 Remedies. In the event of default by Owner/Developer that is not cured after notice from City as described in Section 6.2, City shall, upon satisfaction of the notice and hearing procedures set forth in Idaho Code section 67-6511 A,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 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. 6.4 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. 6.5 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. 6.6 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. 7. 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 approval of such completed improvements or portion thereof in accordance with the terms and conditions of this Agreement and all other ordinances of the City that apply to said Property. 8. REQUIREMENT FOR RECORDATION: City shall record this Agreement, including all of the Exhibits, and submit proof of such recording to Owner/Developer.; 9. 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 agree to provide, if required by the City. 10. CERTIFICATE OF OCCUPANCY: No Certificates of Occupancy shall be issued in any phase in which 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. 11. ABIDE BY ALL CITY ORDINANCES: That Owner/Developer agree to abide by all ordinances of the City of Meridian. Development Agreement—HPC Buyer LLC—H-2024-0071 Page 4 of 8 12. 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 Avenue Meridian, Idaho 83642 Meridian, Idaho 83642 OWNER/DEVELOPER: Micro 100 LLC (f/k/a HPC Buyer, LLC) 428 Newburyport Turnpike Rowley, MA 01969 A party shall have the right to change its address by delivering to the other party a written notification thereof in accordance with the requirements of this section. 13. ATTORNEY FEES: Should any litigation be commenced between the parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may be granted, to court costs and reasonable attorney's fees as determined by a Court of competent jurisdiction.This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. 14. 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. 15. 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 runs with the property and shall be binding on the Owner/Developer, each subsequent owner of the Property 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 and/or Developer, to execute appropriate and recordable evidence of termination of this Agreement if City, in its sole and reasonable discretion, had determined that Owner and/or Developer have fully performed their obligations under this Agreement. 16. 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. Development Agreement—HPC Buyer LLC—H-2024-0071 Page 5 of 8 17. DUTY TO ACT REASONABLY: Unless otherwise expressly provided, each parry shall act reasonably in giving any consent, approval, or taking any other action under this Agreement. 18. 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. 19. COOPERATION OF THE PARTIES: In the event of any legal or equitable action or other proceeding instituted by any third party(including a governmental entity or official) challenging the validity of any provision in this Agreement, the parties agree to cooperate in defending such action or proceeding. 20. FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements, condition and understandings between Owner/Developer and City relative to the subject matter hereof, and there are no promises, agreements, conditions or understanding, either oral or written, express or implied, between Owner/Developer and City, other than as are stated herein. Except as herein otherwise provided, no subsequent alteration, amendment, change or addition to this Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns, and pursuant, with respect to City, to a duly adopted ordinance or resolution of City. 20.1 No condition governing the uses and/or conditions governing rezoning of the subject 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. 21. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective on the date this Agreement is executed by the City. [end of text; acknowledgements, signatures and Exhibits A and B follow] Development Agreement—HPC Buyer LLC—H-2024-0071 Page 6 of 8 { ACKNOWLEDGMENTS IN WITNESS WHEREOF,the parties have herein executed this agreement and made it effective as hereinabove provided. OWNER MICRO 100 LLC @Arta 1 PC Buyer,LLC) By:Harvey Tool Company,LLC,Sole Member i By Name:Brett Dibkey Its: Chief Executi e Officer E�tGHlC1A� STATE OF�O ss: County o"Ada ) On this day of Af(Lt R-- ,2026,before me,the undersigned,a Notary Public in and for said State, personally appeared Brett Dibkey,known or identified to me to be the Chief Executive Officer of Harvey Tool Company,LLC,an Idaho limited liability company,sole member of Micro 100 LLC(f/k/a HPC Buyer LLC) and the person who signed above and acknowledged to me that he executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year m6saYg ; GRAHAM BP,YAN Notary Public-State of Michigan County of Berrien My Commis oEEp�' e play 4 2028 Notary Public (jL( y/ Acting in the County of i '12(�i My Commission Expires: (� 1���--c�- CITY OF MERIDIAN ATTEST: By: By: Mayor Robert E. Simison 5-12-2026 Chris Johnson, City Clerk 5-12-2026 STATE OF IDAHO ) :ss County of Ada ) On thisl2th day of May 2026,before me, a Notary Public,personally appeared Robert E. Simison and Chris Johnson,known or identified to me to be the Mayor and Clerk,respectively,of the City of Meridian,who executed the instrument or the person that executed the instrument of behalf of said City,and acknowledged to me that such City executed the same. IN WITNESS WHEREOF,I have hereunto setmy hand and affixe .my official seal the day andyear in this certificate first above written. (Sl?AL) Notary Public My Commission Expires: 3-28-2028 Development Agreement—HPC Buyer LLC—H-2024-0071 Page 7 of 8 EXHIBIT A • IDAHO 9939 W Emerald St SURVEY Boise, ID 83704 GROUP Phone: (208) 846-8570 Fax: (208) 884-5399 Pine 43 - HPC Buyer I-L Zone Boundary Description Project Number 24-023 August 27, 2024 A parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North, Range 1 East, Boise Meridian, City of Meridian, Ada County, Idaho, and being more particularly described as follows: Commencing at a brass cap marking the west quarter-section corner of Section 8, from which a brass cap marking the northwest corner of Section 8, bears N00026'22"E, 2649.67 feet; Thence N00026'22"E, 606.31 feet along the west line of the southwest quarter of the northwest quarter to the POINT OF BEGINNING: Thence continuing N00026'22"E, 91.58 feet along the west line of the southwest quarter of the northwest quarter; Thence S89°3342"E, 544.39 feet; Thence S58°38'14"E, 166.73 feet; Thence S00026'20"W, 607.96 feet to the south line of the southwest quarter of the northwest quarter; Thence N89054'57"W, 258.43 feet along the south line of the southwest quarter of the northwest quarter; Thence N00025'43"E, 254.36 feet to a 1/2" iron pin; Thence N00026'36"E, 203.64 feet to a 5/8" iron pin; Thence N58°57'25"W, 286.10 feet to a 5/8" iron pin; Thence N89°33'40"W, 182.71 feet to the POINT OF BEGINNING. The above-described parcel contains 5.29 acres, more or less. L CD 1 4 eo Page 1 of 1 s� �i OF c�gEC S , gyp Legend 6 5 E. Fairview Ave. 0 Found 1/2" Iron Pin 7 8 0 Found 5/8" Iron Pin Found Brass Cap Monument Q Found Aluminum Cap Monument ao 0 Calculated Point, Nothing Found or Set I r I—L Zone Boundary Line rn Section Line I I S89'33'42"E 544.39' SS 00 83 u7 0) RF E6 7 N89'33'40"W 182.71' Q, Point of I Beginning SBSj. 5.29 Acres N I 286,25.E m w 0 O N T U) CV v m of w ZI N o 0 .G O N CO 1 34 Z 9 N 0 ,c�� c'ygEL S.gym b N O 0 I Cn � I 41 N w cn Scale: 1"=120' r� 1 0 30 60 120 240 Ln d Z i 0O N I Modified State Plane: z Ada County Coordinate System 1/4 PREAPP-2023-0144 7 L8— — — — 429.00' - - - 258.43' 1962.26' E. Pine Ave. N89'54'57"W C 1/4 P:\Pine 43 HPC PBA 24-023\dwg\24-023 Exhibits.dwg 8/27/2024 6:16:27 PM iffffloofflifffflon Job No. IDAHO I—L Zoning Exhibit Drawing for 24-023 SURVEY Pine 43 — HPC Buyer Sheet No. IN1 of 1 GROUP, LLC Situated in the SW1/4 of the NW1/4 of Section 8, Dwg. Date T.3N., RAE., B.M., City of Meridian, Ada County, Idaho. 8/27/2024 EXHIBIT B CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW E AND DECISION DECISION& ORDER In the Matter of the Request for Annexation and Zoning of 7.21-Acres of Land with I-L(5.29- Acres), C-G(1.36-Acres)and R-15 (0.56-Acre) Zoning Districts (Parcel#S1108233755, #S1108233850,#S1108233950,#S1108233995 and#S1108233986)by HPC Buyer and DMB Companies; and Modification to the Development Agreement(H-2017-0058-Inst.#2018-000751)to Update the Conceptual Development Plan for the 36.58 Acres of Land that Lies South of E. State Ave.to Allow for the Development of 904 New Residential Units Consisting of a Mix of Townhomes (30 Units),Multi-Family Apartments(271 Units) and Vertically Integrated Residential(603 Units) Above Ground Floor Commercial/Office,481,020 sq.ft. of Commercial Space Including a 128,880 sq.ft.Hotel and 71,800 sq.ft. of Other Retail/Restaurant Commercial Space,221,340 sq.ft. of Office Space-90,000 sq. ft. of which is Intended for Med-Tech Uses, 59,000 sq.ft. of Commercial/Office in the Vertically Integrated Residential Buildings, and 8.3 Acres of Private and Public Open Space; Inclusion of Additional Land Area(i.e. 1.92 Acres); and Updates to Certain Provisions in the Agreement; Rezone of 3.08-Acres(0.91 +2.17) of Land from the C-G to the R-15 Zoning District; Preliminary plat Consisting of 41 Buildable Lots and 3 Common Lots on 36.58- Acres of Land in the R-15 and C-G Zoning Districts; Conditional Use Permit for a 139-Unit Multi- Family Development on 2.87-Acres of Land on Lot 2,Block 1 in the C-G Zoning District with a Request for Alternative Compliance to UDC 11-4-3-27B.3,which Requires a Minimum of 80 sq.ft. of Private,Usable Open Space per Unit,to Allow Studio Units without Such Space; Conditional Use Permit for a 132-Unit Multi-Family Development on 3.41-Acres of Land on Lot 2,Block 3 in the C- G Zoning District with a Request for Alternative Compliance to UDC 11-4-3-27B.3,which Requires a Minimum of 80 sq.ft. of Private,Usable Open Space per Unit,to Allow Studio Units without Such Space; and to UDC Table 11-2B-3,which Limits Building Height to 65 Feet in the C-G District,to Permit a Maximum Height of 76 Feet; and Conditional Use Permit for a Height Exception for a Vertically Integrated Residential Building on Lot 2,Block 2 from 65-Feet to 87-Feet in the C-G Zoning District by DMB Companies. Case No(s). H-2024-0071 Pine 43 Mixed Use Subdivision For the City Council Hearing Date of: October 21,2025(Findings on October 28, 2025) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of October 21, 2025, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of October 21,2025, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of October 21, 2025, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of October 21,2025,incorporated by reference) B. Conclusions of Law FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR PINE 43 MIXED USE SUBDIVISION H-2024-0071 - 1 - 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. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of October 21,2025, 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 requested applications are approved per the conditions of approval in the Staff Report for the hearing date of October 21,2025, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-6B-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments,if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval (UDC 11-6B-7B). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR PINE 43 MIXED USE SUBDIVISION H-2024-0071 -2- to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again (UDC 11- 613-7C). Notice of 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 I I(UDC 11-5B-6F). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s)and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR PINE 43 MIXED USE SUBDIVISION H-2024-0071 -3- 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 October 21,2025 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR PINE 43 MIXED USE SUBDIVISION H-2024-0071 -4- By action of the City Council at its regular meeting held on the 28th day of October 2025. COUNCIL PRESIDENT LUKE CAVENER VOTEDAYE COUNCIL VICE PRESIDENT LIZ STRADER VOTEDAYE COUNCIL MEMBER DOUG TAYLOR VOTEDAYE COUNCIL MEMBER JOHN OVERTON VOTEDAYE COUNCIL MEMBER ANNE LITTLE ROBERTS VOTEDAYE COUNCIL MEMBER BRIAN WHITLOCK VOTEDAYE MAYOR ROBERT SIMISON VOTED (TIE BREAKER) May r Robe"- Sison 10-28-2025 Attest: j � SEAL Chris John on 1 = -2025 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Na&m--U) Dated: 10-28-2025 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR PINE 43 MIXED USE SUBDIVISION H-2024-0071 -5- COMMUNITY DEVELOPMENT DEPARTMENT REPORT HEARING 10/21/2025 Legend DATE: Project Location Area of Impact TO: Mayor&City Council city Limits -_ � FROM: Sonya Allen,Associate Planner O Analysis 208-884-5533 sallen@meridiancity.org APPLICANT: Givens Pursley T-4 SUBJECT: Pine 43 Mixed Use Subdivision—ALT, AZ,CUP,MDA,PP,RZ H-2024-0071 _ _ f LOCATION: Generally located on the north and south ' sides of E. Pine Ave.,between N. Locust Grove Rd. and N.,Hickory Ave., in the West %2 of Section Bin the west 1/2 of Section 8,T.3N.,R.IE. I. PROJECT OVERVIEW A. Summary The Applicants,HPC Buyer and DMB Companies,request the following: • Annexation and zoning(AZ) of 7.21-acres of land with I-L(5.29-acres), C-G(1.36-acres) and R-15 (0.56-acre)zoning districts(Parcel#S1108233755,#S1108233850,#S1108233950, #S1108233995 and#S1108233986); The Applicant,DMB Companies,requests the following: • Modification to the Development Agreement(H-2017-0058 -Inst. #2018-000751)to update the conceptual development plan for the 36.58 acres of land that lies south of E. State Ave. to allow for the development of 904 new residential units consisting of a mix of townhomes (30 units),multi-family apartments(271 units)and vertically integrated residential(603 units) above ground floor commercial/office,481,020 sq. ft. of commercial space including a 128,880 sq. ft. hotel and 71,800 sq. ft. of other retail/restaurant commercial space,221,340 sq. ft. of office space-90,000 sq. ft. of which is intended for med-tech uses, 59,000 sq. ft. of commercial/office in the vertically integrated residential buildings, and 8.3 acres of private and public open space; inclusion of additional land area(i.e. 1.92 acres); and updates to certain provisions in the agreement; • Rezone(RZ) of 3.08-acres (0.91 +2.17) of land from the C-G to the R-15 zoning district; • Preliminary plat(PP) consisting of 41 buildable lots and 3 common lots on 36.58-acres of land in the R-15 and C-G zoning districts; City of Meridian I Department Report I. Project Overview • Conditional Use Permit(CUP) for a 139-unit multi-family development on 2.87-acres of land on Lot 2,Block 1 in the C-G zoning district. The request includes Alternative Compliance to UDC 11-4-3-27B.3,which requires a minimum of 80 square feet of private,usable open space per unit,to allow studio units without such space; • Conditional Use Permit(CUP) for a 132-unit multi-family development on 3.41-acres of land on Lot 2,Block 3 in the C-G zoning district. The request includes Alternative Compliance to UDC 11-4-3-27B.3,which requires a minimum of 80 square feet of private,usable open space per unit,to allow studio units without such space; and to UDC Table 11-2B-3,which limits building height to 65 feet in the C-G district,to permit a maximum height of 76 feet; and, • Conditional Use Permit(CUP)for a height exception for a vertically integrated residential building on Lot 2,Block 2 from 65-feet to 87-feet in the C-G zoning district. Additionally, alternative compliance(ALT) is requested from the Director to UDC Table 11-2B-3 to allow an increase in the maximum building height in the C-G zoning district from 65 feet to 76 feet on Lots 1-3,Block 4 and Lot 2,Block 3 (hotel,multi-family building&2 vertically integrated residential buildings); and to UDC 11-4-3-41G, which requires a minimum of 50 square feet of private,usable open space per unit,to allow studio units without such space. B. Issues/Waivers As noted above, a CUP is requested for a height exception for the vertically integrated residential building proposed on Lot 2,Block 2 from 65-feet to 87-feet in the C-G zoning district. Alternative compliance is requested with the CUP's for a multi-family development on Lot 2, Block 3 and Lot 2,Block 1 to UDC 11-4-3-27B.3,which requires a minimum of 80 square feet of private,usable open space per unit,to allow studio units without such space; and to UDC Table 11-2B-3,which limits building height to 65 feet in the C-G district, to permit a maximum height of 76 feet on Lot 2,Block 3; and, Alternative compliance is also requested from the Director to UDC Table 11-2B-3 to allow an increase in the maximum building height in the C-G zoning district from 65 feet to 76 feet on Lots 1-3, Block 4 [hotel and two(2)vertically integrated residential buildings); and to UDC 11-4- 3-41 G,which requires a minimum of 50 square feet of private,usable open space per unit for vertically integrated residential uses,to allow studio units without such space. C. Recommendation Staff: Staff recommends approval of the proposed development plan per the provisions listed below in Section IV with the exception of the two (2)multi-family residential developments and the vertically integrated residential project located south of E. Pine Ave. in Blocks 1 and 3. Staff does not support residential uses in this area, as the previously entitled commercial plan is considered more beneficial to the City by providing needed employment opportunities and services for nearby residents,while also reducing vehicle trips and supporting trip capture. In addition, Staff does not support the vertically integrated residential use on Lot 1,Block 1 as it is not compatible with adjacent industrial uses and operations. Staff recommends the Commission and City Council consider reducing the number of vertically integrated residential units proposed north of E. Pine Ave. and requiring commercial/office uses above the first floor to provide a more commensurate level of employment and services to support nearby residents and reduce vehicle trips. Commission: The Commission recommended approval to City Council of the proposed development, including the two(2)multi-family residential developments and the vertically integrated residential project located south of E.Pine Ave. in Blocks 1 and 3. City of Meridian I Department Report L Project Overview D. Decision City Council: Approved as proposed by the Applicant II. COMMUNITY METRICS Table 1:Land Use Description Details Map Ref. Existing Land Use(s) Vacant/undeveloped land - Proposed Land Use(s) Townhomes,multi-family residential,vertically integrated - residential project,professional services(i.e. office,med- tech),commercial/restaurant,hotel Existing Zoning RUT in Ada County;C-G VII.A.2 Proposed Zoning R-15,C-G,I-L Adopted FLUM Designation General Industrial&Mixed Use—Community(MU-C) VII.A.3 Table 2: Process Facts Description Details Preapplication Meeting date 12/20/2024 Neighborhood Meeting 10/8/2024 Site posting date 6/26/2025 &8/8/2025 Table 3: Community Metrics Agency/ Description/Issue Reference Element Ada County Highway District • Comments Yes Received • Commission No Action Required 19 • Access N.Webb Way,residential collector street;N.Webb Ave.,local street;E. Pine Ave.,minor arterial street;and E. State Ave.,residential collector street west of Webb and local street east of Webb—all existing streets • Traffic Level Area roads meet ACHD's LOS Planning Thresholds of Service M" ITD Comments ITD has no comments on this application Received Meridian Fire Fire Dept.will provide service to this development but their response will be inadequate due to staffing and equipment.See comments in Section IV for more information. Meridian Police See comments in public record • Distance to 0.9 miles from headquarters&7.7 miles from North station Station • Response Dispatch Average Response Times by Priority Cily Time Priority 3(MPD Goal is within 3 to 5 minutes) •4:06 3:35 Priority 2(MPD Goal is within 8 to 10 minutes) 7:38 6:22 Priority 1(MPD Goal is within 15 to 20 minutes) 12:59 11:3 Meridian Public Works Wastewater City of Meridian Department Report Il. Community Metrics • Distance to Sewer available at site Mainline • Impacts or Concerns Meridian Public Works Water • Distance to Water available at site Mainline • Impacts or See site specific conditions Concerns School District(s) West Ada School District • #of students 185-191 estimated for development • Enrollment School Boundary Areas 24-25'Enrollment Architectural Program capacity Capacity Capacity Meridian Elementary 468 650 600 River Valley Elementary 468 700 600 Lewis and Clark Middle 899 1000 Centennial High 1754 1900 - SGR Total Units Single Multi Total Total Estimated Development Area Zone Family Family Single Multi Students Architectural Program Family Family Capacity Capacity Meridian Elementary 0.51 0.2 30 874 191 650 600 River Valley Elementary 0.32 0.2 30 874 185 700 600 Note:Student Generation Rates are calculated in reference to the designated elementary scho within the subject property's associated development area zone.This information is intended a a reference,rather than a decisive tool. 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 Reference Parcel:51108234011 Date Retrieved:2025 16 f 16 Parcel Count Parcel Acreage Infill Indicator: 973 Surrounding Area 41 ® City Limits 2,411 g Nat City ChangeHousehold Household&Population Growth Hausehcld5 132020 Population Change:17.3% 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 41% 31% 25%,e Multi-family 0 Commercial Preliminary Plats(last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending � VI IIgI VIV Approved Approved 0 1000 200000 300000 0 100000 2ODDDO 300000 400000 ■ Single-family ❑ Multi-family 2-00 now 1,500 Single-family 7 Residential `� 1-50 1,000 , Parcel Diversity 1-00 T� cu 0 82. 0 Parcel Count en 0-50 500 .20 1 P-19 ■Average Acres 0-00 0 R-2 R-4 R-8 R-15 Average Single-family Density by Zoning Average Residential Net Density 15.00 ¢ 10-00 10.79 5-00 04.E 5.37 .0 0-00 Lam!1.23 Dwelling Units!Ache 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 Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Pine Avenue 3,010-feet Miner Arterial 866 Better than "E" Locust Grove Road 419-feet Minor Arterial 939 Better than"E" State Avenue 2,182-feet Collector NIA NfA Webb Way 819-feet Collector NIA NIA Webb Avenue 838_feet Local NIA NIA Commercial Nola Road 274-feet Local Industrial NIA NIA "Acceptable level of service for a five-lane minor arterial is"°E"(1,540 VPH). 2. Average Daily Traffic Count (VOT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for Pine Avenue east of Nola Read was 11,879 on November 2"d, 2423. • The average daily traffic count for Locust Grove Load south of Fairview Avenue was 24,115 on August 15#1, 2024. • There are no current traffic counts available for State Avenue, Webb Way, Webb Avenue or Nola Road, Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 3: Service Impact Summary Service Impact Tools Ready 0400WN\ Marginal Caution o n'c ` 0 Note:No park within walking distance is noted as "caution". Distances for determining an acceptable walking distance are as follows: I mile—regional park; 0.S mile—community park; and 0.25 mile neighborhood park. Distances are based on the approximate centroid of a project. 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. History • In 2007,this property was included in the annexation(AZ-07-006, Ordinance#08-1348), rezone(RZ-07-010),preliminary plat(PP-07-008)for Pinebridge Subdivision,which consisted of approximately 170 acres of land. A development agreement was required as a provision of annexation,recorded as Inst.No. 108022893. Several time extensions were approved for the preliminary plat(TE-09-015, TEC-11-002, TEC-13-004, and TEC-15-002), which expired on May 7,2017. The conceptual development plan included in the agreement shown below depicted approximately 3,000,000 sq. ft. of commercial, light office, and multi-family residential uses and a medical campus and included the 50+1-acre property that is now the Scentsy Commons Campus located east of N. Machine Ave. The property was granted C-G zoning based on the development plan approved with the application. rAIRVt AILS _ . 4 , K�ORA � N F •. 7E # — OFFICE WES OFFICE EAS7 _ B mw &GAS°. idtlLTbFAMILY - �.FICE _ -- RESIDENTIAL A Q I N T-z.. OF • In 2011, a modification to the development agreement(Inst.No. 108022893)for Pinebridge was approved which removed the Scentsy property from the agreement(outlined in red on the map below) and required a new development agreement for that property(Scentsy Campus MDA-10-010,Instrument No. 111052691). A subsequent amendment was approved in 2021 (H-2021-0002—Inst. #2021-059867)that included the abutting parcel to the west (outlined in blue on the map below)that was later acquired by Scentsy,which resulted in the 50-acres east of N. Machine Ave. on the south side of E. Pine Ave. to N. Eagle Rd.being removed from the original Pinebridge DA. Since then, Scentsy has built approximately 567,000 sq. ft. of office and manufacturing space with space for future expansion. City of Meridian I Department Report 111. Staff Analysis INIMINE-10 WIN _ rNfhF't 'ilnnlla'.e i,H: n:6i i �i NF f� MEN ■ I►ni �11 r��x-sr.,-qT �. i - ■ r ' ... I��:� •., =t Pro — e -1T: k- r.— tl Yll - is r 1111■■� ���y' � •'`� _ �'���.E;-i�r`";,€J, �IIIIX�FJk� ._ — `eft I-.riTPRRf }€I}M. �'I;;M;i:.IIMr2w'�'— .�y,�- MXX!,f„y:AXX11X{IMFd!"nii� �nn�n� � •• i�t �I■� 1 .'�� • .I jl��= -Ek� 3 LAND USE AREA BREAKDOWN AREA A' fERCuL LOTS A}4 ACRES 7 LOTS 5OOINAON LOTS 'nr AREAS MITI-FAIMLY LOTS 2148ACRES LEGEND MW RESIOENITIAI,IRIITS «1 1 AREw DESrONATSON •N LOTS 8 _ - COMM AREAS PROPOSED 11NE warm WTS AREA SAIGLE-FAII&Y LOTS F PAOPOSEO TOWNHOME LOTS -3S2IACRES �� _I •: . -233 i'ESRL7ENTIIL DWTS LOT l - PnoPasEo DETACHED Lan •91 DV ACHED LOTS It 7, •-A L<—J •91 LIVE WORK LOTS PAOPr.EOrur.v.Lrar .SS LIVE wVRic Lars ► _ ►NOPa3EO__�._uL ANEA ACFA Tr -"COMMIONVWAS L r k O K.15T'TN0 CONINERCw AREA C4?S ACRES LOTS 4 75 ACRES S i i ► COMMON AREA -T COMMERCIAL LOTS t _ •5 COM110N LOTS rtaPa P ®En rtaw>yPAawa AREA AREA F CmMAERCIAL LOTS 9.0-0 RpApTAlbtNp AREA -1187 ACRES 1 -14 CAOMERCIAL LOTS 4 COMM AREAS ..... ,. * +! AREA F COM ERCLSL LOTS .' •9 5 ACRES "°N y •b COMIAER.'CIAL LOTS F ! ` 9rrY" •4 COMMON LOTS ' AREA'oi CORCIAL LOTS 3 7 -2250ACRES -- - -10 COMM ERCvAL LOTS -E OOM%ION LOTS r r C L — i. K PINE 43 SUBDIVISION OVERALL SITE PLAN A total of 737 residential dwelling units were approved to develop on the site north of E. State Ave. consisting of 504 apartment units on the east side of Webb Ave.; and 123 single- family detached units and 110 single-family attached and townhome units(19 of which could include vertically integrated residential units) on the west side of Webb Ave. This area has since developed with a total of 713 residential units consisting of 480 multi-family apartment units and 233 single-family residential and townhome units. Approximately 493,000 sq. ft. of commercial non-residential uses (102,000 sq. ft. of commercial and 391,000 sq. ft. of office)was proposed based on the building footprint area shown on the concept plan. The development plan was deemed to be consistent with the vision of"The Core"designation in the Comprehensive Plan for this area,which has since been removed from the Plan. The Core focused on fostering an environment for health sciences,technology and business centers to create sustainable jobs, development products, training and research—a business diversity of the future with jobs in research,development and manufacturing that couldn't be outsourced. The diversity of housing choices was anticipated to provide nearby housing options for employees in this area. Approximately 146,000 sq. ft. (86,000 sq. ft. office and 60,000 sq. ft. commercial) of the commercial area has been constructed in Areas A&D and the red outlined areas in F& G on the plan shown above,which leaves approximately 347,000 sq. ft.yet to build out of the approved 493,000 sq. ft. The Use Comparison/History Table included below(and in Section VII.X) submitted by the Applicant summarizes the change from the original 2008 Pinebridge approval,through the City of Meridian I Department Report 111. Staff Analysis 2018 amendment, and up to the current built environment as of 2025 and the proposed Pine 43 modification. PINE 43-USE COMPARISON 1 HISTORY TOTAL approved+ TOTAL 2009 Piacbridge 24)19 DA Modification built2025 Pine 43 approved/built+ Approval* Built as of 20I8 Approval— Aream Pinebridge Ruik as of 2U25 Application proposed in Pinebridge Area 170 acres 170 aeres 120 acres 170 acres 170 acres 37 acres 170 acres Rmidential(units) 850 737 737 713 904 1617 Total Non-Residential(SE) 2,350,00 567,000 493,0W 1,060,UW 713,000 431,000 1,194,000 Commercial 550,01N1 102,000 102,000 60,000 72,000 132,000 Ofticc+LtIndustrial 1,800,U00 567,000 39I,000 958,001) 653,000 221,000 874,000 Non-Res.in V-1 Rldvs 1 59,000 59.WU Hotel 129,000 129,000 Scentsy campus,Happy le Hotel, Hippo light industrial, meal c.h,light industrxl,retail, 567,491 SF Sccncsy medico!afficea,North restxurxnLs,office, Uses campus with ol7icc and Pointe treatment centev, light induylrial rr.swuranta,retail, vingle-family KidStrung,single-family toyhumes and anulti- rusidentixl family residential 'Ilse bn koul based on estimates in`1 IS_Cnn rpl Plan in 2008 DA vhowed 3M SP mixed use sa Usc bnakout booed on Concept Plan in.2018 DA,which was similar to 2017 TIS. All aen-s.and SF shown arc appr imalc_ B. General Overview Annexation and zoning(AZ): The Applicants(HPC Buyer&DMB Companies)propose to annex and zone a total of 7.21-acres of land with I-L(5.29-acres), C-G(1.36-acres)and R-15 (0.56-acre)zoning districts to accommodate future development and a property boundary adjustment(PBA)between the subject property and adjacent properties in the City. A legal description and exhibit of the annexation area is included below in Section VII.F. The property is currently a County enclave surrounded by City annexed land. The Future Land Use Map(FLUM)designation for this property is Industrial. Because FLUM designations are not parcel specific, an adjacent abutting designation,when appropriate and approved as part of a public hearing with a land development application,may be used as long as it doesn't apply to more than 50% of the land being developed. The Applicant proposes to use the abutting Mixed Use—Community(MU-C)designation on 1.92 acres of the north and northeast portions of the annexation area where R-15 and C-G zoning is proposed. Staff is supportive of this request as it's less than 50% of the land being developed and will accommodate the proposed development plan. The HPC Buyer Applicant owns the property and business(Harvey Performance Company) located at the southwest corner of the annexation area and plans to eventually expand the business into the 5.29-acre portion of the property proposed to be zoned I-L. The remaining 1.92-acres is planned to be incorporated into the adjacent Pine 43 development through a future PBA once the property is annexed,which will resolve a deeded parcel split that occurred previously between the subject property owners that didn't go through the proper process. A conceptual development plan,phasing plan and building elevations were submitted, included below in Section VII.I,that show how the existing industrial business on the abutting parcel is eventually planned to expand into the I-L zoned area in the future. Four(4)phases of development are proposed with a parking area and access driveways via Pine Ave. and Locust City of Meridian I Department Report III. Staff Analysis Grove Rd. and a shared access via Pine with the adjacent property to the east. The concept plan also shows how the areas proposed to be zoned R-15 and C-G will integrate into the adjacent development. Access points to adjacent streets are not approved with the concept plan and will be evaluated with future development applications. To ensure future development is consistent with the proposed conceptual development plan, phasing plan and building elevations, Staff recommends a Development Agreement(DA)is required as a provision of annexation of the property proposed to be zoned I-L that includes the provisions noted below in Section IV.A.1. Note: The 1.92-acres proposed to be zoned R-15 and C-G will be included in the proposed amended DA for Pine 43.A property boundary adjustment application should be submitted and finalized prior to City Council approval of the amended DA to create the parcel subject to the DA and to transfer ownership of the property. Rezone (RZ): The Applicant(DMB Companies)proposes to rezone 3.08-acres (0.91 +2.17)of land from the C-G to the R-15 zoning district.A legal description and exhibit of the rezone area is included below in Section VII.G. The FLUM designation for this property is MU-C. A conceptual development plan was submitted, included below in Section VILE,that shows how the area to be rezoned is proposed to develop with 4-7 25 townhomes. The proposed zoning,use and density is consistent with the MU-C development guidelines.Note: The overall density of the area (3.59 acres excluding adjacent right-of-way)proposed to be zoned R-15 between the annexation and rezone applications and developed with 30 dwelling units is 8.36 units per acre, which is consistent with the desired density of 6 to 15 units in MU-C designated areas. The development agreement modification concurrently proposed with this application will include the subject rezone area. Future development of the rezone area must substantially comply with the conceptual development plan included in Section VILE. Development Agreement Modification(MDA): The Applicant proposes to amend the existing approved conceptual development plan for the undeveloped 36.58 acres of the site located south of E. State Ave. depicted as Areas E,F and G on the existing concept plan above, excluding the areas that are outlined in red,which have already developed with non-residential commercial uses. This area is currently entitled to develop entirely with commercial uses. The proposed updated conceptual development plan is included below and in Section VILE of this report. The Applicant proposes to develop a large portion of the commercial area with 904 new residential dwelling units consisting of 30 townhome dwelling units, 270 multi-family residential apartment units and a maximum of 604 vertically integrated residential units above ground floor non-residential space. This is an increase of 880 dwelling units over what is currently entitled to develop in Pine 43 and that is already built out. The remaining area is proposed to develop with 481,020 sq. ft. of non-residential space, including a proposed 128,880 sq. ft.hotel with a restaurant, lounge and conference area and 71,800 sq. ft. of other retail/restaurant commercial space; 221,340 sq. ft. of office space, 90,000 sq. ft. of which is intended for med-tech(i.e. medical office,research and technology)uses; and 59,000 sq. ft. of commercial/office in the vertically integrated residential buildings. This is an increase of 134,020 sq. ft. of non-residential space over what is currently entitled,which is not yet been built out in Pine 43. A total of 84 34-0 9.23 acres(or 2-3."25.2%of the site) of private and public qalified-open space is proposed,including developed green spaces, amenities, and a 41,464+sq. ft. centralized public plaza lets"eensisting of the""alified open and"open sp iideatial 1 City of Meridian I Department Report I11. Staff Analysis and'43r-i a4e o�or „�as depicted on the open space exhibit in Section VII.N.Note: The pr_Wate-"common open space_is provided as part of the vertically integrated residential projects, multi family and of ace developments and is mostly not accessible to the public, except for the areas along ad streets. iv Rr E •F toles '` m® � 6 z 16 Jr smlefl r Ft p{. 1 Iir F LEGEND L o t,ti O PROPOSED TOW HCMES PROPOSED MULTI-FN ILY _ k U1.� O PROPOSED VERTICALLY-INTEGRATED --- # ��, �� �• � `- PROPOSED RESTAl1RAM PROPOSED HOTEL g — ,a - PROPOSED OFFICE �PRC1P65ED MED-iEEH I ©LANDSCAPE AREA VERALL SCHEMATIC CCLCR UTASTER PLAN.PINE 43 MIXED US- - �_L• . �rL _.-.- SHEET 2OF 1. The subject property,together with the portion of the Pine 43 development area north of E. State Ave., is designated as Mixed Use—Community(MU-C)on the Comprehensive Plan's Future Land Use Map(FLUM). To evaluate consistency with the MU-C designation,the following analysis considers the broader 121.69-acre Pine 43 development area. In reviewing development applications,the City will consider the following items in MU-C areas: (Staff's analysis is in italics) ➢ Development must comply with the Functional Integration principles for development in all Mixed-Use areas. Integration of Uses: o Mixed Use projects are to be developed with an overall master or conceptual plan for the larger mixed-use area; during an annexation or rezone request, a development agreement will typically be required for projects with a Mixed Use, future land use designation. A conceptual master plan exists for the portion of the site north of E. State Ave., included in the development agreement(DA); an amended master plan is proposed with the City of Meridian I Department Report III. Staff Analysis subject application for the portion of the site south of E. State Ave.,proposed to be included in an amended DA. o Mixed use areas must include at least three land use types within a designation. Exceptions may be granted for Mixed Use designations smaller than 10 acres on a case- by-case basis. Individual projects within a large mixed-use designated area may not warrant a mix of uses,provided compliance with a larger vision and integration of uses. A mix of uses consisting of residential, commercial(including retail, restaurants, etc) and office have been provided to then north of State Ave. and are proposed to the south of State Ave. as shown on the proposed conceptual master plan. o High intensity residential(higher density or significant percent of an overall mixed-use area)requires commensurate levels of employment or other non-residential elements supporting residents and reducing local vehicle trips(see specific allowances of residential and non-residential within each sub-category). The specific allowance of residential is 20-75%with transit available; there is no allowance for non-residential in the MU-C designation. In the overall development, 64.4%of the site is residential at a gross density of 20.75 units per acre based on 1,617 units on 78 acres of land. Staff is concerned that commensurate levels of employment or other non-residential elements supporting residents and reducing local vehicle trips may not be proposed. o Mixed use projects must inherently support intentional opportunities for neighborhood and community services such as recreation centers(e.g.—specialized gyms), daycares, and office(e.g.professional offices). Some of these uses do not need prominent arterial road visibility to be successful,but instead rely on strong connectivity and access nearer to residential and employment areas. See also figyres: F132,17133,FBS. Professional office uses, including med-tech, are proposed within the development as shown on the conceptual master plan; a daycare or other community serving uses may be provided but are not specifically proposed. Staff recommends neighborhood and community services as noted are included on a revised concept master plan. o Community-serving facilities such as hospitals, clinics, churches, schools, civic buildings, or public safety facilities are expected in most mixed-use developments thereby reducing extraordinary service and transportation network impacts. No such facilities are proposed;Staff recommends the concept plan is revised to include such in accord with the Comprehensive Plan for mixed-use designated areas. o Supportive and proportional outdoor public and/or quasi-public spaces and places including,but not limited to,parks,plazas, outdoor gathering areas,linear open space, and schools are expected. These areas may be located in spaces between residential and non-residential uses to provide both integration and transition between uses. Outdoor seating areas at restaurants are not considered supportive public spaces unless integrated into shared open space,natural amenities, and interconnected with cohesive pathway elements. See also i ures: FB4,FC5,FC7. The exhibit in Section VILN depicts open space on non-residential lots but ado r fz.,.". w, ete. A revised open space exhibit was submitted along with renderings of public-quasi-public spaces and places with amenities (see exhibit below in Section BBB City of Meridian I Department Report III. Staff Analysis No schools are proposed within the site; however, there is an existing school southwest of Block 3. Holistic Design: o Mixed use areas are to be centered around spaces that are well-designed public and quasi- public centers of activity. Spaces must be designed with community supportive purpose, incorporate permanent design elements with features to promote frequent use,and support amenities that foster a wide variety of interests ranging from relaxation to play. These areas must be strategically integrated into the overall development, interconnected with meaningful points of interest,prioritize pedestrian infrastructure,be highly visible and accessible, and designed to enhance both the adjacent uses and larger mixed-use area. See also figures: 17135,FC6,FC7. This site lies in four(4)separate quadrants divided by collector and arterial streets. The public plaza area in Block 4 is the main focal point and gathering area of the development and is surrounded by townhomes, two (2) vertically integrated residential buildings, a hotel and a couple of restaurants. Other such spaces are provided by the med-tech buildings and by the east restaurant on the north side of Pine as shown on the open space exhibit in Section VII.N.All of these areas are highly visible and accessible by pathways and vehicles. The other common areas within the development are private and are associated with the multi family and vertically integrated residential developments. Staff recommends details are submitted for the public and quasi public spaces prior to the Council hearing that include permanent design elements with features to promote frequent use, and amenities that foster a wide variety of interests as noted. Renderings were submitted, included below in Section VII.BB, as requested. o In developments where multiple commercial and/or office buildings are proposed,the buildings should be arranged to create some form of common,usable area, such as a plaza or green space. See also figures: FC8,FC9, FD2. The med-tech buildings at the northwest corner of the development have a plaza area in between the buildings for a common usable area. The other med-tech building south of Pine has an internal plaza area and an open space area at the side of the building. The office appears to have a plaza area between the front of the building and the street. o Open space should be purposeful in supporting a visible community and utilized to enhance synergies between residential and non-residential uses. See also figures: FC7, FC9,FD2. Open space is highly visible and located between residential and non-residential uses and should enhance interactions between uses. o Open space should be prioritized along natural or naturalized amenities (i.e. creeks and canals), integrated with pathways and pedestrian corridors,and located away from site features that may obscure visibility and attract dangerous or illegal behavior. See also figures: FC1,FC2. Open space is integrated with pathways and sidewalks and visible from public areas and streets. o Commercial drive aisles must contemplate a pedestrian friendly built environment with a minimal number of conflict points, and oriented so that aisle ingress and egress is generally parallel to multiuse pathways, sidewalks,and linear open space. Drive aisles supporting primary pedestrian connectivity for a site must feel safe,and should include City of Meridian I Department Report III. Staff Analysis planted and/or hardscaped parkway treatment, or other enhanced separation with both aesthetic and safety benefits. See also figures: FCI. Drive aisles within the site have a pedestrian friendly design with walkways alongside the drives and linear open space. Crosswalks should be delineated for pedestrian safety. o All mixed-use projects should be accessible to adjacent neighborhoods by both automotive and alternative-vehicular transportation opportunities. Pedestrian circulation must be convenient and interconnect different land use types. Vehicle connectivity must not rely on arterial streets for neighborhood access. See also figures: FA3,FA4,FB3, FB4. The proposed mixed-use project is accessible to adjacent neighborhoods by both vehicles and pedestrians; two (2) bus stops are also located at the northwest and southeast corners of Pine and Webb.A pedestrian connectivity plan is included in Section VIL O that shows pedestrian access within the development connecting different land use types. Internal driveways are proposed for vehicular access from adjacent public streets. o A mixed-use project should be designed to support alternative transportation such as public transit stops,park-and-ride lots,other ride sharing services including auto,bike, or scooter, and/or other innovative or alternative modes of transportation.Alternative transportation improvements should be integrated as functional, convenient, and comfortable spaces. Electric charging stations for a variety of transportation modes is encouraged. Public transit stops exist at the northwest and southeast corner of Pine and Webb. Electric charging stations are proposed as amenities for the multi family development but are private and not available for public use. There are no park-and-ride lots nearby. o Non-residential buildings should transition to and compliment adjacent residential buildings in mass and form, and include safe and meaningful mitigation for operational impacts such as loading docks, storage, and outdoor equipment. See also figures: FB2, FB4. In Block 1, the vertically integrated residential and multi family buildings are both 5- stories in height and adjoin 1-story industrial buildings to the south, a 3-story office building to the west and 2-story office/warehouse to the east. In Block 2, the 7-story vertically integrated residential building is next to a 1-story restaurant and 3-story townhomes, which provides a fairly abrupt transition from the non-residential building to the residential buildings. The townhomes are located across a parking lot and not directly adjoining the vertically integrated building. In Block 3, the office building on Lot I and the med-tech office building on Lot 2 are both 4-stories in height, which will transition in mass &form to the 6-story multi family building between them at the corner of Pine and Webb. There shouldn't be any negative operational impacts to adjacent residential uses from these uses. In Block 4, the 6-story hotel on Lot 2 is next to the 6-story vertically integrated residential building on Lot 3 which is next to a 1-story restaurant and 3-story townhomes. The 6-story vertically integrated residential building on Lot 1 is next to a 2- story restaurant and 3-story townhomes (see exhibit below for the distance ofseparation from the adjacent townhomes across E. State St.). The 5-story med-tech offices at the northwest corner of the development on Lots 29& 30 are located across a parking lot from 3-story townhomes. The non-residential uses in this block shouldn't negatively City of Meridian I Department Report III. Staff Analysis impact the proposed residential uses. The 6-story vertically integrated buildings provide a fairly abrupt transition to the 1-and 2-story restaurants and 3-story townhomes but they are located across a drive aisle and not directly adjoining each other. Wi` sun +s -60, - r o New buildings on pad sites adjacent to existing single-family neighborhoods should be limited to no more than a 1-story disparity in building height(or floor height equivalent). Natural features, differences in grade, and other context sensitive neighborhood preservation design features should be considered with transitions. No new buildings are proposed directly adjacent to existing single-family neighborhoods; East State Ave.provides a separation between the proposed development and the existing neighborhood to the north. o Transitions between different residential product types and dissimilar land uses should include the use of alleys,roadways with landscaped parkways,or highly connected open space. The use of barriers such as closed vision fencing or walls that limit connectivity and reduce visibility are typically not appropriate as transitions. See also figures: FB 1, FB2. Streets with landscape parkways, drive aisles,parking lots and common open space areas provide a transition between different land use types within the development. ➢ Residential uses are expected to comprise between 20% and 50%of the development area, with gross densities ranging from 6 to 15 units/acre(of the residential area).An additional 15%is allowed because public transit is available, as noted below. A total of 1,617 residential units (713 existing+ 904 proposed) consisting of single family, multi family and vertically integrated residential units have been constructed and are proposed on 77.93 acres, which is 64.4%of the overall development area. ➢ Supportive and proportional public and/or quasi-public spaces and places should comprise a minimum of 5%of the development area are required. Based on the subject area south of State Ave. (36.58 acres), a minimum of 1.83 acres of such spaces and places should be provided; afr public and/or quasi public open space exhibit-is included in Section VITNBB . A 0.95 acre public plaza is proposed centrally within Block 4, which is the main feature; other areas are shown on the plan by the proposed uses hatek, ed tee' r Hildin.and east r....f,,ur-an consisting of 9.85 ae-r=es fer a total of 4-.8 3.81 acres or 10%of the site. City of Meridian I Department Report III. Staff Analysis appear to be in the stree�buffer along PineAve. and de iiet qual�5,as noted abe A revise l Based on the area of the entire Pine 43 development(121.69 acres), a minimum of 6.08 acres should be provided within the overall development. An open space exhibit sheHk4 be was submitted for the overall Pine 43 development that demonstrates e�compliance with this development guideline, included below in Section DD.A total of 7.51 acres (or 6.2%) of the site is proposed to be public or quasi public open space. ➢ Where the development site has transit available or stops are planned, an additional 15% of site may be dedicated to residential uses. Alternatively,this bonus may be applied where the development site is within one-mile of planned transit stops or an identified employment area, and where last-mile transportation features are incorporated into the site including thoughtfully located and integrated ride share parking, commensurate with potential trip capture. Other innovations to reduce traffic and/or parking impacts and capture local trips may be considered. Public transit(i.e. bus stops) exists at the northwest corner of E. Pine Ave. &N. Webb Way and at the southeast corner of E. Pine Ave. &N. Webb Ave., which allows an additional 15% of the site to be dedicated to residential uses. ➢ Sample uses appropriate in MU-C areas include: All MU-N categories, community scale grocers, clothing stores, garden centers,hardware stores,restaurants,banks, drive-thru facilities, auto service station,retail shops, and other appropriate community-serving uses. Sample zoning includes: R-15,R-40, TN-R, TN-C, C-C, and L-O. Staff is generally supportive of the portion of the proposed concept plan north of Pine as it provides a mix of uses as desired for MU-C designated areas. However, Staff is concerned the proposed amendment would substantially reduce the amount of land designated for employment- generating uses,which may in turn limit future opportunities for family-wage jobs within the area.A total of 713 residential dwelling units were entitled and have been constructed in the northern portion of Pine 43 north of E. State Ave.An additional 466 (maximum)vertically integrated residential units are proposed in the development area between State Ave. and Pine Ave. with an additional 409 vertically integrated residential and multi-family apartment units proposed south of Pine with the amended master plan. Staff and ACED have significant concerns pertaining to the traffic impact the proposed changes to the concept master plan will have on the surrounding transportation network beyond what was originally anticipated(see Section III.E for more information). For these reasons,it's Staffs opinion the previously entitled development plan for commercial uses in the area south of Pine where multi-family and vertically integrated residential uses are proposed is in the best interest of the City to retain as it provides needed employment opportunities and services for nearby residents,while also reducing vehicle trips and supporting trip capture. The Commission did not share this opinion and recommended approval of these uses. Additionally,it's Staffs opinion the vertically integrated residential use on Lot 1,Block 1 is not compatible with adjacent industrial uses and operations to the south.Industrial operations typically produce impacts such as noise,vibration,light pollution,and emissions, which can negatively affect the health,safety,and overall livability of nearby residential environments. Therefore, Staff recommends the concept master plan is revised to reflect City of Meridian I Department Report 111. Staff Analysis commercial/office uses in the area south of Pine Ave. The Commission was in support of the proposed use provided sound mitigation is provided as proposed. Further, Staff recommends the Commission and City Council consider reducing the number of vertically integrated residential units proposed north of E.Pine Ave. and requiring commercial/office uses above the first floor to provide a more commensurate level of employment and services to support nearby residents and reduce vehicle trips.The Commission did not recommend reducing the number of units to accommodate more commercial/office uses. The following Comprehensive Plan policies support Staff s recommendation: • Monitor and adjust the amount and mix of industrial, commercial, and office areas needed to meet the employment needs of the City. (3.06.01B) • Encourage the development of supportive commercial near employment areas. (3.06.02C) • Discourage residential land uses in close proximity to the Wastewater Resource Recovery Facility,the Intermountain Gas Facility on Can-Ada Road, and other incompatible land uses. (3.06.02E) • Encourage compatible uses and site design to minimize conflicts and maximize use of land. (3.07.00) • Proactively address potential conflicts between incompatible uses. (3.07.01). • Provide facilities and services that maintain a premier level of service commensurate with growth. (3.01.01) • Encourage the expansion of medical service-related industries that are needed. (2.05.02A) • High intensity residential(higher density or significant percent of an overall mixed-use area)requires commensurate levels of employment or other non-residential elements supporting residents and reducing local vehicle trips(see specific allowances of residential and non-residential within each sub-category). • 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). (3.01.01A) • Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine,play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall livability and sustainability. (3.06.02B) Staff has included recommended provisions for the new DA below in Section IV.A.2 Preliminary plat(PP): A preliminary plat is proposed consisting of 41 buildable lots and 3 common lots on 36.58-acres of land in the R-15 and C-G zoning districts,included below in Section VII.J. The plat is proposed to develop in eight(8)phases as shown on the phasing plan included below in Section VII.K.A note is included that states phasing sequence may be adjusted based on market conditions. Staff recommends future development substantially complies with the phasing plan as a provision of the DA; any significant changes to the plan will require approval from the Director. City of Meridian I Department Report III. Staff Analysis The northwest portion of the preliminary plat includes portions of existing County parcels that will be included in a future property boundary adjustment(PBA) application with adjacent City zoned parcels once the property is annexed with this application. If a PBA isn't approved and a Record of Survey recorded,this would create an illegal division of land if a final plat were recorded.For this reason, Staff recommends approval of the preliminary plat is contingent upon final approval of a property boundary adjustment(PBA) application for the realignment of property lines between the HPC Buyer and DRB Investments properties as shown on the preliminary plat.A final plat application should not be submitted to the Planning Division until a PBA application is finalized and a Record of Survey is recorded that matches the configuration of the properties shown on the preliminary plat. In the event a PBA is not finalized, a new preliminary plat application would be required that excludes the land anticipated to be included in the PBA. The property located at the southeast corner of N. Webb Ave. and E. Pine Ave. has received final plat(FP-2022-0017 Pine 43 Animal Farm) approval and the plat has been signed by the City Engineer but has not yet been recorded. Because the preliminary plat excludes this area and would create an illegal division of land if the final plat isn't recorded, Staff recommends approval of the preliminary plat is contingent upon recordation of the final plat.A final plat application should not be submitted to the Planning Division for any phase of development until the final plat is recorded. Conditional Use Permit(CUP)—Multi-family Developments: Two (2)requests for conditional use permits are proposed for a multi-family development on Lot 2,Block 1 and Lot 2,Block 3. The one on Lot 2,Block 1 includes 139 units on 2.87 acres of land in the C-G district; and the one on Lot 2,Block 3 includes 132 units on 3.40 acres of land in the C-G district. Between the two developments, a total of 271 apartment units are proposed in the area currently entitled to develop with commercial uses (proposed to develop with multi-family uses with the updated master plan). Alternative compliance is proposed with the conditional use permit to UDC 11-4-3-27B.3,which requires a minimum of 80 square feet of private,usable open space to be provided for each multi- family unit,to allow zero (0)for all studio units; and to UDC Table 11-2B-3,which restricts building height to a maximum of 65 feet in the C-G zoning district to allow a maximum building height of 76 feet on Lot 2,Block 3. This request is to be considered by the Commission and City Council as part of the CUP request. It's Staffs opinion the existing entitled development plan for commercial uses in the areas where multi-family is proposed is in the best interest of the City as it provides needed employment uses and residential services in this area. For this reason,Staff recommends denial of the proposed CUP's for an additional 271 apartment units in this area and recommends the concept master plan is amended to depict non-residential commercial/office uses in this area consistent with the existing entitled plan for the area. The Commission recommended approval of the multi-family developments as proposed. The following Comprehensive Plan policies support denial: • #3.06.01B—Monitor and adjust the amount and mix of industrial, commercial, and office areas needed to meet the employment needs of the City. • #3.06.02C—Encourage the development of supportive commercial near employment areas. City of Meridian I Department Report III. Staff Analysis Conditional Use Permit(CUP)—Height Exception: A Conditional Use Permit(CUP) is proposed for a height exception to UDC Table 11-2B-3, as allowed in UDC 11-213-3A.3e, for the vertically integrated residential building on Lot 2,Block 2 to exceed the maximum allowed height of 65-feet allowed in the C-G district to allow a maximum height of 87-feet. See Staff's analysis below in Section III.C.3. Alternative Compliance(ALT)to UDC Table 11-2B-3: Alternative compliance is requested from the Director to UDC Table 11-2B-3 to allow an increase in the maximum building height in the C-G zoning district from 65 feet to 76 feet on Lots 1-3,Block 4(hotel&vertically integrated residential buildings).See Staff's analysis below in Section X.C.3. Alternative Compliance(ALT)to UDC 11-4-3-41G: Alternative compliance is requested from the Director to UDC 11-4-3-41G to allow a decrease of private,usable open space for studio units in vertically integrated residential from the minimum 50 square feet to zero(0)on Lot 1,Block 1; Lot 2,Block 2; and Lots 1 and 3,Block 4.As noted above, Staff is not in support of the proposed vertically integrated residential project on Lot 1, Block 1;therefore,the Director has not approved ALT for that lot. See Staff's analysis below in Section III.C.4. Table 4: Proiect Overview Description Details History H-2017-0058(DA Inst.#2018-000751);A-2020-0182 [PBA—ROS #12629(property at NEC of Webb&Pine)];FP-2022-0017 [Pine 43 Animal Farm FP(signed by City Engineer but not yet recorded)—property at the SEC of Pine&Webb] Phasing Plan 8 phases over an estimated 10 years Residential Units 904 units consisting of 30 townhomes,270 multi-family units and 604 vertically integrated residential units Open Space See exhibit in Section VII.N below Amenities See analysis below in Section III and exhibit in Section VII.Q Physical Features There are no waterways,floodplain or topography issues on this site. Acreage 7.21 acres(AZ); 3.08 acres(RZ); 36.58 acres(PP);6.28 acres(CUP for multi-family) Lots 41 building lots/3 common lots Density 12.42 units/acre in the overall Pine 43 development C. Site Development and Use Analysis Although Staff is recommending denial of the proposed multi-family developments and vertically integrated project in Blocks 1 and 3, Staff has included analysis of the uses below in the event the Commission and Council approves the uses shown on the proposed master plan. The Commission recommended approval of these uses. 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 on this property. There are existing sidewalks along streets. City of Meridian I Department Report III. Staff Analysis 2. Proposed Use Analysis (UDC 11-2): Townhouse dwellings—principally permitted use in R-15 district Multi-family residential—conditional use in C-G district Vertically integrated residential project—principally permitted use in C-G district Restaurant—principally permitted use in C-G district Hotel—principally permitted use in C-G district Professional service(i.e. office)—principally permitted use in C-G district Med-tech(i.e. research&development,medical offices)—principally permitted use in C-G district 3. Dimensional Standards (UDC 11-2): See UDC Table 11-2A-7 for the R-15 district See UDC Table 11-2B-3 for the C-G district See UDC Table 11-2C-3 for the I-L district Alternative Compliance(ALT)to UDC Table 11-213-3—Height Exception: Alternative compliance is requested from the Director to UDC Table 11-2B-3 to allow an increase of 17%in the maximum building height in the C-G zoning district from 65 feet to 76 feet for four(4)buildings—the vertically integrated VI residential buildings on Lots 1 and 3,Block 4,the hotel on Lot 2, Block 4, and the multi-family MF building on Lot 2,Block 3 as shown on the exhibit included below in Section VII.T. The additional height is requested to accommodate commercial uses and residential density to support the commercial areas.-A shadow study was submitted, included below in Section EE,that demonstrates shadows will not impact the adjacent residential neighborhood on the north side of State except during the Winter solstice. A comparison is included that demonstrates the difference between the allowed 65' height and the proposed 76' height. The UDC (11-2B-3A.3d) allows such requests to be approved by the Director that don't exceed 20%of the maximum height allowed for the district when the development provides 10%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 in accord with UDC 11-2B-3A.3d. The over-all eommon open spaee exhibit ineluded in seetion VILN ineludes portions of the adj aeepA required stfeet buffer-s;therefore, Stag is unable to detefmine if the amount of op spaee provided meets the requirement for-the-Dir-eeter-to grant the hei&exeeption. updated exhibit shetild be submitted that ealy ineludesidsable etAdeer-epeft spaee as noted. An updated open space exhibit was submitted that depicts usable outdoor space, included below in Section VIIN. The VI building on Lot 1,Block 4 is 271,243 sq. ft.-, therefore, a minimum of 27,124 sq. ft. of usable outdoor space is required—a total of 37,466.74 sq. ft. of open space is proposed consisting of a plaza and rooftop deck,which meets and exceeds the standard(see exhibit in Section CC below.Note: The requested increase in height amounts to less than 45%of this building and will accommodate amenities as well as view units. The building's tallest point is at the northeast corner and more than half of the height is across from the nei hg boring community's sports court amenity, with hei hg t stepping down east to west as shown on the last exhibit below in Section VII.Y. The building is set back by up to 100 feet from the back of the homes on the north side ofE. State Ave. The building is softened by landscapinL including two (2) rows of Class H trees, one on each side of State Ave. The VI building on Lot 3,Block 4 is 153,719 sq. ft.-, therefore, a minimum of 15,372 sq. ft. of usable outdoor space is required—a total of 27,582 sq. ft. is proposed consisting of a rooftop deck and common area on the north side of the building,which meets and exceeds the standard. City of Meridian I Department Report Ill. Staff Analysis The hotel on Lot 2,Block 4 is 125,240 sq. ft.; therefore, a minimum of 12,524 sq. ft. of usable outdoor space required—a total of 22,420 sq. ft. is proposed consisting of pedestrian seating, gathering areas and a plaza area on the ground floor and a rooftop deck with a pool, which meets and exceeds the standard. The MF building on Lot 2,Block 3 is 155,545 sq. ft.;therefore, a minimum of 15,555 sq. ft. of usable outdoor space is required to meet the 10%required for a heightption,which can't include required setbacks and landscape buffers.An additional 31,000 sq. ft. of outdoor common open space is required to meet the multi-family standards in UDC 11-4-3-27C.5 for a minimum total of 46,555 sq. ft.—a total of 2�4 46,680 sq. ft. is proposed,which meets the minimum standards and doesn't include required setbacks or landscape buffers; Based on the revised open space exhibit and calculations,the Director was able to verify the required amount of usable open space is provided for the vertically integrated residential and hotel buildings and the multi-family building in order to grant the alternative compliance requests on Lot 1,Block 4;Lots 2 and 3,Block 4; and Lot 2,Block 3. aeea- se Sta reeommending denial of the mWti family development on Lot 2, Bloek 3 and because the unable cv-apoivr'c-the-arccriicccro e cvrrrPrncixcc i ccfciesczvrcxxccrnor. Conditional Use Permit(CUP)for a Height Exception—Vertically Integrated Residential Building on Lot 2,Block 2: A CUP is requested to allow an increase of 34%in the maximum building height in the C-G district from 65 feet to 87 feet for the vertically integrated residential building on Lot 2, Block 2, shown in the exhibit below in Section VILT. The UDC(11-2B-3A.3e)requires additional height exceeding 20%of the maximum height allowed for the district to be approved through a CUP. Building heights are allowed up to a maximum of 95 feet in the H-E(High Density Employment) district,which is the most intensive of the commercial districts above the C-G and M-E districts. The Applicant states additional height is needed to accommodate vertical integration of uses and the appropriate urban density to support mixed use and sustainability by allowing for urban density that can support the commercial and office uses in the development consistent with the Comprehensive Plan. See Applicant's narrative for more information (pp. 14-15). The building is situated along E. Pine Ave. and N.Webb Way. The vertically integrated residential building proposed directly across N. Webb Way to the west is similar in height at 76 feet as is the multi-family residential building proposed kitty corner to the site at the southwest corner of Pine and Webb. The Happy Hippo office building directly across E. Pine Ave. to the south and the proposed townhomes to the northeast along E. State Ave. in the same block are located 200+feet away across the parking lot are all 3-stories in height. The biggest disparity in height is the proposed restaurant directly to the east within 40 feet of the proposed structure,which is proposed to be a single story in height. The Applicant asserts that because the building will be surrounded by either commercial uses or buildings of similar height,the additional height shouldn't dwarf any other use. Further, the Applicant states the request meets the required Findings for such in UDC 11-5B-6E in that the building meets all other dimensional standards of the district;the additional height will facilitate the mixed-use development intended in the MU-C FLUM designation and will promote sustainability by allowing for urban density that can support the commercial and office uses in the development in accord with the Comprehensive Plan;the proposed design, construction, operation and maintenance will be compatible with other uses in the general City of Meridian I Department Report III. Staff Analysis neighborhood and with the existing and intended character of the area; and won't adversely affect other property in the vicinity. Staff is generally in support of the proposed height exception as justified by the Applicant and is of the opinion it's appropriate for the proposed development and is consistent with the Comprehensive Plan based on the Findings included below in Section V.However, Staff recommends the Commission and City Council consider reducing the number of residential units proposed above the first floor in order to accommodate more employment and service uses to support residential uses in this area and to reduce vehicle trips and encourage trip capture as a condition of approval. The Commission did not recommend any changes to the development plan. 4. Specific Use Standards (UDC 11-4-3): (Staff's analysis in italics) Staff has included the specific use standards below for all of the proposed uses,as applicable.However, Staff is only including analysis on consistency with these standards for the multi-family residential uses proposed with the CUP application and for the alternative compliance requests to the private usable open space standards for studio units in vertically integrated residential project.Analysis for the other uses(i.e. hotel, vertically integrated,restaurant,professional office),which are principal permitted uses in the district,will take place with the Certificate of Zoning Compliance application for those uses. Vertically integrated residential project—UDC 11-4-3-41: A. A vertically integrated residential project shall be a structure that contains at least two (2) stories. B. 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. C. 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. D. The minimum building footprint for a detached vertically integrated residential project shall be two thousand four hundred(2,400) square feet. E. 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. F. None of the required parking shall be located in the front of the structure. G. 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. Compliance with this standard is required for all units except for the studio units for which alternative compliance has been requested and approved by the Director(see analysis below). The Director has not acted on the request for Lot 1, Block I as Staff is recommending denial of the use on that lot. City of Meridian I Department Report III. Staff Analysis Alternative compliance(ALT) is requested from the Director to UDC 11-4-3-41G to allow studio units within vertically integrated residential projects to be developed without private,usable open space. The Applicant states it's not feasible to provide private open space for studio units for the following reasons: 1)it would increase the cost of these units,reducing their affordability; 2) smaller units have a smaller outside facade on the building and addition balconies to each unit would significantly clutter the exterior appearance of the buildings; 3)in order to meet he area requirements for private open space, balconies would have to be as wide as the entire unit itself—with an adjacent unit's balcony abutting the studio's space,the area wouldn't be private. As an alternative means of compliance,the Applicant proposes to provide private amenity decks,which will be available to all residents in the buildings but will likely be used the most by residents of studio units since they have the least space to host groups of visitors. The decks will have seating areas,built-in grills/outdoor kitchens, planters, firepits,and shade features that will create attractive spaces to host parties conveniently located for building residents. Amenity decks with pools will also have welcoming spaces that include swimming pools and sports courts for socializing and recreation. These rooftop and amenity docks are not open to the public but rather are private open spaces for residents only. The request qualifies for alternative compliance as the proposed design includes innovative design features based on"new urbanism"that promote walkable and mixed-use neighborhoods in accord with UDC 11-5B-5B.2. All of the vertically integrated buildings with studio units include"new urbanism"design features like public plazas and green spaces,landscaped walkway connections between blocks, vertical and horizontal mixing of office, commercial and residential uses,transit accessibility, and bike amenities. Overall,the high degree of mixed use in Pine 43 will promote walkability and community connection,reducing reliance on motor vehicles and creating an urban neighborhood feel. The table below demonstrates the amount of amenity deck private space provided for resident use compared to the amount of private open space that would otherwise be required for the number of studio units in the building—the amount of amenity space available to the studio unit residents exceeds what they would otherwise have in their unit. Lot Number of Private Amenity Area Provided Studio Space Units Needed Block 1,Lot 1 24 1,200 sf 30,500 sf on 5'h Floor Rooftop Amenity Deck Block 2,Lot 2 39 1,950 sf 211,500 sf on 2d Floor Amenity Deck and 6,390 sf on 71 Floor Rooftop Amenity Deck Block 4,Lot 1 51 2,55D sf 23,675 sf on 21 Floor Annenity Deck and 13,370 sf on 6'h Floor Rooftop Amenity Deck Block 4,Lot 3 28 1,400 sf 17,540 sf on 21 Floor Amenity Deck and 8,500 sf on 61 Floor Rooftop Amenity Deck The Director finds the proposed alternative means for compliance with the private usable open space standards demonstrates the proposed alternative provides an equal or superior means of meeting the intent and purpose of the regulation as required and therefore,approves the request for Lot 1,Block 1; Lots 2, Block 2; and Lots 1 and 3, City of Meridian Department Report I11. Staff Analysis Block 4 in accord with the Findings included below in Section V provided Council approves these uses.Bloek 1,the Director-has not approved ALT for that Restaurant—UDC 11-4-3-49: A. Parking 1. At a minimum,one(1)parking space shall be provided for every two hundred fifty (250) square feet of gross floor area. Compliance with this standard is required. Upon any change of use for an existing building or tenant space, a detailed parking plan shall be submitted that identifies the available parking for the overall site that complies with the requirements of this title. Hotel—UDC 11-4-3-23 A. Accessory uses including,but not limited to,restaurants,retail, drinking establishments, and personal services,may be allowed if such uses are completely within the hotel or motel structure.A drinking establishment shall require separate or concurrent approval subject to the regulations of section 11-4-3-10 of this chapter. Compliance with this standard is required. B. A conditional use permit shall be required for any hotel or motel use that adjoins a residential district or an existing residence. The proposed hotel does not adjoin a residential district or existing residence. Multi-family Development—UDC 11-4-3-27 (Note:Analysis for both multi family residential buildings on Lot 2, Block 1 &Lot 2, Block 3 is included below) Multi-family developments with multiple properties shall be considered as one(1) property for the purpose of implementing the standards set forth in this section. A. Purpose 1. To implement the goals and policies of the Comprehensive Plan: a. Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. b. Require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities as part of new multi-family residential and mixed-use developments. 2. To create multi-family housing that is safe and convenient and that enhances the quality of life of its residents. a. To create quality buildings and designs for multi-family development that enhance the visual character of the community. b. To create building and site design in multi-family development that is sensitive to and well-integrated with the surrounding neighborhood. c. To create open space areas that contribute to the aesthetics of the community, provide an attractive setting for buildings, and provide safe,interesting outdoor spaces for residents. City of Meridian Department Report III. Staff Analysis B. 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 proposed structures comply with this standard. 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.All such areas should be depicted on the plans submitted with the Certificate of Zoning Compliance in accord with this standard. 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 standard would create inconsistency with the purpose statements of this section,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 floor plans included in Section W.W depict 84 sq.ft. balconies for the 1-, 2-and 3-bedroom units; alternative compliance has been requested to allow no such private open space for the studio units—, which the Director has not aeted on t request beeause Staff k reeentmending denial of the 19repesed use approved(see analysis below). 4. For the purposes of this section,vehicular circulation areas,parking areas,and private usable open space shall not be considered common open space.None of these areas are included in the common open space. 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. Comply with this standard. 6. The parking shall meet the requirements set forth in Chapter 3, "Regulations Applying to All Districts",of this title. The proposed parking complies with these standards (see Section III.D. 4 below for more information). 7. Developments with twenty(20)units or more shall provide the following: a. A property management office. b. A maintenance storage area. c. A central mailbox location, including provisions for parcel mail,that provide safe pedestrian and/or vehicular access. d. A directory and map of the development at an entrance or convenient location for those entering the development. These items should be depicted on plans submitted with the Certificate of Zoning Compliance application if the use is approved. C. Common open space design requirements 1. The total baseline land area of all qualified common open space shall equal or exceed ten(10)percent of the gross land area for multi-family developments of five(5) acres or more. When multi-family is approved concurrently with single- City of Meridian Department Report III. Staff Analysis family,the minimum open space requirements in Section 11-3G-3 shall apply to the gross land area of entire development. The proposed multi family lots are not contiguous and located in different blocks approximately 700+'apart. Lot 2, Block 3 is 3.41 acres and Lot 2, Block I is 2.87 acres, which is below 5 acres; therefore, the baseline standard does not apply. 2. All common open space 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 the use of land after all other elements of the development have been designed. Open space areas that has 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.Irregular shaped, disconnected or isolated open spaces shall not meet this standard. 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. 3. Alternative compliance is available for the standards listed in subsections(C)I 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 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.Both multi family lots have grassy areas exceeding 5,000 sq.ft. in area in accord with this standard as shown on the exhibit in Section VII.R. b. 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. City of Meridian Department Report III. Staff Analysis 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 less square feet of living area. Tr,,ne oft e unit ,,, below:500 sq. �f Lot 2, Block I —33 units x 150 soft. = 4,950 soft. Lot 2, Block 3—28 units x 150 soft. = 4,200 soft. 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. — eammen open Vaee required-. Lot 2, Block 1 —82 units x 250 soft. = 20,500 sq. ft. Lot 2, Block 3—96 units x 250 soft. = 24,000 soft. C. Three hundred fifty(350) square feet for each unit containing more than one thousand two hundred(1,200) square feet of living area. 2 4 units an Ta' Lot 2, Block 1 —24 x 350 soft. = 8,400 sq. ft, Lot 2, Block 3—8 x 350 soft. = 2,800 sq. ft. A total of 3'�33,850 sq.ft. (or 0-85 0.78 acres) is required for Lot 2, Block 1; a total of 40,698.08 75,868 sq.ft. (or 0.9-31.74 acres) is provided, exceeding the standard by 3 348.08 42,018 sq.ft. (or 0-.08 0.96 acres). A total of 3�A 31,000 sq.ft. (or 9-78 0.71 acres) is required for Lot 2, Block 3; a total of 46,319.83 32, 43,5 sq.ft. (or n.20�51.00 acres) is provided consisting of a 44,42-0 30,020 sq. ft. area including two (2) 5,000 sq. ft. open grassy areas and rooftop decks. 2 63 -3,101 sq. ft. in the parking area, and 13,559 soft. between the buildinga nd ad iacent street buffers . jae&w-fa-t-hej9a46Hg let street bttt Staff is tinable te detemiine what if- an�,of this area qualoes.as i has to meet the minimum 204-20'dimensions and ean't be leeated in th ,a,.monst„ tle eomplianee with the minimum st na ,a While the area in the parking lot is not ideal, it meets the minimum dimensions to count toward the open space requirement. The UDC(11-4-3-27C.8)states, "Unless otherwise approved through the conditional use process, common open space areas shall not be ad iacent to collector or arterial street buffers unless separated from the street by a berm or constructed barrier at least 4 feet in height, with breaks in the berm or barrier to allow for pedestrian access." The Applicant requests approval of this area to count toward the open space standard through the CUP without a berm/barrier being installed. Note: The open space provided dees�eet meets the 10%requirement for alternative compliance to be approved for a hei hg t exception for the building 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.All common open space areas meet this standard. City of Meridian Department Report III. Staff Analysis 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. Open space for each of the multi family buildings should be provided in accord with this standard. 8. Unless otherwise approved through the conditional use process,common open space areas shall not be adjacent to collector or arterial street buffers 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. TA portion of the common open space area on Lot 2, Block 3 is behind the building away from the collector and arterial street buffers, the remainder is adjacent to the street buffers along Pine and Webb Ave.; the common area on Lot 2,Block 1 is adjacent to the arterial street buffer along Pine Ave. on each side of the building , a berm or eonstrueted barrier should be provided in aeeo . The Applicant requests a berm or barrier not be required on either of these lots throu'-h the conditional use permit. 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.Note: The baseline requirement is not applicable as each of the multi- family developments is less than 5 acres in size. a. Enhanced landscaping as set forth in Article 11-3B,Landscaping Requirements; b. Multi-use pathways; C. Enhanced amenities with social interaction characteristics; d. Enhanced context with the surroundings. D. Site development amenities 1. All multi-family 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 waste station (6) Commercial outdoor kitchen (7) Fitness course (8) Enclosed storage b. Open space (1) Community garden (2) Ponds or water features (3) Plaza City of Meridian Department Report III. Staff Analysis (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 multi-family development as follows: a. For multi-family developments with less than twenty(20)units,two(2) amenities shall be provided from two(2) separate categories. b. For multi-family development between twenty(20)and seventy-five(75) units,three(3) amenities shall be provided,with one(1) from each category. c. For multi-family development with seventy-five(75)units or more, four(4) amenities shall be provided,with at least one (1)from each category. d. For multi-family developments with more than one hundred(100)units,the decision-making body shall require additional amenities commensurate to the size of the proposed development. Based on 139 units on Lot 21 Block 1, a minimum offive (5) amenities are required with at least one (])from each category; the decision-making body may require more. The following amenities are proposed in each of the required categories: Quality of Life—clubhouse,fitness facility, enclosed bike storage, enclosed storage and commercial outdoor kitchens with built-in grills; Open Space—plaza (private roof top amenity deck including tables, benches, landscaping and shade structures) and a picnic area (including tables, benches, landscaping and shade structures located on the private roof top amenity deck); Recreation Activity Areas—swimming pool with changing facilities and restrooms (located on the private roof top amenity deck and within building) and paved sports courts, including bocce ball and(2)pickleball courts with appropriate surfacing; and Multi-modal—enclosed bike storage within the building and charging stations for electric vehicles within the building. The proposed amenities far exceed the minimum standards. Based on 132 units on Lot 21 Block 3, a minimum of five (5) amenities are required with at least one (1)from each category; the decision-making body may require more. The following amenities are proposed in each of the required categories: Quality of Life—clubhouse,fitness facility, enclosed bike storage, enclosed storage and commercial outdoor kitchens with built-in grills; Open Space—plaza (private roof top amenity deck including tables, benches, landscaping and shade structures) and a picnic area (including tables, benches, City of Meridian Department Report III. Staff Analysis landscaping and shade structures located on the private roof top amenity deck); Recreation Activity Areas—swimming pool with changing facilities and restrooms (located on the private roof top amenity deck and within building) and paved sports courts, including bocce ball and(2)pickleball courts with appropriate surfacing; and Multi-modal—enclosed bike storage within the building and charging stations for electric vehicles within the building. The proposed amenities far exceed the minimum standards. 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. E. Landscaping requirements 1. Development shall meet the minimum landscaping requirements in accord with Chapter 3, "Regulations Applying To All Districts", of this Title. Street buffer landscaping is required with development of the subdivision. The landscape plan submitted with the Certificate of Zoning Compliance application should comply with the parking lot landscape standards in UDC 11-3B-8C. 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. 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 submitted with the Certificate of Zoning Compliance application should comply with the standards for parking lot landscaping in UDC 11-3B-8C. F. Maintenance and ownership responsibilities. All multi-family 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.A recorded copy of the maintenance agreement should be submitted to the Planning Division prior to issuance of Certificate of Occupancy for the building. G. 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. The developer should comply with this standard. Alternative compliance(ALT) is requested from the Director to UDC 11-4-3-27B to allow studio units within multi-family developments to be developed without private,usable open space. The Applicant states it's not feasible to provide private open space for studio units for the following reasons: 1) it would increase the cost of these units,reducing their affordability; 2) smaller units have a smaller outside fagade on the building and addition balconies to each unit would significantly clutter the exterior appearance of the buildings; 3)in order to meet he area requirements for private open space,balconies would have to be as wide as the entire City of Meridian I Department Report III. Staff Analysis unit itself—with an adjacent unit's balcony abutting the studio's space, the area wouldn't be private. As an alternative means of compliance, the Applicant proposes to provide private amenity decks,which will be available to all residents in the buildings but will likely be used the most by residents of studio units since they have the least space to host groups of visitors. The decks will have seating areas,built-in grills/outdoor kitchens,planters, firepits, and shade features that will create attractive spaces to host parties conveniently located for building residents. Amenity decks with pools will also have welcoming spaces that include swimming pools and sports courts for socializing and recreation. These rooftop and amenity docks are not open to the public but rather are private open spaces for residents only. The request qualifies for alternative compliance as the proposed design includes innovative design features based on"new urbanism"that promote walkable and mixed-use neighborhoods in accord with UDC 11-5B-5B.2. All of the vertically integrated and multi- family buildings with studio units include"new urbanism"design features like public plazas and green spaces,landscaped walkway connections between blocks,vertical and horizontal mixing of office, commercial and residential uses,transit accessibility,and bike amenities. Overall,the high degree of mixed use in Pine 43 will promote walkability and community connection,reducing reliance on motor vehicles and creating an urban neighborhood feel. The table below demonstrates the amount of amenity deck private space provided for resident use compared to the amount of private open space that would otherwise be required for the number of studio units in the building—the amount of amenity space available to the studio unit residents exceeds what they would otherwise have in their unit. Lot Number of Private Amenity Area Provided Studio Space Units Needed Block 1,Lot 2 133 12,640 sf 17,780 sf on tad Floor Amenity Deck Block 3,Lot 2 28 2,240 sf 16,980 sf on 2' Floor Amenity Deck and 8,160 sf on 6ffi floor Rooftop Amenity Deck The Director finds the proposed alternative means for compliance with the private usable open space standards demonstrates the proposed alternative provides an equal or superior means of meeting the intent and purpose of the regulation as required and approves the requests. , 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): The site layout is required to comply with the standards listed in UDC 11-3A-19. Staff has reviewed these standards and finds the proposed concept plan demonstrates general compliance with the required standards. All structures in the development are required to comply with the design standards listed in the Architectural Standards Manual. A Design Review application will be required to be submitted and approved prior to submitting building permit applications. City of Meridian I Department Report III. Staff Analysis 2. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G): The minimum qualified open space and site amenity standards in UDC 11-3G-3 and 11-3G-4 do not apply to the townhome portion of the development as it is below 5 acres in size at 3.59 acres. The standards listed in UDC 11-4-3-27C,D for common open space and site amenities apply to the multi-family portion of the development. 3. Landscaping (UDC 11-3B): i. Landscape buffers along streets A 10-foot wide buffer is required along N.Nola Rd.,N. Webb Ave. south of Pine and along N.Machine Ave.,local streets; a 20-foot wide street buffer is required along E. State Ave.,a collector street; and a 25-foot wide street buffer is required along N.Locust Grove Rd. and E.Pine Ave.,both arterial streets,with landscaping in accord with the standards listed in UDC 11-3B-7C. The width of the proposed street buffers all meet or exceed the minimum standards. Landscaping should be depicted on the landscape plan submitted with the final plat application in accord with the required standards.Where the buffer is encumbered by easements or other restrictions,the buffer area shall include a minimum five-foot wide area outside the easement or restricted area for planting shrubs and trees,per UDC 11-3B-7C.1b.All street landscape buffers should be depicted on the final plat in a common lot or on a permanent dedicated buffer easement,maintained by the property owner,homeowner's association or business owners' association per UDC 11-3B-7C.2a. ii. Parking lot landscaping Parking lot landscaping is required to be provided within the development in accord with the standards listed in UDC 11-3B-8C and should be depicted on the landscape plan submitted with the Certificate of Zoning Compliance(CZC) application for development of each lot. Compliance with these standards will be reviewed with individual CZC applications. iii. Landscape buffers to adjoining uses A 25-foot-wide landscape buffer is required on C-G and I-L zoned properties adjacent to residential uses per UDC Tables 11-2B-3 and 11-2C-3. Landscaping within these buffers is required to comply with the standards listed in UDC 11-313-9C. Compliance with these standards will be reviewed with individual CZC applications. If a reduction in the width of such buffer is needed, a request should be submitted prior to the City Council hearing for consideration by City Council at a public hearing with notice to surrounding property owners per UDC 11-3B-9C.2.A reduction to the buffer width shall not affect building setbacks; all structures shall be set back from the property line a minimum of the buffer width required in the applicable zoning district. Although a buffer is not required on C-G zoned property adjacent to I-L zoned property the Applicant proposes a 10-foot wide buffer along the southern boundary of Lot 1, Block 1 to buffer the proposed residential uses from the existing industrial uses to the south. The buffer is proposed to be planted with columnar evergreen trees with a 30' height and 10' width at maturity(see exhibit in Section VII.L) and an 8' tall masonry wall is proposed on the shared property line as an added buffer. City of Meridian I Department Report III. Staff Analysis 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 per the standards listed in UDC 11-3B- 10C. There are many existing trees on the site, depicted on Sheet PP-02 of the plat and on Sheet 14 of the landscape plan,that are proposed to be removed; a mitigation plan is included on the landscape plan that notes the following: I- EXISTING TREES TO BE SAVED ON SrrE THAT WILL COUNT TOWARDS NMGATlCN AREAS FOLLOWS: (11) -V CAL ARMSTRONG MAPLES (5)-4'C.AL KATSURA (2)-6'HT.WEEPING NORIM1'AY SPRUCE TOTAL CALIPER INCHES =PO CALIPER INCHES 2. EXISTING T?EE3 TO BE REMOVED ON SITE- (1) -42"COTT_i`I's 0011)G(NO MITIGATION REQUIRED) (7) -3(7 BLACK LOCUST(NO MITIGATION REQUIRED) (2} -4"BLACK LOCUST(NO 1611TIGATION REQUIRED) (1) -8"BLACK LOCUST(NO 1611TI GATICN REQUIRED) (14)-1Ir POPULAR(NO M171GAT10N REQUIRED) (3)-29 TALL PIN E(51 M.TO W CAL.) (2)-1R TALL PIN-(SIM.704.5"CAL_) (1)-21V TALL PINE?SIM.TO 5.5"CAL.) (1)-1 IV TALL PIN=s SIM.TO 2"CAL.) TOTAL CALIPER INC-IES THAT DO NOT REQUIRED MITIGATION=406 CALIPER I NCHES TOTAL CALIPER INCHES =34 C.ALI'EP.INCHES 3. EXISTING TREES TO BE RELOCATED ON SITE (46)4r CAL.ARMSTRONG MAPLES (28)-15'HT COLUMNAR SPRUCE(SIM.TO4"CAL) (19) 4'CAL.FLOWER NGCRABAPPLE (14)-4'CAL.KAT.SURA (11)-6'CAL.WPG.MULBERRY (2)-16'HT.WPG.NOOTKA SPRUCE(SIM.TO4"CAL) (21)-6"CAL.MULTI-TRUNK REDBUD (40)-14 HT.SPRUCE(SIM.TO4'CAL) (5)-0'HT.WPG.SPRUCE(SIM_TO 2"CAL.) TOTAL CALIPER INCHES RELOCATED TREES=B90 CALI PER INCHES TOTAL CALIPER INCHES THE REM IRE MITIGATION=34 CALIPER I NCHES TOTAL CALIPER INCHES THAT DO NOT REQUI RED MITIGATION=06 CALIPER INCHES METHODS OF MITIGATION TO INCLUDE PROPOSING AN ALTERNATIVE COMPLIANCE OF TREE RELOCATION FROM THE EXISTING ROAD BUFFERS.EXJST1NG TREES THAT ARE RELOCATED ON SITE MAY COUNT TOWARDTHE REQUIRED LANDSCAPING.ALTERNATIVE METHODS WOULD INCLUDE INCREASING CALIPER INCHES OF PROPGSED TREES_ Mitigation information should be included on the landscape plan submitted with the final plat application. v. Storm integration Per UDC 11-313-11,the applicant shall meet the intent to improve water quality and provide a natural, effective form of flood and water pollution control through the City of Meridian I Department Report I11. Staff Analysis integration of vegetated,well designed stormwater filtration swales and other green stormwater facilities into required landscape areas,where topography and hydrologic features allow if part of the development. vi. Pathway landscaping Landscaping is required along all pathways per the standards listed in UDC 11-3B-12C and will be reviewed for consistency with the standards with future development applications(i.e. final plat and/or Certificate of Zoning Compliance). 4. Parking (UDC 11-3Q: Off-street parking is required to be provided in accord with the standards set forth in UDC Table 11-3C-6 for residential uses and 11-3C-6B for non-residential uses. Bicycle parking is required to be provided in accord with the standards listed in UDC 11-3C- 6G and be designed and located in accord with the standards listed in UDC 11-3C-5C. A minimum of one (1)bicycle parking space is required for every 25 proposed vehicle parking spaces or portion thereof for all the proposed uses, except for the townhome dwelling units. i. Residential parking analysis Off-street parking is required to be provided for each townhome,multi-family apartment and vertically integrated residential unit based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. Townhomes: • The number of bedrooms per unit are not identified in the plans. Compliance with the parking standards for these units will be reviewed with the building permit application. Multi-family apartments: • Lot 2,Block 1 —Based on(33) studio units, (34) 1-bedroom units, (48)2-bedroom units and(24) 3-bedroom units, a minimum of 266 spaces are required, including guest parking,with 106 of those being covered; a total of 266 spaces are proposed with 240 of those being covered podium/garage spaces in accord with the required standard. A total of 26 surface parking spaces and 45 podium(covered) spaces are provided on the site; another 195 spaces are proposed to be utilized through a cross-parking easement in the adjacent parking garage for the vertically integrated building on Lot 1, Block 1,which is between 86 and 130 feet from the multi-family building. This meets the shared use standards listed in UDC 11-3C-7 for parking standard alternatives as there is convenient pedestrian connections between properties and the properties/uses are within 1,000' of each other. A recorded shared use agreement is required to be submitted with the Certificate of Zoning Compliance application for the shared vehicle and bicycle parking per the standards listed in UDC 11-3C-7B. Based on the number of vehicle spaces provided(i.e. 266), a minimum of 11 bicycle parking spaces are required. A total of three(3)bicycle parking spaces are proposed on the site and additional parking will be provided through the cross- parking easement on Lot 1,Block 1,which exceeds the minimum standard. • Lot 2,Block 3—Based on(28) studio units, (40) 1-bedroom units, (56)2-bedroom units, and(8) 3-bedroom units, a minimum of 237 spaces are required, including guest parking,with 104 of those being covered; a total of 247 spaces are provided City of Meridian I Department Report I11. Staff Analysis with 104 of those being covered in a 1-story podium,which exceeds the minimum standard by 10 spaces. Based on the number of vehicle spaces provided(i.e. 247), a minimum of 10 bicycle parking spaces are required; a total of 84 spaces are proposed(72 internal and 12 external),which exceeds the minimum standard. Vertically integrated: • Parking provided with the vertically integrated residential development will be reviewed for compliance with the parking standards at the time of Certificate of Zoning Compliance application. A 2-story parking podium is proposed. ii. Nonresidential parking analysis Non-residential uses in commercial districts are required to provide one(1) space for every 500 sq. ft. of gross floor area. Parking will be reviewed for compliance with these standards at the time of Certificate of Zoning Compliance application. The hotel,east vertically integrated residential and both restaurant buildings in Block 4 all site over underground parking garages. 5. Building Elevations (Comp Plan,Architectural Standards Manual): Photos of the existing building on the HPC Buyer property and a conceptual perspective drawing and elevations have been submitted for the future expansion,included below in Section VI1.1.Upgrades are planned to the existing building with the expansion to tie in with the new portion(s). Final design is required to comply with the design standards in the Architectural Standards Manual. Conceptual building elevations were submitted for the multi-family portions of the development, included below in Section VII.S, and the 3-story townhomes, included below in Section VII.V. Final design is required to comply with the design standards in the Architectural Standards Manual. Building perspectives for the overall development were submitted, included below in Section VII.U. Final design is required to comply with the design standards in the Architectural Standards Manual. 6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing constructed on the site must comply with the standards listed in UDC 11-3A-7, as applicable. A revised fencing exhibit was submitted,included below in Section VII.M,that depicts existing and proposed fencing; no new f r, i - i r --a A 4-foot-tall chain link fence exists at the southwest corner of the development around the existing school site and a 6-foot- tall chainlink fence with barbed wire exists along the southern boundary of the site.A vegetative screen or buffer is depicted at the southwest corners of the development area adjacent to the industrial properties on the north and south sides of W. Pine Ave. and an 8- foot tall masonry wall is proposed along the south side of Lot 1,Block 1 adjacent to existing industrial uses. 7. Parkways (Comp Plan, UDC 11-3A-17): Landscaped parkways are proposed along adjacent streets throughout the development and must comply with the standards listed in UDC 11-3A-17E. If 6-foot-wide parkways are proposed,root barriers and Class II trees are required. City of Meridian I Department Report III. Staff Analysis 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). All streets have been constructed except for the extension of N. Machine Ave. along the eastern boundary of Block 1,which is required to be extended per the conditions in the ACHD report. Additional right-of-way is required to be dedicated for improvements along the frontage of the property adjacent to Nola Rd. as noted in the ACHD report. ACHD's planned improvements in the Capital Improvements Plan(CIP)/Five Year Plan(FYP) are as follows: • Fairview Avenue is scheduled in the FYP as a corridor improvement to be widened to 7-lanes and to include the construction of enhanced pedestrian and bicycle facilities from Locust Grove Road to SH-55 (Eagle Read) in 2029. • The intersection of Fairview Road and Locust Grove Road is scheduled in the FYP to be widened to 7-lanes on the north leg, 7-lanes on the south, 9-lanes east, and 9-lanes on the west leg, and re-signalized with accessible pedestrian signals with leading pedestrian Intervals in 2029. Because the original conceptual plan envisioned a greater proportion of regional trip capture (i.e. more jobs and less residential generation), Staff was concerned the proposed shift in land use may place additional demand on the surrounding transportation network beyond what was originally anticipated. Therefore, an update to the previous TIS was requested. In response,the traffic engineer submitted a technical memorandum to ACHD with additional and updated analysis for the land use changes proposed with this application as requested by the Planning Division. A summary comparison of net new trips between the 2017 TIS and the currently proposed update is included; internal capture of trips between the proposed residential, office and retail uses as well as pass-by trips for retail uses are factored in. Overall,the proposed land uses, as the applicant calculated, are estimated to generate 33 additional net new vehicles during the AM peak hours and 49 additional net new vehicles in the PM peak hours when compared to the previous study. This appears to be a minor difference in overall traffic when compared to the current peak hour volumes on Pine Ave. (1,591 PM peak hour 2-way volume); and on Locust Grove Rd. (1,735 PM peak 2-way volume). This is within the current daily fluctuations in traffic on the adjacent roadway. Additionally,the increase in traffic was not shown to change or impact any of the previously approved conditions of approval for the development as it relates to the transportation system. The study notes the mixture of land uses presented in the proposed site plan offers a substantial opportunity for reduction in overall daily trips associated with the development due to the internal capture of these trips (primarily commuting trips and trips for services such as meals and neighborhood retail)within the development itself. However,both Staff and ACHD have expressed concerns with the calculations and cannot confidently agree with the method or results. Staff expressed concerns that the trip capture rates used were high, and unlikely to be reflective of peak rush hour impacts where the types of jobs and the type of employment in the area are not necessarily correlated. Additionally that many of the daily trip attractors will still require vehicle trips, such as grocery, schools, and as previously noted,jobs. See also ACHD comments below. ACHD had the following comments on the technical memorandum: • The memo utilized a pass-by capture rate of 47% in the AM,41.5%in the PM, and 41.5% overall for Land Use 821. These rates are generally very high. It is typical to utilize an AM pass-by trip capture of 0% for Land Use 821 since many stores are not open during morning rush hour. City of Meridian I Department Report III. Staff Analysis • Based on proposed trip generation,there is no anchor supermarket for the retail portion of the development. Supermarkets are usually the primary driver of pass- by trips for a retail plaza,so the pass-by capture percent should be further reduced accordingly. • Internal trip capture calculations assume the entire development will function as one site. This is not accurate, as many"internal"trips require vehicles to utilize Pine Avenue or Webb Avenue and will impact operations of the Pine Avenue/Web Avenue roundabout. The overall internal trip capture of 2,533 also utilizes a higher internal trip capture rate than either the AM or PM peak hours,with no supporting calculations. Note: These comments are only a general overview and don't constitute a full review by ACHD. The traffic engineer has responded to ACHD's comments and plans to amend the memo to include additional information. A memo was submitted from the traffic engineer, dated October 14,2025,that includes additional and updated analysis for the proposed development.A comparison of trip generation between the previouslyapproved land uses south of State Ave. from the approved 2017 TIS and the currently_proposed land use changes are included in the memo and shown below. Table 4. Proposed Land Use Trip Generation Comparison, February 2024 Land Use Daily AM Peak Hour PM Peak Hour Trips Total In out Total In out Total Net New Trips (2017 Study) 6315 752 587 165 781 209 572 Total Net New Trips (2025 Site Plan) 8872 749 358 391 784 357 427 Net New Trips (Difference) 2557 -3 -229 226 3 148 -145 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Access is proposed via adjacent public streets [i.e. E. Pine Ave. (minor arterial street); E. State Ave. (residential collector street west of Webb and local street east of Webb);N. Webb Way(residential collector street); and N. Webb Ave.,N. Nola Rd. and N. Machine Ave. (local streets)] and internal driveways as shown on the concept plan and preliminary plat. Where access to a local street is not available for non-residential properties, cross- access/ingress-egress easements should be granted to adjoining properties either by recorded easement or as a note on the final plat as set forth in UDC 11-3A-3A.2. Cross- access/ingress-egress easements and driveways should be granted/constructed between all adjoining lots in the subdivision and to the following abutting parcels: Parcel #51108244650 to the east of Block 2 and Parcel#51108233810(HPC Buyer property)to the west of Block 4. Access to the townhomes that front on E. State Ave. is proposed from an internal un-named driveway. This requirement is in accord with Comprehensive Plan policy#6.01.02B,which states, Reduce the number of existing access points onto arterial streets by using methods such as cross-access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity. City of Meridian I Department Report III. Staff Analysis 2. Multiuse Pathways (UDC 11-3A-5): A 10-foot-wide detached multi-use pathway is proposed along the east side of N. Webb Way in accord with the Pathways Master Plan. If located outside of the adjacent right-of-way, a public pedestrian easement will need to be dedicated as required by the Park's Dept. The Park's Dept.requests a public access easement is dedicated for a multi-use pathway(10- foot-wide detached sidewalk) along the west side of N.Machine Ave. if located outside of the adjacent ACHD right-of-way(an attached sidewalk maybe considered as Machine Ave. isn't a through street); revise the plans accordingly. 3. Pathways (Comp Plan, UDC 11-3A-8): A pedestrian connectivity plan showing pathways, sidewalks,crosswalks and bike lanes was submitted with this application,included below in Section VII.O. As noted above, a 10-foot- wide detached multi-use pathway is proposed along the east side of N.Webb Way,north of E. Pine Ave. and required along the west side of N.Machine Ave. in accord with the Pathways Master Plan(see Park's Dept. comments below in Section IV.E.). The pedestr4,inelude the pa#F�vay along the west side of N. Mae-hine Ave. as required by the Park's plan should be revised prior-to the City Gouneil heafing to r-efleet"N. Webb Ave." south of E. Pine Ave.;the Legend should r-efleet that the 10' wide pad+way is a detaehed pathway; .; adjacent to Bloek 1. The pedestrian plan has been revised as requested. 4. Sidewalks (UDC 11-3A-17): All sidewalks shall comply with the standards listed in UDC 11-3A-17. A combination of detached and attached sidewalks are proposed along streets as shown on the pedestrian plan and other plans.Detached sidewalks are depicted along all collector and arterial streets as required; attached sidewalks are proposed along the southern portion of N. Webb Ave., a local street. 5. Private Streets (UDC I1-3F-4): No private streets are proposed. Prior to submittal of a Certificate of Zoning Compliance application(s)for structures that don't front on a public street,the Applicant should work with the City's addressing technician to determine if private streets are needed for addressing for emergency way-finding purposes. Private streets, if required, are required to comply with the standards listed in UDC 11-3F-4. 6. Subdivision Regulations (UDC 11-6): Compliance with the subdivision design and improvements standards listed in UDC 11-6C-3 is required. The proposed plat appears to be in compliance with these standards. 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. 1. Waterways (Comp Plan, UDC 11-3A-6): The Snider Lateral is an open waterway that runs along the southern boundary of Blocks 1 and 3 at the south perimeter boundary of the subdivision. This waterway should be piped in accord with the standards listed in UDC 11-3A-6. Other smaller delivery ditches also cross the site that may be removed as proposed if they don't provide irrigation water to downstream users. City of Meridian I Department Report III. Staff Analysis 2. Pressurized Irrigation(UDC 11-3A-15): Underground,pressurized irrigation water is required to be provided to each lot in the 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 per UDC 11-3A-18. Design and construction shall follow Best Management Practice as adopted by the city. A Geotechnical Recommendation Report was submitted for this development, included in the project file,which states the site is acceptable for the proposed development and includes recommendations for design and construction of future phases of this project. 4. Utilities (Comp Plan, UDC 11-3A-21): All utilities and street lights should be in accord with the City's adopted standards, specifications and ordinances. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division r-eeetmnendifig denial of these uses. if the Conffnission and/or-Cotmeil dete a peffien of these uses is appropriate, . Because the Commission was in support of the proposed multi-family developments and vertically integrated residential project in Blocks 1 and 3, south of E. Pine Ave., Staff has included conditions of approval for the applications associated with these requests. 1. Annexation & Zoning—HPC Buyer Property A property boundary adjustment application shall be submitted to the Planning Division and finalized prior to City Council approval of the new DA to transfer ownership of the property and to create the parcel subject to the DA. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption,and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the date of City Council approval of the Findings of Fact, Conclusions of Law and Decision& Order for the Annexation request. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the conceptual development plan,phasing plan and building elevations and perspectives included in Section VII.I and the provisions contained herein. b. Future development of the property shall comply with the dimensional standards for the I-L(Light Industrial)zoning district listed in UDC Table 11-2C-3 and the development standards in the Unified Development Code. c. A property boundary adjustment application shall be submitted to the Planning Division once the subject property is annexed that depicts property lines that follow the zoning boundaries approved with the annexation. City of Meridian I Department Report IV. City/Agency Comments & Conditions d. The access points to adjacent streets depicted on the conceptual development plan shall be evaluated with future development applications and are not approved with the concept plan. e. A Certificate of Zoning Compliance application shall be submitted prior to submittal of a building permit application(s)for the expansion of the existing use that complies with all UDC standards and the provisions listed herein. £ A Design Review application shall be submitted concurrent with the Certificate of Zoning Compliance application for the addition(s)to the existing building that demonstrates compliance with the design standards listed in the Architectural Standards Manual. 2. Development Agreement Modification—Pine 43 Mixed-Use A property boundary adjustment application shall be submitted to the Planning Division and finalized prior to City Council approval of the amended DA to transfer ownership of the property and to create the parcel subject to the DA. Staff r-eeommends ehanges to the conceptual master-plan prior to the City Council hearing as follows: inelude non residential uses in plaee of the multi family residential developments and ver-fleally integrated residential project in Bloelis I and 3 on the south side o PlanfarfitnetieHal iwegiwtiaH of uses.. Note: The Commission did not recommend approval of these changes. An amended Development Agreement(DA) shall be required as a provision of the MDA and RZ applications. Prior to approval of the rezone ordinance, the amended DA shall be signed by the property owner and returned to the Planning Division within six(6)months of City Council's approval of the Findings of Fact and Conclusions of Law for the modification and rezone. The amended DA shall only apply to the portion of the development that lies south of E. State Ave. included in the boundary of the updated conceptual development plan included in Section VILE. The portion of the development that lies north of E. State Ave. shall comply with the provisions in the original DA(Pine 43—Instrument#2018-000751). The owner/developer shall comply with the following provisions associated with the amended development agreement: a. Future development shall substantially comply with the updated conceptual master plan, preliminary plat, landscape plan,phasing plan,and conceptual building elevations and perspectives and other applicable plans included in Section VII. Any significant changes to the phasing plan shall be approved by the Director. b. All future structures shall be designed in accord with the standards listed in the Architectural Standards Manual. A Design Review application shall be submitted to the Planning Division and approved prior to submittal of building permit application(s)that demonstrates compliance with these standards. c. The Director approved an Alternative Compliance request to UDC 11-4-3-41G,which requires a minimum of 50 square feet of private,usable open space per unit in vertically integrated residential buildings on Lot 1, Block 1; Lot 2, Block 2; and Lots 1 and 3, Block 4. The approval allows studio units without such space, contingent upon the provision of private amenity decks as shown in the exhibit in Section VII.R, as an alternative means of compliance. City of Meridian I Department Report IV. City/Agency Comments & Conditions d. The public and quasi-public areas in the development shall be designed with community supportive purpose, incorporate permanent design elements with features to promote frequent use, and support amenities that foster a wide variety of interests ranging from relaxation to play(see examples below in Section VII.BB: Public/Quasi-Public Exhibit& Renderings). These areas must be strategically integrated into the overall development, interconnected with meaningful points of interest,prioritize pedestrian infrastructure,be highly visible and accessible, and designed to enhance both the adjacent uses and larger mixed-use area in accord with the holistic design principles in the Comprehensive Plan (see Figures FBS,FC6 and FC7 in the Plan). The plans submitted with future development applications shall demonstrate compliance with this requirement. e. Supportive and proportional outdoor public and/or quasi-public spaces and places including,but not limited to,parks,plazas, outdoor gathering areas,linear open space, and schools are expected to be provided within the development in accord with the principles for integration of uses in the Comprehensive Plan(see figures FB4, FC5,FC7 in the Plan)and the examines included below in Section VII.BB: Public/Quasi-Public Exhibit. These areas may be located in spaces between residential and non-residential uses to provide both integration and transition between uses. Outdoor seating areas at restaurants are not considered supportive public spaces unless integrated into shared open space,natural amenities, and interconnected with cohesive pathway elements. The plans submitted with future development applications shall demonstrate compliance with this requirement. £ The developer shall provide enhanced construction materials (i.e. high-sound transmission classification rated windows and walls) for sound mitigation as proposed for the south side of the vertically integrated residential structure on Lot 1,Block 1 adjacent to existing industrial uses to the south.Additionally, a 10-foot wide landsca e buffer planted with columnar evergreen trees with a 30-foot height and 10-foot width at maturity and an 8-foot-tall masonry wall shall be provided along the southern boundary of Lot 1,Block 1 as proposed by the developer and shown below in Section VH.L on the Section Elevation at Vertically Integrated Residential Building to Southern Propej.V Line plan. g The Director approved an Alternative Compliance request to UDC Table 11-213-3 to increase the maximum building height in the C-G zoning district by 17%, from 65 feet to 76 feet, for the hotel on Lot 2,Block 4;the multi-family building on Lot 2,Block 3; and the two verticallygrated residential buildings on Lots 1 and 3,Block 4, as shown in the exhibit in Section VILT. This approval is contingent on providing 10%of the building_square footage as open space,courtyards,patios, or other usable outdoor areas for employees and/or patrons, exclusive of required setbacks and landscape buffers, in accordance with UDC 11-213-3A.3d, as shown in the open space exhibit in Section VII.N. 3. Preliminary Plat a. The final plat(s) shall include the following revisions: i. If 6-foot wide parkways are proposed along streets,root barriers shall be depicted on the construction drawings that comply with the standards listed in UDC 11-3A-17E. ii. Depict a 10-foot-wide detached sidewalk/multi-use pathway on the construction drawings along the west side of N.Machine Ave. as required by the Park's Dept. (an attached sidewalk may be considered as Machine Ave. isn't a through street—work with the Park's Dept. on this). If located outside of the adjacent ACHD right-of-way, a public pedestrian easement is required per the Park's Dept. comments. City of Meridian I Department Report IV. City/Agency Comments & Conditions iii. Depict cross-access/ingress-egress easements between all adjoining lots in the subdivision and to the following abutting parcels: Parcel#S 1108244650 to the east of Block 2 and Parcel#S 1108233810(HPC Buyer property)to the west of Block 4 either by recorded easement or as a note on the final plat in accord with UDC I I-3A- 3A.2. iv. All street landscape buffers shall be depicted on the plat in a common lot or on a permanent dedicated buffer easement,maintained by the property owner, homeowner's association or business owners' association per UDC 11-313-7C.2. Where street buffers are encumbered by easements or other restrictions,the buffer area shall include a minimum 5-foot-wide area outside the easement or restricted area for planting shrubs and trees per UDC 11-3B-7C.1b. This applies to Lot 3, Block 3. v. Depict the irrigation easement for the Snider Lateral that runs along the southern boundaries of Blocks 1 and 3. b. The landscape plan submitted with the final plat application(s) shall include the following revisions: i. If 6-foot-wide parkways are proposed along streets,root barriers and Class Il trees are required per the standards listed in UDC 11-3A-17E. ii. Depict a I0-foot-wide detached sidewalk/multi-use pathway along the west side of N. Machine Ave. as required by the Park's Dept. (an attached sidewalk may be considered as Machine Ave. isn't a through street—work with the Park's Dept. on this). iii. Depict landscaping all pathways in accord with the standards listed in UDC 11-3B- 12C. iv. Include mitigation information on the plan for existing trees being removed from the site that require mitigation per the standards listed in UDC I 1-313-1OC as noted on the Sheet 14 of the landscape plan submitted with the preliminary plat. v. Depict street buffer landscaping in accord with the standards listed in UDC 11-3B- 7C. Where street buffers are encumbered by easements or other restrictions,the buffer area shall include a minimum 5-foot-wide area outside the easement or restricted area for planting shrubs and trees per UDC 11-3B-7C.lb. c. All multi-use pathways/sidewalks located outside of the adjacent ACHD right-of-way will require a separate public pedestrian easement as required by the Park's Dept. d. The Snider Lateral that runs along the southern boundary of Blocks 1 and 3 shall be piped in accord with the standards listed in UDC 11-3A-6;the construction drawings shall reflect this requirement. e. Extend N.Machine Ave. along the eastern boundary of Block 1 as proposed and required by ACHD. f Appr-eva4 of the preliminary-plat is een4ingepA upon r-eeer-dation of the final plat for-Pine Pine Ave. and N. Webb Ave. A final plat appheation shall not be submitted to the ni.*i+ifig Division n f any phase f development„r4i the final plat; o er-d a. Council removed this requirement at the recommendation of Staff as requested by the Applicant. g. Approval of the preliminary plat is contingent upon final approval of a property boundary adjustment(PBA)application for the realignment of property lines between the HPC Buyer and DRB Investments properties as shown on the preliminary plat.A final plat application shall not be submitted to the Planning Division for any phase of development City of Meridian I Department Report IV. City/Agency Comments & Conditions until a PBA is finalized and a Record of Survey recorded that matches the configuration of the properties shown on the preliminary plat. h. Prior to submittal of a Certificate of Zoning Compliance application(s)for structures that don't front on a public street,the Applicant should work with the City's addressing technician to determine if private streets are needed for addressing for emergency way- finding purposes. Private streets, if required, are required to comply with the standards listed in UDC 11-317-4. i. Staffs failure to cite all relevant UDC requirements does not relieve the applicant from compliance. j. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer's signature on a final plat within two years of the date of the approved findings; or obtain approval of a time extension as set forth in UDC 11-613-7. 4. Conditional Use Permit—Height Exception(Vertically Integrated Residential Building on Lot 2,Block 2) a. The vertically integrated residential building on Lot 2,Block 2 is permitted to exceed the 65-foot maximum building height allowed in the C-G zoning district,with an approved height of up to 87 feet, as shown in the exhibit in Section VII.T. b. A conditional use permit,when granted, shall be valid for a maximum period of two(2) years unless otherwise approved by the city per UDC 11-513-6F. 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-year period. Upon written request and filing by the applicant prior to the termination of the period in accord with subsection(F)(1)of this section,the director may authorize a single extension of time to commence the use not to exceed one (1)two-year period.Additional time extensions up to two (2)years as determined and approved by the commission may be granted.With all extensions,the director or commission may require the conditional use comply with the current provisions of this chapter. 5. Conditional Use Permit—Multi-family Development(Lot 2,Block 1 and Lot 2,Block 3) a. Compliance with the specific use standards listed in UDC 11-4-3-27 for Multi-family Developments is required except for the standard requiring 80 square feet of private, usable open space per unit.An alternative compliance request to UDC 11-4-3-27B.3 was approved by the Director to allow no private open space for studio units, contingent upon the provision of private amenity decks as shown in the exhibits below in Section VII.R. b. Compliance with the dimensional standards for the C-G zoning district in UDC Table 1I- 2B-3 is required, except for the 65-foot maximum building height for the multi-family building on Lot 2,Block 3.An Alternative Compliance request was approved by the Director to permit a maximum height of 76 feet,contingent upon providing 10%of the building square footage as open space,courtyards,patios,or other usable outdoor space for the employees and/or patrons of the structure, exclusive of required setbacks and landscape buffers,as shown in the open space exhibit in Section VII.N. c. A revised site/landscape plan, as applicable, shall be submitted with the Certificate of Zoning Compliance application(s)that includes the following: City of Meridian I Department Report IV. City/Agency Comments & Conditions i. Depict landscaping along all pathways per the standards listed in UDC 11-3B-12C; include a calculations table that demonstrates compliance. ii. Depict parking lot landscaping in accord with the standards listed in UDC 11-313-8C. iii. Depict all on-site service areas, outdoor storage areas,waste storage, disposal facilities,and transformer and utility vaults in an area not visible from a public street, or fully screened from view from a public street in accord with UDC 11-4-3-2713.2. iv. Depict the location of the property management office,maintenance storage area, central mailbox location(including provisions for parcel mail that provide safe pedestrian and/or vehicle access), and a directory and map of the development at an entrance or convenient location for those entering the development in accord with UDC 11-4-3-27B.7. v. All street facing elevations shall have landscaping along their foundation that complies with the minimum standards in UDC 11-4-3-27E. Note: The common open space areas adjacent to the arterial street(i.e. Pine Ave.)buffer are allowed to count toward the open space requirements as part of the conditional use permit without being separated from the street by a berm or constructed barrier as allowed by UDC 11-4-3-27C.8. d. A recorded copy of a shared-use parking agreement shall be submitted with the Certificate of Zoning Compliance application for the multi-family structure on Lot 2, Block 1 per the standards listed in UDC 11-3C-713 to allow a portion of the required off- street parking spaces to be provided in the parking garage for the vertically integrated project on Lot 1,Block 1. e. Off-street parking shall comply with the standards listed in UDC Table 11-3C-6 and the site plan submitted with this application,included in Section VII.Q. £ All multi-family 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 as set forth in UDC 11-4-3-27F. A recorded copy of this agreement shall be submitted prior to issuance of Certificate of Occupancy for the building(s). g_ Multifamily developments with units that take access via secured common corridors shall install and maintain a keyless entrsystem, or suitable alternative,to provide police access to the common corridors under exigent circumstances as set forth in UDC 11-4-3- 27G. The keyless entrsystem or alternative shall be subject to review and approval by the Meridian Police Department. h. A conditional use permit,when,granted, shall be valid for a maximum period of two(2) ,years unless otherwise approved by the city per UDC 11-513-61F. 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-year period.Upon written request and filing by the applicant prior to the termination of the period in accord with subsection(F)(1)of this section,the director may authorize a single extension of time to commence the use not to exceed one (1)two-year period. Additional time extensions up to two (2)years as determined and approved by the commission may be granted.With all extensions,the director or City of Meridian I Department Report IV. City/Agency Comments & Conditions commission may require the conditional use comply with the current provisions of this chapter. B. Meridian Public Works https://weblink.meridiancity.org/WebLink/DocView.aspx?id=397532&dbid=0&repo=Meridian C ity C. Meridian Fire Department https://weblink.meridianciU.org/WebLink/DocView.aspx?id=410927&dbid=0&repo=Meridian C ity The Meridian Fire Department will respond to this development but our response will be inadequate due to staffing and equipment. Additionally,this project will require a Technical Fire Protection Report to be submitted to the Meridian Fire Department for review to address all criteria as required by the adopted 2018 International Fire Code and Meridian Title 10,Chapter 4 as it relates to Fire Protection and Fire&Life Safety Requirements for Mid-Rise and High-Rise structures. D. Meridian Police Department https://weblink.meridianciU.org/WebLink/DocView.aspx?id=397606&dbid=0&repo=MeridianC hty E. Meridian Park's Department https://weblink.meridiancio!.orglWebLinkIDocView.aspx?id=397615&dbid=0&repo=MeridianC iu F. Community Planning Association of Southwest Idaho (COMPASS) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=399592&dbid=0&repo=Meridian C ky https:Ilweblink.meridiancity.org/WebLink/DocView.aspx?id=406026&dbid=0&repo=Meridian C a G. Irrigation Districts No comments were submitted. H. Central District Health Department No comments were submitted. I. Idaho Department of Environmental Quality(DEQ) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=398020&dbid=0&repo=MeridianC ky https:Ilweblink.meridiancity.or lWebLink/DocView.aspx?id=405980&dbid=0&repo=MeridianC iu J. West Ada School District(WASD) https://weblink.meridiancily.orglWebLinklbrowse.a,ypx?id=379821&dbid=0&repo=Meridian Cit X K. Kuna School District https://weblink.meridiancity.ory/WebLink/Doc View.aspx?id=397862&dbid=0&repo=Meridian C hty City of Meridian I Department Report IV. City/Agency Comments & Conditions L. Ada County Highway District(ACHD) https:11weblink.meridianciU.org/WebLink/DocView.aspx?id=397539&dbid=0&repo=MeridianC iv M. Idaho Transportation Department(ITD) https://weblink.meridiancily.org/WebLink/DocView.aspx?id=401663&dbid=0&repo=Meridian C V. FINDINGS A. Annexation (UDC 11-511-3E) Upon recommendation from the commission, the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds the proposed map amendment with I-L, C-G and R-15 zoning is consistent with the Comprehensive Plan as noted above in Section III. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the map amendment complies with the regulations outlined for the districts and the purpose statements of residential, commercial and industrial districts. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposed map amendment should not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds the map amendment shouldn't result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. The City Council finds the proposed annexation is in the best interest of the City as it reduces County enclaves and promotes development in accord with the Comprehensive Plan. B. 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: l. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds the proposed map amendment to the R-15 district is consistent with the Comprehensive Plan as noted in Section III. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the map amendment complies with the regulations outlined for the district and the purpose statements of the residential district. City of Meridian I Department Report V. Findings 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposed map amendment should not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds the map amendment shouldn't result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. This finding is not applicable as the request is for a rezone, not annexation. C. Alternative Compliance(UDC 11-5B-5E)—11-4-3-41(G)Vertically Integrated Residential Private Open Space for Studio Units on Lot 1,Block 1; Lot 2,Block 2; and Lots 1 and 3, Block 4 In order to grant approval for an alternative compliance application,the Director shall determine the following: 1. Strict adherence or application of the requirements are not feasible; or The Director finds it is feasible for the Applicant to comply with the requirement but it would increase the cost of the units, reducing their affordability; and in order to meet the area requirements for private open space, balconies would have to be as wide as the unit itself, which would abut adjacent studios'space and wouldn't be private, as noted by the Applicant. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the provision ofprivate amenity decks as an alternate means of compliance with seating areas, built-in grills/outdoor kitchens,planters,firepits, and shade features will create attractive spaces to host gatherings for studio residents and is an equal or superior means for meeting the requirement. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The Director finds the alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. D. Alternative Compliance(UDC 11-5B-5E)—11-4-3-27(B)Multi-family Private Open Space for Studio Units on Lot 2,Block 1 and Lot 2,Block 3 Beeattse Staff is r-eeenffnending denial of the proposed multi family developments, Findings analysis is not ifieluded for-the asseeia4ed altefaa4ive eemplianee requests. In order to grant approval for an alternative compliance application,the Director shall determine the following: 1. Strict adherence or application of the requirements are not feasible; or The Director finds it is feasible for the Applicant to comfy with the requirement but it would increase the cost of the units, reducing their affordability; and in order to meet the area City of Meridian I Department Report V. Findings requirements for private open space, balconies would have to be as wide as the unit itself which would abut ad iacent studios'space and wouldn't be private, as noted by the Applicant. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the provision of private amenity decks as an alternate means of compliance with seating areas, built-in grills/outdoor kitchens,planters, farepits, and shade features will create attractive spaces to host gatherings for studio residents and is an equal or superior means for meetingthe he requirement. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The Director finds the alternative means will not be materially detrimental to the public welfare or impair the intended uses and character ofsurrounding properties. E. Alternative Compliance(UDC 11-5B-5E)—11-2B-3 Height Limit in C-G District for Multi- family Building on Lot 2,Block 3,Hotel on Lot 2,Block 4, and Vertically Integrated Residential Buildings on Lots 1 and 3,Block 4 An updated eemmen open spaee &4iibit needs to be submit4ed before Staff ea-H deteffflifle if t amourA of open spaee provided meets the requirement fof the Dir-eetor-to grant the height fir.An updated common open space exhibit was submitted that demonstrates compliance with the 10%common open space requirement for alternative compliance to be considered for the proposed structures. development, a finininium f 1 not of the 1,,,ildi n sEittare foetaee must 1, pi o$iaecriix vpcix spuee, eo uxryax a9�iusxos of oinci cnuoieeuraoor-spucc-icr noted riix UPC 1 x zv e9 1ia*ee ta4e-gfaffted Note: The Director is the decision-making body on the request for a heighteption on the vertically integrated residential buildings and the Council is the decision-making body on the request for a height exception on the multi-family residential building with the conditional use e 1. Strict adherence or application of the requirements are not feasible; or The Director and City Council finds it is feasible for the Applicant to comply with the requirement. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director and City Council finds the provision of 10+%usable outdoor space for the multi-family residential, hotel and vertically integrated residential buildings where a height exception is requested,provides an equal means for meeting the requirement as allowed by UDC 11-2B-3A.3d. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The Director and City Council mao ,finds the alternative means will not be materially detrimental to the public welfare or impair the intended uses and character ofsurrounding properties. City of Meridian I Department Report V. Findings F. Conditional Use(UDC 11-5B-6E)—Multi-family Development on Lot 2,Block 1 Beeause Stag is r-eeemmending denial of the proposed ehange to the eoneeptuai Master-plan ineludes the multi family development,Findings analysis is not ineluded for the associate The City Council 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 dimensional standards of the C-G district. 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 multi-family development will be harmonious with the Comprehensive Plan and in accord with the requirements of the UDC. 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 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. 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 the proposed multi-family development will not adversely affect other properties in the vicinity if it complies with the imposed conditions of approval. 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 adequately served by the essential public facilities and services listed. 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 excessive additional costs°or public facilities and services and will not be detrimental to the economic welfare of the communit. 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 multi-family development 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. City of Meridian I Department Report V. Findings 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 no natural, scenic or historic features ofmaior importance exist on the property. G. Conditional Use(UDC 11-5B-6E)—Multi-family Development on Lot 2,Block 3 -Beeause Staff is r-eeemmending denial of the pr-oposed ehange to the eafleeptuai Master-plan ineludes the multi family development,Findings analysis is not ineluded for-the asseeiate The City Council 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 lar eg enough to accommodate the proposed use and meet all dimensional standards of the C-G district; however, the Applicant requested alternative compliance to increase the building height from the maximum allowed 65 feet to 76 feet, which was approved by the Council. 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 multi-family development will be harmonious with the Comprehensive Plan and in accord with the requirements of the UDC. 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 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. 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 the proposed multi e amily development will not adversely affect other properties in the vicinio�ifit complies with the imposed conditions of approval. 5. That the proposed use will be served adequatelyby 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 adequately served by the essential public facilities and services listed. 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 excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. City of Meridian I Department Report V. Findings 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 multi-family development 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. 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 no natural, scenic or historic features of major importance exist on the property. H. Conditional Use(UDC 11-5B-6E)—Height Exception for Vertically Integrated Building on Lot 2,Block 2 The City Council 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 and development regulations in the C-G district. However, the Applicant requested conditional use approval of an extended building height from the maximum allowed in the district of 65 feet to 87 feet, which was approved by the Council. 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 additional height will facilitate the mixed-use development intended in the MU-C FL UM designation and in the C-G district. The added height will also promote sustainability by allowing for urban density that can support the commercial and office uses within the development. 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 height and design of the building should be generally compatible with other uses in the neighborhood and with the intended character of the general vicinity in that a mix of uses are planned for this area with similar heights. Further, the height of the building should not change the essential character of this area since it is aligned with the comprehensive plan's vision for urban density and mixed use in this area and on this site. 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 the additional height of this building should not adversely affect other properties in the vicinity as the building is similar in height to other buildings within the development and is sufficiently set back from the proposed townhome uses. City of Meridian I Department Report V. Findings 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 building with extended height will be served adequately by the essential public facilities and services listed. 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 extended building height 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 neither the additional height nor the use will 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. 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 no natural, scenic or historic features of major importance exist on the property. I. Preliminary Plat(UDC-6B-6) In consideration of a preliminary plat, combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; The City Council finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section IV. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Council finds public services are available or can be made available and should be adequate to accommodate the proposed development at the time of future development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The City Council finds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City's Capital Improvement Program. 4. There is public financial capability of supporting services for the proposed development; The City Council finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and The City Council finds the proposed development is not detrimental to the public health, safety, and general welfare. City of Meridian I Department Report V. Findings 6. The development preserves significant natural, scenic or historic features. The City Council finds there are no natural, scenic or historic features on the site. VI. ACTION A. Staff: Staff recommends approval of the proposed development plan per the provisions listed above in Section IV with the exception of the two(2)multi-family residential developments and the vertically integrated residential project located south of E. Pine Ave. in Blocks 1 and 3. Staff does not support residential uses in this area, as the previously entitled commercial plan is considered more beneficial to the City by providing needed employment opportunities and services for nearby residents,while also reducing vehicle trips and supporting trip capture. In addition, Staff does not support the vertically integrated residential use on Lot 1,Block 1 as it is not compatible with adjacent industrial uses and operations. Staff recommends the Commission and City Council consider reducing the number of vertically integrated residential units proposed north of E. Pine Ave. and requiring commercial/office uses above the first floor to provide a more commensurate level of employment and services to support nearby residents and reduce vehicle trips. B. Commission: The Meridian Planning&Zoning Commission heard these items on August 21 and September 18, 2025. At the public hearingoptember 18, 2025,the Commission moved to recommend approval to City Council of the proposed applications. 1. Summary of Commission public hearing_ a. In favor: Deborah Nelson,Givens Pursley,representingthe he Applicant; Tammy deWeerd; Ian Tompkins;Danielle Strollo, Givens Pursley;Dugan Henderson-Begg, Harvey Performance Company(HPC) b. In opposition:None C. Commenting: Garrett Schultz; Brian Farnsworth d. Written testimony: None e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: Steven Taulbee, Fire Dept. 2. Key issue(s)of public testimony a. In favor of the proposed mix of uses but against the scale of the development as it's way out of proportion for this location and with the residential homes to the north; against the proposed height of structures in the development and the transition to existing single- family residential homes to the north, desire for a shadow study to be conducted to determine the impact of the height of the proposed structures on adjacent single-family homes. Concern pertaining to the amount of additional traffic the development will create and the light and noise pollution impacts on the residents to the north. b. Opinion the proposed mixed-use development provides benefits of walkability,viabilitX and long-term economic strength and contributes toward a diverse housing. stock, employment, supported uses of pedestrian infrastructure and high quality publicspaces, which align with Comprehensive Planning _goals. c. In favor of the proposed development, including building heights. d. Question pertaining to if the proposed development would be part of the existing HOA— the answer was no. e. HPC is in support of the housing and hotel uses proposed that will help their employ base as well as nearby commercial opportunities the development will provide. 3. Key issue(s)of discussion by Commission: A. Proposed building heights and transitions to existing single-family residential homes to the north and proposed townhome units within the development along State Ave. City of Meridian I Department Report VI. Action b. Opinion the proposed development fits well in this area&will provide nice amenities. c. Contemplated type of commercial uses in the vertically integrated residential building specifically in Block 1. d. Transition to the south between residential and industrial uses and specific mitigation plans in place for noise. e. Transition in height from the residential homes to the north across State Ave. to the proposed development to the south, specifically the vertically integrated residential building on Lot 1,Block 4,to provider greater privacy to the residential lots to the north. £ Not comfortable with the Fire Dept.'s response that they can't adequately provide service for the proposed development although the structures will be sprinklered. g_ Not in support of removing the condition that requires the Animal Farm plat to be recorded prior to submittal of a final plat application for this development. h. Although residential uses are proposed to increase in this area, so are commercial uses. 4. Commission change(s)to Staff recommendation: a. In favor of residential uses south of Pine and requirement for shadow study to be submitted prior to the Council hearing(see exhibits in Section EE below).Approval includes requirement of enhanced construction materials for sound mitigation as offered by the Applicant for the VI building on Lot 1,Block 1 (SEC),include conditions of approval of CUP; and meet open space standards for MFR building at SWC of Pine and Webb on Lot 2, Block 3 for an increase in building height. 5. Outstanding(s) for City Council: a. None C. City Council: The Meridian City Council heard these items on October 21,2025.At the public hearing.the Council moved to approve the subject application requests. 1. Summary of the City Council public hearing: a. In favor: Deborah Nelson,Givens Pursely; Tammy deWeerd: Ian Tompkins:Matt Baker: Dugan Henderson-Begs,Harvey Performance Company(HPC):Andy Erstad, Erstad Architects b. In opposition: Kathy Crowley C. Commenting: Charlie Anderson: Jamie Markosian,Kittleson&Assoc.:Mindy Wallace ACHD d. Written testimony: Kathy Crowley e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: Derek Nelson and Steven Taulbee,Fire Dept. 2. Key issue(s)of public testimony: a. Concern pertaining to shade from the building heights proposed in this development on adjacent residential homes to the north across State Ave. and the impact on solar panels and energy costs. b. In favor of more residential apartments in this area. C. In favor of the mix of uses and quality of development proposed and its consistency with the goals in the City's Comprehensive Plan. d. HPC is in support of the proposed development and the opportunities it will bring. e. Architecture and design of buildings,including fire suppression measures(sprinklers). f. Opposed to the development as The Village and the Ten Mile development area are both in close proximity and offer similar types of uses. Approval of this development will increase traffic in this area,which is already congested, and decrease quality of life. 3. Key issue(s)of discussion by City Council: a. The adequacy of fire protection for the site. b. The impact of traffic generated from the proposed development on area roadways. City of Meridian I Department Report VI. Action C. The appropriateness of the proposed building height exceptions requested though the conditional use permit and alternative compliance applications. 4. City Council change(s)to Commission recommendation: a. At the recommendation of Staff based on the Applicant's request.Council removed condition Of requiring the final plat for Animal Farm to be recorded prior to submittal of a final plat application for any phase of this development. Note: The majority of City Council was supportive of the Applicant's request for increased building heights on Lot 2,Block 2: Lot 2,Block 3 and Lots 1. 2 and 3.Block 4 and decreased private usable open space for multi-family and vertically integrated residential units. City of Meridian I Department Report VI. Action ' 1 1 WJIM OR cn _• bi „ tVIEW �. .i aA .. ui W_ ., �w ■ f W-' —:� � PINE �,'�'�- .• � �. � . nompgo L.AIL IL i ing W ti A. �: 7 ,■ 3 Sol Sol W ALN .Mining offing WE n • --11111 11 ��1NI�!4 C 7 m _ i a ^�! : � !�I 1! ■■s In �i1n■■ai G��►i /1 1 /lIll i G� ■n!1 �Ils�■ ■ �- �-�/�/�i PION E �' FRANKL—INN ' ITr.:a::aim Ur -a i�: -- - 1 � ••- • mn■■m min■■ u■um■■■endtiu■ ■n�►lira r■u ��/ ennmi �!■ y� p■ul rlliinr pp - • • ° :unm C u 3 .�@=mar II�"�urq� �y-���� Town to U �I e Z r�pl�li.�'.,• _;;=: :,�le �� ��j r mm�nll �:■■• �*■ m =mi ann � l_ _�i - • try ���i► �/ ■■u■ill OflPnnnaril 118JI!!i� i � - I� =i■■ ■ .r111 � Gy hip q 4 _ R■■ r4■■■■a�u���i� �'l✓ya�r tlnnartl�� �n■r p � -unm _ r mina � iY`.n{f PINE r�trot rtrr Call�_ W 111■= W MERRAN KLIN -•- • non■N■uoon ■w mm�urllllGm■ diva I'ill u1n � �uu•u rllr■■rI ll0 Illlllllllllllllllilll — 5111114115 LU •"n�111 Q �•�.- Irrrtl 1r r rtrr�_=___ =� � � ♦ jtrlr111 �nnnlmnitnnri �Y'IEW � vl ■ �A�t_ :i it f�e� �U ■ i�� ����■��'nn�■ L.r _ o ,..■. �■ ■■ Z ■i�_�� {° �► +N.�� ua9 is =m . ■ ;- II w �P11{{IIOr 1 aL; �_ ���. nnnn►�eiui■mrinil Irrli i -I � C fd r i tN a _r�:�Aa •' rPm.�nm■�I ru/i4j •. _�' � a. � 4f{t Uli ■� ■r � ■p n1- tilt ,poi rrn ! I ill 11��.0■■1 � � ►/�- . >✓!iq�i�i°j rip , 1. � f1� llr�r -F h■■• ■ IIIIi G\r IN l"a I—Illllr u�i {rrI a■ fa'- ■ �urTiU„•Mimi a!/y �_, W ��rnt{.r nrn ll=:!�:�n n1`��aumi 9 rur�ii �` �u�� iul II u ■"1� to rut milt will for r �' �� ': i■- " �� �� �n��A mill Hill m Iu� �i.� ,i 1■ a -.1�-■anvrrna� ■■1111.11[I!17�11PIn n W �/irrlllh o■i IIHII 1111•llllll lllll 1_ ■r1.11111 Milli r�rinl milli rin- II���� Nil IIIIII� ■■� , 1■� FRANKLIN ■�!I ■1�� ■° i �� _� ,:■:tin■■■■iu■■n ��� in ": � 5. Map Notes Recent Area Preliminary Plats: H-2019-0004 H-2019-0112 H-2019-0149 H-2019-0142 H- 2019-0115 H-2020-0015 H-2020-0054 H-2020-0076 H-2020-0126 H-2021-0012 H-2021- 0017 H-2021-0043 H-2021-0049 H-2021-0069 H-2021-0077 H-2021-0097 H-2022-0040 H- 2022-0069 H-2022-0013 H-2023-0022 H-2023-0032 H-2023-0044 H-2023-0048 H-2017- 0011 H-2023-0073 H-2024-0008 H-2024-0038 Recent Area Conditional Use Permits: H-2020-0029 H-2021-0082 H-2017-0058 H-2022- 0013 City of Meridian I Department Report VII. Exhibits B. Service Accessibility Report PARCEL S1108234011 SERVICE ACCESSIBILITY Overall Scare: 37 83rd Percentile Criteria Description Location In City Limits Extension Sewer Trunkshed mains < 500 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 1/4 mile of current pathways Transit Within 1/4 mile of current transit route Arterial Road Buildcut 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 p miles OR a School Drivability Middle or Elementary School within 1 mile driving (existing or future) ParkWalkability No park within walking distance by parktype Report generated on 06-15-2025 by MERIDIAN'-.sa en City of Meridian I Department Report VII. Exhibits C. Legal Description&Exhibit Map of Property Subject to Amended Development Agreement 8 1 ® OLA NOUVQN �I1�PPIYNO J-U,O ENGINEERS.INC. U BFAWv 06 COenPAw[0 Exhibit f°A" Pine 43 Mixed Use Subdivision Development Agreement Boundary Legal Description Project No. 10-24-066 March 18, 2025 A tract of land situate in the west half of Section 8,Township 3 North,Range 1 East,Boise Meridian,City of Meridian,County of Ada,State of Idaho,and being more particularly described as follows: Commencing at the west quarter corner of said Section 8;thence from said Point of Commencement,South 89°54'57" East, coincident with the east-west centerline of said Section 8, a distance of 2,649.69 feet; thence leaving said east-west centerline,South 00°31'22"West,a distance of 50.99 feet to the northwest corner of the Plat of Scentsy Commons Subdivision,recorded in Book 108 of Plats,at Pages 15229 through 15233,Ada County Records,hereinafter referred to as"Scentsy Commons",said point also being the Point of Beginning of this description; thence from said Point of Beginning,continuing South 00°31'22"West,coincident with the westerly line of said Scentsy Commons, a distance of 611.32 feet to the northeasterly corner of the Plat of Layne Industrial Park Subdivision, recorded in Book 69 of Plats, at Pages 7113 through 7114, Ada County Records,hereinafter referred to as"Layne Industrial Park";thence North 89°55'42"West,coincident with the northerly line of said Layne Industrial Park,a distance of 507.60 feet; thence leaving said northerly line,the following two(2)consecutive courses and distances: 1. North 00°06'00"West,a distance of 589.75 feet,and 2. North 44°49'58" West, a distance of 28.15 feet to a point on the southerly right-of-way line of E.Pine Avenue; thence leaving said southerly right-of-way line,North 00°05'59"West,a distance of 96.14 feet to a point on the northerly right-of-way line of E.Pine Avenue;thence South 89°53'43"West,coincident with said northerly right-of-way line,a distance of 457.78 feet;thence leaving said northerly right-of-way line,South 00°05'59"East,a distance of 48.04 feet to a point on the centerline of said E.Pine Avenue;thence South 89°54'01"West,coincident with said centerline,a distance of 181.39 feet;thence leaving said centerline, South 00°05'59"East, a distance of 48.05 feet to a point on the westerly right-of-way line of N. Webb Avenue; thence coincident with said westerly right-of-way line,the following eleven(11)consecutive courses and distances: 1. along the arc of a non-tangent curve to the right, concave southwesterly,having a radius of 49.50 feet,through a central angle of 22'48'18",an arc length of 19.70 feet,and a chord bearing South 34°04'19"East,a distance of 19.57 feet, March 18,2025 10-24-066_DA_Bndy_Desc.doex Page I of 4 2760 West Excursion Lane,Suite 400,Meridian,ID 83642-5752 FY' www.ffiub.com com P 208,376.7330 City of Meridian I Department Report VII. Exhibits 2. along the arc of a compound curve to the right, concave westerly, having a radius of 245.00 feet,through a central angle of 13"343I1", an arc length of 58.05 feet,and a chord bearing South 15052'55"East, a distance:of 57.91 feet, 3. South 09405'40"East,a distance of70.96 feet, 4. along the arc of a curve to the right,concave westerly,having a radius of 98.00 feet, through a central angle of 05935'23", an are length of 9.56 feet,and a chord bearing South 06°17'59"East,a distance of9.56 feet, 5. South 03°30'18"Vast,a distance of 19.42 feet, 6. along the arc of a tangent curve to the left,concave easterly,having a radius of 1 IUD feet, through a central angle of 19°43'43", an arc length of 37.88 feet, and a chord bearing South 13°22109" East, a distance of 37.69 feet, 7. South 230 14'01"East,a distance of 39.19 feet, 8. along the arc of a tangent curve to the left, concave northeasterly,. having a radius of 286.00 feet, through a central angle of 07°20'17", an are length of36.63 feet,and a chord bearing South 26°54'09"East, a distance of 36.60 feet, 9. South 30'34'17"East,a distance of 46.33 feet, 10, along the arc of a tangent curve to the right,concave westerly,having a radius of 211.25 feet,through a central angle of'31°00'46", an arc length of 114.34 feet, and a chard bearing South 15003'55" East, a distance of 1]195 feet,and 11. South 001126'28" 'West, a distance of 182.93 feet to a point on the northerly line of the aforesaid Layne Industrial Park; thence leaving said westerly right-of-way line,North 89P5543"West,coincident with said northerly line, a distance of293.92 feet;thence leaving said northerly line,the following two(2)consecutive courses and distances: 1. North 00O27'15"East,a distance of 331.21 fit,and 2. North 8905414411 West, a distance of 657,39 feet to a point on the easterly right-of-gray line ofN.Nola Road; thence North 001'27'04"East,coincident with said easterly right-of-way line,a distance of 273.97 feet to a point of intersection of said easterly right-of--way with the southerly right-of-way line of E. fine .venue; thence leaving said right-of-way lines,North 00'05'59"West,a distance of48.05 feet to the centerline of said E.Pine Avenue;thence North 89'54'01"Fast,coincident with said centerline a distance of 25.45 feet; thence leaving said centerline,the following four(4)consecutive courses and distances; 1, North 00'26'20"East,a distance of 262.04 feet, 2. North 00026'30"East,a distance of 355,15 feet, 3. North 58°38'10"West,a distance of 166.73 feet,and 4. North 89°33'38" Nest:, a distance of 4fi5.10 feet to a point on the easterly right-of-way line of Locust Grove Read; March 18,2025 10-24-066 nA_-Bndy_Qesc.docx Page 2 of City of Meridian I Department Report VII. Exhibits thence coincident with said easterly right-of-way line, the following four (4) consecutive courses and distances: I. North OV 13'49"West,a distance of 117.15 feet, 2. South 89'35'35"East,a distance of 22.99 feet, 3. North 00°1353"West,a distance of 189.59 feet,and 4. North 441153'03" East, a distance of 28.23 feet to a point on the southerly tight-of-way line of E.State Avenue, thence leaving said easterly right-of-way line, coincident with said southerly right-of-way line and subsequent projections thereof,the following fourteen(14)courses and distances: 1. North 89°59'59"East,a distance of 196.68 feet, 2. along the are of a tangent curve to the right,concave southwesterly, having a radius of 218.00 feet, through a central angle of 5524'38", an arc length of 210.83 feet, and a chord bearing South 62°17'42" East,a distance of 202.71 feet, 3. South 34035'24"East,a distance of 41.97 feet, 4, along the arc of a tangent curve to the left, concave northeasterly, having a radius of 2W.00 feet, through a central angle of 24°42'51", an arc length of83.94 feet,and a chard bearing South 46636'49"East, a distance of 8333 feet, 5. South 58'38'14"Ease,a distance of 136.06 feet, 6. along the arc of a tangent curve to the right, concave southwesterly, having a radius of 280.00 feet,through a central angle of 17°14'18", an arc length ol`84.24 feet,and a chord bearing South 50°01'05"East, a distance of 83.92 feet, 7. along the arc of a reverse curve to the tell, concave northeasterly, having a radius of 320.00 feet,through a central angle of 21'13'33", an arc length of 118.55 feet, and a chord bearing South 52'00'43" East,a distance of 117.87 feet, S. South 62°37'29"Fast,a distance of 193.95 feet, 9. along the are of a tangent curve to the letl;,concave northerly,having a radius of 720.00 feet, through a central angle of 30°45'29", an arc length of 386.52 feet, and a chord bearing South 78'00'14" East, a distance of 381.89 feet, 10, along;the arc of a reverse curve to the right,concave southerly,having a radius of 990.00 feet,through a central angle of 11000'20", an arc length of 198.24 feet, and a chord bearing South 87a52'49" East, a distance of 187.95 feet, 11. South 82°22'39"East,a distance of 151.74 feet, 12. South 79°22'39"East,a distance of 92.77 feet, 11 along the arc of a tangent curve to the left,concave northerly,having a radius of 220.00 feet,through a central angle of 10°11'16",an arc length of 39.12 feet, and a chord }gearing South 841128'17" East, a distance of 39.07 feet,and 14. South 89°33'55" East,a distance of 354.09 feet; March 18,2025 10-24-066_DA Bndy_Dvsr.de cx Page 3 oF4 City of Meridian I Department Report VII. Exhibits thence leaving said southerly right-of--way Sine, South 00126'05"West,a distance of 477.15 feet to a point on the southerly right-of-way line of E. Pine Avenue; thence North 89153'53"East, coincident with said southerly right-of-way line,s distance of 444.45 feet to the Poirot of Beginning, Containing an area of 36.58 acres of land,more or less. The above-described tract of land is shown on Exhibit"B"attached hereto and made a part hereof. End of Description. J-U-B ENGINEERS,Inc. This description was prepared by me or under my supervision. rf any portion of this description is modified or removed(including,but not limited to,the graphic portion shown on the attached Exhibit"B") without the written consent of Timothy Harrigan, PLS, all professional liability associated with this document is hereby declared null and void. LAAO Timothy Harrig 17665 17665 Y Date March 18,2025 1 t1-24-t16b_DA_Bndy Desc.docx Page 4 of 4 City of Meridian I Department Report VII. Exhibits r� I 7 E. STATE AVENUE 5 I /� N. WEBB ti } AVENUE "----�� POC SB9'54'57"E 2649.69' --- 7 8 E. PINE AVENUE ° 400 LEGEND SHEET No. SCALE IN FEET - - - - SECTION LINE - ADJOINED PROPERTY LINE _________ - TIE LINE RIGHT---OF-WAY LINE - - - CENTER LINE L - BOUNDARY AREA: EN �` p�^ 3fi.58t ACRES OF LAND r 17665 - CENTER QUARTER CORNER 1,51 % - QUARTER CQRNER OF 0 - FOUND MONUMENT 0 - DIMENSION POINT � POC - POINT OF COMMFNCEMFNT POI - POINT OF BEGINNING Ito, EXHIBIT "B" - PINE 43 MIXED USE SUBDIVISION f.�l'U'B 3 DEVELOPMENT AGREEMENT BOUNDARY SHEET SITUATE IN THE WEST HALF OF SECTION 8,T3N,Rl E, 1 OF 8 I—ENOINEEAs,IMG BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO R City of Meridian I Department Report VII. Exhibits D. Existing Conceptual Development Plan Included in Development Agreement(Inst.#2018- 000751)Proposed to be Modified z 3: �4�477 Q N~NU] u/� z gg ZMoo N �ql w J0_rf� LL © F [a W �OOO 4 Jr © �'"' O Ja O ¢1- CY ter F,Cxg ��J O J� J� O J� t-yP m Q N J5 W W W W WW 6,N,5 J Q W W C J G W W I-IJ W UVF 14 W Imo— w2 V7H� 0�22 ¢OC3 � OO IF QO rnT Q 0 88 w�8 ©o z O Q- ©w wg o�r],g©V @oE] E�4��yy,❑Oo OU OCY [� 0 Z ¢ a Q a p w Y ❑ O w ❑ w o w w ¢ w w 0 z 0 lJJ ❑ a a a a a z n00000 ,00 a z Z a a a d a a w EL v a w W J oil �� I��� � 4HINFB�IiHt011HI011111P 111 '0 p OHHHP➢NNHOMIIII10 LJI w WL if nl�f ml-¢ �I F I ILI M i G IIIIII HHNiIH0111II1U �� nllllll III r •• OHHNHOINN� _— � F. I � i�- . 6HNHfiN-HOI III L -�� I of 11 `- I.LJ.C.LJ.IILLY �n d III, L I _ 'I Li IZI jilu Illluulllll ' Firff _ � wuuwnuww 41H4 =_ _ + IH 4 a�lsn�oi- City of Meridian Department Report VI1. Exhibits E. Proposed Conceptual Master Plan to be Included in Amended Development Agreement- REVISED oil �rM& �... •.O 'i 4 AV.•h 98 N w. — - ;L ' M u7 fir+ C 4y 9 ? 'jw y.' o _ w X a z Lu © � a W �5 o i 4a rc 6 q U N � R l�.F aO © O O O Q © P QLkj - _ ' q a 6 2 R a a d 3AC 9lsnl N '' _ J LU > wj City of Meridian Department Report VII. Exhibits F. Annexation Legal Description & Exhibit Map(HPC Buyer Property) ISGIDAHO 9939 W Emerald St SURVEY Boise, ID 83704 CROUP Phone: (208) 846-8570 Fax: (208) 884-5399 Pine 43-HPC Buyer Annexation Parcel Boundary Description Project Number 24-023 August 27,2024 A parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North,Range 1 East, Boise Meridian,City of Meridian,Ada County, Idaho, and being more particularly described as follows: Commencing at a brass cap marking the west quarter-section corner of Section 8,being the southeast corner of that annexation parcel described in Amended Ordinance 580, Instrument Number 9257529,records of Ada County,Idaho,and being the southwest corner of that annexation parcel described in Ordinance 408,Instrument Number 8281677,records of Ada County,Idaho,from which a brass cap marking the northwest corner of Section 8, bears N00*26'22"E 2649.67 feet; Thence N00°26'22"E,606.31 feet along the west line of the southwest quarter of the northwest quarter and the boundary of those parcels described in Amended Ordinance 580 and Ordinance 408,to the POINT Of BEGINNING: Thence continuing N00°26'22"E,68.48 feet,along the west line of the southwest quarter of the northwest quarter and the boundary of that parcel described in Amended Ordinance 580 to the southeast corner of that annexation parcel described in Ordinance 689,Instrument Number 95003593,records of Ada County,Idaho; Thence continuing NGO'26'22"E, 140.24 feet,along the west line of the southwest quarter of the northwest quarter and the boundary of that parcel described in Ordinance 689 to an angle point in that"Annexation Parcel 1" described in Ordinance 08-1348, Instrument Number 108022892, records of Ada County,Idaho; Thence S89*33'42"E,57.92 feet alongthe'boundary of that"Annexation Parcel 1"parcel described in Ordinance 08-1348 to a 5/8"iron pin; Thence continuing S89°33'42"E,526a53 feet along the boundary of that "Annexation Parcel I" parcel described in Ordinance 08-1348 to a 5/8"Iran pin marking an angle point in that annexation parcel described in Ordinance 18- 1761, Instrument Number 2018-001519, records of Ada County, Idaho; S Thence 558°38'14"E, 120.03 feet along the boundary of r� that parcel described to Ordinance 18-1761 to a 5/8" + Page 1 of 2 1 q4 S. City of Meridian Department Report VII. Exhibits 5 IDAHO 9939 W Emerald St SURVEY Boise, ID 93704 Phone; (208) 846-8570 GROUP Fax: (208)884-5399 Pine 43—HPC Buyer Annexation Parcel continued... iron pin on the boundary of that aforementioned"Annexation Parcel 1"parcel described in Ordinance 08-1348; Thence 500'25'20"W,599.09 feet along the boundary of that"Annexation Parcel 1" parcel described in Ordinance 08-1348 to a 1/2" iron pin marking an angle point in that annexation parcel described in Ordinance 405, Instrument Number 8219758, records of Ada County,Idaho; Thence continuing SOW26'20"W, 111.30 feet along the boundary of that parcel described in Ordinance 405 to a 5/8"iron pin; Thence continuing 500026'20"W,38.71 feet along the boundary of that parcel described in Ordinance 405 to the south line of the southwest quarter of the northwest quarter and the boundary of that"Annexation Parcel 2" parcel described in the aforementioned Ordinance 08-1349; Thence N89°54'57"W,25.13 feet along the south line of the southwest quarter of the northwest quarter and the boundary of that"Annexation Parcel 2"parcel described in Ordinance 08-1348 to the northeast corner of that annexation parcel described in Ordinance 329,records of City of Meridian, Idaho; Thence continuing N89'54'57"W,233.30 feet along the south line of the southwest quarter of the northwest quarter and the boundary of that parcel described in Ordinance 329 to the southeast corner of that annexation parcel described in Ordinance 408, Instrument Number 9281677,records of Ada County,Idaho; Thence NOO°25'43"E, 254.36 feet along the boundary of that parcel described in Ordinance 408 to a 1/2" iron pin; Thence N00°26'36"E, 203.64 feet along the boundary of that parcel described in Ordinance 408 to a 5/8" iron pin; Thence N58°57'25"W,286.10 feet along the boundary of that parcel described in Ordinance 408 to a 5/8" iron pin; Thence N89033'40"W,123.21 feet along the boundary of that parcel' described in Ordinance 408 to a 5/8" iron pin; Thence N89033'40"W,59.50 feet along the boundary of that parcel described in Ordinance 408 to the POINT OF L LA, BEGINNING, `fC, The above-described parcel contains 7.21 acres,more or less. 34CD Page 2 of 2. -6- Hq t 5 0 City of Meridian Department Report VIL Exhibits 675 0 Found 1/2" Iron Pin, us Noted E. Fairview Ave. 0 Found 5/8' Iron Pin, os Noted Found Bross Cap Monument Found Aluminum Cap Monument I� I Cq Calculated Point, Nothing Found or Set Annexation Boundary Line Sectlon Line PLS QrO- 05-134$ PLS Ord. 7015 S89'33'4.2"L 11334 18-1761 - 526.53` ¢ S89,33'42"E PLS `O o 57.92' S58'3 8`1 4''E 11334 120.03' m N89'33'40"W � PLS 123.21' 7.21 Acres Go � 7015 PLS v 4347 0 N89'33'40"W 59.50' `�8 5 N 1 Point of m W I Beginning p c�F+ PLS v, 6I 4347 cV 'tn � Ord, 406 °O 0 W U1 Z1 Ln III � 0 U Z E I o Scale: 1°°=120' w PLS tt► Q 30 60 120 240 11335 � ,{ I ' CC Modified State Plane: 34 � Ada County Coordinate System 0 OF PREAPP-2023-0144 1® W PLS {� Al S•RSA ro 0 972 V infn S00'26'20"W - JLn 111.30' S00'26'20"W o 38,71' PLS N89'54'57"W 5082 7 .1/4 429.00' 233.30 .25°13' 1962.25 7 --- --- --- N89'54'S7"W Ord. 329 E. Pine Ave. Ord. C 1/`4 c;tf'�r as HPC Pe+.as-assha.shz�-tli}C,Ma�ts.e.v a/a�Jzoaa s.is. §n 08-1.348 Job No. 1DAHO Annexation Exhibit Drawing for 24 023 SURVEY Pine 43 — HPC Buyer Sheet No. 1 of 1 GROUP LLC Situated In the SW1/4 of the 14W1f4 of Sectlon 8. Dwg. date .M T.W. RAE., B.M., City of Merldion, Ado County, Idaho. 13/27/2024 City of Meridian I Department Report V11. Exhibits • I DA H b 9939 W Emerald St ISGSURVEYBoise, ID 83704 GROUP EXHIBIT .A Phone: (208) 846-8570 Pine 43-FIPC Buyer R-15 Tone Boundary Description Project Number 24-023 December 19,2024 A parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North,Range 1 East, Boise Meridian,City of Meridian,Ada County, Idaho, and being more particularly described as follows: Commencing at a brass cap marking the west quarter-section corner of Section 8,from which a brass cap marking the northwest corner of Section 8,bears NOG°26'22"E, 2649.67 feet; Thence N00°26'22"E,815.03 feet along the west line of the southwest quarter of the northwest quarter; Thence S89°33'42"E,518.05 feet to the POINT OF BEGINNING: Thence continuing S89'33'42"E,66.40 feet to a 5/8"iron pin; Thence S53*38'14"E, 120.03 feet to a 5/8"iron pin; Thence SOD'26'20"W, 141.14 feet; Thence N58°38'14"W,166.73 feet; Thence N89°33'42"W,40.00 feet; Thence NOWDO'32"E,97.45 feet; Thence N36°35'54"E,24.39 feet to the POINT OF BEGINNING. The above-described parcel contains 0.56 acres,more or less. A 34 Page 1 of 1 City of Meridian Department Report VII. Exhibits S.6 S,5 S.7 S.8 l I� �a Point+n� f BegiS89'33'42"E fi 6.4�M' S58'38 14 E N36'3'5'54°E 120�.03' 24.39' i i l 97,45' 0,56 Acres 04 40.00' , > 0 C%J ° rn W 0 Chi? © -C,4 I ` • cn i a v i JLecend ca O z a Found 5/8" Iron Pin 0 Found Bross Cop Monument i Found Aluminum Cap Monument © P�o Calculated Point, Nothing Found or Set ICo R-15 Zone Boundary One --- Section tine ...................... Tie Line I i I Syr a 1 3 3 4 Seale: 1"=gD' LP / err f f 0 e 20 40 80 'fv1=r tam Modified State Plane: ' Ado County Coordinate System PREAFP-2023-Q144 13.7 JS.1 E. Pine Ave. 1/4 S89'54'57"E 2549.69' C1 f 4 P:Vine 43 HPU WA 24—U2a\a..4128—U23 Uh tits—NlS dwq 11/"Jr2U24 1.:.1/.25 M Job No, IDAHO R-15 Zoning Exhibit Drawing for 24—D23 SURVEY 'Fine 43 — HPC Buyer Sheet No. 1 of 1 GROUP, �� ` Situated In the SWt/4 of the NW1/4 of Section 8, Dwg. Date T.3N„ RAE., 13.1vi— City of Meridion, Ado County, Idnho. 12/19/2024 City of Meridian I Department Report VII. Exhibits IDAHO 9939 W Emerald St SURVEY Boise, Ill 83704 GROUP EXHIBIT A Phone: (208) 846-8570 Pine 4$-mpC Buyer C-+G Zone Boundary Description Project Number 24-023 December 19,2024 A parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North, Range 1 East,Boise Meridian,City of Meridian,Ada County,Idaho, and being more particularly described as follows: Commencing at a brass cap marking the west quarter-section corner of Section 8,from which a brass cap marking the northwest corner of Section 8,bears NOO'26"22"E, 2649.67 feet; Thence N00026'22"E,697.89 feet along the west line of the southwest quarter of the northwest quarter to the POINT OF BEGINNING: Thence continuing NOO'26'22"E,117.14 feet along the west line of the southwest quarter of the northwest quarter; Thence S89"33'42"E,518.05 feet; Thence S36"35'54"W, 24.39 feet; Thence S00°00'32" ,97.45 feet; Thence N89°33"42"W, 504.39 feet to the POINT OF BEGINNING. The above-described parcel contains 1.36 acres,more or less. L Alp CD Page 1 of 1 rr1 yc, S . City of Meridian Department Report VIf. Exhibits S.6 S.5 S.7 5.8 I� I� 589'33'42"E 518.05' LLJ iv S36*35'54"W tt N 24.39' 1.36 Acres PoInt of _ cv r Beginning SDO'00'32"W 97.45' N8933'42"W 504.39' i I "tom N to cp to ca ® wk Legend I v 0 Found Brass Cap Monument ui N Found Aluminum Cap Monument co J, v CN L1 Calculated Point, Nothing Found or Set M z I�I C_C Zone Boundary Line � I — Section Line I I 1 � 34 � Scale: 1"=iOQ' �� I 0 25 50 1 as 204 Modified State Plane: Ada County Coordinate System PREAPP-2023-0144 5.7 S.8 E. Pine Ave. 1/4 — — — ——— S89'54'57"E 2649.fig' ———�4 e� r 4er,a+3 Hrc Pen 74-,a73`.a,.gy74-W CAaits-cc.a.q 12J19J7074 is ns:ai ru =a Job No, IDAHO C—C Zoning Exhibit Drawing for 24-023 SURVEY Pine 43 — HPC Buyer Sheet No. 1 of 1. t GROUP, LLC Situated In the SVn/4 of the NWI/4 of Sectlon e. Qwg. Dote T.W. RAE., 8.M., City of Meridian, Ada County, Idaho. 12f19/2024 City of Meridian I Department Report VII. Exhibits IDAHO 9939 W Emerald St SURVEY Boise,. la 83704 Phone: (208) 846-8570 GROUP Fax: (208) 884-5399 Pine 43-HPC Buyer I-L Zone Boundary Description Project Number 24-023 August 27,2024 A parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North,Range 1 East,Boise Meridian,City of Meridian,Ada County, Idaho, and being more particularly described as follows: Commencing at a brass cap marking the west quarter-section corner of Section 8,from which a brass cap marking the northwest corner of Section 8,bears N00026'22"E, 2649.67 feet; Thence NOD'26'22"E,606.31 feet along the west line of the southwest quarter of the northwest quarter to the POINT OF BEGINNING: Thence continuing NOO'26"22"E,91.58 feet along the west line of the southwest quarter of the northwest quarter; Thence 589'33'42"E,544.39 feet; Thence S58"38'14"E,166.73 feet; Thence SOD°26'20"W,607.96 feet to the south line of the southwest quarter of the northwest quarter; Thence N89°54'57"W,258.43 feet along the south line of the southwest quarter of the northwest quarter; Thence N00°25'43"E,254.36 feet to a 1/2" iron pin; Thence N00°26'36"E,203.64 feet to a 5/8" iron pin; Thence N58°5725"W,286.10 feet to a 5/8" iron pin; Thence N89°33'40"W 182.71 feet to the POINT OF BEGINNING. The above-described parcel contains 5.29 acres,more or less. lD � n 1 4 Wage 1 of 1 CL S. City of Meridian Department Report VII. Exhibits Legend 8 5 E. Fairview Ave. 0 Found 1/2' Iron Pin 7 8 0 Found 5,/8" Iron Pin Found Brass Cap Monument Found Aluminum Cap Monument Calculated Point, Nothing Found or Set 1 r- -L Tone Boundary Line Section Line i i 589'33'42"E 544.39' 6.0. N 89'33'40"W `3 R 182,71' a,(,i�; Point of E 1 Beginning , 5,29 Acres W O � C+l 4 m ©1 1 (D Sil 17 ti CV �' % O N } z 1.O N i 0 tom c�v 0 cs , V) >W I w (n st J 0 30 50 120 240 N d- b 1 Modified State Plane; I Ada County Coordinate System 1/4 PREAPP-2023-0144 7 --- 429.00' -- - 255,43' 19fiZ.26' E. Pine Ave. N89'54'57"W C 1/4 P.\—43 HK Pen f.n.oas—q a/2,FP024 6.16.27=d1 .lob No. IDAHO I—L Zoning Exhibit Drawing for 24-023 SURVEY Pine 43 — HPC Buyer Sheet No. 1 of 1 GROUP LLC Situated in the SW1/4 of the Nw1/4 of Section B. Dwg. Date ' T.3N_, R.1E., B.M., City of Merridlan, Ada County, Idaho- 8/27/2.024 City of Meridian I Department Report VII. Exhibits G. Rezone Legal Description&Exhibit Map -(Jj," r� aarrraror �/ ] W uNGDON KWfIM Et habit"A" 9AOF1a Me. Pine 43 Mixed Use Subdivision Rezone Legal Description I Project No. I0-24-066 December 19. 2024 A tract of land situate in the southeast quarter of the northwest quarter of Section 8,Township 3 North, Range 1 East,Boise Meridian,City of Meridian,County of Ada,State of Idaho,and being more particularly described as follows: Commencing at the west quarter corner of said Section 8;thence from said Point of Commencement,South 89'54'57" East, coincident with the south line of the northwest quarter of said Section 8, a distance of 2,649.69 feet;thence leaving said south line of said Section 8,North 00*30'11"East,coincident with the east lane of the northwest quarter of said Section S,a distance of 442.01 feet to the centerline of E. State Avenue;thence leaving said east line,North 89°33'55"West,coincident with said centerline,a distance of 445.03 feet to the Point of Beginning of this description; thence from said Point of Beginning,continuing North 89°33'5.5"West,coincident with said centerline,a distance of 305.62 feet; thence leaving said centerline,the following three(3)consecutive courses and distances: 1. South 00128'02"West,a distance of 129.11 feet, 2. South 89'31'36"East,a distance of 305.69 feet,and 3. North 00°26'05" East, coincident with said easterly Line, a distance of 129.31 feet to the Point of Beginning. Containing an area of 0.91 acres of land,more or less.. The above-described tract of land is shown on Exhibit"B"attached hereto and made a part hereof. End of Description. J-U-B ENGINEERS,Inc. This description was prepared by rite or under my supervision. If any portion of this description is modified or removed(including,but not limited to,the graphic portion shown on the attached Exhibit"B'}without the written consent of Timothy Harrigan,PLS,all professional liability associated with this document is hereby declared null and void. L Timothy H ,PLS 17665 17665 � YR� Date December 19,2024 10-24-066_Pine43-RezoneI.doex Page I of 1 276E West Excursion Lane,Suite 400,Meridian,ID 83642-5752 J I www.iab.corn 11 208.376,7330 City of Meridian I Department Report VII. Exhibits E STATE AVENUE 445.03' --�_ N89'33'55`W 305.-I52 POB N89'33'55"w- Ln �; I � � � N o C S89'31`3E"E 3C}5.E 9` w to I Ia I I 7 8 E. PINE AVENUE � Pt7C S89'54'57"E 2649.69' LEGEND — — — — SECTION LINE — -- -- -- — ADJOINER PROPERTY LINE - _ _ CENTER LINE ' REZONE LINE LAiJ I - CENTER CORNER q 100 Qf a 17665 — QUARTER CORNER SCALE IN FEET 0 — DIMENSION POINT � OF POC — POINT OF COMMENCEMENT PCs — POINT OF BEGINNING EXHIBIT "B" RIME 43 PIAIXE® USE SUBDIVISION fl �.r♦�"� REZONE - LEGAL DESCRIPTION 1 SHEET g SITUATE IN THE SE QUARTER OF THE NW QUARTER OF SECTION 8,T3N,R1 E, 1 OF 1 .Y-II�ENAdiEElts"IMG BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADD STATE OF IDAHO City of Meridian I Department Report VII. Exhibits SXC INC kY Ld4hGIX3M � 1{l6PPINU }� INE. Exhibit"A 77 a•4�6M41ME£Pf.IHC• iF9fi+M Of LONPANIES Pine 43 Mixed Use Subdivision Rezone Legal Description 2 Project No. 10-24-666 December 19, 2024 A tract of land situate in the southwest quarter of the northwest quarter of Section 8,Township 3 North, Range 1 East,Boise Meridian,City ofMeddian,County of Ada,State of Idaho,and being more particularly described as follows; Commencing at the west quarter corner of said Section 8;thence from said Point of Commencement,South 89154'57" East, coincident with the south line of the northwest quarter of said Section 8, a distance of 2,649.69 feet;thence leaving said south line of said Section 8,North 00'30'11"East,coincident with the east line of the northwest quarter of said Section 8,a distance of 442.01 feel to the centerline of E. State Avenue; thence leaving said east line,coincident with said centerline,the following six(6)consecutive courses and distances: 1. North 89033'55"West,a distance of 799.13 feet, 1 along,the are of a tangent curve to the right,concave northerly,having a radius of 200.00 feet,through a central angle of 10'11'16",an are length of 35.56 feet,and a chord bearing North 84'28'17"West,a distance of 35.52 feet, 3. North 79"22'39"West,a distance of 93.29 feet, 4. North 82a22'39"West,a distance of 152.26 feet, 5. along the are of a tangent curve to the left,concave southerly,having a radius of 1,000.00 feet,through a central angle of 11000'20",an arc length of 192.08 feet, and a chord bearing North 87152'49"West,a distance of 191.79 feet,and 6. along the arc of a reverse curve to the right,concave northerly,having a radius of 700A0 feet,through a central angle of 06'48'51",an are length of 83.25 feet,and a chord hearing North 89158'33"West, a distance of 83.20 feet to the Point of Beginning of this description; thence from said Point of Beginning, continuing coincident with said centerline, the following six (6) consecutive courses and distances: 1. continuing along the arc of said curve to the right,concave northeasterly,having a radius of 700.00 feet,through a central angle of 23156'38",an arc length of 292.51 feet,and a chord bearing North 74035'48"West,a distance of 290.41 feet, 2. North 62°37'29"West,a distance of 193.95 feet, 3. along the arc of a tangent curve to the right,concave northeasterly,having a radius of 300.00 feet,through a central angle of 21°13'33",an arc length of 111.14 feet, and a chord bearing North 52'00'43"West,a distance of t 10.50 feet, 4. along the are of a reverse curve to the left,concave southwesterly,having a radius of 300.00 feet,through a central angle of 17°14'18",an arc length of 90,26 feet, and a chord bearing North 50°01'05"West,a distance of 89.92 feet, December 19,2t}24 10-24-D66_Pine,43-Rexonc2.docx Page 1 of 2760 West Excursion Lane,Suite 400,Meridian,ID 83642-5752 Oi www.lub.com P 2411.376.7330 City of Meridian I Department Report VII. Exhibits 5. North 58"38'14"West,a distance of 136.06 feet,and 6.. along the are of a tangent curve to the right, concave northeasterly,having a radius of 180.00 feet,through a central angle of 5°12'40",an are length of 16,37 feet,and a chord bearing North 56'01'54"Nest,a distance of 16.37 feet; thence leaving said centerline,the following nine(9)consecutive courses and distances: 1. South 36°34'25"West, a distance of 66.14 feet, 2. South 89°33'42"East,a distance of 66.40 feet, 3. South 58038'14"East,a distance of 12.0.03 feet, 4. South 00025'55"West,a distance of 1.41.17 feet, 5. South 00*26130"West,a distance of 13.17 feet, 6. South 62°37'29"East,a distance of 303.92 feet, 7, along the arc of a tangent curve to the left,concave northeasterly,having a radius of 830.00 feet,through a central angle of 16®30'32",an arc length of 239.15 feet, and a chord bearing South 70052'45"East,a distance of 238.32 feet, 8. South 79'24'17"East,a distance of 105,67 feet,and 9. North 04*41'34"East, a distance of I t6.23 feet to a point on the southerly right- of--way line of E.State Avenue; thence leaving said southerly line,North 03'°25'52."Fast,a distance of 20.00 feet to the point of Beginning. Containing an area of 2.17 acres of land,more or less. The above-described tract of land is shown on Exhibit"B"attached hereto and made a part hereo 1'. End of Description. .1-U-B ENGINEERS,Inc. This description was prepared by me or under my supervision. If any portion of this description is modified or removed(including,but not limited to;the graphic portion shown on the attached Exhibit"B)without the written consent of Timothy Harrigan, PLS, all professional liability associated with this document is hereby declared null and void. Timothy Harri LS 17665 0- 17665 7,, ' OF Ii Y H � Date Dcccmber 19,2024 10-24-066_Pino43-Rezone2.docx Page 2 of City of Meridian I Department Report VII. Exhibits LINE TABLE NO. BEARING GIST. �! L1 N7T22'39"W 9129' L2 N82.22'39"W 152,26' 3 L2 L1 799,13' _ N89'33'55"W 240 E. STATE AVENUE ' I I Cl I w L_ ,J w 0 W WEDD o ¢ AVENUEv 7 8 - E. PVNE AVENUE — - - - -POC S89'S4'S7"E 269.69' / C )_ SHEET No. CURVE TABLE NO, RADIUS DELTA LENGTH CH, BEARING CH. DIST. C1 200,00' 1D'11'15" 35.56' N8428'17'V 35.52' D 30U C2 1000.00' 11'00'20" 192.09' N8752'49"W 191.79' C3 MOM- 6-48'51- 1 83.25' 1 N89158'33"W 83.20' SCALE IN FEET LEGEND - - SECTION LINE N S' - - - - - -- ADJOINER PROPERTY LINE � r� - - GENT ER LINE 17665 REZONE LINE 91 - CENTER CORNERly} }��5 ® - QUARTER CORNER 4 - DIMENSION POINT POC - POINT OF COMMENCEMENT 1'2-�1 1 PCH - POINT CIF BEGINNING ll EXHIBIT "B" PANE 43 MIXED USE SUBDIVISION C REZONE - LEGAL DESCRIPTION Z SHEET ,u-A. w SITUATE IN THE SW QUARTER OF THE NW QUARTER OF SECTION 8,T3N, FR.1 E, 1 OF 4 $OISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE.OF IDAHO City of Meridian I Department Report VII. Exhibits ra ' LLI w C-4 w w P08 CO) W r17 I t� S;9 CURVE TABLE NO, RADIUS DELTA LENGTH CH. BEARING CH. DIST. C4 700.00' 2356'38" 292.53' N7435'48'W 290.41' C8 830.0o, 16'30'32" 239.15' S70'52'45"E 238,32' LINE TABLE 4,� N -LJ NO. BEARING DIST. 17665 L3 NO3'25'52"E 2U.00' SEE SHEET I FOR LEGEND. Q 50 SCALE Ihl FEET EXHIBIT "B" PINE 43 MIXED USE SUBDIVISION NU REZONE - LEGAL DESCRIPTION 2 sHEF I'-BB �� SITUATE IN THE SW QUARTER OF THE NW QUARTER OF SECTION 8,T3N, RIF, 2 OF BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHU City of Meridian I Department Report VII. Exhibits SEE SHEET 4 rl L0 ! Q 7,9 SOO*26'30"W 13.37' cm e w I z I '. cn L Lu Lli I I SEE SHEET 1 SCALE IN FEET" FOR LEGEND. LAlij CURVE TA13LE qfj .G NO. RADIUS DELTA LENGTH CH. BEARING CH. DIST. aL 7665 �X C5 300.00' 21'13'33" 111.14' N52'00'43"W 110.50' r9h. P C6 300.00' 17'14'18" 90.26' N50'01'OS"W 89,92' CV \G EXHIBIT "B" PINE 43 MIXED USE SUBDIVISION REZONE - LEGAL DESCRIPTION 2 SHEET SITUATE IN THE SW QUARTER OF THE NW QUARTER OF SECTION 8,T3N, R1E, 3 OF 4 a. SOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO City of Meridian I Department Report VII. Exhibits 5 o• SB9'33'42"E 06 4t;4 e 6.6.40' I ou' SEE SHEET 3 SEE SHEET 3 a �a SCALE IN FEEL CURVE TABLE NO. RADIUS DELTA LENGTH CH. BEARING CH. DIST. C6 300.00' 1T14'18" 90.26' N50'01'05W 89,92' C7 180z0' 5'12'40' 16.37' N56'01'54W 16.37' SEE SHEET 1 FOR LEGEND. LAAO �rc-NOf 0-- CF � � Iyy �, EXHIBIT "B" 1 PAVE 43 MIXED USE SUBDIVI'SIDIV (' Jus REZONE - LEGAL DESCRIPTION 2 SHEET SITUATE IN THE SW QUARTER OF THE NW QUARTER OF SECTION 8,T3N,R1 E, 4 OF 4 BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO City of Meridian I Department Report VII. Exhibits H. Proposed Zoning Exhibit OC6L8iE 69Z.�Wd � .: 1�9�M[3�7'1#JdZ ` e OHV[]I`NVIOIH3VI i Q— �NI'Sd3�NI JN3 a rrr •�•�° ••� NOISIA109ns 3sn t33XIW Cb3Nld 7a S? I I i 1r I .-�u— .d t Sw I I / �----------_'--� I ® f City of Meridian Department Report VII. Exhibits I. Conceptual Development Plan&Existing and Future Building Elevations—HPC Buyer Property 5_ >r5 11 F �. 4 W � . N z O CL wow i a - m - � ! w U fwo g a W__7 E 4 � A j � j f° z �LL o W w wz == ° / i.l tis O❑ LU i � o a LU W q� > � O 3 Z 16 O 1? a . W Z Op ¢Z N.LOCUST GROVE RO Z(D �z 02 ZV6 N 0� awom City of Meridian Department Report VII. Exhibits A ca CL E 0 U v Ca � 0a .° 0 < m _ tn caa as -WW w >%LU 2rULL Y L L a d I cU U co N M � s M a 0- C E w O f S 0 City of Meridian Department Report VII. Exhibits i y • qjr ,'� ti �` r,r r �-��•.� pa• '���f r 4 1 a r Vie' rA metal ar;zy, roofing 7, r. fi il" F T^lrfi 5 metal or _4� concrete/composite L �" rry panels HARVEY PERF17RMAN£E COMPANY - metal storefron �""!';�iu� ,eF�r � r ,M1"rk� H t•.'ah k� ��k +�� � y ����,�+�. �'. "'r _ -. Conceptual Elevations Photo of new facility in other company location. Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. metal roofing _ concrete storefront panel windows stucco oil 7777777 Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. City of Meridian I Department Report VII. Exhibits metal roofing storefront - windows stucco concrete ff s:>: • panel =, Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. r metal roofing -� roll up - door concrete Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. City of Meridian I Department Report VII. Exhibits metal roofing roll up concrete door ' y. panel 77 Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. metal roofing \ concrete panel Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. City of Meridian I Department Report VII. Exhibits metal ! 5 r r roofing V i k F concrete - panel Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. metal roofing metal roofing concrete_ panel storef' windows rs Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. City of Meridian I Department Report VII. Exhibits J. Preliminary Plat(date: 8/19/2025) Ng1YY1kIOdN1103fOHd ONtl H3A00 y4 au i.alsm�M t OW SH33NIJN3 B- ° Ni' ^,6t� ••,.�� �.,,�.,,�. NQISIAlcians asn Quin co Nd N N 1A11 U a aka m �g a� �� � z w w w e 4 0 Q� o age 0 3 o HE 6 6 6 llmh I,M �4 4 Is 0—aa.$u a a a aNMI s U x 0 �9R!a Q Z H � Ln g o .O aW oW z �Z J❑ _� N � �� a � � � g� w w W ii o .W ._ l IN Nil ax oM 5 $ €? 8689 Cc) �S "� ° �^ � �s des1. 'Nolilli ji LU rom xs N W - � a li gg i p kk/_gym fj r 17 d o-2p I � 3 r®�se�ea i 4 E City of Meridian Department Report VII. Exhibits ^� eee<a�e®Iz:a owd SN0111 03�JNLLSIX3 o � N Zb9EB 01 yy ,. � Q oob�i M oetz OHV(]I`NVIaIb3W 0 ow'sda3w�N3 a n r ^` mod, NOISIAlcions gsn a XIW D 3Nld e � I �( U 8` '.r Q 5 �) l ik k i l l'i fff l T30 i - FZ Ih ri- — � z � I I I I s - // t City of Meridian Department Report VII. Exhibits Wd NOISN3WIa usswwaNOO a3SWOHd ooeains v ONrsaa Ni d e n r t 4 „, a., NOISIAicenS I3sn a3XIW E4 3Nld y IN i --------------------------------- I it it u � I �I e I ';l � I a a. I ma _r vs ,iN 116l ,l — — — — — A- -A17 City of Meridian Department Report VII. Exhibits ceesgceeozo� , � N4'ld NgSYJ3YVltl 3118 SNOILdNOJ 03SOdOad `l Ztr9 001'tins tea $ gT m 4 1 000-alrys OWGI`NVIOlEOV9 EEL ,b N�sa3aNl us a n r 's4 NOISIAIQSnS 3sn OWN Et 3NId ��� ���� IL � P - III I - -� ----�°y aasa a Ic - -- A rj �t -60 I �e, A EI ,I - a _.�, a •,t a i I � City of Meridian Department Report VII. Exhibits m ocec c'eoz'e�vd n NYld NOISN3104Ia 3119-SNOLL1aNOJ a3SWOUd � 4 atie al�grova o oanalRs x OHVOI'NVl(]lU3Nl ! �� I � Ll 'ONel�3a33N1JtJ3 a n�r '`` w .. NOISIAIGINS 3sn a3XIW D 9NId $H �I 1 I I 1 dI . - = b d / ,a ri i 'III - i �I II _� a I i ------------- R i I I � o City of Meridian Department Report VII. Exhibits K. Phasing Plan I s 1 ~ry III � i ,j j LO i �n - i i i J / i m� e m x� D I O w w l m Z J iit Q Z � � V~ I ��5 W UWi W W N W 4WJ W O H �U W ao U ❑ Z LU City of Meridian Department Report VII. Exhibits L. Landscape Plan Z. o O N x N w crt 1� O f� W O Z�ZW`° L ? � - w o 1 wi F wQ, LU a � U y s � Z d w s. F- r h LU w LUW wzom� ❑ € 3 .. - s 5 '�_ o 's r�s nN5i5 ❑ inai �iw5i U y q W ., Z as w t LU x x w� 0 U Ug i City of Meridian Department Report VII. Exhibits . .. . . . 2 ��| . / \ \ . 3 - _ , ? ■ z—- -3A VIN+O w%. . . � , § - I � 11 £ . . §¥ j R �k j' oo � / Elj \0 \ 0 . c El _j m� § )/ % >. . . . . . � c� . w . - § . . . . . _ ---—- - o . - . . � ! . . . . . v : . . o z ! . LU - § § LL ' / a A| \\ k\) \ } } o x. 3 , ] ti §) ( � § \! z\ - » » - ± / , (§ \` ( @0 - \ 'I - dB \ \% \S . \ n >. 2 City of Meridian Department Rep o» yg. Exhibits m a w S 0 0 m O 5 a i7 ¢ F Y WW F } W 2¢0M_ w w � a r ew�8� � Wa R a s Ar a � m 0 a = z 9 s Q A " �0 ea< �� 100 U 00Sa w 3 Z � J �F IL.fL waLL-� 0 W nu 1' < V L7ZN +" p O r In > W :]N W �'f� z W 0- K(0 ~a Y NZF •U ¢❑ou_ as Plv u 4Q LL 0 � I� P �I ------------- ---------------------------------------------- City of Meridian I Department Report VII. Exhibits M. Fencing Plan-REVISED r -- - E9 li i � w cn�4�e C�i ; !/! vMw LO r ° f� '� �! � '�� � ICI ~ �❑ a !. ., YII li /� R epee L_ 0 ,I f` 3• a r� �g it LU 12 kw p p I ry � I lrll I IIII it U W 14 LI _ f - i City of Meridian Department Report VII. Exhibits N. Overall Open Space Exhibit& Calculations—REVISED 3141+7VNI_X ,1 ------------- Lr- 1 1 •:1 m ^ w 0 n 1 f o a J 1. o z { 0 3 rn U rn S F— Y p N y r- _ oLL ti �o ¢ o �I m a t.I .121 I E E �! [} 4 RLU avaO 3AouDLs10Dl N ll J O m X -�— LU 41 City of Meridian Department Report VII. Exhibits O. Pedestrian Connectivity Plan-REVISED - �MkV � I I V I I I I I r v�o r s % _ a J o ♦f iJiliil ~ J _ G O� � a o i m — o z Doi 0 z LLU G cwj i w Q —may �\ !w — -'•rr111iNei ri liNlilf l.ilil ililit......i o V a h ❑S W S a d C~IJ w r ❑ 3 r `.]r pzp Lw a ❑ Q U m N nQ. 4 a U¢ ❑ W J = n ❑ _ _ �' J o s City of Meridian Department Report VII. Exhibits P. Bicycle Parking Exhibit ili = L 1 � J 00 HM 4 tea: �o — --- r o LO r �- Ull a o � oPOo e "ill III Hull 11 llI.IUIjII uj J tt t . 0K. z mss mes mss ms� ass ase mss mss m➢➢ mee mss mss mss ass y� �m CO w raa N r ayy N ��—aap �aa � a ri as Naa Faa �;as e a maa Ogg O � SO! Oi! O� O11 O O.1� O OIL Omz4 W City of Meridian Department Report VII. Exhibits Q. Site Plan-Multi-Family Development pL _ ) /) +K-, {! ) f - ° - r - -- . LU_ ■ ,.,. .! ., _ � ■ ram R u § ( \ \. \ . ca §\ / | \ . § I--] o , , - o!\ , § . . zw -----------T- --- � � I § I I 1 I � � � I %� -------- ._ I / [f I ! a § I / _I R = E 2 ( °2! "' U) 2§En . ) \\\ \�/\}\/ ! h w— City of Meridian Department Rep o» yg. Exhibits a � z � w Y 2 7 99 a a$ y sg5 Vy C 2 gl i geld 11 is $ Y �dY Ea IAY1 !y s Hull, fill w a e 6y 1SS $� ! a 4a # $ 9S �� � ��� 1"° a Ali. g yy m IL LU 10,1 3 ' LU • ! EQ00g r •3nri3na 3NIHOVV4"N ! J II � Q J Q � fJ Q J ®p 0 1] O wp z W t IE:: LJJ O EP ElY 5"' ui LU J Lu LU �il LU c — TR Z r• II J ED J Q i I i dL 0� City of Meridian Department Report VII. Exhibits a �o �a a n 14 FSo w oil 13 �d i +�3 a9y grs �a� I V I O 1 I II II. I L4. u ~ LU %u W 0 IL J +1 E m L) wLL ❑ W I• W w � L LS Fss J Sh Ve ' N" J City of Meridian Department Report VII. Exhibits R. Qualified Open Space& Site Amenity Exhibit-Multi-Family Development-REVISED e � 1 �pi§�§ �yg� g9� 9 s Yy� d 33 �� A n ygw� gg ygl ' d H it P 1 �nN3R1l3NIHdW'N- . . . . . .. . -- - ---j— Y E - J V V W 1 J w r m 12 .-Ill--"t- �.�� • __ __ d Cr City of Meridian Department Report VII. Exhibits Jill g i' W + U W IL LU W ti yy99 LU Y w gyg LL Jil 01 LU vM w r-• rr i - a Z d o I, v s - -- w w w �I4 LU w —� yt U) - L oU -77 WC R��E]E] y L C t7 n �I F J ili 3�3vi H?_'M City of Meridian Department Report VII. Exhibits DA iirs .� IM i �+ �+I ++ �•! �I �I -�` ��� ����III E icl — _ S. Conceptual Building Elevations—Multi-Family Development ! §! j ® a�) j �) 2 ■ � pm■�a(] \ /)m, 9m' _ ! #! wt p� ! � ,���, G § � � • z � \ � . I 2 MCPA . 5 � \ ( . j( \ 'LJILI LJ O o. I; U y (§ Id- go § i § � J © - .I» \ ULM \ } \. . ` ^� « Use ? -. ,. City of Meridian Department Rep o» yg. Exhibits wI j * q7{± - »� \y-\�\- \ z � < ƒ . � ± � E @ / �. / o, \ � m/ 13 §" !m H |( 2E Or . � \ LWAII I: WL U m x U\w OLD MA @ § LALAU }) () City of Meridian Department Rep o» yg. Exhibits !: AP!'we! W|Qb �WR2m5 g� £ , Goatee !. q § El EV3 / / El ` 1 § § ' Ig------------------ ! p z () | ! ; p Er g MT! ,l IEJiLL .� ; q O !! |; Erl g . - ); | � \ . ] ] . \§ \ r § m § \ Frl § OEM HHU-.[ City of Meridian Department Rep o» yg. Exhibits T. Site Plan and Conceptual Building Elevations for Height Exceptions o� pD}SJa sae �;6��,eseE oyepyl.'ueiplJaw aui A d _ c z 4 4 9 oq o� o IT �e �� �iT1Tl fT1� r 0 ` j � �❑ III ❑ 1 / 77 �' oci �c y III iwW (n �e City of Meridian Department Report VII. Exhibits U. Conceptual Building Perspectives and Renderings for Overall Development oyrpI•uaIPWow cc w IL Uj r y a a r I yyx�� 3 , y - wr +Y ff E rl j S 6 k S a City of Meridian Department Report VII. Exhibits 0401'09IPWOw R $ 1 PROM Yd 9 _ oQo 'I Wt ' i a ' 1 City of Meridian Department Report VII. Exhibits i i in &man Aff Ir Wiso �r �G. yr LZ �.. ' �. iy P Pmlot ,r it 7l 1 i lr �1H e IiYW4a 00 *l� Jt �i` r• k DepartmentCity of Meridian V. Conceptual Building Elevation for Townhomes # f+ r+' r City of Meridian Department Report VII. Exhibits W. Floor Plans—Townhome and Multi-family Residential �a�s�e�asa�Eaaa � aGa aGa L: 6 b 'a� i _ Et] D ., LI k Kg En D JL �a f 5 � a q � � 3 E! e tt 6 A' b iO yryr� CL F & '� Yi17LX AiIT�L y y 0 M4 F a � a .44 ME City of Meridian Department Report VII. Exhibits X. Use Comparison/History Table 'C 0 i C G N p 7 E C w E G] r av ri E i 'ti bt � b a a v a a a u M a M E m j J U N 5 Q 'E 47 u 7 ;C � u � 9 w ' 7 z yy LIs j r City of Meridian Department Report VII. Exhibits Y. Setback Exhibits-Updated p04$aec s "s ";' �s € ayepl'JeTpaw a hN as'I!I I a 3 e e 1 I I a a 9 r L I I N j ef I r I � I I M L III I 11 r� I M 8 Ij S b JL � '- City of Meridian Department Report VII. Exhibits 048P1'ue1P116-u+ 04�65�'9�a SyTff ed II } 5 �.a i i � I I i i �Y ❑ ❑ o CL I � City of Meridian Department Report VII. Exhibits QWpp!'Lje!puaw r I a �r rr I I or / I ! I If � .p. I a O f I ' M I � L M I City of Meridian Department Report VII. Exhibits Z. aml m;#dg tSo k&Roof Top Amenities and Podium Parking Tab k \ \ { \ 7f / { ¢! ¢¢ $ f ) \ � : � : _ ® § § § §_ ( §_ § ( { £ \ {\ $ \ \ / ( § k k \ ] ! § 2 ! 2 4 ® � : {, : « /« $ ] 4 ze ■ ! z £ iz _ z } . ƒzz z ƒz } ƒ , zz z z ) \\ £ § & \ ! _ k ` (\ k \ ) { : k § k { ! ! 2ieem2 ; { § _ ) ® : ® ea : ) \ ) ) \® ! | q = & ! na � � 7 City of Meridian Department Rep o» yg. Exhibits AA. Legal Description& Exhibit Map for Property Subject to HPC Buyer Development Agreement IDAHO 9939 W Emerald 5t SURVEY Boise, ID 83704 Phone; (208) 946-8570 GROUP Fax: (208) 894.5399 Pine 43-HPC buyer -L Zone Boundary Description Project Number 24-023 August 27,2024 A parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North,Range 1 East,Boise Meridian,City of Meridian,Ada County, Idaho, and being more particularly described as follows, Commencing at a brass cap marking the west quarter-section corner of'Section 8,from which a brass cap marking the northwest corner of Section 8, bears N00°26'22"E, 2649.67 feet; Thence N00°26'22"E,606,31 feet along the west line of the southwest quarter of the northwest quarter to the POINT OF BEGINNING,. Thence continuing N00°26'22"E,91.58 feet along the west line of the southwest quarter of the northwest quarter; Thence S89"33'42"E,544.39 feet; Thence 558"38'14"E,166.73 feet; Thence S00°26'20"W,607.96 feet to the south line of the southwest quarter of the northwest quarter; Thence N89'54'57"W,258.43 feet along the south line of the southwest quarter of the northwest quarter, Thence NCO°25'43"E,254.36 feet to a 1/2"iron pin; Thence N00°26'36"E,203.64 feet to a 5/8"iron pin; Thence N58°57'25"W,286.10 feet to a 5/8" iron pin; Thence N89°33'40"W,182.71 feet to the POINT OF BEGINNING. The above-described parcel contains 5.29 acres,more or less. L �. q 4 7 1 70 CD Page 1 of 1 r� AIL S . City of Meridian I Department Report VII. Exhibits Legend 6 5 E. Fairview Ave. 0 Found 1/2'° Iron Pin 7 8 Q Found 5/8" Iron Pin Found Bross Cop Monument Found Aluminum Cap Monument i ca Q Calculated Paint, Nothing Found or Set -L Zone Boundary Line rn --- Section Line 589`33 42 E 544.39' ` ;3 aS 7 N89'33'40 W M1 182,71' v+ 6 Point of 6- I Beginning , 5.29 Acres W 4-- 0 N CJ Q �I m ®I W ZI QD d7 [U Frj rz CV 0 Q C14 a> l 1 4 z 3. 511 O ry EL S. o Q , Vi L i 5aale: 1"-120° My 0 J 0 30 50 120 240 N d Modified State Plane; Ado County Coordinate System 1/4 PREAPP-2023-0144 7 --- 429.00' -- - 258.43' 1952.26' E. Pine Ave, N89'54'57"W C 1 f4 P.\Pine 43 HPC PICA 7V-dT3ltlxgY,Y9-0l3 ETM1 blt:.tl.g t12717024 5.16.21?ti Jolt No. i[7}SiHO I—L zoning Exhibit Drawing for 24-023 8 SURVEY pine 43 — HPC Buyer Sheet No.. GROUP,1 1 of 1 GROUP, LLC Situated in the SW1/4 of the NW1/4 of Section S. dw�g, [late T.3N-, RAE., B.M., City of Mrridlan, Ado County, Idaho- 8/27/2024 City of Meridian I Department Report VII. Exhibits BB. Public/Quasi-Public Exhibit&Renderings ®® ° i U F ® - F 11111W111111111 111111 Y I L,RrR .� _.17Q EQ h. 93 J Ln Ij � n T C �TW js l LU IL /o a� 0. RAN / U _ a z W m 1 (3 o pw wN � �a c�i� II p4 0 ¢Sl N U ca I e 0 ¢¢ J d OP Z III WO LL i w Na h F -- _ ---__--- ---— - r r T Ptl 3A0U0�5n7OlN J q O r/ai City of Meridian Department Report VII. Exhibits .I _i �s •Y..��'ail• '�4 I .$ r `y Arl Q }. CL w m CL o = ~ if Z IIL �f7 -- w City of Meridian Department Report VII. Exhibits CC. Site Plan for Lot 1,Block 4—Vertically Integrated Residential �31 IN Y 5 V k O 96i YBq 2 N ..Vill A� fir � g i ! 1�• o � 1 , o fix' �n !! �:n� W pk W 0711, — — a LU w lY I� I � I �• Y J LLJ: z W m LU t Z LU LO LU CC LU g 0 u f— z ® 'L J to _ ¢ y $ t � W 0LU 9;3 em •p9 — b h I— ®J33B 3a�•3NIlYJL1N J a co L J City of Meridian Department Report VII. Exhibits DD. Overall Public/Quasi-Public Open Space for Pine 43 Development N mffw WkypAi- �' �WIC III LD +i°RRRR1.r v ��iH�lld-III-IH-��II IIHHI-aIH� 2 — [.[a[crye sT■{CT s yy I�d Ilslllsllll II ! �•E � 0 III I.IIIIII " 3 - Ulllilll nlililillli milli w.11lllll Illul -., ? ° -— - �— - ���—� `IIIIIIIIIII` 'I1111IIIIIII 6k `*11111111111'1111I11!'"T x1 r f' ) I B..I.'I I �aaelx { t� I �11 �IHHHµHHHIfHIH[I Allllll IIIIIIIII IIIIIIIM1 vcta E3J95Yi�'.! 6 !P!S:I'.� noRra loll Yd r11S AMC w RIR An a AL ■ ■ ■ r. L IIII I I 'I � ._ HHHHHH �-1 '�E -Wlnuuuuu■uuumnyi uuuuur—luuuuu muuumr �I I LEGEND I E ■ y I I�� Rrr sT R.ULIC OJM�IMIILIC GPM SPADE TOTAL BETE ME-C Ul ACRES TOTAL PROODEQ PLBUG OR QUASI-PUBLIC OPEN EPACE:3::,4`13AS S.F.-7.51 ACRES-62%0=THE SITE EXH.BIIT9 9-PINE 43 OVERALL OPEN SPACE City of Meridian I Department Report VII. Exhibits EE. Shadow Study 7- Q d a CAI m ar Or w 0 17 I� r r r n:rn. Li son ... U Qi o CL N � r f ! U3 L City of Meridian Department Report VII. Exhibits x o a -ZEn- z 0 O o 0 R w Z V) va co cn co m V •L .Yk J n� W � LLL O N V • L City of Meridian Department Report VII. Exhibits LJ) N CL o Q `' O c' v cn o• LU in } Ca- a - Z m ti Akwd M�I �f7P!C1'I1 i17�Q .L pfi............ iJ �l O) o jf. CL cti 13 -I 4f NONE VJ City of Meridian Department Report VII. Exhibits X U) g � o z ry o fl � p ry w o, z r C' 1 m `�. m e ' lu ... :� rar M I.• .......... uJ � 4F 40 1 V MOWN A �A� City of Meridian Department Report VII. Exhibits Lu N 4 O 0 C�V +p to P W H 7z rrr r, a t ¢ cc - - z _ o rrrrrl I � 1 �� • J r v + fll o o Flo tf 'V - } - ' in u City of Meridian Department Report VII. Exhibits L� w W) g CN z oCD o CD O o LU ula #, o Z c] II �_ cc +,r ?." era '• ;r" � � J _ r� r"' •#r •+ram�ff/�y�yJ � i cc lu I r CD cv t } L �1 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. 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 VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts conditions. These conditions usually represent peak hour driver experience. ACHD considers Level D, stable flow,to be acceptable. The LOS does not represent conditions for bikes or pedestrians,nor indicate whether improvements: are possible; if there are acceptable tradeoffs; or if there is a reasonable cost-benefit. • Integrated Five Year Work Plan(IFYWP). The IFYWP marker(yes/no)indicates whether the specified roadway is listed in the next 5-years. This work may vary, from concept design to construction. • Capital Improvement Plan(CIP). The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Amended and Restated Development Agreement (Pine 43 MDA- H-2024- 0071) Between City of Meridian and DRB Investments LLC for Property Generally Located on the North and South Sides of E. Pine Ave. Between N. Locust Grove Rd. and N. Hickory Ave. Ada County Recorder Trent Tripple 2026-033988 Boise,Idaho Pgs=167 vbailey 05/13/2026 08:09:17 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded i AMENDED AND RESTATED DEVELOPMENT AGREEMENT (PROPERTY SOUTH OF E. STATE) PARTIES: 1. City of Meridian 2. DRB Investments LLC,Owner/Developer THIS AMENDED AND RESTATED DEVELOPMENT AGREEMENT ("Agreement")is made and entered into this a 12th day 01 May ,'2026 (the"Effective Date"), by and between City of Meridian, a municipal co oration of the ` te of Idaho ("City"), whose address is 33 E. Broadway Avenue, Meridian, Idaho 83642 and DRB Investments LLC ("Owner/Developer"), whose address is 1157 N. Summerbrook Avenue, Suite 100, Meridian,Idaho 83642. RECITALS A. City and Owner/Developer's associated entity, DMB Development, LLC, previously entered into that certain Development Agreement dated January 2, 2018 and recorded January 3, 2018 as Instrument #2018-000751 in Ada County Records (the "Prior Development Agreement") on real property more particularly described in the Prior Development Agreement(the"Original Property"). B. Owner/Developer submitted an application (H-2024-0071) to, inter alia, modify the Prior Development Agreement as to that certain Property, as defined in Section 3 of this Agreement, located south of E. State Avenue,encompassing approximately 36.58 acres. C. Owner/Developer made representations at the public hearings both before the Meridian Planning and Zoning Commission and before the Meridian City Council as to how the Property will be developed and what improvements will be made. D. On October 28, 2025, the Meridian City Council approved certain Findings of Fact and Conclusions of Law and Decision and Order and attached Staff Report ("Findings"), which have been incorporated into this Agreement and attached hereto as Exhibit `B" attached hereto and incorporated herein by reference. E. The Findings require the Owner/Developer to enter into a development agreement that supersedes the Prior Development Agreement for only the Property. F. Upon recordation of this Agreement, the Prior Development Agreement shall be null and void and of no further force and effect as to the Property. For clarity, the remaining portion of the Original Property shall continue to be bound by the Prior Development Agreement. G. The terms and conditions of this Agreement have been approved by the Meridian City Council in accordance with Idaho Code Section 67-6511A. AMENDED AND RESTATED DEVELOPMENT AGREEMENT-PINE 43(H-2024-0071) AGREEMENT NOW,THEREFORE,in consideration of the covenants and conditions set forth herein,the parties agree as follows: 1. PRIOR DEVELOPMENT AGREEMENT. The Prior Development Agreement is hereby repealed and replaced with regard to the Property, legally described and depicted in Exhibit "A," attached hereto and incorporated herein. 2. INCORPORATION OF RECITALS: 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: a. 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, ID 83642. b. OWNER/DEVELOPER: means and refers to DRB Investments LLC, whose address is 1157 N. Summerbrook Avenue, Suite 100, Meridian, Idaho 83642, and any subsequent owner(s)/developer(s)of the Property. c. PROPERTY: means and refers to that certain parcel(s) of Property located in the County of Ada, City of Meridian as legally described in Exhibit "A," attached hereto and incorporated herein by reference, encompassing approximately 36.58 acres. 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. a. Single-family townhome residential,multi-family residential, vertically integrated residential, commercial, office, retail, restaurant, hotel, and med tech/light industrial uses in the R-15 and C-G districts consistent with the conceptual plan included in Section VII:E of the Findings ("Concept Plan"). b. Uses allowed and conditionally allowed in the R-15 and C-G zoning districts. c. No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: Owner/Developer shall develop the Property in accordance with the following special conditions: AMENDED AND RESTATED DEVELOPMENT AGREEMENT-PINE 43(H-2024-0071) a. Future development of the Property shall substantially comply with the Concept Plan as well as the associated preliminary plat, landscape plan, phasing plan, and conceptual building elevations and perspectives and other applicable plans included in Section VII of the Findings. The Concept Plan depicts the general nature and relative location of certain components for development of the Property, and it is the intent of this Agreement to allow sufficient flexibility at the time of detailed planning and subdividing to allow adjustments to building size and location(s) and site plan while still maintaining the general intent of the Concept Plan and provisions of this Agreement as determined by the Director. Any significant changes to the phasing plan shall be approved by the Director. b. All future structures shall be designed in accord with the standards listed in the Architectural Standards Manual. A Design Review application shall be submitted to the Planning Division and approved prior to submittal of building permit application(s)that demonstrates compliance with these standards. c. The Director approved an Alternative Compliance request to UDC 11-4-3-41 G, which requires a minimum of 50 square feet of private,usable open space per unit in vertically integrated residential buildings on Lot 1, Block 1; Lot 2,Block 2; and Lots 1 and 3, Block 4. The approval allows studio units without such space, contingent upon the provision of private amenity decks as shown in the exhibit in Section VII.R in the Findings, as an alternative means of compliance. d. The public and quasi-public areas in the development shall be designed with community supportive purpose, incorporate permanent design elements with features to promote frequent use, and support amenities that foster a wide variety of interests ranging from relaxation to play (see examples in Section VII.BB: Public/Quasi-Public Exhibit & Renderings in the Findings). These areas must be strategically integrated into the overall development, interconnected with meaningful points of interest,prioritize pedestrian infrastructure,be highly visible and accessible, and designed to enhance both the adjacent uses and larger mixed- use area in accord with the holistic design principles in the Comprehensive Plan (see Figures FB5, FC6 and FC7 in the Plan). The plans submitted with future development applications shall demonstrate compliance with this requirement. e. Supportive and proportional outdoor public and/or quasi-public spaces and places including, but not limited to, parks, plazas, outdoor gathering areas, linear open space, and schools are expected to be provided within the development in accord with the principles for integration of uses in the Comprehensive Plan(see figures FB4, FC5, FC7 in the Plan) and the examples included in Section VII.BB: Public/ Quasi-Public Exhibit in the Findings.These areas may be located in spaces between residential and non-residential uses to provide both integration and transition between uses. Outdoor seating areas at restaurants are not considered supportive public spaces unless integrated into shared open space, natural amenities, and interconnected with cohesive pathway elements. The plans submitted with future development applications shall demonstrate compliance with this requirement. AMENDED AND RESTATED DEVELOPMENT AGREEMENT-PINE 43(H-2024-0071) f. Owner/Developer shall provide enhanced construction materials (i.e. high-sound transmission classification rated windows and walls) for sound mitigation as proposed for the south side of the vertically integrated residential structure on Lot 1, Block 1 adjacent to existing industrial uses to the south. Additionally, a 10-foot wide landscape buffer planted with columnar evergreen trees with a 30-foot height and 10-foot width at maturity and an 8-foot-tall masonry wall shall be provided along the southern boundary of Lot 1, Block 1 as proposed by the developer and shown in the Elevation at Vertically Integrated Residential Building to Southern Property Line plan in the Findings. g. The Director approved an Alternative Compliance request to UDC Table 11-2B-3 to increase the maximum building height in the C-G zoning district from 65 feet to 76 feet, for the hotel on Lot 2, Block 4; the multi-family building on Lot 2, Block 3; and the two vertically integrated residential buildings on Lots 1 and 3, Block 4, as shown in the exhibit in Section VII.T of the Findings.This approval is contingent on providing 10% of the building square footage as open space, courtyards,patios, or other usable outdoor areas for employees and/or patrons, exclusive of required setbacks and landscape buffers, in accordance with UDC 11-213-3A.3d, as shown in the open space exhibit in Section VII.N in the Findings. 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: a. Acts of Default. In the event Owner/Developer, or Owner/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 UDC. In recognition that the Property may have multiple subsequent owners of all or a portion of the Property, a default by a subsequent or successor owner shall only be applicable to such defaulting owner and its portion of the Property and shall not be considered a default of any other non-defaulting owner on other portions of the Property. b. Notice and Cure Period. In the event of Owner/Developer's breach 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, which action 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. AMENDED AND RESTATED DEVELOPMENT AGREEMENT-PINE 43(H-2024-0071) c. Remedies. In the event of default by Owner/Developer that is not cured after notice from City as described in Section 7(b), City shall, upon satisfaction of the notice and hearing procedures set forth in Idaho Code section 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 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, and Owner/Developer shall have all rights and remedies available at law or in equity. d. 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. e. 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. f. 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 approval of such completed improvements or portion thereof in accordance with the terms and conditions of this Agreement and all other ordinances 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, prior to the third reading of the Meridian Zoning Ordinance in connection with the rezoning of the Property by the City Council. If for any reason after such recordation, the City Council fails to adopt the ordinance in connection with the annexation and zoning of the Property contemplated hereby, the City shall execute and record an appropriate instrument of release of this Agreement. 10. ZONING:City shall, following recordation of the duly approved Agreement,enact a valid and binding ordinance zoning the Property as specified herein. AMENDED AND RESTATED DEVELOPMENT AGREEMENT-PINE 43(H-2024-0071) 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 in any phase in which 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 Section 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 Avenue Meridian, Idaho 83642 Meridian, Idaho 83642 OWNER: DRB Investments LLC 1157 N. Summerbrook Avenue Suite 100 Meridian, ID 83642 a. A party shall have the right to change its address by delivering to the other party a written notification thereof in accordance with the requirements of this section. 15. ATTORNEY FEES: Should any litigation be commenced between the parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may be granted, to court costs and reasonable attorney's fees as determined by a Court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. 16. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time is strictly of the essence with respect to each and every term,condition and provision hereof, and that the failure to timely perform any of the obligations hereunder shall constitute a breach of and a default under this Agreement by the other party so failing to perform. 17. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure to the benefit of the parties'respective heirs,successors,assigns and personal representatives, including City's corporate authorities and their successors in office. This Agreement runs with the AMENDED AND RESTATED DEVELOPMENT AGREEMENT-PINE 43(H-2024-0071) land and shall be binding on the Owner/Developer, each subsequent owner of the Property, 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 reasonably in giving any consent, approval, or taking any other action under this Agreement. 20. 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. 21. COOPERATION OF THE PARTIES: In the event of any legal or equitable action or other proceeding instituted by any third party(including a governmental entity or official) challenging the validity of any provision in this Agreement, the parties agree to cooperate in defending such action or proceeding. 22. FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements, condition and understandings between Owner/Developer and City relative to the subject matter hereof, and there are no promises, agreements, conditions or understanding, either oral or written, express or implied, between Owner/Developer and City, other than as are stated herein. Except as herein otherwise provided, no subsequent alteration, amendment, change or addition to this Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns, and pursuant, with respect to City, to a duly adopted ordinance or resolution of City. a. No condition governing the uses and/or conditions governing rezoning of the subject Property herein provided for can be modified or amended without the approval of the Meridian City Council after a 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] AMENDED AND RESTATED DEVELOPMENT AGREEMENT-PINE 43(H-2024-0071) AMENDED AND RESTATED DEVELOPMENT ACICEEMENT-PINE 43(H-2024-0071) ACKNOWLEDGMENTS IN WITNESS WHEREOF, the parties have herein executed this Agreement and made it effective as hereinabove provided. OWNER/DEVELOPER: DRB Investments LLC nis er, Manager STATE OF IDAHO ) ) ss. County of Ada ) On this V day of AeevL , 2026,before me,the undersigned, a Notary Public in and for said State,personally appeared Dennis M.Baker,known or identified to me to be the Manager of DRB Investments LLC and the person who signed above and acknowledged to me that he executed the same on behalf of said corporation. IN WITNESS WHEREOF, I have hereunto set my ha d and of , ed official seal the day and year in this certificate first above written. (SEAL) Notary Public for Idaho My commission expires:—)0? ',R f 3 ERIC CENTERS NOTARY PUBLIC-STATE OF IDAHO COMMISSION NUMBER 20192725 MY COMMISSION EXPIRES 12-29-2031 AMENDED AND RESTATED DEVELOPMENT AGREEMENT—PINE 43(H-2024-0071) CITY OF MERIDIAN ATTEST: By: Mayor Robert E. Simison 5-12-2026 Chris Johnson, City Clerk 5-12-2026 STATE OF IDAHO ) : ss County of Ada ) On thisl2th day of May 2026, before me, a Notary Public, personally appeared Robert E. Simison and Chris Johnson, known or identified to me to be the Mayor and City 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 My commission expires: 3 28-2028 AMENDED AND RESTATED DEVELOPMENT AGREEMENT—PINE 43(H-2024-0071) l CJ :B r, GROUP THE .GATEAY ON ® INCPPwNG J•U•B ENGINEERS,INC. J.U-G rAMIIY OF COMPANIES Exhibit "A" Pine 43 Mixed Use Subdivision Development Agreement Boundary Legal Description Project No. 10-24-066 March 18, 2025 A tract of land situate in the west half of Section 8,Township 3 North, Range 1 East,Boise Meridian,City of Meridian,County of Ada, State of Idaho,and being more particularly described as follows: Commencing at the west quarter corner of said Section 8;thence from said Point of Commencement,South 89°54'57" East, coincident with the east-west centerline of said Section 8, a distance of 2,649.69 feet; thence leaving said east-west centerline, South 00°31'22" West, a distance of 50.99 feet to the northwest corner of the Plat of Scentsy Commons Subdivision,recorded in Book 108 of Plats,at Pages 15229 through 15233,Ada County Records,hereinafter referred to as"Scentsy Commons",said point also being the Point of Beginning of this description; thence from said Point of Beginning, continuing South 00°31'22"West,coincident with the westerly line of said Scentsy Commons, a distance of 611.32 feet to the northeasterly corner of the Plat of Layne Industrial Park Subdivision, recorded in Book 69 of Plats, at Pages 7113 through 7114, Ada County Records,hereinafter referred to as"Layne Industrial Park";thence North 89°55'42"West,coincident with the northerly line of said Layne Industrial Park,a distance of 507.60 feet; thence leaving said northerly line,the following two(2)consecutive courses and distances: 1. North 00°06'00"West,a distance of 589.75 feet,and 2. North 44049'58" West, a distance of 28.15 feet to a point on the southerly right-of-way line of E. Pine Avenue; thence leaving said southerly right-of-way line,North 00°05'59"West, a distance of 96.14 feet to a point on the northerly right-of-way line of E. Pine Avenue; thence South 89053'43"West, coincident with said northerly right-of-way line,a distance of 457.78 feet;thence leaving said northerly right-of-way line,South 00°05'59" East, a distance of 48.04 feet to a point on the centerline of said E. Pine Avenue; thence South 89°54'01"West, coincident with said centerline, a distance of 181.39 feet; thence leaving said centerline, South 00°05'59" East, a distance of 48.05 feet to a point on the westerly right-of-way line of N. Webb Avenue; thence coincident with said westerly right-of-way line, the following eleven (11) consecutive courses and distances: 1. along the arc of a non-tangent curve to the right, concave southwesterly, having a radius of 49.50 feet, through a central angle of 22°48'18", an arc length of 19.70 feet, and a chord bearing South 34°04'19"East,a distance of 19.57 feet, March 18,2025 10-24-066_DA_Bndy_Desc.docx Pagel of 4 2760 West Excursion Lane,Suite 400,Meridian,ID 83642-5752 11 www.oub.com P 208.376.7330 2. along the arc of a compound curve to the right, concave westerly, having a radius of 245.00 feet, through a central angle of 13°34'30", an arc length of 58.05 feet,and a chord bearing South 15°52'55"East, a distance of 57.91 feet, 3. South 09°05'40"East,a distance of 70.96 feet, 4. along the arc of a curve to the right,concave westerly,having a radius of 98.00 feet, through a central angle of 05135'23", an arc length of 9.56 feet,and a chord bearing South 06°17'59"East,a distance of 9.56 feet, 5. South 03"30'18"East, a distance of 19.42 feet, 6. along the arc of a tangent curve to the left, concave easterly, having a radius of 110.00 feet, through a central angle of 19°43'43", an arc length of 37.88 feet, and a chord bearing South 13022'09" East, a distance of 37.69 feet, 7. South 23'14'01"East,a distance of39.19 feet, 8. along the arc of a tangent curve to the left, concave northeasterly, having a radius of 286.00 feet, through a central angle of 07°20'17", an arc length of 36.63 feet,and a chord bearing South 26054'09"East, a distance of 36.60 feet, 9. South 30°34'17"East, a distance of 46.33 feet, 10. along the are of a tangent curve to the right,concave westerly,having a radius of 211.25 feet, through a central angle of 31 000'46", an arc length of 114.34 feet, and a chord bearing South 15003'55" East, a distance of 112.95 feet, and 11. South 00°26'28" West, a distance of 182.83 feet to a point on the northerly line of the aforesaid Layne Industrial Park; thence leaving said westerly right-of-way line,North 89°55'43"West,coincident with said northerly line, a distance of 293.92 feet;thence leaving said northerly line,the following two(2)consecutive courses and distances: 1. North 00027'15"East,a distance of 331.21 feet, and 2. North 89054'44" West, a distance of 657.39 feet to a point on the easterly right-of-way line of N.Nola Road; thence North 00027'04"East,coincident with said easterly right-of-way line,a distance of 273.97 feet to a point of intersection of said easterly right-of-way with the southerly right-of-way line of E. Pine Avenue; thence leaving said right-of-way lines,North 00°05'59"West, a distance of 48.05 feet to the centerline of said E. Pine Avenue;thence North 89°54'01"East,coincident with said centerline a distance of 25.45 feet; thence leaving said centerline,the following four(4)consecutive courses and distances: 1. North 00°26'20"East,a distance of 262.04 feet, 2. North 00°26'30"East,a distance of 355.15 feet, 3. North 58°38'10"West,a distance of 166.73 feet,and 4. North 89°33'38" West, a distance of 485.10 feet to a point on the easterly right-of-way line of Locust Grove Road; March 18,2025 10-24-066_DA_Bndy_Desc.docx Page 2 of 4 thence coincident with said easterly right-of-way line, the following four (4) consecutive courses and distances: 1. North 00'13'49"West,a distance of 117.15 feet, 2. South 89°35'35"East, a distance of 22.99 feet, 3. North 00013'53"West,a distance of 189.59 feet,and 4. North 44°53'03" East, a distance of 28.23 feet to a point on the southerly right-of-way line of E. State Avenue; thence leaving said easterly right-of-way line, coincident with said southerly right-of-way line and subsequent projections thereof,the following mMen(14)courses and distances: 1. North 89°59'59"East, a distance of 196.68 feet, 2. along the arc of a tangent curve to the right, concave southwesterly, having a radius of 218.00 feet, through a central angle of 55°24'38", an arc length of 210.83 feet, and a chord bearing South 62017'42" East,a distance of 202.71 feet, 3. South 34°35'24"East,a distance of 41.97 feet, 4. along the arc of a tangent curve to the left, concave northeasterly, having a radius of 200.00 feet, through a central angle of 24°02'51", an arc length of 83.94 feet,and a chord bearing South 46°36'49"East, a distance of 83.33 feet, 5. South 58038'14"East, a distance of 136.06 feet, 6. along the arc of a tangent curve to the right, concave southwesterly, having a radius of 280.00 feet, through a central angle of 17°14'18", an arc length of 84.24 feet,and a chord bearing South 50'01'05"East, a distance of 83.92 feet, 7. along the arc of a reverse curve to the left, concave northeasterly, having a radius of 320.00 feet, through a central angle of 21°13'33", an arc length of 118.55 feet, and a chord bearing South 52°00'43" East,a distance of 117.87 feet, 8. South 62037'29"East, a distance of 193.95 feet, 9. along the arc of a tangent curve to the left, concave northerly, having a radius of 720.00 feet, through a central angle of 30°45'29", an arc length of 386.52 feet, and a chord bearing South 78°00'14" East, a distance of 381.89 feet, 10. along the arc of a reverse curve to the right,concave southerly,having a radius of 980.00 feet, through a central angle of 11'00'20", an arc length of 188.24 feet, and a chord bearing South 87°52'49" East, a distance of 187.95 feet, 11. South 82022139"East,a distance of 151.74 feet, 12. South 79022'39"East,a distance of 92.77 feet, 13. along the arc of a tangent curve to the left, concave northerly,having a radius of 220.00 feet, through a central angle of 10°11'16", an arc length of 39.12 feet, and a chord bearing South 84028'17" East, a distance of 39.07 feet, and 14. South 89°33'55"East,a distance of 354.09 feet; March 18,2025 10-24-066_DA_Bndy_Dcsc.docx Page 3 of thence leaving said southerly right-of-way line, South 00°26'05"West,a distance of 477.15 feet to a point on the southerly right-of-way line of E. Pine Avenue; thence North 890 53 53„East coincident with said southerly right-of-way line a distance of 444.45 feet to g Y the Point of Beginning. Containing an area of 36.58 acres of land,more or less. The above-described tract of land is shown on Exhibit"B"attached hereto and made a part hereof. End of Description. J-U-B ENGINEERS,Inc. This description was prepared by me or under my supervision. If any portion of this description is modified or removed(including, but not limited to,the graphic portion shown on the attached Exhibit`B") without the written consent of Timothy Harrigan, PLS, all professional liability associated with this document is hereby declared null and void. LAND lr SF�SG�G Timothy Harrigaf 17665 17665 OF �yY HAR�� Date March 18,2025 10-24-066_DA_Bndy_Desc.docx Page 4 of 4 �1 I 7 E. STATE AVENUE I - - � N. WEBB 8O AVENUE POC S89°54'57"E 2646.69' 7 8 E. PINE AVENUE O 2 0 r 0 0 400 O = SHEET No. ` 66" LEGEND SCALE IN FEET - - - - SECTION LINE — — — — — — — — ADJOINER PROPERTY LINE --------- — TIE LINE — RIGHT—OF—WAY LINE - - — CENTER LINE \0`,�p� LAND S — BOUNDARY AREA: 04� �G Fp P 36.58f ACRES OF LAND 17665 ® — CENTER QUARTER CORNER © QUARTER CORNER p,,_Y HFR�\G O — FOUND MONUMENT O — DIMENSION POINT POC — POINT OF COMMENCEMENT POB — POINT OF BEGINNING EXHIBIT "B" PINE 43 MIXED USE SUBDIVISION DEVELOPMENT AGREEMENT BOUNDARY SHEET SITUATE IN THE WEST HALF OF SECTION 8, T3N, R1 E, 1 OF 8 �.aENGNEE�,INC. BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO a c+) H W W = SEE SHEET 8 c/) 3: w m E. PINE AVENUE S00'31 '22"W 50.99' o z N89'53'53"E 444.45' POB N M Lo r- O 0 04 � N O O r� cfl O O O O O z N89'55'42"W 507.60' LANp LINE TABLE ��v��o�GENS��SG�F` NO. BEARING DIST. 17665 L1 N44'49'58"W 28.15' OF HPR� SEE SHEET 1 I FOR LEGEND. 0 60 SCALE IN FEET , 7 ZoZS" EXHIBIT "B" PINE 43 MIXED USE SUBDIVISION (.J-U-B� DEVELOPMENT AGREEMENT BOUNDARY SHEET SITUATE IN THE WEST HALF OF SECTION 8, T3N, R1 E, 2 OF 8 JU•B ENGINEERS,INC. BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO a S89°53'43ItW 457.78' c\j E- � w S00°05'59"E 48.04' w - - - S89'54'01 "W 181 .39' - - - - - _ _ Lu J E. PINE AVENUE UJI JSEE SHEET 1 FOR LEGEND. N CURVE TABLE NO. RADIUS DELTA LENGTH CH. BEARING CH. DIST, Cl 49.50' 22'48'18" 19.70' S34'04'19"E 19.57' O 0 0 II C2 245.00' 13'34'30" 58.05' S15'52'55"E 57.91' co c 1 C3 98.00' 5'35'23" 9.56' SO6'17'59"E 9.56' O C4 110.00' 19'43'43" 37.88' S13'22'09"E 37.69' C5 286.00' 7'20'17" 36.63' S26'54'09"E 36.60' C3 C6 211.25' 31'00'46" 114.34' S15'03'55"E 112.95' i L3 n LINE TABLE NO. BEARING DIST. L2 S00'05'59"E 48.05' r 2 L3 S03'30'18"E 19.42' nol L4 S23'14'01"E 39.19' YL 0 60 F2 G� SCALE IN FEET S30°34'1 7"E 46,33' �O\'�` LAND \GENSFO �17665� OF Q pT Y H I S00°26'28"W 182.83' SEE SHEET 4 EXHIBIT "B" PINE 43 MIXED USE SUBDIVISION (' J'U'B DEVELOPMENT AGREEMENT BOUNDARY SHEET SITUATE IN THE WEST HALF OF SECTION 8, T3N, R1 E, 3 OF 8 JU•s ENGINEERS,INC. BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO a SEE SHEET 5 E. PINE AVENUE N89'54'01 "E 25.45' Q N00'05'59"W 48.05' SEE SHEET 1 O FOR LEGEND. 0 z z i� rn � r N � W O rl N O 0 60 O z SCALE IN FEET N89°54'44"W 657.39' LAND cry ENNO SFosG�G^ �17665 Ln r o Y H PR o �) ...... - SEE SHEET 3 N89°55'43"W 293.92' EXHIBIT "B" PINE 43 MIXED USE SUBDIVISION (JUB ) DEVELOPMENT AGREEMENT BOUNDARY SHEET SITUATE IN THE WEST HALF OF SECTION 8, T3N, R1 E, 4 OF 8 J-U•B ENGINEERS,INC. BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO a co w w —I S8`cq w 0s• s>q / /* / c0 w cn / w w ro � v rss I ''3• S62 3> ti r939s, w w N00'26'30"E 355.15' c/) w SEE SHEET 1 ui 0 60 FOR LEGEND. � — - - - - SCALE IN FEET N00'26'20"E 262.04' E. PINE AVENUE - - - - - - - - - �p,1. LAlVO - - - - - t� \CENSFQ SG�G N89'54'01"E 25.45' o SEE SHEET 4 Uk17665 CURVE TABLE OF NO. RADIUS DELTA LENGTH CH. BEARING CH. DIST. y HPR C9 280.00' 17'14'18" 84.24' S50'01'05"E 83.92' C10 320.00' 21'13'33" 118.55' S52'00'43"E 117.87' EXHIBIT "B" PINE 43 MIXED USE SUBDIVISION SHEET cj'UT�l DEVELOPMENT AGREEMENT BOUNDARY SITUATE IN THE WEST HALF OF SECTION 8, T3N, R1 E, 5 OF 8 J-U-9 ENOINEEIq,INC. BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO a N89'59'59"E 196.68' N44'53'03"E 28.23' i co /. � � S34 35 24 E 41 .97 V) b 0 60 OU Z SCALE IN FEET J Ln - -- - • - - • - - •- - - • - --- — — — — — — — — — — — — --� w S89'35'35"E 22.99' I � w w cn b z Lo N89'33'38"W 485.10' f ~' w w 0 " LAND S w CURVE TABLE Of NO. RADIUS DELTA LENGTH CH. BEARING CH. DIST. °- �17665 m C7 218.00' 55'24'38" 210.83' S62'17'42"E 202.71' c C8 200.00' 24'02'51" 83.94' S46'36'49"E 83.33' y Hp,R SEE SHEET 1 FOR LEGEND. EXHIBIT "B" �— PINE 43 MIXED USE SUBDIVISION C.J'UJ DEVELOPMENT AGREEMENT BOUNDARY SHEET SITUATE IN THE WEST HALF OF SECTION 8, T3N, R1 E, 6 OF 8 e ENGINEERS,INC. BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO n Lo w f) w w � - co _ F- E. STATE w s AVENUE w C 11 -- - _ _ --- = r r^^ V, w 'w'^^ v, CURVE TABLE N0, RADIUS DELTA LENGTH CH, BEARING CH. DIST. I C11 720.00' 3945'29" 386.52' S78'00'14"E 381.89' LAIVD NSFOSG�� SEE SHEET 1af 0 -� FOR LEGEND. �17665 p HPR�\G 0 60 SCALE IN FEET EXHIBIT "B" PINE 43 MIXED USE SUBDIVISION SHEET (, J-UB�l DEVELOPMENT AGREEMENT BOUNDARY SITUATE IN THE WEST HALF OF SECTION 8, T3N, R1 E, 7 OF 8 U.aENaINEEFO,INC. BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO a I I I Q 1 z � E. STATE AVENUE I 151.74' _ w S82°22'39„E - C12 U) L5 - — w C13 Lu CIO S89'3355"E 354.09' CURVE TABLE NO. RADIUS DELTA LENGTH CH. BEARING CH. DIST. C12 980.00' 11'00'20" 188.24' S87'52'49"E 187.95' C13 220.00' 10'11'16" 39.12' S84'28'17"E 39.07' Lo LINE TABLE '- N0. BEARING DIST. SEE SHEET 1 d. L5 S79.22'39"E 92.77' FOR LEGEND. �3: in O (o N O o LAIVD S v' N R /) G�Gc 17665 ; r E. PINE AVENUE oF �o � �1Y HPR�\G cv F- ILL! 0 60 w _ 2 31 � w SCALE IN FEET W W 07 EXHIBIT "B" PINE 43 MIXED USE SUBDIVISION SHEET (' J.UB DEVELOPMENT AGREEMENT BOUNDARY SITUATE IN THE WEST HALF OF SECTION 8, T3N, R1 E, 8 OF 8 J•N•S ENGINEERS,INC. BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO a EXHIBIT B CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW E AND DECISION DECISION& ORDER In the Matter of the Request for Annexation and Zoning of 7.21-Acres of Land with I-L(5.29- Acres), C-G(1.36-Acres)and R-15 (0.56-Acre) Zoning Districts (Parcel#S1108233755, #S1108233850,#S1108233950,#S1108233995 and#S1108233986)by HPC Buyer and DMB Companies; and Modification to the Development Agreement(H-2017-0058-Inst.#2018-000751)to Update the Conceptual Development Plan for the 36.58 Acres of Land that Lies South of E. State Ave.to Allow for the Development of 904 New Residential Units Consisting of a Mix of Townhomes (30 Units),Multi-Family Apartments(271 Units) and Vertically Integrated Residential(603 Units) Above Ground Floor Commercial/Office,481,020 sq.ft. of Commercial Space Including a 128,880 sq.ft.Hotel and 71,800 sq.ft. of Other Retail/Restaurant Commercial Space,221,340 sq.ft. of Office Space-90,000 sq. ft. of which is Intended for Med-Tech Uses, 59,000 sq.ft. of Commercial/Office in the Vertically Integrated Residential Buildings, and 8.3 Acres of Private and Public Open Space; Inclusion of Additional Land Area(i.e. 1.92 Acres); and Updates to Certain Provisions in the Agreement; Rezone of 3.08-Acres(0.91 +2.17) of Land from the C-G to the R-15 Zoning District; Preliminary plat Consisting of 41 Buildable Lots and 3 Common Lots on 36.58- Acres of Land in the R-15 and C-G Zoning Districts; Conditional Use Permit for a 139-Unit Multi- Family Development on 2.87-Acres of Land on Lot 2,Block 1 in the C-G Zoning District with a Request for Alternative Compliance to UDC 11-4-3-27B.3,which Requires a Minimum of 80 sq.ft. of Private,Usable Open Space per Unit,to Allow Studio Units without Such Space; Conditional Use Permit for a 132-Unit Multi-Family Development on 3.41-Acres of Land on Lot 2,Block 3 in the C- G Zoning District with a Request for Alternative Compliance to UDC 11-4-3-27B.3,which Requires a Minimum of 80 sq.ft. of Private,Usable Open Space per Unit,to Allow Studio Units without Such Space; and to UDC Table 11-2B-3,which Limits Building Height to 65 Feet in the C-G District,to Permit a Maximum Height of 76 Feet; and Conditional Use Permit for a Height Exception for a Vertically Integrated Residential Building on Lot 2,Block 2 from 65-Feet to 87-Feet in the C-G Zoning District by DMB Companies. Case No(s). H-2024-0071 Pine 43 Mixed Use Subdivision For the City Council Hearing Date of: October 21,2025(Findings on October 28, 2025) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of October 21, 2025, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of October 21,2025, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of October 21, 2025, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of October 21,2025,incorporated by reference) B. Conclusions of Law FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR PINE 43 MIXED USE SUBDIVISION H-2024-0071 - 1 - 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. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of October 21,2025, 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 requested applications are approved per the conditions of approval in the Staff Report for the hearing date of October 21,2025, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-6B-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments,if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval (UDC 11-6B-7B). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR PINE 43 MIXED USE SUBDIVISION H-2024-0071 -2- to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again (UDC 11- 613-7C). Notice of 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 I I(UDC 11-5B-6F). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s)and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR PINE 43 MIXED USE SUBDIVISION H-2024-0071 -3- 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 October 21,2025 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR PINE 43 MIXED USE SUBDIVISION H-2024-0071 -4- By action of the City Council at its regular meeting held on the 28th day of October 2025. COUNCIL PRESIDENT LUKE CAVENER VOTEDAYE COUNCIL VICE PRESIDENT LIZ STRADER VOTEDAYE COUNCIL MEMBER DOUG TAYLOR VOTEDAYE COUNCIL MEMBER JOHN OVERTON VOTEDAYE COUNCIL MEMBER ANNE LITTLE ROBERTS VOTEDAYE COUNCIL MEMBER BRIAN WHITLOCK VOTEDAYE MAYOR ROBERT SIMISON VOTED (TIE BREAKER) May r Robe"- Sison 10-28-2025 Attest: j � SEAL Chris John on 1 = -2025 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Na&m--U) Dated: 10-28-2025 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR PINE 43 MIXED USE SUBDIVISION H-2024-0071 -5- COMMUNITY DEVELOPMENT DEPARTMENT REPORT HEARING 10/21/2025 Legend DATE: Project Location Area of Impact TO: Mayor&City Council city Limits -_ � FROM: Sonya Allen,Associate Planner O Analysis 208-884-5533 sallen@meridiancity.org APPLICANT: Givens Pursley T-4 SUBJECT: Pine 43 Mixed Use Subdivision—ALT, AZ,CUP,MDA,PP,RZ H-2024-0071 _ _ f LOCATION: Generally located on the north and south ' sides of E. Pine Ave.,between N. Locust Grove Rd. and N.,Hickory Ave., in the West %2 of Section Bin the west 1/2 of Section 8,T.3N.,R.IE. I. PROJECT OVERVIEW A. Summary The Applicants,HPC Buyer and DMB Companies,request the following: • Annexation and zoning(AZ) of 7.21-acres of land with I-L(5.29-acres), C-G(1.36-acres) and R-15 (0.56-acre)zoning districts(Parcel#S1108233755,#S1108233850,#S1108233950, #S1108233995 and#S1108233986); The Applicant,DMB Companies,requests the following: • Modification to the Development Agreement(H-2017-0058 -Inst. #2018-000751)to update the conceptual development plan for the 36.58 acres of land that lies south of E. State Ave. to allow for the development of 904 new residential units consisting of a mix of townhomes (30 units),multi-family apartments(271 units)and vertically integrated residential(603 units) above ground floor commercial/office,481,020 sq. ft. of commercial space including a 128,880 sq. ft. hotel and 71,800 sq. ft. of other retail/restaurant commercial space,221,340 sq. ft. of office space-90,000 sq. ft. of which is intended for med-tech uses, 59,000 sq. ft. of commercial/office in the vertically integrated residential buildings, and 8.3 acres of private and public open space; inclusion of additional land area(i.e. 1.92 acres); and updates to certain provisions in the agreement; • Rezone(RZ) of 3.08-acres (0.91 +2.17) of land from the C-G to the R-15 zoning district; • Preliminary plat(PP) consisting of 41 buildable lots and 3 common lots on 36.58-acres of land in the R-15 and C-G zoning districts; City of Meridian I Department Report I. Project Overview • Conditional Use Permit(CUP) for a 139-unit multi-family development on 2.87-acres of land on Lot 2,Block 1 in the C-G zoning district. The request includes Alternative Compliance to UDC 11-4-3-27B.3,which requires a minimum of 80 square feet of private,usable open space per unit,to allow studio units without such space; • Conditional Use Permit(CUP) for a 132-unit multi-family development on 3.41-acres of land on Lot 2,Block 3 in the C-G zoning district. The request includes Alternative Compliance to UDC 11-4-3-27B.3,which requires a minimum of 80 square feet of private,usable open space per unit,to allow studio units without such space; and to UDC Table 11-2B-3,which limits building height to 65 feet in the C-G district,to permit a maximum height of 76 feet; and, • Conditional Use Permit(CUP)for a height exception for a vertically integrated residential building on Lot 2,Block 2 from 65-feet to 87-feet in the C-G zoning district. Additionally, alternative compliance(ALT) is requested from the Director to UDC Table 11-2B-3 to allow an increase in the maximum building height in the C-G zoning district from 65 feet to 76 feet on Lots 1-3,Block 4 and Lot 2,Block 3 (hotel,multi-family building&2 vertically integrated residential buildings); and to UDC 11-4-3-41G, which requires a minimum of 50 square feet of private,usable open space per unit,to allow studio units without such space. B. Issues/Waivers As noted above, a CUP is requested for a height exception for the vertically integrated residential building proposed on Lot 2,Block 2 from 65-feet to 87-feet in the C-G zoning district. Alternative compliance is requested with the CUP's for a multi-family development on Lot 2, Block 3 and Lot 2,Block 1 to UDC 11-4-3-27B.3,which requires a minimum of 80 square feet of private,usable open space per unit,to allow studio units without such space; and to UDC Table 11-2B-3,which limits building height to 65 feet in the C-G district, to permit a maximum height of 76 feet on Lot 2,Block 3; and, Alternative compliance is also requested from the Director to UDC Table 11-2B-3 to allow an increase in the maximum building height in the C-G zoning district from 65 feet to 76 feet on Lots 1-3, Block 4 [hotel and two(2)vertically integrated residential buildings); and to UDC 11-4- 3-41 G,which requires a minimum of 50 square feet of private,usable open space per unit for vertically integrated residential uses,to allow studio units without such space. C. Recommendation Staff: Staff recommends approval of the proposed development plan per the provisions listed below in Section IV with the exception of the two (2)multi-family residential developments and the vertically integrated residential project located south of E. Pine Ave. in Blocks 1 and 3. Staff does not support residential uses in this area, as the previously entitled commercial plan is considered more beneficial to the City by providing needed employment opportunities and services for nearby residents,while also reducing vehicle trips and supporting trip capture. In addition, Staff does not support the vertically integrated residential use on Lot 1,Block 1 as it is not compatible with adjacent industrial uses and operations. Staff recommends the Commission and City Council consider reducing the number of vertically integrated residential units proposed north of E. Pine Ave. and requiring commercial/office uses above the first floor to provide a more commensurate level of employment and services to support nearby residents and reduce vehicle trips. Commission: The Commission recommended approval to City Council of the proposed development, including the two(2)multi-family residential developments and the vertically integrated residential project located south of E.Pine Ave. in Blocks 1 and 3. City of Meridian I Department Report L Project Overview D. Decision City Council: Approved as proposed by the Applicant II. COMMUNITY METRICS Table 1:Land Use Description Details Map Ref. Existing Land Use(s) Vacant/undeveloped land - Proposed Land Use(s) Townhomes,multi-family residential,vertically integrated - residential project,professional services(i.e. office,med- tech),commercial/restaurant,hotel Existing Zoning RUT in Ada County;C-G VII.A.2 Proposed Zoning R-15,C-G,I-L Adopted FLUM Designation General Industrial&Mixed Use—Community(MU-C) VII.A.3 Table 2: Process Facts Description Details Preapplication Meeting date 12/20/2024 Neighborhood Meeting 10/8/2024 Site posting date 6/26/2025 &8/8/2025 Table 3: Community Metrics Agency/ Description/Issue Reference Element Ada County Highway District • Comments Yes Received • Commission No Action Required 19 • Access N.Webb Way,residential collector street;N.Webb Ave.,local street;E. Pine Ave.,minor arterial street;and E. State Ave.,residential collector street west of Webb and local street east of Webb—all existing streets • Traffic Level Area roads meet ACHD's LOS Planning Thresholds of Service M" ITD Comments ITD has no comments on this application Received Meridian Fire Fire Dept.will provide service to this development but their response will be inadequate due to staffing and equipment.See comments in Section IV for more information. Meridian Police See comments in public record • Distance to 0.9 miles from headquarters&7.7 miles from North station Station • Response Dispatch Average Response Times by Priority Cily Time Priority 3(MPD Goal is within 3 to 5 minutes) •4:06 3:35 Priority 2(MPD Goal is within 8 to 10 minutes) 7:38 6:22 Priority 1(MPD Goal is within 15 to 20 minutes) 12:59 11:3 Meridian Public Works Wastewater City of Meridian Department Report Il. Community Metrics • Distance to Sewer available at site Mainline • Impacts or Concerns Meridian Public Works Water • Distance to Water available at site Mainline • Impacts or See site specific conditions Concerns School District(s) West Ada School District • #of students 185-191 estimated for development • Enrollment School Boundary Areas 24-25'Enrollment Architectural Program capacity Capacity Capacity Meridian Elementary 468 650 600 River Valley Elementary 468 700 600 Lewis and Clark Middle 899 1000 Centennial High 1754 1900 - SGR Total Units Single Multi Total Total Estimated Development Area Zone Family Family Single Multi Students Architectural Program Family Family Capacity Capacity Meridian Elementary 0.51 0.2 30 874 191 650 600 River Valley Elementary 0.32 0.2 30 874 185 700 600 Note:Student Generation Rates are calculated in reference to the designated elementary scho within the subject property's associated development area zone.This information is intended a a reference,rather than a decisive tool. 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 Reference Parcel:51108234011 Date Retrieved:2025 16 f 16 Parcel Count Parcel Acreage Infill Indicator: 973 Surrounding Area 41 ® City Limits 2,411 g Nat City ChangeHousehold Household&Population Growth Hausehcld5 132020 Population Change:17.3% 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 41% 31% 25%,e Multi-family 0 Commercial Preliminary Plats(last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending � VI IIgI VIV Approved Approved 0 1000 200000 300000 0 100000 2ODDDO 300000 400000 ■ Single-family ❑ Multi-family 2-00 now 1,500 Single-family 7 Residential `� 1-50 1,000 , Parcel Diversity 1-00 T� cu 0 82. 0 Parcel Count en 0-50 500 .20 1 P-19 ■Average Acres 0-00 0 R-2 R-4 R-8 R-15 Average Single-family Density by Zoning Average Residential Net Density 15.00 ¢ 10-00 10.79 5-00 04.E 5.37 .0 0-00 Lam!1.23 Dwelling Units!Ache 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 Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Pine Avenue 3,010-feet Miner Arterial 866 Better than "E" Locust Grove Road 419-feet Minor Arterial 939 Better than"E" State Avenue 2,182-feet Collector NIA NfA Webb Way 819-feet Collector NIA NIA Webb Avenue 838_feet Local NIA NIA Commercial Nola Road 274-feet Local Industrial NIA NIA "Acceptable level of service for a five-lane minor arterial is"°E"(1,540 VPH). 2. Average Daily Traffic Count (VOT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for Pine Avenue east of Nola Read was 11,879 on November 2"d, 2423. • The average daily traffic count for Locust Grove Load south of Fairview Avenue was 24,115 on August 15#1, 2024. • There are no current traffic counts available for State Avenue, Webb Way, Webb Avenue or Nola Road, Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 3: Service Impact Summary Service Impact Tools Ready 0400WN\ Marginal Caution o n'c ` 0 Note:No park within walking distance is noted as "caution". Distances for determining an acceptable walking distance are as follows: I mile—regional park; 0.S mile—community park; and 0.25 mile neighborhood park. Distances are based on the approximate centroid of a project. 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. History • In 2007,this property was included in the annexation(AZ-07-006, Ordinance#08-1348), rezone(RZ-07-010),preliminary plat(PP-07-008)for Pinebridge Subdivision,which consisted of approximately 170 acres of land. A development agreement was required as a provision of annexation,recorded as Inst.No. 108022893. Several time extensions were approved for the preliminary plat(TE-09-015, TEC-11-002, TEC-13-004, and TEC-15-002), which expired on May 7,2017. The conceptual development plan included in the agreement shown below depicted approximately 3,000,000 sq. ft. of commercial, light office, and multi-family residential uses and a medical campus and included the 50+1-acre property that is now the Scentsy Commons Campus located east of N. Machine Ave. The property was granted C-G zoning based on the development plan approved with the application. rAIRVt AILS _ . 4 , K�ORA � N F •. 7E # — OFFICE WES OFFICE EAS7 _ B mw &GAS°. idtlLTbFAMILY - �.FICE _ -- RESIDENTIAL A Q I N T-z.. OF • In 2011, a modification to the development agreement(Inst.No. 108022893)for Pinebridge was approved which removed the Scentsy property from the agreement(outlined in red on the map below) and required a new development agreement for that property(Scentsy Campus MDA-10-010,Instrument No. 111052691). A subsequent amendment was approved in 2021 (H-2021-0002—Inst. #2021-059867)that included the abutting parcel to the west (outlined in blue on the map below)that was later acquired by Scentsy,which resulted in the 50-acres east of N. Machine Ave. on the south side of E. Pine Ave. to N. Eagle Rd.being removed from the original Pinebridge DA. Since then, Scentsy has built approximately 567,000 sq. ft. of office and manufacturing space with space for future expansion. City of Meridian I Department Report 111. Staff Analysis INIMINE-10 WIN _ rNfhF't 'ilnnlla'.e i,H: n:6i i �i NF f� MEN ■ I►ni �11 r��x-sr.,-qT �. i - ■ r ' ... I��:� •., =t Pro — e -1T: k- r.— tl Yll - is r 1111■■� ���y' � •'`� _ �'���.E;-i�r`";,€J, �IIIIX�FJk� ._ — `eft I-.riTPRRf }€I}M. �'I;;M;i:.IIMr2w'�'— .�y,�- MXX!,f„y:AXX11X{IMFd!"nii� �nn�n� � •• i�t �I■� 1 .'�� • .I jl��= -Ek� 3 LAND USE AREA BREAKDOWN AREA A' fERCuL LOTS A}4 ACRES 7 LOTS 5OOINAON LOTS 'nr AREAS MITI-FAIMLY LOTS 2148ACRES LEGEND MW RESIOENITIAI,IRIITS «1 1 AREw DESrONATSON •N LOTS 8 _ - COMM AREAS PROPOSED 11NE warm WTS AREA SAIGLE-FAII&Y LOTS F PAOPOSEO TOWNHOME LOTS -3S2IACRES �� _I •: . -233 i'ESRL7ENTIIL DWTS LOT l - PnoPasEo DETACHED Lan •91 DV ACHED LOTS It 7, •-A L<—J •91 LIVE WORK LOTS PAOPr.EOrur.v.Lrar .SS LIVE wVRic Lars ► _ ►NOPa3EO__�._uL ANEA ACFA Tr -"COMMIONVWAS L r k O K.15T'TN0 CONINERCw AREA C4?S ACRES LOTS 4 75 ACRES S i i ► COMMON AREA -T COMMERCIAL LOTS t _ •5 COM110N LOTS rtaPa P ®En rtaw>yPAawa AREA AREA F CmMAERCIAL LOTS 9.0-0 RpApTAlbtNp AREA -1187 ACRES 1 -14 CAOMERCIAL LOTS 4 COMM AREAS ..... ,. * +! AREA F COM ERCLSL LOTS .' •9 5 ACRES "°N y •b COMIAER.'CIAL LOTS F ! ` 9rrY" •4 COMMON LOTS ' AREA'oi CORCIAL LOTS 3 7 -2250ACRES -- - -10 COMM ERCvAL LOTS -E OOM%ION LOTS r r C L — i. K PINE 43 SUBDIVISION OVERALL SITE PLAN A total of 737 residential dwelling units were approved to develop on the site north of E. State Ave. consisting of 504 apartment units on the east side of Webb Ave.; and 123 single- family detached units and 110 single-family attached and townhome units(19 of which could include vertically integrated residential units) on the west side of Webb Ave. This area has since developed with a total of 713 residential units consisting of 480 multi-family apartment units and 233 single-family residential and townhome units. Approximately 493,000 sq. ft. of commercial non-residential uses (102,000 sq. ft. of commercial and 391,000 sq. ft. of office)was proposed based on the building footprint area shown on the concept plan. The development plan was deemed to be consistent with the vision of"The Core"designation in the Comprehensive Plan for this area,which has since been removed from the Plan. The Core focused on fostering an environment for health sciences,technology and business centers to create sustainable jobs, development products, training and research—a business diversity of the future with jobs in research,development and manufacturing that couldn't be outsourced. The diversity of housing choices was anticipated to provide nearby housing options for employees in this area. Approximately 146,000 sq. ft. (86,000 sq. ft. office and 60,000 sq. ft. commercial) of the commercial area has been constructed in Areas A&D and the red outlined areas in F& G on the plan shown above,which leaves approximately 347,000 sq. ft.yet to build out of the approved 493,000 sq. ft. The Use Comparison/History Table included below(and in Section VII.X) submitted by the Applicant summarizes the change from the original 2008 Pinebridge approval,through the City of Meridian I Department Report 111. Staff Analysis 2018 amendment, and up to the current built environment as of 2025 and the proposed Pine 43 modification. PINE 43-USE COMPARISON 1 HISTORY TOTAL approved+ TOTAL 2009 Piacbridge 24)19 DA Modification built2025 Pine 43 approved/built+ Approval* Built as of 20I8 Approval— Aream Pinebridge Ruik as of 2U25 Application proposed in Pinebridge Area 170 acres 170 aeres 120 acres 170 acres 170 acres 37 acres 170 acres Rmidential(units) 850 737 737 713 904 1617 Total Non-Residential(SE) 2,350,00 567,000 493,0W 1,060,UW 713,000 431,000 1,194,000 Commercial 550,01N1 102,000 102,000 60,000 72,000 132,000 Ofticc+LtIndustrial 1,800,U00 567,000 39I,000 958,001) 653,000 221,000 874,000 Non-Res.in V-1 Rldvs 1 59,000 59.WU Hotel 129,000 129,000 Scentsy campus,Happy le Hotel, Hippo light industrial, meal c.h,light industrxl,retail, 567,491 SF Sccncsy medico!afficea,North restxurxnLs,office, Uses campus with ol7icc and Pointe treatment centev, light induylrial rr.swuranta,retail, vingle-family KidStrung,single-family toyhumes and anulti- rusidentixl family residential 'Ilse bn koul based on estimates in`1 IS_Cnn rpl Plan in 2008 DA vhowed 3M SP mixed use sa Usc bnakout booed on Concept Plan in.2018 DA,which was similar to 2017 TIS. All aen-s.and SF shown arc appr imalc_ B. General Overview Annexation and zoning(AZ): The Applicants(HPC Buyer&DMB Companies)propose to annex and zone a total of 7.21-acres of land with I-L(5.29-acres), C-G(1.36-acres)and R-15 (0.56-acre)zoning districts to accommodate future development and a property boundary adjustment(PBA)between the subject property and adjacent properties in the City. A legal description and exhibit of the annexation area is included below in Section VII.F. The property is currently a County enclave surrounded by City annexed land. The Future Land Use Map(FLUM)designation for this property is Industrial. Because FLUM designations are not parcel specific, an adjacent abutting designation,when appropriate and approved as part of a public hearing with a land development application,may be used as long as it doesn't apply to more than 50% of the land being developed. The Applicant proposes to use the abutting Mixed Use—Community(MU-C)designation on 1.92 acres of the north and northeast portions of the annexation area where R-15 and C-G zoning is proposed. Staff is supportive of this request as it's less than 50% of the land being developed and will accommodate the proposed development plan. The HPC Buyer Applicant owns the property and business(Harvey Performance Company) located at the southwest corner of the annexation area and plans to eventually expand the business into the 5.29-acre portion of the property proposed to be zoned I-L. The remaining 1.92-acres is planned to be incorporated into the adjacent Pine 43 development through a future PBA once the property is annexed,which will resolve a deeded parcel split that occurred previously between the subject property owners that didn't go through the proper process. A conceptual development plan,phasing plan and building elevations were submitted, included below in Section VII.I,that show how the existing industrial business on the abutting parcel is eventually planned to expand into the I-L zoned area in the future. Four(4)phases of development are proposed with a parking area and access driveways via Pine Ave. and Locust City of Meridian I Department Report III. Staff Analysis Grove Rd. and a shared access via Pine with the adjacent property to the east. The concept plan also shows how the areas proposed to be zoned R-15 and C-G will integrate into the adjacent development. Access points to adjacent streets are not approved with the concept plan and will be evaluated with future development applications. To ensure future development is consistent with the proposed conceptual development plan, phasing plan and building elevations, Staff recommends a Development Agreement(DA)is required as a provision of annexation of the property proposed to be zoned I-L that includes the provisions noted below in Section IV.A.1. Note: The 1.92-acres proposed to be zoned R-15 and C-G will be included in the proposed amended DA for Pine 43.A property boundary adjustment application should be submitted and finalized prior to City Council approval of the amended DA to create the parcel subject to the DA and to transfer ownership of the property. Rezone (RZ): The Applicant(DMB Companies)proposes to rezone 3.08-acres (0.91 +2.17)of land from the C-G to the R-15 zoning district.A legal description and exhibit of the rezone area is included below in Section VII.G. The FLUM designation for this property is MU-C. A conceptual development plan was submitted, included below in Section VILE,that shows how the area to be rezoned is proposed to develop with 4-7 25 townhomes. The proposed zoning,use and density is consistent with the MU-C development guidelines.Note: The overall density of the area (3.59 acres excluding adjacent right-of-way)proposed to be zoned R-15 between the annexation and rezone applications and developed with 30 dwelling units is 8.36 units per acre, which is consistent with the desired density of 6 to 15 units in MU-C designated areas. The development agreement modification concurrently proposed with this application will include the subject rezone area. Future development of the rezone area must substantially comply with the conceptual development plan included in Section VILE. Development Agreement Modification(MDA): The Applicant proposes to amend the existing approved conceptual development plan for the undeveloped 36.58 acres of the site located south of E. State Ave. depicted as Areas E,F and G on the existing concept plan above, excluding the areas that are outlined in red,which have already developed with non-residential commercial uses. This area is currently entitled to develop entirely with commercial uses. The proposed updated conceptual development plan is included below and in Section VILE of this report. The Applicant proposes to develop a large portion of the commercial area with 904 new residential dwelling units consisting of 30 townhome dwelling units, 270 multi-family residential apartment units and a maximum of 604 vertically integrated residential units above ground floor non-residential space. This is an increase of 880 dwelling units over what is currently entitled to develop in Pine 43 and that is already built out. The remaining area is proposed to develop with 481,020 sq. ft. of non-residential space, including a proposed 128,880 sq. ft.hotel with a restaurant, lounge and conference area and 71,800 sq. ft. of other retail/restaurant commercial space; 221,340 sq. ft. of office space, 90,000 sq. ft. of which is intended for med-tech(i.e. medical office,research and technology)uses; and 59,000 sq. ft. of commercial/office in the vertically integrated residential buildings. This is an increase of 134,020 sq. ft. of non-residential space over what is currently entitled,which is not yet been built out in Pine 43. A total of 84 34-0 9.23 acres(or 2-3."25.2%of the site) of private and public qalified-open space is proposed,including developed green spaces, amenities, and a 41,464+sq. ft. centralized public plaza lets"eensisting of the""alified open and"open sp iideatial 1 City of Meridian I Department Report I11. Staff Analysis and'43r-i a4e o�or „�as depicted on the open space exhibit in Section VII.N.Note: The pr_Wate-"common open space_is provided as part of the vertically integrated residential projects, multi family and of ace developments and is mostly not accessible to the public, except for the areas along ad streets. iv Rr E •F toles '` m® � 6 z 16 Jr smlefl r Ft p{. 1 Iir F LEGEND L o t,ti O PROPOSED TOW HCMES PROPOSED MULTI-FN ILY _ k U1.� O PROPOSED VERTICALLY-INTEGRATED --- # ��, �� �• � `- PROPOSED RESTAl1RAM PROPOSED HOTEL g — ,a - PROPOSED OFFICE �PRC1P65ED MED-iEEH I ©LANDSCAPE AREA VERALL SCHEMATIC CCLCR UTASTER PLAN.PINE 43 MIXED US- - �_L• . �rL _.-.- SHEET 2OF 1. The subject property,together with the portion of the Pine 43 development area north of E. State Ave., is designated as Mixed Use—Community(MU-C)on the Comprehensive Plan's Future Land Use Map(FLUM). To evaluate consistency with the MU-C designation,the following analysis considers the broader 121.69-acre Pine 43 development area. In reviewing development applications,the City will consider the following items in MU-C areas: (Staff's analysis is in italics) ➢ Development must comply with the Functional Integration principles for development in all Mixed-Use areas. Integration of Uses: o Mixed Use projects are to be developed with an overall master or conceptual plan for the larger mixed-use area; during an annexation or rezone request, a development agreement will typically be required for projects with a Mixed Use, future land use designation. A conceptual master plan exists for the portion of the site north of E. State Ave., included in the development agreement(DA); an amended master plan is proposed with the City of Meridian I Department Report III. Staff Analysis subject application for the portion of the site south of E. State Ave.,proposed to be included in an amended DA. o Mixed use areas must include at least three land use types within a designation. Exceptions may be granted for Mixed Use designations smaller than 10 acres on a case- by-case basis. Individual projects within a large mixed-use designated area may not warrant a mix of uses,provided compliance with a larger vision and integration of uses. A mix of uses consisting of residential, commercial(including retail, restaurants, etc) and office have been provided to then north of State Ave. and are proposed to the south of State Ave. as shown on the proposed conceptual master plan. o High intensity residential(higher density or significant percent of an overall mixed-use area)requires commensurate levels of employment or other non-residential elements supporting residents and reducing local vehicle trips(see specific allowances of residential and non-residential within each sub-category). The specific allowance of residential is 20-75%with transit available; there is no allowance for non-residential in the MU-C designation. In the overall development, 64.4%of the site is residential at a gross density of 20.75 units per acre based on 1,617 units on 78 acres of land. Staff is concerned that commensurate levels of employment or other non-residential elements supporting residents and reducing local vehicle trips may not be proposed. o Mixed use projects must inherently support intentional opportunities for neighborhood and community services such as recreation centers(e.g.—specialized gyms), daycares, and office(e.g.professional offices). Some of these uses do not need prominent arterial road visibility to be successful,but instead rely on strong connectivity and access nearer to residential and employment areas. See also figyres: F132,17133,FBS. Professional office uses, including med-tech, are proposed within the development as shown on the conceptual master plan; a daycare or other community serving uses may be provided but are not specifically proposed. Staff recommends neighborhood and community services as noted are included on a revised concept master plan. o Community-serving facilities such as hospitals, clinics, churches, schools, civic buildings, or public safety facilities are expected in most mixed-use developments thereby reducing extraordinary service and transportation network impacts. No such facilities are proposed;Staff recommends the concept plan is revised to include such in accord with the Comprehensive Plan for mixed-use designated areas. o Supportive and proportional outdoor public and/or quasi-public spaces and places including,but not limited to,parks,plazas, outdoor gathering areas,linear open space, and schools are expected. These areas may be located in spaces between residential and non-residential uses to provide both integration and transition between uses. Outdoor seating areas at restaurants are not considered supportive public spaces unless integrated into shared open space,natural amenities, and interconnected with cohesive pathway elements. See also i ures: FB4,FC5,FC7. The exhibit in Section VILN depicts open space on non-residential lots but ado r fz.,.". w, ete. A revised open space exhibit was submitted along with renderings of public-quasi-public spaces and places with amenities (see exhibit below in Section BBB City of Meridian I Department Report III. Staff Analysis No schools are proposed within the site; however, there is an existing school southwest of Block 3. Holistic Design: o Mixed use areas are to be centered around spaces that are well-designed public and quasi- public centers of activity. Spaces must be designed with community supportive purpose, incorporate permanent design elements with features to promote frequent use,and support amenities that foster a wide variety of interests ranging from relaxation to play. These areas must be strategically integrated into the overall development, interconnected with meaningful points of interest,prioritize pedestrian infrastructure,be highly visible and accessible, and designed to enhance both the adjacent uses and larger mixed-use area. See also figures: 17135,FC6,FC7. This site lies in four(4)separate quadrants divided by collector and arterial streets. The public plaza area in Block 4 is the main focal point and gathering area of the development and is surrounded by townhomes, two (2) vertically integrated residential buildings, a hotel and a couple of restaurants. Other such spaces are provided by the med-tech buildings and by the east restaurant on the north side of Pine as shown on the open space exhibit in Section VII.N.All of these areas are highly visible and accessible by pathways and vehicles. The other common areas within the development are private and are associated with the multi family and vertically integrated residential developments. Staff recommends details are submitted for the public and quasi public spaces prior to the Council hearing that include permanent design elements with features to promote frequent use, and amenities that foster a wide variety of interests as noted. Renderings were submitted, included below in Section VII.BB, as requested. o In developments where multiple commercial and/or office buildings are proposed,the buildings should be arranged to create some form of common,usable area, such as a plaza or green space. See also figures: FC8,FC9, FD2. The med-tech buildings at the northwest corner of the development have a plaza area in between the buildings for a common usable area. The other med-tech building south of Pine has an internal plaza area and an open space area at the side of the building. The office appears to have a plaza area between the front of the building and the street. o Open space should be purposeful in supporting a visible community and utilized to enhance synergies between residential and non-residential uses. See also figures: FC7, FC9,FD2. Open space is highly visible and located between residential and non-residential uses and should enhance interactions between uses. o Open space should be prioritized along natural or naturalized amenities (i.e. creeks and canals), integrated with pathways and pedestrian corridors,and located away from site features that may obscure visibility and attract dangerous or illegal behavior. See also figures: FC1,FC2. Open space is integrated with pathways and sidewalks and visible from public areas and streets. o Commercial drive aisles must contemplate a pedestrian friendly built environment with a minimal number of conflict points, and oriented so that aisle ingress and egress is generally parallel to multiuse pathways, sidewalks,and linear open space. Drive aisles supporting primary pedestrian connectivity for a site must feel safe,and should include City of Meridian I Department Report III. Staff Analysis planted and/or hardscaped parkway treatment, or other enhanced separation with both aesthetic and safety benefits. See also figures: FCI. Drive aisles within the site have a pedestrian friendly design with walkways alongside the drives and linear open space. Crosswalks should be delineated for pedestrian safety. o All mixed-use projects should be accessible to adjacent neighborhoods by both automotive and alternative-vehicular transportation opportunities. Pedestrian circulation must be convenient and interconnect different land use types. Vehicle connectivity must not rely on arterial streets for neighborhood access. See also figures: FA3,FA4,FB3, FB4. The proposed mixed-use project is accessible to adjacent neighborhoods by both vehicles and pedestrians; two (2) bus stops are also located at the northwest and southeast corners of Pine and Webb.A pedestrian connectivity plan is included in Section VIL O that shows pedestrian access within the development connecting different land use types. Internal driveways are proposed for vehicular access from adjacent public streets. o A mixed-use project should be designed to support alternative transportation such as public transit stops,park-and-ride lots,other ride sharing services including auto,bike, or scooter, and/or other innovative or alternative modes of transportation.Alternative transportation improvements should be integrated as functional, convenient, and comfortable spaces. Electric charging stations for a variety of transportation modes is encouraged. Public transit stops exist at the northwest and southeast corner of Pine and Webb. Electric charging stations are proposed as amenities for the multi family development but are private and not available for public use. There are no park-and-ride lots nearby. o Non-residential buildings should transition to and compliment adjacent residential buildings in mass and form, and include safe and meaningful mitigation for operational impacts such as loading docks, storage, and outdoor equipment. See also figures: FB2, FB4. In Block 1, the vertically integrated residential and multi family buildings are both 5- stories in height and adjoin 1-story industrial buildings to the south, a 3-story office building to the west and 2-story office/warehouse to the east. In Block 2, the 7-story vertically integrated residential building is next to a 1-story restaurant and 3-story townhomes, which provides a fairly abrupt transition from the non-residential building to the residential buildings. The townhomes are located across a parking lot and not directly adjoining the vertically integrated building. In Block 3, the office building on Lot I and the med-tech office building on Lot 2 are both 4-stories in height, which will transition in mass &form to the 6-story multi family building between them at the corner of Pine and Webb. There shouldn't be any negative operational impacts to adjacent residential uses from these uses. In Block 4, the 6-story hotel on Lot 2 is next to the 6-story vertically integrated residential building on Lot 3 which is next to a 1-story restaurant and 3-story townhomes. The 6-story vertically integrated residential building on Lot 1 is next to a 2- story restaurant and 3-story townhomes (see exhibit below for the distance ofseparation from the adjacent townhomes across E. State St.). The 5-story med-tech offices at the northwest corner of the development on Lots 29& 30 are located across a parking lot from 3-story townhomes. The non-residential uses in this block shouldn't negatively City of Meridian I Department Report III. Staff Analysis impact the proposed residential uses. The 6-story vertically integrated buildings provide a fairly abrupt transition to the 1-and 2-story restaurants and 3-story townhomes but they are located across a drive aisle and not directly adjoining each other. Wi` sun +s -60, - r o New buildings on pad sites adjacent to existing single-family neighborhoods should be limited to no more than a 1-story disparity in building height(or floor height equivalent). Natural features, differences in grade, and other context sensitive neighborhood preservation design features should be considered with transitions. No new buildings are proposed directly adjacent to existing single-family neighborhoods; East State Ave.provides a separation between the proposed development and the existing neighborhood to the north. o Transitions between different residential product types and dissimilar land uses should include the use of alleys,roadways with landscaped parkways,or highly connected open space. The use of barriers such as closed vision fencing or walls that limit connectivity and reduce visibility are typically not appropriate as transitions. See also figures: FB 1, FB2. Streets with landscape parkways, drive aisles,parking lots and common open space areas provide a transition between different land use types within the development. ➢ Residential uses are expected to comprise between 20% and 50%of the development area, with gross densities ranging from 6 to 15 units/acre(of the residential area).An additional 15%is allowed because public transit is available, as noted below. A total of 1,617 residential units (713 existing+ 904 proposed) consisting of single family, multi family and vertically integrated residential units have been constructed and are proposed on 77.93 acres, which is 64.4%of the overall development area. ➢ Supportive and proportional public and/or quasi-public spaces and places should comprise a minimum of 5%of the development area are required. Based on the subject area south of State Ave. (36.58 acres), a minimum of 1.83 acres of such spaces and places should be provided; afr public and/or quasi public open space exhibit-is included in Section VITNBB . A 0.95 acre public plaza is proposed centrally within Block 4, which is the main feature; other areas are shown on the plan by the proposed uses hatek, ed tee' r Hildin.and east r....f,,ur-an consisting of 9.85 ae-r=es fer a total of 4-.8 3.81 acres or 10%of the site. City of Meridian I Department Report III. Staff Analysis appear to be in the stree�buffer along PineAve. and de iiet qual�5,as noted abe A revise l Based on the area of the entire Pine 43 development(121.69 acres), a minimum of 6.08 acres should be provided within the overall development. An open space exhibit sheHk4 be was submitted for the overall Pine 43 development that demonstrates e�compliance with this development guideline, included below in Section DD.A total of 7.51 acres (or 6.2%) of the site is proposed to be public or quasi public open space. ➢ Where the development site has transit available or stops are planned, an additional 15% of site may be dedicated to residential uses. Alternatively,this bonus may be applied where the development site is within one-mile of planned transit stops or an identified employment area, and where last-mile transportation features are incorporated into the site including thoughtfully located and integrated ride share parking, commensurate with potential trip capture. Other innovations to reduce traffic and/or parking impacts and capture local trips may be considered. Public transit(i.e. bus stops) exists at the northwest corner of E. Pine Ave. &N. Webb Way and at the southeast corner of E. Pine Ave. &N. Webb Ave., which allows an additional 15% of the site to be dedicated to residential uses. ➢ Sample uses appropriate in MU-C areas include: All MU-N categories, community scale grocers, clothing stores, garden centers,hardware stores,restaurants,banks, drive-thru facilities, auto service station,retail shops, and other appropriate community-serving uses. Sample zoning includes: R-15,R-40, TN-R, TN-C, C-C, and L-O. Staff is generally supportive of the portion of the proposed concept plan north of Pine as it provides a mix of uses as desired for MU-C designated areas. However, Staff is concerned the proposed amendment would substantially reduce the amount of land designated for employment- generating uses,which may in turn limit future opportunities for family-wage jobs within the area.A total of 713 residential dwelling units were entitled and have been constructed in the northern portion of Pine 43 north of E. State Ave.An additional 466 (maximum)vertically integrated residential units are proposed in the development area between State Ave. and Pine Ave. with an additional 409 vertically integrated residential and multi-family apartment units proposed south of Pine with the amended master plan. Staff and ACED have significant concerns pertaining to the traffic impact the proposed changes to the concept master plan will have on the surrounding transportation network beyond what was originally anticipated(see Section III.E for more information). For these reasons,it's Staffs opinion the previously entitled development plan for commercial uses in the area south of Pine where multi-family and vertically integrated residential uses are proposed is in the best interest of the City to retain as it provides needed employment opportunities and services for nearby residents,while also reducing vehicle trips and supporting trip capture. The Commission did not share this opinion and recommended approval of these uses. Additionally,it's Staffs opinion the vertically integrated residential use on Lot 1,Block 1 is not compatible with adjacent industrial uses and operations to the south.Industrial operations typically produce impacts such as noise,vibration,light pollution,and emissions, which can negatively affect the health,safety,and overall livability of nearby residential environments. Therefore, Staff recommends the concept master plan is revised to reflect City of Meridian I Department Report 111. Staff Analysis commercial/office uses in the area south of Pine Ave. The Commission was in support of the proposed use provided sound mitigation is provided as proposed. Further, Staff recommends the Commission and City Council consider reducing the number of vertically integrated residential units proposed north of E.Pine Ave. and requiring commercial/office uses above the first floor to provide a more commensurate level of employment and services to support nearby residents and reduce vehicle trips.The Commission did not recommend reducing the number of units to accommodate more commercial/office uses. The following Comprehensive Plan policies support Staff s recommendation: • Monitor and adjust the amount and mix of industrial, commercial, and office areas needed to meet the employment needs of the City. (3.06.01B) • Encourage the development of supportive commercial near employment areas. (3.06.02C) • Discourage residential land uses in close proximity to the Wastewater Resource Recovery Facility,the Intermountain Gas Facility on Can-Ada Road, and other incompatible land uses. (3.06.02E) • Encourage compatible uses and site design to minimize conflicts and maximize use of land. (3.07.00) • Proactively address potential conflicts between incompatible uses. (3.07.01). • Provide facilities and services that maintain a premier level of service commensurate with growth. (3.01.01) • Encourage the expansion of medical service-related industries that are needed. (2.05.02A) • High intensity residential(higher density or significant percent of an overall mixed-use area)requires commensurate levels of employment or other non-residential elements supporting residents and reducing local vehicle trips(see specific allowances of residential and non-residential within each sub-category). • 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). (3.01.01A) • Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine,play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall livability and sustainability. (3.06.02B) Staff has included recommended provisions for the new DA below in Section IV.A.2 Preliminary plat(PP): A preliminary plat is proposed consisting of 41 buildable lots and 3 common lots on 36.58-acres of land in the R-15 and C-G zoning districts,included below in Section VII.J. The plat is proposed to develop in eight(8)phases as shown on the phasing plan included below in Section VII.K.A note is included that states phasing sequence may be adjusted based on market conditions. Staff recommends future development substantially complies with the phasing plan as a provision of the DA; any significant changes to the plan will require approval from the Director. City of Meridian I Department Report III. Staff Analysis The northwest portion of the preliminary plat includes portions of existing County parcels that will be included in a future property boundary adjustment(PBA) application with adjacent City zoned parcels once the property is annexed with this application. If a PBA isn't approved and a Record of Survey recorded,this would create an illegal division of land if a final plat were recorded.For this reason, Staff recommends approval of the preliminary plat is contingent upon final approval of a property boundary adjustment(PBA) application for the realignment of property lines between the HPC Buyer and DRB Investments properties as shown on the preliminary plat.A final plat application should not be submitted to the Planning Division until a PBA application is finalized and a Record of Survey is recorded that matches the configuration of the properties shown on the preliminary plat. In the event a PBA is not finalized, a new preliminary plat application would be required that excludes the land anticipated to be included in the PBA. The property located at the southeast corner of N. Webb Ave. and E. Pine Ave. has received final plat(FP-2022-0017 Pine 43 Animal Farm) approval and the plat has been signed by the City Engineer but has not yet been recorded. Because the preliminary plat excludes this area and would create an illegal division of land if the final plat isn't recorded, Staff recommends approval of the preliminary plat is contingent upon recordation of the final plat.A final plat application should not be submitted to the Planning Division for any phase of development until the final plat is recorded. Conditional Use Permit(CUP)—Multi-family Developments: Two (2)requests for conditional use permits are proposed for a multi-family development on Lot 2,Block 1 and Lot 2,Block 3. The one on Lot 2,Block 1 includes 139 units on 2.87 acres of land in the C-G district; and the one on Lot 2,Block 3 includes 132 units on 3.40 acres of land in the C-G district. Between the two developments, a total of 271 apartment units are proposed in the area currently entitled to develop with commercial uses (proposed to develop with multi-family uses with the updated master plan). Alternative compliance is proposed with the conditional use permit to UDC 11-4-3-27B.3,which requires a minimum of 80 square feet of private,usable open space to be provided for each multi- family unit,to allow zero (0)for all studio units; and to UDC Table 11-2B-3,which restricts building height to a maximum of 65 feet in the C-G zoning district to allow a maximum building height of 76 feet on Lot 2,Block 3. This request is to be considered by the Commission and City Council as part of the CUP request. It's Staffs opinion the existing entitled development plan for commercial uses in the areas where multi-family is proposed is in the best interest of the City as it provides needed employment uses and residential services in this area. For this reason,Staff recommends denial of the proposed CUP's for an additional 271 apartment units in this area and recommends the concept master plan is amended to depict non-residential commercial/office uses in this area consistent with the existing entitled plan for the area. The Commission recommended approval of the multi-family developments as proposed. The following Comprehensive Plan policies support denial: • #3.06.01B—Monitor and adjust the amount and mix of industrial, commercial, and office areas needed to meet the employment needs of the City. • #3.06.02C—Encourage the development of supportive commercial near employment areas. City of Meridian I Department Report III. Staff Analysis Conditional Use Permit(CUP)—Height Exception: A Conditional Use Permit(CUP) is proposed for a height exception to UDC Table 11-2B-3, as allowed in UDC 11-213-3A.3e, for the vertically integrated residential building on Lot 2,Block 2 to exceed the maximum allowed height of 65-feet allowed in the C-G district to allow a maximum height of 87-feet. See Staff's analysis below in Section III.C.3. Alternative Compliance(ALT)to UDC Table 11-2B-3: Alternative compliance is requested from the Director to UDC Table 11-2B-3 to allow an increase in the maximum building height in the C-G zoning district from 65 feet to 76 feet on Lots 1-3,Block 4(hotel&vertically integrated residential buildings).See Staff's analysis below in Section X.C.3. Alternative Compliance(ALT)to UDC 11-4-3-41G: Alternative compliance is requested from the Director to UDC 11-4-3-41G to allow a decrease of private,usable open space for studio units in vertically integrated residential from the minimum 50 square feet to zero(0)on Lot 1,Block 1; Lot 2,Block 2; and Lots 1 and 3,Block 4.As noted above, Staff is not in support of the proposed vertically integrated residential project on Lot 1, Block 1;therefore,the Director has not approved ALT for that lot. See Staff's analysis below in Section III.C.4. Table 4: Proiect Overview Description Details History H-2017-0058(DA Inst.#2018-000751);A-2020-0182 [PBA—ROS #12629(property at NEC of Webb&Pine)];FP-2022-0017 [Pine 43 Animal Farm FP(signed by City Engineer but not yet recorded)—property at the SEC of Pine&Webb] Phasing Plan 8 phases over an estimated 10 years Residential Units 904 units consisting of 30 townhomes,270 multi-family units and 604 vertically integrated residential units Open Space See exhibit in Section VII.N below Amenities See analysis below in Section III and exhibit in Section VII.Q Physical Features There are no waterways,floodplain or topography issues on this site. Acreage 7.21 acres(AZ); 3.08 acres(RZ); 36.58 acres(PP);6.28 acres(CUP for multi-family) Lots 41 building lots/3 common lots Density 12.42 units/acre in the overall Pine 43 development C. Site Development and Use Analysis Although Staff is recommending denial of the proposed multi-family developments and vertically integrated project in Blocks 1 and 3, Staff has included analysis of the uses below in the event the Commission and Council approves the uses shown on the proposed master plan. The Commission recommended approval of these uses. 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 on this property. There are existing sidewalks along streets. City of Meridian I Department Report III. Staff Analysis 2. Proposed Use Analysis (UDC 11-2): Townhouse dwellings—principally permitted use in R-15 district Multi-family residential—conditional use in C-G district Vertically integrated residential project—principally permitted use in C-G district Restaurant—principally permitted use in C-G district Hotel—principally permitted use in C-G district Professional service(i.e. office)—principally permitted use in C-G district Med-tech(i.e. research&development,medical offices)—principally permitted use in C-G district 3. Dimensional Standards (UDC 11-2): See UDC Table 11-2A-7 for the R-15 district See UDC Table 11-2B-3 for the C-G district See UDC Table 11-2C-3 for the I-L district Alternative Compliance(ALT)to UDC Table 11-213-3—Height Exception: Alternative compliance is requested from the Director to UDC Table 11-2B-3 to allow an increase of 17%in the maximum building height in the C-G zoning district from 65 feet to 76 feet for four(4)buildings—the vertically integrated VI residential buildings on Lots 1 and 3,Block 4,the hotel on Lot 2, Block 4, and the multi-family MF building on Lot 2,Block 3 as shown on the exhibit included below in Section VII.T. The additional height is requested to accommodate commercial uses and residential density to support the commercial areas.-A shadow study was submitted, included below in Section EE,that demonstrates shadows will not impact the adjacent residential neighborhood on the north side of State except during the Winter solstice. A comparison is included that demonstrates the difference between the allowed 65' height and the proposed 76' height. The UDC (11-2B-3A.3d) allows such requests to be approved by the Director that don't exceed 20%of the maximum height allowed for the district when the development provides 10%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 in accord with UDC 11-2B-3A.3d. The over-all eommon open spaee exhibit ineluded in seetion VILN ineludes portions of the adj aeepA required stfeet buffer-s;therefore, Stag is unable to detefmine if the amount of op spaee provided meets the requirement for-the-Dir-eeter-to grant the hei&exeeption. updated exhibit shetild be submitted that ealy ineludesidsable etAdeer-epeft spaee as noted. An updated open space exhibit was submitted that depicts usable outdoor space, included below in Section VIIN. The VI building on Lot 1,Block 4 is 271,243 sq. ft.-, therefore, a minimum of 27,124 sq. ft. of usable outdoor space is required—a total of 37,466.74 sq. ft. of open space is proposed consisting of a plaza and rooftop deck,which meets and exceeds the standard(see exhibit in Section CC below.Note: The requested increase in height amounts to less than 45%of this building and will accommodate amenities as well as view units. The building's tallest point is at the northeast corner and more than half of the height is across from the nei hg boring community's sports court amenity, with hei hg t stepping down east to west as shown on the last exhibit below in Section VII.Y. The building is set back by up to 100 feet from the back of the homes on the north side ofE. State Ave. The building is softened by landscapinL including two (2) rows of Class H trees, one on each side of State Ave. The VI building on Lot 3,Block 4 is 153,719 sq. ft.-, therefore, a minimum of 15,372 sq. ft. of usable outdoor space is required—a total of 27,582 sq. ft. is proposed consisting of a rooftop deck and common area on the north side of the building,which meets and exceeds the standard. City of Meridian I Department Report Ill. Staff Analysis The hotel on Lot 2,Block 4 is 125,240 sq. ft.; therefore, a minimum of 12,524 sq. ft. of usable outdoor space required—a total of 22,420 sq. ft. is proposed consisting of pedestrian seating, gathering areas and a plaza area on the ground floor and a rooftop deck with a pool, which meets and exceeds the standard. The MF building on Lot 2,Block 3 is 155,545 sq. ft.;therefore, a minimum of 15,555 sq. ft. of usable outdoor space is required to meet the 10%required for a heightption,which can't include required setbacks and landscape buffers.An additional 31,000 sq. ft. of outdoor common open space is required to meet the multi-family standards in UDC 11-4-3-27C.5 for a minimum total of 46,555 sq. ft.—a total of 2�4 46,680 sq. ft. is proposed,which meets the minimum standards and doesn't include required setbacks or landscape buffers; Based on the revised open space exhibit and calculations,the Director was able to verify the required amount of usable open space is provided for the vertically integrated residential and hotel buildings and the multi-family building in order to grant the alternative compliance requests on Lot 1,Block 4;Lots 2 and 3,Block 4; and Lot 2,Block 3. aeea- se Sta reeommending denial of the mWti family development on Lot 2, Bloek 3 and because the unable cv-apoivr'c-the-arccriicccro e cvrrrPrncixcc i ccfciesczvrcxxccrnor. Conditional Use Permit(CUP)for a Height Exception—Vertically Integrated Residential Building on Lot 2,Block 2: A CUP is requested to allow an increase of 34%in the maximum building height in the C-G district from 65 feet to 87 feet for the vertically integrated residential building on Lot 2, Block 2, shown in the exhibit below in Section VILT. The UDC(11-2B-3A.3e)requires additional height exceeding 20%of the maximum height allowed for the district to be approved through a CUP. Building heights are allowed up to a maximum of 95 feet in the H-E(High Density Employment) district,which is the most intensive of the commercial districts above the C-G and M-E districts. The Applicant states additional height is needed to accommodate vertical integration of uses and the appropriate urban density to support mixed use and sustainability by allowing for urban density that can support the commercial and office uses in the development consistent with the Comprehensive Plan. See Applicant's narrative for more information (pp. 14-15). The building is situated along E. Pine Ave. and N.Webb Way. The vertically integrated residential building proposed directly across N. Webb Way to the west is similar in height at 76 feet as is the multi-family residential building proposed kitty corner to the site at the southwest corner of Pine and Webb. The Happy Hippo office building directly across E. Pine Ave. to the south and the proposed townhomes to the northeast along E. State Ave. in the same block are located 200+feet away across the parking lot are all 3-stories in height. The biggest disparity in height is the proposed restaurant directly to the east within 40 feet of the proposed structure,which is proposed to be a single story in height. The Applicant asserts that because the building will be surrounded by either commercial uses or buildings of similar height,the additional height shouldn't dwarf any other use. Further, the Applicant states the request meets the required Findings for such in UDC 11-5B-6E in that the building meets all other dimensional standards of the district;the additional height will facilitate the mixed-use development intended in the MU-C FLUM designation and will promote sustainability by allowing for urban density that can support the commercial and office uses in the development in accord with the Comprehensive Plan;the proposed design, construction, operation and maintenance will be compatible with other uses in the general City of Meridian I Department Report III. Staff Analysis neighborhood and with the existing and intended character of the area; and won't adversely affect other property in the vicinity. Staff is generally in support of the proposed height exception as justified by the Applicant and is of the opinion it's appropriate for the proposed development and is consistent with the Comprehensive Plan based on the Findings included below in Section V.However, Staff recommends the Commission and City Council consider reducing the number of residential units proposed above the first floor in order to accommodate more employment and service uses to support residential uses in this area and to reduce vehicle trips and encourage trip capture as a condition of approval. The Commission did not recommend any changes to the development plan. 4. Specific Use Standards (UDC 11-4-3): (Staff's analysis in italics) Staff has included the specific use standards below for all of the proposed uses,as applicable.However, Staff is only including analysis on consistency with these standards for the multi-family residential uses proposed with the CUP application and for the alternative compliance requests to the private usable open space standards for studio units in vertically integrated residential project.Analysis for the other uses(i.e. hotel, vertically integrated,restaurant,professional office),which are principal permitted uses in the district,will take place with the Certificate of Zoning Compliance application for those uses. Vertically integrated residential project—UDC 11-4-3-41: A. A vertically integrated residential project shall be a structure that contains at least two (2) stories. B. 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. C. 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. D. The minimum building footprint for a detached vertically integrated residential project shall be two thousand four hundred(2,400) square feet. E. 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. F. None of the required parking shall be located in the front of the structure. G. 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. Compliance with this standard is required for all units except for the studio units for which alternative compliance has been requested and approved by the Director(see analysis below). The Director has not acted on the request for Lot 1, Block I as Staff is recommending denial of the use on that lot. City of Meridian I Department Report III. Staff Analysis Alternative compliance(ALT) is requested from the Director to UDC 11-4-3-41G to allow studio units within vertically integrated residential projects to be developed without private,usable open space. The Applicant states it's not feasible to provide private open space for studio units for the following reasons: 1)it would increase the cost of these units,reducing their affordability; 2) smaller units have a smaller outside facade on the building and addition balconies to each unit would significantly clutter the exterior appearance of the buildings; 3)in order to meet he area requirements for private open space, balconies would have to be as wide as the entire unit itself—with an adjacent unit's balcony abutting the studio's space,the area wouldn't be private. As an alternative means of compliance,the Applicant proposes to provide private amenity decks,which will be available to all residents in the buildings but will likely be used the most by residents of studio units since they have the least space to host groups of visitors. The decks will have seating areas,built-in grills/outdoor kitchens, planters, firepits,and shade features that will create attractive spaces to host parties conveniently located for building residents. Amenity decks with pools will also have welcoming spaces that include swimming pools and sports courts for socializing and recreation. These rooftop and amenity docks are not open to the public but rather are private open spaces for residents only. The request qualifies for alternative compliance as the proposed design includes innovative design features based on"new urbanism"that promote walkable and mixed-use neighborhoods in accord with UDC 11-5B-5B.2. All of the vertically integrated buildings with studio units include"new urbanism"design features like public plazas and green spaces,landscaped walkway connections between blocks, vertical and horizontal mixing of office, commercial and residential uses,transit accessibility, and bike amenities. Overall,the high degree of mixed use in Pine 43 will promote walkability and community connection,reducing reliance on motor vehicles and creating an urban neighborhood feel. The table below demonstrates the amount of amenity deck private space provided for resident use compared to the amount of private open space that would otherwise be required for the number of studio units in the building—the amount of amenity space available to the studio unit residents exceeds what they would otherwise have in their unit. Lot Number of Private Amenity Area Provided Studio Space Units Needed Block 1,Lot 1 24 1,200 sf 30,500 sf on 5'h Floor Rooftop Amenity Deck Block 2,Lot 2 39 1,950 sf 211,500 sf on 2d Floor Amenity Deck and 6,390 sf on 71 Floor Rooftop Amenity Deck Block 4,Lot 1 51 2,55D sf 23,675 sf on 21 Floor Annenity Deck and 13,370 sf on 6'h Floor Rooftop Amenity Deck Block 4,Lot 3 28 1,400 sf 17,540 sf on 21 Floor Amenity Deck and 8,500 sf on 61 Floor Rooftop Amenity Deck The Director finds the proposed alternative means for compliance with the private usable open space standards demonstrates the proposed alternative provides an equal or superior means of meeting the intent and purpose of the regulation as required and therefore,approves the request for Lot 1,Block 1; Lots 2, Block 2; and Lots 1 and 3, City of Meridian Department Report I11. Staff Analysis Block 4 in accord with the Findings included below in Section V provided Council approves these uses.Bloek 1,the Director-has not approved ALT for that Restaurant—UDC 11-4-3-49: A. Parking 1. At a minimum,one(1)parking space shall be provided for every two hundred fifty (250) square feet of gross floor area. Compliance with this standard is required. Upon any change of use for an existing building or tenant space, a detailed parking plan shall be submitted that identifies the available parking for the overall site that complies with the requirements of this title. Hotel—UDC 11-4-3-23 A. Accessory uses including,but not limited to,restaurants,retail, drinking establishments, and personal services,may be allowed if such uses are completely within the hotel or motel structure.A drinking establishment shall require separate or concurrent approval subject to the regulations of section 11-4-3-10 of this chapter. Compliance with this standard is required. B. A conditional use permit shall be required for any hotel or motel use that adjoins a residential district or an existing residence. The proposed hotel does not adjoin a residential district or existing residence. Multi-family Development—UDC 11-4-3-27 (Note:Analysis for both multi family residential buildings on Lot 2, Block 1 &Lot 2, Block 3 is included below) Multi-family developments with multiple properties shall be considered as one(1) property for the purpose of implementing the standards set forth in this section. A. Purpose 1. To implement the goals and policies of the Comprehensive Plan: a. Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. b. Require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities as part of new multi-family residential and mixed-use developments. 2. To create multi-family housing that is safe and convenient and that enhances the quality of life of its residents. a. To create quality buildings and designs for multi-family development that enhance the visual character of the community. b. To create building and site design in multi-family development that is sensitive to and well-integrated with the surrounding neighborhood. c. To create open space areas that contribute to the aesthetics of the community, provide an attractive setting for buildings, and provide safe,interesting outdoor spaces for residents. City of Meridian Department Report III. Staff Analysis B. 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 proposed structures comply with this standard. 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.All such areas should be depicted on the plans submitted with the Certificate of Zoning Compliance in accord with this standard. 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 standard would create inconsistency with the purpose statements of this section,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 floor plans included in Section W.W depict 84 sq.ft. balconies for the 1-, 2-and 3-bedroom units; alternative compliance has been requested to allow no such private open space for the studio units—, which the Director has not aeted on t request beeause Staff k reeentmending denial of the 19repesed use approved(see analysis below). 4. For the purposes of this section,vehicular circulation areas,parking areas,and private usable open space shall not be considered common open space.None of these areas are included in the common open space. 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. Comply with this standard. 6. The parking shall meet the requirements set forth in Chapter 3, "Regulations Applying to All Districts",of this title. The proposed parking complies with these standards (see Section III.D. 4 below for more information). 7. Developments with twenty(20)units or more shall provide the following: a. A property management office. b. A maintenance storage area. c. A central mailbox location, including provisions for parcel mail,that provide safe pedestrian and/or vehicular access. d. A directory and map of the development at an entrance or convenient location for those entering the development. These items should be depicted on plans submitted with the Certificate of Zoning Compliance application if the use is approved. C. Common open space design requirements 1. The total baseline land area of all qualified common open space shall equal or exceed ten(10)percent of the gross land area for multi-family developments of five(5) acres or more. When multi-family is approved concurrently with single- City of Meridian Department Report III. Staff Analysis family,the minimum open space requirements in Section 11-3G-3 shall apply to the gross land area of entire development. The proposed multi family lots are not contiguous and located in different blocks approximately 700+'apart. Lot 2, Block 3 is 3.41 acres and Lot 2, Block I is 2.87 acres, which is below 5 acres; therefore, the baseline standard does not apply. 2. All common open space 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 the use of land after all other elements of the development have been designed. Open space areas that has 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.Irregular shaped, disconnected or isolated open spaces shall not meet this standard. 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. 3. Alternative compliance is available for the standards listed in subsections(C)I 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 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.Both multi family lots have grassy areas exceeding 5,000 sq.ft. in area in accord with this standard as shown on the exhibit in Section VII.R. b. 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. City of Meridian Department Report III. Staff Analysis 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 less square feet of living area. Tr,,ne oft e unit ,,, below:500 sq. �f Lot 2, Block I —33 units x 150 soft. = 4,950 soft. Lot 2, Block 3—28 units x 150 soft. = 4,200 soft. 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. — eammen open Vaee required-. Lot 2, Block 1 —82 units x 250 soft. = 20,500 sq. ft. Lot 2, Block 3—96 units x 250 soft. = 24,000 soft. C. Three hundred fifty(350) square feet for each unit containing more than one thousand two hundred(1,200) square feet of living area. 2 4 units an Ta' Lot 2, Block 1 —24 x 350 soft. = 8,400 sq. ft, Lot 2, Block 3—8 x 350 soft. = 2,800 sq. ft. A total of 3'�33,850 sq.ft. (or 0-85 0.78 acres) is required for Lot 2, Block 1; a total of 40,698.08 75,868 sq.ft. (or 0.9-31.74 acres) is provided, exceeding the standard by 3 348.08 42,018 sq.ft. (or 0-.08 0.96 acres). A total of 3�A 31,000 sq.ft. (or 9-78 0.71 acres) is required for Lot 2, Block 3; a total of 46,319.83 32, 43,5 sq.ft. (or n.20�51.00 acres) is provided consisting of a 44,42-0 30,020 sq. ft. area including two (2) 5,000 sq. ft. open grassy areas and rooftop decks. 2 63 -3,101 sq. ft. in the parking area, and 13,559 soft. between the buildinga nd ad iacent street buffers . jae&w-fa-t-hej9a46Hg let street bttt Staff is tinable te detemiine what if- an�,of this area qualoes.as i has to meet the minimum 204-20'dimensions and ean't be leeated in th ,a,.monst„ tle eomplianee with the minimum st na ,a While the area in the parking lot is not ideal, it meets the minimum dimensions to count toward the open space requirement. The UDC(11-4-3-27C.8)states, "Unless otherwise approved through the conditional use process, common open space areas shall not be ad iacent to collector or arterial street buffers unless separated from the street by a berm or constructed barrier at least 4 feet in height, with breaks in the berm or barrier to allow for pedestrian access." The Applicant requests approval of this area to count toward the open space standard through the CUP without a berm/barrier being installed. Note: The open space provided dees�eet meets the 10%requirement for alternative compliance to be approved for a hei hg t exception for the building 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.All common open space areas meet this standard. City of Meridian Department Report III. Staff Analysis 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. Open space for each of the multi family buildings should be provided in accord with this standard. 8. Unless otherwise approved through the conditional use process,common open space areas shall not be adjacent to collector or arterial street buffers 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. TA portion of the common open space area on Lot 2, Block 3 is behind the building away from the collector and arterial street buffers, the remainder is adjacent to the street buffers along Pine and Webb Ave.; the common area on Lot 2,Block 1 is adjacent to the arterial street buffer along Pine Ave. on each side of the building , a berm or eonstrueted barrier should be provided in aeeo . The Applicant requests a berm or barrier not be required on either of these lots throu'-h the conditional use permit. 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.Note: The baseline requirement is not applicable as each of the multi- family developments is less than 5 acres in size. a. Enhanced landscaping as set forth in Article 11-3B,Landscaping Requirements; b. Multi-use pathways; C. Enhanced amenities with social interaction characteristics; d. Enhanced context with the surroundings. D. Site development amenities 1. All multi-family 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 waste station (6) Commercial outdoor kitchen (7) Fitness course (8) Enclosed storage b. Open space (1) Community garden (2) Ponds or water features (3) Plaza City of Meridian Department Report III. Staff Analysis (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 multi-family development as follows: a. For multi-family developments with less than twenty(20)units,two(2) amenities shall be provided from two(2) separate categories. b. For multi-family development between twenty(20)and seventy-five(75) units,three(3) amenities shall be provided,with one(1) from each category. c. For multi-family development with seventy-five(75)units or more, four(4) amenities shall be provided,with at least one (1)from each category. d. For multi-family developments with more than one hundred(100)units,the decision-making body shall require additional amenities commensurate to the size of the proposed development. Based on 139 units on Lot 21 Block 1, a minimum offive (5) amenities are required with at least one (])from each category; the decision-making body may require more. The following amenities are proposed in each of the required categories: Quality of Life—clubhouse,fitness facility, enclosed bike storage, enclosed storage and commercial outdoor kitchens with built-in grills; Open Space—plaza (private roof top amenity deck including tables, benches, landscaping and shade structures) and a picnic area (including tables, benches, landscaping and shade structures located on the private roof top amenity deck); Recreation Activity Areas—swimming pool with changing facilities and restrooms (located on the private roof top amenity deck and within building) and paved sports courts, including bocce ball and(2)pickleball courts with appropriate surfacing; and Multi-modal—enclosed bike storage within the building and charging stations for electric vehicles within the building. The proposed amenities far exceed the minimum standards. Based on 132 units on Lot 21 Block 3, a minimum of five (5) amenities are required with at least one (1)from each category; the decision-making body may require more. The following amenities are proposed in each of the required categories: Quality of Life—clubhouse,fitness facility, enclosed bike storage, enclosed storage and commercial outdoor kitchens with built-in grills; Open Space—plaza (private roof top amenity deck including tables, benches, landscaping and shade structures) and a picnic area (including tables, benches, City of Meridian Department Report III. Staff Analysis landscaping and shade structures located on the private roof top amenity deck); Recreation Activity Areas—swimming pool with changing facilities and restrooms (located on the private roof top amenity deck and within building) and paved sports courts, including bocce ball and(2)pickleball courts with appropriate surfacing; and Multi-modal—enclosed bike storage within the building and charging stations for electric vehicles within the building. The proposed amenities far exceed the minimum standards. 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. E. Landscaping requirements 1. Development shall meet the minimum landscaping requirements in accord with Chapter 3, "Regulations Applying To All Districts", of this Title. Street buffer landscaping is required with development of the subdivision. The landscape plan submitted with the Certificate of Zoning Compliance application should comply with the parking lot landscape standards in UDC 11-3B-8C. 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. 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 submitted with the Certificate of Zoning Compliance application should comply with the standards for parking lot landscaping in UDC 11-3B-8C. F. Maintenance and ownership responsibilities. All multi-family 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.A recorded copy of the maintenance agreement should be submitted to the Planning Division prior to issuance of Certificate of Occupancy for the building. G. 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. The developer should comply with this standard. Alternative compliance(ALT) is requested from the Director to UDC 11-4-3-27B to allow studio units within multi-family developments to be developed without private,usable open space. The Applicant states it's not feasible to provide private open space for studio units for the following reasons: 1) it would increase the cost of these units,reducing their affordability; 2) smaller units have a smaller outside fagade on the building and addition balconies to each unit would significantly clutter the exterior appearance of the buildings; 3)in order to meet he area requirements for private open space,balconies would have to be as wide as the entire City of Meridian I Department Report III. Staff Analysis unit itself—with an adjacent unit's balcony abutting the studio's space, the area wouldn't be private. As an alternative means of compliance, the Applicant proposes to provide private amenity decks,which will be available to all residents in the buildings but will likely be used the most by residents of studio units since they have the least space to host groups of visitors. The decks will have seating areas,built-in grills/outdoor kitchens,planters, firepits, and shade features that will create attractive spaces to host parties conveniently located for building residents. Amenity decks with pools will also have welcoming spaces that include swimming pools and sports courts for socializing and recreation. These rooftop and amenity docks are not open to the public but rather are private open spaces for residents only. The request qualifies for alternative compliance as the proposed design includes innovative design features based on"new urbanism"that promote walkable and mixed-use neighborhoods in accord with UDC 11-5B-5B.2. All of the vertically integrated and multi- family buildings with studio units include"new urbanism"design features like public plazas and green spaces,landscaped walkway connections between blocks,vertical and horizontal mixing of office, commercial and residential uses,transit accessibility,and bike amenities. Overall,the high degree of mixed use in Pine 43 will promote walkability and community connection,reducing reliance on motor vehicles and creating an urban neighborhood feel. The table below demonstrates the amount of amenity deck private space provided for resident use compared to the amount of private open space that would otherwise be required for the number of studio units in the building—the amount of amenity space available to the studio unit residents exceeds what they would otherwise have in their unit. Lot Number of Private Amenity Area Provided Studio Space Units Needed Block 1,Lot 2 133 12,640 sf 17,780 sf on tad Floor Amenity Deck Block 3,Lot 2 28 2,240 sf 16,980 sf on 2' Floor Amenity Deck and 8,160 sf on 6ffi floor Rooftop Amenity Deck The Director finds the proposed alternative means for compliance with the private usable open space standards demonstrates the proposed alternative provides an equal or superior means of meeting the intent and purpose of the regulation as required and approves the requests. , 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): The site layout is required to comply with the standards listed in UDC 11-3A-19. Staff has reviewed these standards and finds the proposed concept plan demonstrates general compliance with the required standards. All structures in the development are required to comply with the design standards listed in the Architectural Standards Manual. A Design Review application will be required to be submitted and approved prior to submitting building permit applications. City of Meridian I Department Report III. Staff Analysis 2. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G): The minimum qualified open space and site amenity standards in UDC 11-3G-3 and 11-3G-4 do not apply to the townhome portion of the development as it is below 5 acres in size at 3.59 acres. The standards listed in UDC 11-4-3-27C,D for common open space and site amenities apply to the multi-family portion of the development. 3. Landscaping (UDC 11-3B): i. Landscape buffers along streets A 10-foot wide buffer is required along N.Nola Rd.,N. Webb Ave. south of Pine and along N.Machine Ave.,local streets; a 20-foot wide street buffer is required along E. State Ave.,a collector street; and a 25-foot wide street buffer is required along N.Locust Grove Rd. and E.Pine Ave.,both arterial streets,with landscaping in accord with the standards listed in UDC 11-3B-7C. The width of the proposed street buffers all meet or exceed the minimum standards. Landscaping should be depicted on the landscape plan submitted with the final plat application in accord with the required standards.Where the buffer is encumbered by easements or other restrictions,the buffer area shall include a minimum five-foot wide area outside the easement or restricted area for planting shrubs and trees,per UDC 11-3B-7C.1b.All street landscape buffers should be depicted on the final plat in a common lot or on a permanent dedicated buffer easement,maintained by the property owner,homeowner's association or business owners' association per UDC 11-3B-7C.2a. ii. Parking lot landscaping Parking lot landscaping is required to be provided within the development in accord with the standards listed in UDC 11-3B-8C and should be depicted on the landscape plan submitted with the Certificate of Zoning Compliance(CZC) application for development of each lot. Compliance with these standards will be reviewed with individual CZC applications. iii. Landscape buffers to adjoining uses A 25-foot-wide landscape buffer is required on C-G and I-L zoned properties adjacent to residential uses per UDC Tables 11-2B-3 and 11-2C-3. Landscaping within these buffers is required to comply with the standards listed in UDC 11-313-9C. Compliance with these standards will be reviewed with individual CZC applications. If a reduction in the width of such buffer is needed, a request should be submitted prior to the City Council hearing for consideration by City Council at a public hearing with notice to surrounding property owners per UDC 11-3B-9C.2.A reduction to the buffer width shall not affect building setbacks; all structures shall be set back from the property line a minimum of the buffer width required in the applicable zoning district. Although a buffer is not required on C-G zoned property adjacent to I-L zoned property the Applicant proposes a 10-foot wide buffer along the southern boundary of Lot 1, Block 1 to buffer the proposed residential uses from the existing industrial uses to the south. The buffer is proposed to be planted with columnar evergreen trees with a 30' height and 10' width at maturity(see exhibit in Section VII.L) and an 8' tall masonry wall is proposed on the shared property line as an added buffer. City of Meridian I Department Report III. Staff Analysis 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 per the standards listed in UDC 11-3B- 10C. There are many existing trees on the site, depicted on Sheet PP-02 of the plat and on Sheet 14 of the landscape plan,that are proposed to be removed; a mitigation plan is included on the landscape plan that notes the following: I- EXISTING TREES TO BE SAVED ON SrrE THAT WILL COUNT TOWARDS NMGATlCN AREAS FOLLOWS: (11) -V CAL ARMSTRONG MAPLES (5)-4'C.AL KATSURA (2)-6'HT.WEEPING NORIM1'AY SPRUCE TOTAL CALIPER INCHES =PO CALIPER INCHES 2. EXISTING T?EE3 TO BE REMOVED ON SITE- (1) -42"COTT_i`I's 0011)G(NO MITIGATION REQUIRED) (7) -3(7 BLACK LOCUST(NO MITIGATION REQUIRED) (2} -4"BLACK LOCUST(NO 1611TIGATION REQUIRED) (1) -8"BLACK LOCUST(NO 1611TI GATICN REQUIRED) (14)-1Ir POPULAR(NO M171GAT10N REQUIRED) (3)-29 TALL PIN E(51 M.TO W CAL.) (2)-1R TALL PIN-(SIM.704.5"CAL_) (1)-21V TALL PINE?SIM.TO 5.5"CAL.) (1)-1 IV TALL PIN=s SIM.TO 2"CAL.) TOTAL CALIPER INC-IES THAT DO NOT REQUIRED MITIGATION=406 CALIPER I NCHES TOTAL CALIPER INCHES =34 C.ALI'EP.INCHES 3. EXISTING TREES TO BE RELOCATED ON SITE (46)4r CAL.ARMSTRONG MAPLES (28)-15'HT COLUMNAR SPRUCE(SIM.TO4"CAL) (19) 4'CAL.FLOWER NGCRABAPPLE (14)-4'CAL.KAT.SURA (11)-6'CAL.WPG.MULBERRY (2)-16'HT.WPG.NOOTKA SPRUCE(SIM.TO4"CAL) (21)-6"CAL.MULTI-TRUNK REDBUD (40)-14 HT.SPRUCE(SIM.TO4'CAL) (5)-0'HT.WPG.SPRUCE(SIM_TO 2"CAL.) TOTAL CALIPER INCHES RELOCATED TREES=B90 CALI PER INCHES TOTAL CALIPER INCHES THE REM IRE MITIGATION=34 CALIPER I NCHES TOTAL CALIPER INCHES THAT DO NOT REQUI RED MITIGATION=06 CALIPER INCHES METHODS OF MITIGATION TO INCLUDE PROPOSING AN ALTERNATIVE COMPLIANCE OF TREE RELOCATION FROM THE EXISTING ROAD BUFFERS.EXJST1NG TREES THAT ARE RELOCATED ON SITE MAY COUNT TOWARDTHE REQUIRED LANDSCAPING.ALTERNATIVE METHODS WOULD INCLUDE INCREASING CALIPER INCHES OF PROPGSED TREES_ Mitigation information should be included on the landscape plan submitted with the final plat application. v. Storm integration Per UDC 11-313-11,the applicant shall meet the intent to improve water quality and provide a natural, effective form of flood and water pollution control through the City of Meridian I Department Report I11. Staff Analysis integration of vegetated,well designed stormwater filtration swales and other green stormwater facilities into required landscape areas,where topography and hydrologic features allow if part of the development. vi. Pathway landscaping Landscaping is required along all pathways per the standards listed in UDC 11-3B-12C and will be reviewed for consistency with the standards with future development applications(i.e. final plat and/or Certificate of Zoning Compliance). 4. Parking (UDC 11-3Q: Off-street parking is required to be provided in accord with the standards set forth in UDC Table 11-3C-6 for residential uses and 11-3C-6B for non-residential uses. Bicycle parking is required to be provided in accord with the standards listed in UDC 11-3C- 6G and be designed and located in accord with the standards listed in UDC 11-3C-5C. A minimum of one (1)bicycle parking space is required for every 25 proposed vehicle parking spaces or portion thereof for all the proposed uses, except for the townhome dwelling units. i. Residential parking analysis Off-street parking is required to be provided for each townhome,multi-family apartment and vertically integrated residential unit based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. Townhomes: • The number of bedrooms per unit are not identified in the plans. Compliance with the parking standards for these units will be reviewed with the building permit application. Multi-family apartments: • Lot 2,Block 1 —Based on(33) studio units, (34) 1-bedroom units, (48)2-bedroom units and(24) 3-bedroom units, a minimum of 266 spaces are required, including guest parking,with 106 of those being covered; a total of 266 spaces are proposed with 240 of those being covered podium/garage spaces in accord with the required standard. A total of 26 surface parking spaces and 45 podium(covered) spaces are provided on the site; another 195 spaces are proposed to be utilized through a cross-parking easement in the adjacent parking garage for the vertically integrated building on Lot 1, Block 1,which is between 86 and 130 feet from the multi-family building. This meets the shared use standards listed in UDC 11-3C-7 for parking standard alternatives as there is convenient pedestrian connections between properties and the properties/uses are within 1,000' of each other. A recorded shared use agreement is required to be submitted with the Certificate of Zoning Compliance application for the shared vehicle and bicycle parking per the standards listed in UDC 11-3C-7B. Based on the number of vehicle spaces provided(i.e. 266), a minimum of 11 bicycle parking spaces are required. A total of three(3)bicycle parking spaces are proposed on the site and additional parking will be provided through the cross- parking easement on Lot 1,Block 1,which exceeds the minimum standard. • Lot 2,Block 3—Based on(28) studio units, (40) 1-bedroom units, (56)2-bedroom units, and(8) 3-bedroom units, a minimum of 237 spaces are required, including guest parking,with 104 of those being covered; a total of 247 spaces are provided City of Meridian I Department Report I11. Staff Analysis with 104 of those being covered in a 1-story podium,which exceeds the minimum standard by 10 spaces. Based on the number of vehicle spaces provided(i.e. 247), a minimum of 10 bicycle parking spaces are required; a total of 84 spaces are proposed(72 internal and 12 external),which exceeds the minimum standard. Vertically integrated: • Parking provided with the vertically integrated residential development will be reviewed for compliance with the parking standards at the time of Certificate of Zoning Compliance application. A 2-story parking podium is proposed. ii. Nonresidential parking analysis Non-residential uses in commercial districts are required to provide one(1) space for every 500 sq. ft. of gross floor area. Parking will be reviewed for compliance with these standards at the time of Certificate of Zoning Compliance application. The hotel,east vertically integrated residential and both restaurant buildings in Block 4 all site over underground parking garages. 5. Building Elevations (Comp Plan,Architectural Standards Manual): Photos of the existing building on the HPC Buyer property and a conceptual perspective drawing and elevations have been submitted for the future expansion,included below in Section VI1.1.Upgrades are planned to the existing building with the expansion to tie in with the new portion(s). Final design is required to comply with the design standards in the Architectural Standards Manual. Conceptual building elevations were submitted for the multi-family portions of the development, included below in Section VII.S, and the 3-story townhomes, included below in Section VII.V. Final design is required to comply with the design standards in the Architectural Standards Manual. Building perspectives for the overall development were submitted, included below in Section VII.U. Final design is required to comply with the design standards in the Architectural Standards Manual. 6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing constructed on the site must comply with the standards listed in UDC 11-3A-7, as applicable. A revised fencing exhibit was submitted,included below in Section VII.M,that depicts existing and proposed fencing; no new f r, i - i r --a A 4-foot-tall chain link fence exists at the southwest corner of the development around the existing school site and a 6-foot- tall chainlink fence with barbed wire exists along the southern boundary of the site.A vegetative screen or buffer is depicted at the southwest corners of the development area adjacent to the industrial properties on the north and south sides of W. Pine Ave. and an 8- foot tall masonry wall is proposed along the south side of Lot 1,Block 1 adjacent to existing industrial uses. 7. Parkways (Comp Plan, UDC 11-3A-17): Landscaped parkways are proposed along adjacent streets throughout the development and must comply with the standards listed in UDC 11-3A-17E. If 6-foot-wide parkways are proposed,root barriers and Class II trees are required. City of Meridian I Department Report III. Staff Analysis 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). All streets have been constructed except for the extension of N. Machine Ave. along the eastern boundary of Block 1,which is required to be extended per the conditions in the ACHD report. Additional right-of-way is required to be dedicated for improvements along the frontage of the property adjacent to Nola Rd. as noted in the ACHD report. ACHD's planned improvements in the Capital Improvements Plan(CIP)/Five Year Plan(FYP) are as follows: • Fairview Avenue is scheduled in the FYP as a corridor improvement to be widened to 7-lanes and to include the construction of enhanced pedestrian and bicycle facilities from Locust Grove Road to SH-55 (Eagle Read) in 2029. • The intersection of Fairview Road and Locust Grove Road is scheduled in the FYP to be widened to 7-lanes on the north leg, 7-lanes on the south, 9-lanes east, and 9-lanes on the west leg, and re-signalized with accessible pedestrian signals with leading pedestrian Intervals in 2029. Because the original conceptual plan envisioned a greater proportion of regional trip capture (i.e. more jobs and less residential generation), Staff was concerned the proposed shift in land use may place additional demand on the surrounding transportation network beyond what was originally anticipated. Therefore, an update to the previous TIS was requested. In response,the traffic engineer submitted a technical memorandum to ACHD with additional and updated analysis for the land use changes proposed with this application as requested by the Planning Division. A summary comparison of net new trips between the 2017 TIS and the currently proposed update is included; internal capture of trips between the proposed residential, office and retail uses as well as pass-by trips for retail uses are factored in. Overall,the proposed land uses, as the applicant calculated, are estimated to generate 33 additional net new vehicles during the AM peak hours and 49 additional net new vehicles in the PM peak hours when compared to the previous study. This appears to be a minor difference in overall traffic when compared to the current peak hour volumes on Pine Ave. (1,591 PM peak hour 2-way volume); and on Locust Grove Rd. (1,735 PM peak 2-way volume). This is within the current daily fluctuations in traffic on the adjacent roadway. Additionally,the increase in traffic was not shown to change or impact any of the previously approved conditions of approval for the development as it relates to the transportation system. The study notes the mixture of land uses presented in the proposed site plan offers a substantial opportunity for reduction in overall daily trips associated with the development due to the internal capture of these trips (primarily commuting trips and trips for services such as meals and neighborhood retail)within the development itself. However,both Staff and ACHD have expressed concerns with the calculations and cannot confidently agree with the method or results. Staff expressed concerns that the trip capture rates used were high, and unlikely to be reflective of peak rush hour impacts where the types of jobs and the type of employment in the area are not necessarily correlated. Additionally that many of the daily trip attractors will still require vehicle trips, such as grocery, schools, and as previously noted,jobs. See also ACHD comments below. ACHD had the following comments on the technical memorandum: • The memo utilized a pass-by capture rate of 47% in the AM,41.5%in the PM, and 41.5% overall for Land Use 821. These rates are generally very high. It is typical to utilize an AM pass-by trip capture of 0% for Land Use 821 since many stores are not open during morning rush hour. City of Meridian I Department Report III. Staff Analysis • Based on proposed trip generation,there is no anchor supermarket for the retail portion of the development. Supermarkets are usually the primary driver of pass- by trips for a retail plaza,so the pass-by capture percent should be further reduced accordingly. • Internal trip capture calculations assume the entire development will function as one site. This is not accurate, as many"internal"trips require vehicles to utilize Pine Avenue or Webb Avenue and will impact operations of the Pine Avenue/Web Avenue roundabout. The overall internal trip capture of 2,533 also utilizes a higher internal trip capture rate than either the AM or PM peak hours,with no supporting calculations. Note: These comments are only a general overview and don't constitute a full review by ACHD. The traffic engineer has responded to ACHD's comments and plans to amend the memo to include additional information. A memo was submitted from the traffic engineer, dated October 14,2025,that includes additional and updated analysis for the proposed development.A comparison of trip generation between the previouslyapproved land uses south of State Ave. from the approved 2017 TIS and the currently_proposed land use changes are included in the memo and shown below. Table 4. Proposed Land Use Trip Generation Comparison, February 2024 Land Use Daily AM Peak Hour PM Peak Hour Trips Total In out Total In out Total Net New Trips (2017 Study) 6315 752 587 165 781 209 572 Total Net New Trips (2025 Site Plan) 8872 749 358 391 784 357 427 Net New Trips (Difference) 2557 -3 -229 226 3 148 -145 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Access is proposed via adjacent public streets [i.e. E. Pine Ave. (minor arterial street); E. State Ave. (residential collector street west of Webb and local street east of Webb);N. Webb Way(residential collector street); and N. Webb Ave.,N. Nola Rd. and N. Machine Ave. (local streets)] and internal driveways as shown on the concept plan and preliminary plat. Where access to a local street is not available for non-residential properties, cross- access/ingress-egress easements should be granted to adjoining properties either by recorded easement or as a note on the final plat as set forth in UDC 11-3A-3A.2. Cross- access/ingress-egress easements and driveways should be granted/constructed between all adjoining lots in the subdivision and to the following abutting parcels: Parcel #51108244650 to the east of Block 2 and Parcel#51108233810(HPC Buyer property)to the west of Block 4. Access to the townhomes that front on E. State Ave. is proposed from an internal un-named driveway. This requirement is in accord with Comprehensive Plan policy#6.01.02B,which states, Reduce the number of existing access points onto arterial streets by using methods such as cross-access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity. City of Meridian I Department Report III. Staff Analysis 2. Multiuse Pathways (UDC 11-3A-5): A 10-foot-wide detached multi-use pathway is proposed along the east side of N. Webb Way in accord with the Pathways Master Plan. If located outside of the adjacent right-of-way, a public pedestrian easement will need to be dedicated as required by the Park's Dept. The Park's Dept.requests a public access easement is dedicated for a multi-use pathway(10- foot-wide detached sidewalk) along the west side of N.Machine Ave. if located outside of the adjacent ACHD right-of-way(an attached sidewalk maybe considered as Machine Ave. isn't a through street); revise the plans accordingly. 3. Pathways (Comp Plan, UDC 11-3A-8): A pedestrian connectivity plan showing pathways, sidewalks,crosswalks and bike lanes was submitted with this application,included below in Section VII.O. As noted above, a 10-foot- wide detached multi-use pathway is proposed along the east side of N.Webb Way,north of E. Pine Ave. and required along the west side of N.Machine Ave. in accord with the Pathways Master Plan(see Park's Dept. comments below in Section IV.E.). The pedestr4,inelude the pa#F�vay along the west side of N. Mae-hine Ave. as required by the Park's plan should be revised prior-to the City Gouneil heafing to r-efleet"N. Webb Ave." south of E. Pine Ave.;the Legend should r-efleet that the 10' wide pad+way is a detaehed pathway; .; adjacent to Bloek 1. The pedestrian plan has been revised as requested. 4. Sidewalks (UDC 11-3A-17): All sidewalks shall comply with the standards listed in UDC 11-3A-17. A combination of detached and attached sidewalks are proposed along streets as shown on the pedestrian plan and other plans.Detached sidewalks are depicted along all collector and arterial streets as required; attached sidewalks are proposed along the southern portion of N. Webb Ave., a local street. 5. Private Streets (UDC I1-3F-4): No private streets are proposed. Prior to submittal of a Certificate of Zoning Compliance application(s)for structures that don't front on a public street,the Applicant should work with the City's addressing technician to determine if private streets are needed for addressing for emergency way-finding purposes. Private streets, if required, are required to comply with the standards listed in UDC 11-3F-4. 6. Subdivision Regulations (UDC 11-6): Compliance with the subdivision design and improvements standards listed in UDC 11-6C-3 is required. The proposed plat appears to be in compliance with these standards. 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. 1. Waterways (Comp Plan, UDC 11-3A-6): The Snider Lateral is an open waterway that runs along the southern boundary of Blocks 1 and 3 at the south perimeter boundary of the subdivision. This waterway should be piped in accord with the standards listed in UDC 11-3A-6. Other smaller delivery ditches also cross the site that may be removed as proposed if they don't provide irrigation water to downstream users. City of Meridian I Department Report III. Staff Analysis 2. Pressurized Irrigation(UDC 11-3A-15): Underground,pressurized irrigation water is required to be provided to each lot in the 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 per UDC 11-3A-18. Design and construction shall follow Best Management Practice as adopted by the city. A Geotechnical Recommendation Report was submitted for this development, included in the project file,which states the site is acceptable for the proposed development and includes recommendations for design and construction of future phases of this project. 4. Utilities (Comp Plan, UDC 11-3A-21): All utilities and street lights should be in accord with the City's adopted standards, specifications and ordinances. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division r-eeetmnendifig denial of these uses. if the Conffnission and/or-Cotmeil dete a peffien of these uses is appropriate, . Because the Commission was in support of the proposed multi-family developments and vertically integrated residential project in Blocks 1 and 3, south of E. Pine Ave., Staff has included conditions of approval for the applications associated with these requests. 1. Annexation & Zoning—HPC Buyer Property A property boundary adjustment application shall be submitted to the Planning Division and finalized prior to City Council approval of the new DA to transfer ownership of the property and to create the parcel subject to the DA. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption,and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the date of City Council approval of the Findings of Fact, Conclusions of Law and Decision& Order for the Annexation request. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the conceptual development plan,phasing plan and building elevations and perspectives included in Section VII.I and the provisions contained herein. b. Future development of the property shall comply with the dimensional standards for the I-L(Light Industrial)zoning district listed in UDC Table 11-2C-3 and the development standards in the Unified Development Code. c. A property boundary adjustment application shall be submitted to the Planning Division once the subject property is annexed that depicts property lines that follow the zoning boundaries approved with the annexation. City of Meridian I Department Report IV. City/Agency Comments & Conditions d. The access points to adjacent streets depicted on the conceptual development plan shall be evaluated with future development applications and are not approved with the concept plan. e. A Certificate of Zoning Compliance application shall be submitted prior to submittal of a building permit application(s)for the expansion of the existing use that complies with all UDC standards and the provisions listed herein. £ A Design Review application shall be submitted concurrent with the Certificate of Zoning Compliance application for the addition(s)to the existing building that demonstrates compliance with the design standards listed in the Architectural Standards Manual. 2. Development Agreement Modification—Pine 43 Mixed-Use A property boundary adjustment application shall be submitted to the Planning Division and finalized prior to City Council approval of the amended DA to transfer ownership of the property and to create the parcel subject to the DA. Staff r-eeommends ehanges to the conceptual master-plan prior to the City Council hearing as follows: inelude non residential uses in plaee of the multi family residential developments and ver-fleally integrated residential project in Bloelis I and 3 on the south side o PlanfarfitnetieHal iwegiwtiaH of uses.. Note: The Commission did not recommend approval of these changes. An amended Development Agreement(DA) shall be required as a provision of the MDA and RZ applications. Prior to approval of the rezone ordinance, the amended DA shall be signed by the property owner and returned to the Planning Division within six(6)months of City Council's approval of the Findings of Fact and Conclusions of Law for the modification and rezone. The amended DA shall only apply to the portion of the development that lies south of E. State Ave. included in the boundary of the updated conceptual development plan included in Section VILE. The portion of the development that lies north of E. State Ave. shall comply with the provisions in the original DA(Pine 43—Instrument#2018-000751). The owner/developer shall comply with the following provisions associated with the amended development agreement: a. Future development shall substantially comply with the updated conceptual master plan, preliminary plat, landscape plan,phasing plan,and conceptual building elevations and perspectives and other applicable plans included in Section VII. Any significant changes to the phasing plan shall be approved by the Director. b. All future structures shall be designed in accord with the standards listed in the Architectural Standards Manual. A Design Review application shall be submitted to the Planning Division and approved prior to submittal of building permit application(s)that demonstrates compliance with these standards. c. The Director approved an Alternative Compliance request to UDC 11-4-3-41G,which requires a minimum of 50 square feet of private,usable open space per unit in vertically integrated residential buildings on Lot 1, Block 1; Lot 2, Block 2; and Lots 1 and 3, Block 4. The approval allows studio units without such space, contingent upon the provision of private amenity decks as shown in the exhibit in Section VII.R, as an alternative means of compliance. City of Meridian I Department Report IV. City/Agency Comments & Conditions d. The public and quasi-public areas in the development shall be designed with community supportive purpose, incorporate permanent design elements with features to promote frequent use, and support amenities that foster a wide variety of interests ranging from relaxation to play(see examples below in Section VII.BB: Public/Quasi-Public Exhibit& Renderings). These areas must be strategically integrated into the overall development, interconnected with meaningful points of interest,prioritize pedestrian infrastructure,be highly visible and accessible, and designed to enhance both the adjacent uses and larger mixed-use area in accord with the holistic design principles in the Comprehensive Plan (see Figures FBS,FC6 and FC7 in the Plan). The plans submitted with future development applications shall demonstrate compliance with this requirement. e. Supportive and proportional outdoor public and/or quasi-public spaces and places including,but not limited to,parks,plazas, outdoor gathering areas,linear open space, and schools are expected to be provided within the development in accord with the principles for integration of uses in the Comprehensive Plan(see figures FB4, FC5,FC7 in the Plan)and the examines included below in Section VII.BB: Public/Quasi-Public Exhibit. These areas may be located in spaces between residential and non-residential uses to provide both integration and transition between uses. Outdoor seating areas at restaurants are not considered supportive public spaces unless integrated into shared open space,natural amenities, and interconnected with cohesive pathway elements. The plans submitted with future development applications shall demonstrate compliance with this requirement. £ The developer shall provide enhanced construction materials (i.e. high-sound transmission classification rated windows and walls) for sound mitigation as proposed for the south side of the vertically integrated residential structure on Lot 1,Block 1 adjacent to existing industrial uses to the south.Additionally, a 10-foot wide landsca e buffer planted with columnar evergreen trees with a 30-foot height and 10-foot width at maturity and an 8-foot-tall masonry wall shall be provided along the southern boundary of Lot 1,Block 1 as proposed by the developer and shown below in Section VH.L on the Section Elevation at Vertically Integrated Residential Building to Southern Propej.V Line plan. g The Director approved an Alternative Compliance request to UDC Table 11-213-3 to increase the maximum building height in the C-G zoning district by 17%, from 65 feet to 76 feet, for the hotel on Lot 2,Block 4;the multi-family building on Lot 2,Block 3; and the two verticallygrated residential buildings on Lots 1 and 3,Block 4, as shown in the exhibit in Section VILT. This approval is contingent on providing 10%of the building_square footage as open space,courtyards,patios, or other usable outdoor areas for employees and/or patrons, exclusive of required setbacks and landscape buffers, in accordance with UDC 11-213-3A.3d, as shown in the open space exhibit in Section VII.N. 3. Preliminary Plat a. The final plat(s) shall include the following revisions: i. If 6-foot wide parkways are proposed along streets,root barriers shall be depicted on the construction drawings that comply with the standards listed in UDC 11-3A-17E. ii. Depict a 10-foot-wide detached sidewalk/multi-use pathway on the construction drawings along the west side of N.Machine Ave. as required by the Park's Dept. (an attached sidewalk may be considered as Machine Ave. isn't a through street—work with the Park's Dept. on this). If located outside of the adjacent ACHD right-of-way, a public pedestrian easement is required per the Park's Dept. comments. City of Meridian I Department Report IV. City/Agency Comments & Conditions iii. Depict cross-access/ingress-egress easements between all adjoining lots in the subdivision and to the following abutting parcels: Parcel#S 1108244650 to the east of Block 2 and Parcel#S 1108233810(HPC Buyer property)to the west of Block 4 either by recorded easement or as a note on the final plat in accord with UDC I I-3A- 3A.2. iv. All street landscape buffers shall be depicted on the plat in a common lot or on a permanent dedicated buffer easement,maintained by the property owner, homeowner's association or business owners' association per UDC 11-313-7C.2. Where street buffers are encumbered by easements or other restrictions,the buffer area shall include a minimum 5-foot-wide area outside the easement or restricted area for planting shrubs and trees per UDC 11-3B-7C.1b. This applies to Lot 3, Block 3. v. Depict the irrigation easement for the Snider Lateral that runs along the southern boundaries of Blocks 1 and 3. b. The landscape plan submitted with the final plat application(s) shall include the following revisions: i. If 6-foot-wide parkways are proposed along streets,root barriers and Class Il trees are required per the standards listed in UDC 11-3A-17E. ii. Depict a I0-foot-wide detached sidewalk/multi-use pathway along the west side of N. Machine Ave. as required by the Park's Dept. (an attached sidewalk may be considered as Machine Ave. isn't a through street—work with the Park's Dept. on this). iii. Depict landscaping all pathways in accord with the standards listed in UDC 11-3B- 12C. iv. Include mitigation information on the plan for existing trees being removed from the site that require mitigation per the standards listed in UDC I 1-313-1OC as noted on the Sheet 14 of the landscape plan submitted with the preliminary plat. v. Depict street buffer landscaping in accord with the standards listed in UDC 11-3B- 7C. Where street buffers are encumbered by easements or other restrictions,the buffer area shall include a minimum 5-foot-wide area outside the easement or restricted area for planting shrubs and trees per UDC 11-3B-7C.lb. c. All multi-use pathways/sidewalks located outside of the adjacent ACHD right-of-way will require a separate public pedestrian easement as required by the Park's Dept. d. The Snider Lateral that runs along the southern boundary of Blocks 1 and 3 shall be piped in accord with the standards listed in UDC 11-3A-6;the construction drawings shall reflect this requirement. e. Extend N.Machine Ave. along the eastern boundary of Block 1 as proposed and required by ACHD. f Appr-eva4 of the preliminary-plat is een4ingepA upon r-eeer-dation of the final plat for-Pine Pine Ave. and N. Webb Ave. A final plat appheation shall not be submitted to the ni.*i+ifig Division n f any phase f development„r4i the final plat; o er-d a. Council removed this requirement at the recommendation of Staff as requested by the Applicant. g. Approval of the preliminary plat is contingent upon final approval of a property boundary adjustment(PBA)application for the realignment of property lines between the HPC Buyer and DRB Investments properties as shown on the preliminary plat.A final plat application shall not be submitted to the Planning Division for any phase of development City of Meridian I Department Report IV. City/Agency Comments & Conditions until a PBA is finalized and a Record of Survey recorded that matches the configuration of the properties shown on the preliminary plat. h. Prior to submittal of a Certificate of Zoning Compliance application(s)for structures that don't front on a public street,the Applicant should work with the City's addressing technician to determine if private streets are needed for addressing for emergency way- finding purposes. Private streets, if required, are required to comply with the standards listed in UDC 11-317-4. i. Staffs failure to cite all relevant UDC requirements does not relieve the applicant from compliance. j. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer's signature on a final plat within two years of the date of the approved findings; or obtain approval of a time extension as set forth in UDC 11-613-7. 4. Conditional Use Permit—Height Exception(Vertically Integrated Residential Building on Lot 2,Block 2) a. The vertically integrated residential building on Lot 2,Block 2 is permitted to exceed the 65-foot maximum building height allowed in the C-G zoning district,with an approved height of up to 87 feet, as shown in the exhibit in Section VII.T. b. A conditional use permit,when granted, shall be valid for a maximum period of two(2) years unless otherwise approved by the city per UDC 11-513-6F. 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-year period. Upon written request and filing by the applicant prior to the termination of the period in accord with subsection(F)(1)of this section,the director may authorize a single extension of time to commence the use not to exceed one (1)two-year period.Additional time extensions up to two (2)years as determined and approved by the commission may be granted.With all extensions,the director or commission may require the conditional use comply with the current provisions of this chapter. 5. Conditional Use Permit—Multi-family Development(Lot 2,Block 1 and Lot 2,Block 3) a. Compliance with the specific use standards listed in UDC 11-4-3-27 for Multi-family Developments is required except for the standard requiring 80 square feet of private, usable open space per unit.An alternative compliance request to UDC 11-4-3-27B.3 was approved by the Director to allow no private open space for studio units, contingent upon the provision of private amenity decks as shown in the exhibits below in Section VII.R. b. Compliance with the dimensional standards for the C-G zoning district in UDC Table 1I- 2B-3 is required, except for the 65-foot maximum building height for the multi-family building on Lot 2,Block 3.An Alternative Compliance request was approved by the Director to permit a maximum height of 76 feet,contingent upon providing 10%of the building square footage as open space,courtyards,patios,or other usable outdoor space for the employees and/or patrons of the structure, exclusive of required setbacks and landscape buffers,as shown in the open space exhibit in Section VII.N. c. A revised site/landscape plan, as applicable, shall be submitted with the Certificate of Zoning Compliance application(s)that includes the following: City of Meridian I Department Report IV. City/Agency Comments & Conditions i. Depict landscaping along all pathways per the standards listed in UDC 11-3B-12C; include a calculations table that demonstrates compliance. ii. Depict parking lot landscaping in accord with the standards listed in UDC 11-313-8C. iii. Depict all on-site service areas, outdoor storage areas,waste storage, disposal facilities,and transformer and utility vaults in an area not visible from a public street, or fully screened from view from a public street in accord with UDC 11-4-3-2713.2. iv. Depict the location of the property management office,maintenance storage area, central mailbox location(including provisions for parcel mail that provide safe pedestrian and/or vehicle access), and a directory and map of the development at an entrance or convenient location for those entering the development in accord with UDC 11-4-3-27B.7. v. All street facing elevations shall have landscaping along their foundation that complies with the minimum standards in UDC 11-4-3-27E. Note: The common open space areas adjacent to the arterial street(i.e. Pine Ave.)buffer are allowed to count toward the open space requirements as part of the conditional use permit without being separated from the street by a berm or constructed barrier as allowed by UDC 11-4-3-27C.8. d. A recorded copy of a shared-use parking agreement shall be submitted with the Certificate of Zoning Compliance application for the multi-family structure on Lot 2, Block 1 per the standards listed in UDC 11-3C-713 to allow a portion of the required off- street parking spaces to be provided in the parking garage for the vertically integrated project on Lot 1,Block 1. e. Off-street parking shall comply with the standards listed in UDC Table 11-3C-6 and the site plan submitted with this application,included in Section VII.Q. £ All multi-family 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 as set forth in UDC 11-4-3-27F. A recorded copy of this agreement shall be submitted prior to issuance of Certificate of Occupancy for the building(s). g_ Multifamily developments with units that take access via secured common corridors shall install and maintain a keyless entrsystem, or suitable alternative,to provide police access to the common corridors under exigent circumstances as set forth in UDC 11-4-3- 27G. The keyless entrsystem or alternative shall be subject to review and approval by the Meridian Police Department. h. A conditional use permit,when,granted, shall be valid for a maximum period of two(2) ,years unless otherwise approved by the city per UDC 11-513-61F. 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-year period.Upon written request and filing by the applicant prior to the termination of the period in accord with subsection(F)(1)of this section,the director may authorize a single extension of time to commence the use not to exceed one (1)two-year period. Additional time extensions up to two (2)years as determined and approved by the commission may be granted.With all extensions,the director or City of Meridian I Department Report IV. City/Agency Comments & Conditions commission may require the conditional use comply with the current provisions of this chapter. B. Meridian Public Works https://weblink.meridiancity.org/WebLink/DocView.aspx?id=397532&dbid=0&repo=Meridian C ity C. Meridian Fire Department https://weblink.meridianciU.org/WebLink/DocView.aspx?id=410927&dbid=0&repo=Meridian C ity The Meridian Fire Department will respond to this development but our response will be inadequate due to staffing and equipment. Additionally,this project will require a Technical Fire Protection Report to be submitted to the Meridian Fire Department for review to address all criteria as required by the adopted 2018 International Fire Code and Meridian Title 10,Chapter 4 as it relates to Fire Protection and Fire&Life Safety Requirements for Mid-Rise and High-Rise structures. D. Meridian Police Department https://weblink.meridianciU.org/WebLink/DocView.aspx?id=397606&dbid=0&repo=MeridianC hty E. Meridian Park's Department https://weblink.meridiancio!.orglWebLinkIDocView.aspx?id=397615&dbid=0&repo=MeridianC iu F. Community Planning Association of Southwest Idaho (COMPASS) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=399592&dbid=0&repo=Meridian C ky https:Ilweblink.meridiancity.org/WebLink/DocView.aspx?id=406026&dbid=0&repo=Meridian C a G. Irrigation Districts No comments were submitted. H. Central District Health Department No comments were submitted. I. Idaho Department of Environmental Quality(DEQ) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=398020&dbid=0&repo=MeridianC ky https:Ilweblink.meridiancity.or lWebLink/DocView.aspx?id=405980&dbid=0&repo=MeridianC iu J. West Ada School District(WASD) https://weblink.meridiancily.orglWebLinklbrowse.a,ypx?id=379821&dbid=0&repo=Meridian Cit X K. Kuna School District https://weblink.meridiancity.ory/WebLink/Doc View.aspx?id=397862&dbid=0&repo=Meridian C hty City of Meridian I Department Report IV. City/Agency Comments & Conditions L. Ada County Highway District(ACHD) https:11weblink.meridianciU.org/WebLink/DocView.aspx?id=397539&dbid=0&repo=MeridianC iv M. Idaho Transportation Department(ITD) https://weblink.meridiancily.org/WebLink/DocView.aspx?id=401663&dbid=0&repo=Meridian C V. FINDINGS A. Annexation (UDC 11-511-3E) Upon recommendation from the commission, the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds the proposed map amendment with I-L, C-G and R-15 zoning is consistent with the Comprehensive Plan as noted above in Section III. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the map amendment complies with the regulations outlined for the districts and the purpose statements of residential, commercial and industrial districts. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposed map amendment should not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds the map amendment shouldn't result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. The City Council finds the proposed annexation is in the best interest of the City as it reduces County enclaves and promotes development in accord with the Comprehensive Plan. B. 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: l. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds the proposed map amendment to the R-15 district is consistent with the Comprehensive Plan as noted in Section III. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the map amendment complies with the regulations outlined for the district and the purpose statements of the residential district. City of Meridian I Department Report V. Findings 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposed map amendment should not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds the map amendment shouldn't result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. This finding is not applicable as the request is for a rezone, not annexation. C. Alternative Compliance(UDC 11-5B-5E)—11-4-3-41(G)Vertically Integrated Residential Private Open Space for Studio Units on Lot 1,Block 1; Lot 2,Block 2; and Lots 1 and 3, Block 4 In order to grant approval for an alternative compliance application,the Director shall determine the following: 1. Strict adherence or application of the requirements are not feasible; or The Director finds it is feasible for the Applicant to comply with the requirement but it would increase the cost of the units, reducing their affordability; and in order to meet the area requirements for private open space, balconies would have to be as wide as the unit itself, which would abut adjacent studios'space and wouldn't be private, as noted by the Applicant. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the provision ofprivate amenity decks as an alternate means of compliance with seating areas, built-in grills/outdoor kitchens,planters,firepits, and shade features will create attractive spaces to host gatherings for studio residents and is an equal or superior means for meeting the requirement. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The Director finds the alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. D. Alternative Compliance(UDC 11-5B-5E)—11-4-3-27(B)Multi-family Private Open Space for Studio Units on Lot 2,Block 1 and Lot 2,Block 3 Beeattse Staff is r-eeenffnending denial of the proposed multi family developments, Findings analysis is not ifieluded for-the asseeia4ed altefaa4ive eemplianee requests. In order to grant approval for an alternative compliance application,the Director shall determine the following: 1. Strict adherence or application of the requirements are not feasible; or The Director finds it is feasible for the Applicant to comfy with the requirement but it would increase the cost of the units, reducing their affordability; and in order to meet the area City of Meridian I Department Report V. Findings requirements for private open space, balconies would have to be as wide as the unit itself which would abut ad iacent studios'space and wouldn't be private, as noted by the Applicant. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the provision of private amenity decks as an alternate means of compliance with seating areas, built-in grills/outdoor kitchens,planters, farepits, and shade features will create attractive spaces to host gatherings for studio residents and is an equal or superior means for meetingthe he requirement. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The Director finds the alternative means will not be materially detrimental to the public welfare or impair the intended uses and character ofsurrounding properties. E. Alternative Compliance(UDC 11-5B-5E)—11-2B-3 Height Limit in C-G District for Multi- family Building on Lot 2,Block 3,Hotel on Lot 2,Block 4, and Vertically Integrated Residential Buildings on Lots 1 and 3,Block 4 An updated eemmen open spaee &4iibit needs to be submit4ed before Staff ea-H deteffflifle if t amourA of open spaee provided meets the requirement fof the Dir-eetor-to grant the height fir.An updated common open space exhibit was submitted that demonstrates compliance with the 10%common open space requirement for alternative compliance to be considered for the proposed structures. development, a finininium f 1 not of the 1,,,ildi n sEittare foetaee must 1, pi o$iaecriix vpcix spuee, eo uxryax a9�iusxos of oinci cnuoieeuraoor-spucc-icr noted riix UPC 1 x zv e9 1ia*ee ta4e-gfaffted Note: The Director is the decision-making body on the request for a heighteption on the vertically integrated residential buildings and the Council is the decision-making body on the request for a height exception on the multi-family residential building with the conditional use e 1. Strict adherence or application of the requirements are not feasible; or The Director and City Council finds it is feasible for the Applicant to comply with the requirement. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director and City Council finds the provision of 10+%usable outdoor space for the multi-family residential, hotel and vertically integrated residential buildings where a height exception is requested,provides an equal means for meeting the requirement as allowed by UDC 11-2B-3A.3d. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The Director and City Council mao ,finds the alternative means will not be materially detrimental to the public welfare or impair the intended uses and character ofsurrounding properties. City of Meridian I Department Report V. Findings F. Conditional Use(UDC 11-5B-6E)—Multi-family Development on Lot 2,Block 1 Beeause Stag is r-eeemmending denial of the proposed ehange to the eoneeptuai Master-plan ineludes the multi family development,Findings analysis is not ineluded for the associate The City Council 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 dimensional standards of the C-G district. 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 multi-family development will be harmonious with the Comprehensive Plan and in accord with the requirements of the UDC. 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 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. 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 the proposed multi-family development will not adversely affect other properties in the vicinity if it complies with the imposed conditions of approval. 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 adequately served by the essential public facilities and services listed. 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 excessive additional costs°or public facilities and services and will not be detrimental to the economic welfare of the communit. 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 multi-family development 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. City of Meridian I Department Report V. Findings 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 no natural, scenic or historic features ofmaior importance exist on the property. G. Conditional Use(UDC 11-5B-6E)—Multi-family Development on Lot 2,Block 3 -Beeause Staff is r-eeemmending denial of the pr-oposed ehange to the eafleeptuai Master-plan ineludes the multi family development,Findings analysis is not ineluded for-the asseeiate The City Council 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 lar eg enough to accommodate the proposed use and meet all dimensional standards of the C-G district; however, the Applicant requested alternative compliance to increase the building height from the maximum allowed 65 feet to 76 feet, which was approved by the Council. 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 multi-family development will be harmonious with the Comprehensive Plan and in accord with the requirements of the UDC. 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 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. 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 the proposed multi e amily development will not adversely affect other properties in the vicinio�ifit complies with the imposed conditions of approval. 5. That the proposed use will be served adequatelyby 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 adequately served by the essential public facilities and services listed. 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 excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. City of Meridian I Department Report V. Findings 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 multi-family development 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. 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 no natural, scenic or historic features of major importance exist on the property. H. Conditional Use(UDC 11-5B-6E)—Height Exception for Vertically Integrated Building on Lot 2,Block 2 The City Council 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 and development regulations in the C-G district. However, the Applicant requested conditional use approval of an extended building height from the maximum allowed in the district of 65 feet to 87 feet, which was approved by the Council. 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 additional height will facilitate the mixed-use development intended in the MU-C FL UM designation and in the C-G district. The added height will also promote sustainability by allowing for urban density that can support the commercial and office uses within the development. 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 height and design of the building should be generally compatible with other uses in the neighborhood and with the intended character of the general vicinity in that a mix of uses are planned for this area with similar heights. Further, the height of the building should not change the essential character of this area since it is aligned with the comprehensive plan's vision for urban density and mixed use in this area and on this site. 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 the additional height of this building should not adversely affect other properties in the vicinity as the building is similar in height to other buildings within the development and is sufficiently set back from the proposed townhome uses. City of Meridian I Department Report V. Findings 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 building with extended height will be served adequately by the essential public facilities and services listed. 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 extended building height 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 neither the additional height nor the use will 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. 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 no natural, scenic or historic features of major importance exist on the property. I. Preliminary Plat(UDC-6B-6) In consideration of a preliminary plat, combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; The City Council finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section IV. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Council finds public services are available or can be made available and should be adequate to accommodate the proposed development at the time of future development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The City Council finds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City's Capital Improvement Program. 4. There is public financial capability of supporting services for the proposed development; The City Council finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and The City Council finds the proposed development is not detrimental to the public health, safety, and general welfare. City of Meridian I Department Report V. Findings 6. The development preserves significant natural, scenic or historic features. The City Council finds there are no natural, scenic or historic features on the site. VI. ACTION A. Staff: Staff recommends approval of the proposed development plan per the provisions listed above in Section IV with the exception of the two(2)multi-family residential developments and the vertically integrated residential project located south of E. Pine Ave. in Blocks 1 and 3. Staff does not support residential uses in this area, as the previously entitled commercial plan is considered more beneficial to the City by providing needed employment opportunities and services for nearby residents,while also reducing vehicle trips and supporting trip capture. In addition, Staff does not support the vertically integrated residential use on Lot 1,Block 1 as it is not compatible with adjacent industrial uses and operations. Staff recommends the Commission and City Council consider reducing the number of vertically integrated residential units proposed north of E. Pine Ave. and requiring commercial/office uses above the first floor to provide a more commensurate level of employment and services to support nearby residents and reduce vehicle trips. B. Commission: The Meridian Planning&Zoning Commission heard these items on August 21 and September 18, 2025. At the public hearingoptember 18, 2025,the Commission moved to recommend approval to City Council of the proposed applications. 1. Summary of Commission public hearing_ a. In favor: Deborah Nelson,Givens Pursley,representingthe he Applicant; Tammy deWeerd; Ian Tompkins;Danielle Strollo, Givens Pursley;Dugan Henderson-Begg, Harvey Performance Company(HPC) b. In opposition:None C. Commenting: Garrett Schultz; Brian Farnsworth d. Written testimony: None e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: Steven Taulbee, Fire Dept. 2. Key issue(s)of public testimony a. In favor of the proposed mix of uses but against the scale of the development as it's way out of proportion for this location and with the residential homes to the north; against the proposed height of structures in the development and the transition to existing single- family residential homes to the north, desire for a shadow study to be conducted to determine the impact of the height of the proposed structures on adjacent single-family homes. Concern pertaining to the amount of additional traffic the development will create and the light and noise pollution impacts on the residents to the north. b. Opinion the proposed mixed-use development provides benefits of walkability,viabilitX and long-term economic strength and contributes toward a diverse housing. stock, employment, supported uses of pedestrian infrastructure and high quality publicspaces, which align with Comprehensive Planning _goals. c. In favor of the proposed development, including building heights. d. Question pertaining to if the proposed development would be part of the existing HOA— the answer was no. e. HPC is in support of the housing and hotel uses proposed that will help their employ base as well as nearby commercial opportunities the development will provide. 3. Key issue(s)of discussion by Commission: A. Proposed building heights and transitions to existing single-family residential homes to the north and proposed townhome units within the development along State Ave. City of Meridian I Department Report VI. Action b. Opinion the proposed development fits well in this area&will provide nice amenities. c. Contemplated type of commercial uses in the vertically integrated residential building specifically in Block 1. d. Transition to the south between residential and industrial uses and specific mitigation plans in place for noise. e. Transition in height from the residential homes to the north across State Ave. to the proposed development to the south, specifically the vertically integrated residential building on Lot 1,Block 4,to provider greater privacy to the residential lots to the north. £ Not comfortable with the Fire Dept.'s response that they can't adequately provide service for the proposed development although the structures will be sprinklered. g_ Not in support of removing the condition that requires the Animal Farm plat to be recorded prior to submittal of a final plat application for this development. h. Although residential uses are proposed to increase in this area, so are commercial uses. 4. Commission change(s)to Staff recommendation: a. In favor of residential uses south of Pine and requirement for shadow study to be submitted prior to the Council hearing(see exhibits in Section EE below).Approval includes requirement of enhanced construction materials for sound mitigation as offered by the Applicant for the VI building on Lot 1,Block 1 (SEC),include conditions of approval of CUP; and meet open space standards for MFR building at SWC of Pine and Webb on Lot 2, Block 3 for an increase in building height. 5. Outstanding(s) for City Council: a. None C. City Council: The Meridian City Council heard these items on October 21,2025.At the public hearing.the Council moved to approve the subject application requests. 1. Summary of the City Council public hearing: a. In favor: Deborah Nelson,Givens Pursely; Tammy deWeerd: Ian Tompkins:Matt Baker: Dugan Henderson-Begs,Harvey Performance Company(HPC):Andy Erstad, Erstad Architects b. In opposition: Kathy Crowley C. Commenting: Charlie Anderson: Jamie Markosian,Kittleson&Assoc.:Mindy Wallace ACHD d. Written testimony: Kathy Crowley e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: Derek Nelson and Steven Taulbee,Fire Dept. 2. Key issue(s)of public testimony: a. Concern pertaining to shade from the building heights proposed in this development on adjacent residential homes to the north across State Ave. and the impact on solar panels and energy costs. b. In favor of more residential apartments in this area. C. In favor of the mix of uses and quality of development proposed and its consistency with the goals in the City's Comprehensive Plan. d. HPC is in support of the proposed development and the opportunities it will bring. e. Architecture and design of buildings,including fire suppression measures(sprinklers). f. Opposed to the development as The Village and the Ten Mile development area are both in close proximity and offer similar types of uses. Approval of this development will increase traffic in this area,which is already congested, and decrease quality of life. 3. Key issue(s)of discussion by City Council: a. The adequacy of fire protection for the site. b. The impact of traffic generated from the proposed development on area roadways. City of Meridian I Department Report VI. Action C. The appropriateness of the proposed building height exceptions requested though the conditional use permit and alternative compliance applications. 4. City Council change(s)to Commission recommendation: a. At the recommendation of Staff based on the Applicant's request.Council removed condition Of requiring the final plat for Animal Farm to be recorded prior to submittal of a final plat application for any phase of this development. Note: The majority of City Council was supportive of the Applicant's request for increased building heights on Lot 2,Block 2: Lot 2,Block 3 and Lots 1. 2 and 3.Block 4 and decreased private usable open space for multi-family and vertically integrated residential units. City of Meridian I Department Report VI. Action ' 1 1 WJIM OR cn _• bi „ tVIEW �. .i aA .. ui W_ ., �w ■ f W-' —:� � PINE �,'�'�- .• � �. � . nompgo L.AIL IL i ing W ti A. �: 7 ,■ 3 Sol Sol W ALN .Mining offing WE n • --11111 11 ��1NI�!4 C 7 m _ i a ^�! : � !�I 1! ■■s In �i1n■■ai G��►i /1 1 /lIll i G� ■n!1 �Ils�■ ■ �- �-�/�/�i PION E �' FRANKL—INN ' ITr.:a::aim Ur -a i�: -- - 1 � ••- • mn■■m min■■ u■um■■■endtiu■ ■n�►lira r■u ��/ ennmi �!■ y� p■ul rlliinr pp - • • ° :unm C u 3 .�@=mar II�"�urq� �y-���� Town to U �I e Z r�pl�li.�'.,• _;;=: :,�le �� ��j r mm�nll �:■■• �*■ m =mi ann � l_ _�i - • try ���i► �/ ■■u■ill OflPnnnaril 118JI!!i� i � - I� =i■■ ■ .r111 � Gy hip q 4 _ R■■ r4■■■■a�u���i� �'l✓ya�r tlnnartl�� �n■r p � -unm _ r mina � iY`.n{f PINE r�trot rtrr Call�_ W 111■= W MERRAN KLIN -•- • non■N■uoon ■w mm�urllllGm■ diva I'ill u1n � �uu•u rllr■■rI ll0 Illlllllllllllllllilll — 5111114115 LU •"n�111 Q �•�.- Irrrtl 1r r rtrr�_=___ =� � � ♦ jtrlr111 �nnnlmnitnnri �Y'IEW � vl ■ �A�t_ :i it f�e� �U ■ i�� ����■��'nn�■ L.r _ o ,..■. �■ ■■ Z ■i�_�� {° �► +N.�� ua9 is =m . ■ ;- II w �P11{{IIOr 1 aL; �_ ���. nnnn►�eiui■mrinil Irrli i -I � C fd r i tN a _r�:�Aa •' rPm.�nm■�I ru/i4j •. _�' � a. � 4f{t Uli ■� ■r � ■p n1- tilt ,poi rrn ! I ill 11��.0■■1 � � ►/�- . >✓!iq�i�i°j rip , 1. � f1� llr�r -F h■■• ■ IIIIi G\r IN l"a I—Illllr u�i {rrI a■ fa'- ■ �urTiU„•Mimi a!/y �_, W ��rnt{.r nrn ll=:!�:�n n1`��aumi 9 rur�ii �` �u�� iul II u ■"1� to rut milt will for r �' �� ': i■- " �� �� �n��A mill Hill m Iu� �i.� ,i 1■ a -.1�-■anvrrna� ■■1111.11[I!17�11PIn n W �/irrlllh o■i IIHII 1111•llllll lllll 1_ ■r1.11111 Milli r�rinl milli rin- II���� Nil IIIIII� ■■� , 1■� FRANKLIN ■�!I ■1�� ■° i �� _� ,:■:tin■■■■iu■■n ��� in ": � 5. Map Notes Recent Area Preliminary Plats: H-2019-0004 H-2019-0112 H-2019-0149 H-2019-0142 H- 2019-0115 H-2020-0015 H-2020-0054 H-2020-0076 H-2020-0126 H-2021-0012 H-2021- 0017 H-2021-0043 H-2021-0049 H-2021-0069 H-2021-0077 H-2021-0097 H-2022-0040 H- 2022-0069 H-2022-0013 H-2023-0022 H-2023-0032 H-2023-0044 H-2023-0048 H-2017- 0011 H-2023-0073 H-2024-0008 H-2024-0038 Recent Area Conditional Use Permits: H-2020-0029 H-2021-0082 H-2017-0058 H-2022- 0013 City of Meridian I Department Report VII. Exhibits B. Service Accessibility Report PARCEL S1108234011 SERVICE ACCESSIBILITY Overall Scare: 37 83rd Percentile Criteria Description Location In City Limits Extension Sewer Trunkshed mains < 500 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 1/4 mile of current pathways Transit Within 1/4 mile of current transit route Arterial Road Buildcut 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 p miles OR a School Drivability Middle or Elementary School within 1 mile driving (existing or future) ParkWalkability No park within walking distance by parktype Report generated on 06-15-2025 by MERIDIAN'-.sa en City of Meridian I Department Report VII. Exhibits C. Legal Description&Exhibit Map of Property Subject to Amended Development Agreement 8 1 ® OLA NOUVQN �I1�PPIYNO J-U,O ENGINEERS.INC. U BFAWv 06 COenPAw[0 Exhibit f°A" Pine 43 Mixed Use Subdivision Development Agreement Boundary Legal Description Project No. 10-24-066 March 18, 2025 A tract of land situate in the west half of Section 8,Township 3 North,Range 1 East,Boise Meridian,City of Meridian,County of Ada,State of Idaho,and being more particularly described as follows: Commencing at the west quarter corner of said Section 8;thence from said Point of Commencement,South 89°54'57" East, coincident with the east-west centerline of said Section 8, a distance of 2,649.69 feet; thence leaving said east-west centerline,South 00°31'22"West,a distance of 50.99 feet to the northwest corner of the Plat of Scentsy Commons Subdivision,recorded in Book 108 of Plats,at Pages 15229 through 15233,Ada County Records,hereinafter referred to as"Scentsy Commons",said point also being the Point of Beginning of this description; thence from said Point of Beginning,continuing South 00°31'22"West,coincident with the westerly line of said Scentsy Commons, a distance of 611.32 feet to the northeasterly corner of the Plat of Layne Industrial Park Subdivision, recorded in Book 69 of Plats, at Pages 7113 through 7114, Ada County Records,hereinafter referred to as"Layne Industrial Park";thence North 89°55'42"West,coincident with the northerly line of said Layne Industrial Park,a distance of 507.60 feet; thence leaving said northerly line,the following two(2)consecutive courses and distances: 1. North 00°06'00"West,a distance of 589.75 feet,and 2. North 44°49'58" West, a distance of 28.15 feet to a point on the southerly right-of-way line of E.Pine Avenue; thence leaving said southerly right-of-way line,North 00°05'59"West,a distance of 96.14 feet to a point on the northerly right-of-way line of E.Pine Avenue;thence South 89°53'43"West,coincident with said northerly right-of-way line,a distance of 457.78 feet;thence leaving said northerly right-of-way line,South 00°05'59"East,a distance of 48.04 feet to a point on the centerline of said E.Pine Avenue;thence South 89°54'01"West,coincident with said centerline,a distance of 181.39 feet;thence leaving said centerline, South 00°05'59"East, a distance of 48.05 feet to a point on the westerly right-of-way line of N. Webb Avenue; thence coincident with said westerly right-of-way line,the following eleven(11)consecutive courses and distances: 1. along the arc of a non-tangent curve to the right, concave southwesterly,having a radius of 49.50 feet,through a central angle of 22'48'18",an arc length of 19.70 feet,and a chord bearing South 34°04'19"East,a distance of 19.57 feet, March 18,2025 10-24-066_DA_Bndy_Desc.doex Page I of 4 2760 West Excursion Lane,Suite 400,Meridian,ID 83642-5752 FY' www.ffiub.com com P 208,376.7330 City of Meridian I Department Report VII. Exhibits 2. along the arc of a compound curve to the right, concave westerly, having a radius of 245.00 feet,through a central angle of 13"343I1", an arc length of 58.05 feet,and a chord bearing South 15052'55"East, a distance:of 57.91 feet, 3. South 09405'40"East,a distance of70.96 feet, 4. along the arc of a curve to the right,concave westerly,having a radius of 98.00 feet, through a central angle of 05935'23", an are length of 9.56 feet,and a chord bearing South 06°17'59"East,a distance of9.56 feet, 5. South 03°30'18"Vast,a distance of 19.42 feet, 6. along the arc of a tangent curve to the left,concave easterly,having a radius of 1 IUD feet, through a central angle of 19°43'43", an arc length of 37.88 feet, and a chord bearing South 13°22109" East, a distance of 37.69 feet, 7. South 230 14'01"East,a distance of 39.19 feet, 8. along the arc of a tangent curve to the left, concave northeasterly,. having a radius of 286.00 feet, through a central angle of 07°20'17", an are length of36.63 feet,and a chord bearing South 26°54'09"East, a distance of 36.60 feet, 9. South 30'34'17"East,a distance of 46.33 feet, 10, along the arc of a tangent curve to the right,concave westerly,having a radius of 211.25 feet,through a central angle of'31°00'46", an arc length of 114.34 feet, and a chard bearing South 15003'55" East, a distance of 1]195 feet,and 11. South 001126'28" 'West, a distance of 182.93 feet to a point on the northerly line of the aforesaid Layne Industrial Park; thence leaving said westerly right-of-way line,North 89P5543"West,coincident with said northerly line, a distance of293.92 feet;thence leaving said northerly line,the following two(2)consecutive courses and distances: 1. North 00O27'15"East,a distance of 331.21 fit,and 2. North 8905414411 West, a distance of 657,39 feet to a point on the easterly right-of-gray line ofN.Nola Road; thence North 001'27'04"East,coincident with said easterly right-of-way line,a distance of 273.97 feet to a point of intersection of said easterly right-of--way with the southerly right-of-way line of E. fine .venue; thence leaving said right-of-way lines,North 00'05'59"West,a distance of48.05 feet to the centerline of said E.Pine Avenue;thence North 89'54'01"Fast,coincident with said centerline a distance of 25.45 feet; thence leaving said centerline,the following four(4)consecutive courses and distances; 1, North 00'26'20"East,a distance of 262.04 feet, 2. North 00026'30"East,a distance of 355,15 feet, 3. North 58°38'10"West,a distance of 166.73 feet,and 4. North 89°33'38" Nest:, a distance of 4fi5.10 feet to a point on the easterly right-of-way line of Locust Grove Read; March 18,2025 10-24-066 nA_-Bndy_Qesc.docx Page 2 of City of Meridian I Department Report VII. Exhibits thence coincident with said easterly right-of-way line, the following four (4) consecutive courses and distances: I. North OV 13'49"West,a distance of 117.15 feet, 2. South 89'35'35"East,a distance of 22.99 feet, 3. North 00°1353"West,a distance of 189.59 feet,and 4. North 441153'03" East, a distance of 28.23 feet to a point on the southerly tight-of-way line of E.State Avenue, thence leaving said easterly right-of-way line, coincident with said southerly right-of-way line and subsequent projections thereof,the following fourteen(14)courses and distances: 1. North 89°59'59"East,a distance of 196.68 feet, 2. along the are of a tangent curve to the right,concave southwesterly, having a radius of 218.00 feet, through a central angle of 5524'38", an arc length of 210.83 feet, and a chord bearing South 62°17'42" East,a distance of 202.71 feet, 3. South 34035'24"East,a distance of 41.97 feet, 4, along the arc of a tangent curve to the left, concave northeasterly, having a radius of 2W.00 feet, through a central angle of 24°42'51", an arc length of83.94 feet,and a chard bearing South 46636'49"East, a distance of 8333 feet, 5. South 58'38'14"Ease,a distance of 136.06 feet, 6. along the arc of a tangent curve to the right, concave southwesterly, having a radius of 280.00 feet,through a central angle of 17°14'18", an arc length ol`84.24 feet,and a chord bearing South 50°01'05"East, a distance of 83.92 feet, 7. along the arc of a reverse curve to the tell, concave northeasterly, having a radius of 320.00 feet,through a central angle of 21'13'33", an arc length of 118.55 feet, and a chord bearing South 52'00'43" East,a distance of 117.87 feet, S. South 62°37'29"Fast,a distance of 193.95 feet, 9. along the are of a tangent curve to the letl;,concave northerly,having a radius of 720.00 feet, through a central angle of 30°45'29", an arc length of 386.52 feet, and a chord bearing South 78'00'14" East, a distance of 381.89 feet, 10, along;the arc of a reverse curve to the right,concave southerly,having a radius of 990.00 feet,through a central angle of 11000'20", an arc length of 198.24 feet, and a chord bearing South 87a52'49" East, a distance of 187.95 feet, 11. South 82°22'39"East,a distance of 151.74 feet, 12. South 79°22'39"East,a distance of 92.77 feet, 11 along the arc of a tangent curve to the left,concave northerly,having a radius of 220.00 feet,through a central angle of 10°11'16",an arc length of 39.12 feet, and a chord }gearing South 841128'17" East, a distance of 39.07 feet,and 14. South 89°33'55" East,a distance of 354.09 feet; March 18,2025 10-24-066_DA Bndy_Dvsr.de cx Page 3 oF4 City of Meridian I Department Report VII. Exhibits thence leaving said southerly right-of--way Sine, South 00126'05"West,a distance of 477.15 feet to a point on the southerly right-of-way line of E. Pine Avenue; thence North 89153'53"East, coincident with said southerly right-of-way line,s distance of 444.45 feet to the Poirot of Beginning, Containing an area of 36.58 acres of land,more or less. The above-described tract of land is shown on Exhibit"B"attached hereto and made a part hereof. End of Description. J-U-B ENGINEERS,Inc. This description was prepared by me or under my supervision. rf any portion of this description is modified or removed(including,but not limited to,the graphic portion shown on the attached Exhibit"B") without the written consent of Timothy Harrigan, PLS, all professional liability associated with this document is hereby declared null and void. LAAO Timothy Harrig 17665 17665 Y Date March 18,2025 1 t1-24-t16b_DA_Bndy Desc.docx Page 4 of 4 City of Meridian I Department Report VII. Exhibits r� I 7 E. STATE AVENUE 5 I /� N. WEBB ti } AVENUE "----�� POC SB9'54'57"E 2649.69' --- 7 8 E. PINE AVENUE ° 400 LEGEND SHEET No. SCALE IN FEET - - - - SECTION LINE - ADJOINED PROPERTY LINE _________ - TIE LINE RIGHT---OF-WAY LINE - - - CENTER LINE L - BOUNDARY AREA: EN �` p�^ 3fi.58t ACRES OF LAND r 17665 - CENTER QUARTER CORNER 1,51 % - QUARTER CQRNER OF 0 - FOUND MONUMENT 0 - DIMENSION POINT � POC - POINT OF COMMFNCEMFNT POI - POINT OF BEGINNING Ito, EXHIBIT "B" - PINE 43 MIXED USE SUBDIVISION f.�l'U'B 3 DEVELOPMENT AGREEMENT BOUNDARY SHEET SITUATE IN THE WEST HALF OF SECTION 8,T3N,Rl E, 1 OF 8 I—ENOINEEAs,IMG BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO R City of Meridian I Department Report VII. Exhibits D. Existing Conceptual Development Plan Included in Development Agreement(Inst.#2018- 000751)Proposed to be Modified z 3: �4�477 Q N~NU] u/� z gg ZMoo N �ql w J0_rf� LL © F [a W �OOO 4 Jr © �'"' O Ja O ¢1- CY ter F,Cxg ��J O J� J� O J� t-yP m Q N J5 W W W W WW 6,N,5 J Q W W C J G W W I-IJ W UVF 14 W Imo— w2 V7H� 0�22 ¢OC3 � OO IF QO rnT Q 0 88 w�8 ©o z O Q- ©w wg o�r],g©V @oE] E�4��yy,❑Oo OU OCY [� 0 Z ¢ a Q a p w Y ❑ O w ❑ w o w w ¢ w w 0 z 0 lJJ ❑ a a a a a z n00000 ,00 a z Z a a a d a a w EL v a w W J oil �� I��� � 4HINFB�IiHt011HI011111P 111 '0 p OHHHP➢NNHOMIIII10 LJI w WL if nl�f ml-¢ �I F I ILI M i G IIIIII HHNiIH0111II1U �� nllllll III r •• OHHNHOINN� _— � F. I � i�- . 6HNHfiN-HOI III L -�� I of 11 `- I.LJ.C.LJ.IILLY �n d III, L I _ 'I Li IZI jilu Illluulllll ' Firff _ � wuuwnuww 41H4 =_ _ + IH 4 a�lsn�oi- City of Meridian Department Report VI1. Exhibits E. Proposed Conceptual Master Plan to be Included in Amended Development Agreement- REVISED oil �rM& �... •.O 'i 4 AV.•h 98 N w. — - ;L ' M u7 fir+ C 4y 9 ? 'jw y.' o _ w X a z Lu © � a W �5 o i 4a rc 6 q U N � R l�.F aO © O O O Q © P QLkj - _ ' q a 6 2 R a a d 3AC 9lsnl N '' _ J LU > wj City of Meridian Department Report VII. Exhibits F. Annexation Legal Description & Exhibit Map(HPC Buyer Property) ISGIDAHO 9939 W Emerald St SURVEY Boise, ID 83704 CROUP Phone: (208) 846-8570 Fax: (208) 884-5399 Pine 43-HPC Buyer Annexation Parcel Boundary Description Project Number 24-023 August 27,2024 A parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North,Range 1 East, Boise Meridian,City of Meridian,Ada County, Idaho, and being more particularly described as follows: Commencing at a brass cap marking the west quarter-section corner of Section 8,being the southeast corner of that annexation parcel described in Amended Ordinance 580, Instrument Number 9257529,records of Ada County,Idaho,and being the southwest corner of that annexation parcel described in Ordinance 408,Instrument Number 8281677,records of Ada County,Idaho,from which a brass cap marking the northwest corner of Section 8, bears N00*26'22"E 2649.67 feet; Thence N00°26'22"E,606.31 feet along the west line of the southwest quarter of the northwest quarter and the boundary of those parcels described in Amended Ordinance 580 and Ordinance 408,to the POINT Of BEGINNING: Thence continuing N00°26'22"E,68.48 feet,along the west line of the southwest quarter of the northwest quarter and the boundary of that parcel described in Amended Ordinance 580 to the southeast corner of that annexation parcel described in Ordinance 689,Instrument Number 95003593,records of Ada County,Idaho; Thence continuing NGO'26'22"E, 140.24 feet,along the west line of the southwest quarter of the northwest quarter and the boundary of that parcel described in Ordinance 689 to an angle point in that"Annexation Parcel 1" described in Ordinance 08-1348, Instrument Number 108022892, records of Ada County,Idaho; Thence S89*33'42"E,57.92 feet alongthe'boundary of that"Annexation Parcel 1"parcel described in Ordinance 08-1348 to a 5/8"iron pin; Thence continuing S89°33'42"E,526a53 feet along the boundary of that "Annexation Parcel I" parcel described in Ordinance 08-1348 to a 5/8"Iran pin marking an angle point in that annexation parcel described in Ordinance 18- 1761, Instrument Number 2018-001519, records of Ada County, Idaho; S Thence 558°38'14"E, 120.03 feet along the boundary of r� that parcel described to Ordinance 18-1761 to a 5/8" + Page 1 of 2 1 q4 S. City of Meridian Department Report VII. Exhibits 5 IDAHO 9939 W Emerald St SURVEY Boise, ID 93704 Phone; (208) 846-8570 GROUP Fax: (208)884-5399 Pine 43—HPC Buyer Annexation Parcel continued... iron pin on the boundary of that aforementioned"Annexation Parcel 1"parcel described in Ordinance 08-1348; Thence 500'25'20"W,599.09 feet along the boundary of that"Annexation Parcel 1" parcel described in Ordinance 08-1348 to a 1/2" iron pin marking an angle point in that annexation parcel described in Ordinance 405, Instrument Number 8219758, records of Ada County,Idaho; Thence continuing SOW26'20"W, 111.30 feet along the boundary of that parcel described in Ordinance 405 to a 5/8"iron pin; Thence continuing 500026'20"W,38.71 feet along the boundary of that parcel described in Ordinance 405 to the south line of the southwest quarter of the northwest quarter and the boundary of that"Annexation Parcel 2" parcel described in the aforementioned Ordinance 08-1349; Thence N89°54'57"W,25.13 feet along the south line of the southwest quarter of the northwest quarter and the boundary of that"Annexation Parcel 2"parcel described in Ordinance 08-1348 to the northeast corner of that annexation parcel described in Ordinance 329,records of City of Meridian, Idaho; Thence continuing N89'54'57"W,233.30 feet along the south line of the southwest quarter of the northwest quarter and the boundary of that parcel described in Ordinance 329 to the southeast corner of that annexation parcel described in Ordinance 408, Instrument Number 9281677,records of Ada County,Idaho; Thence NOO°25'43"E, 254.36 feet along the boundary of that parcel described in Ordinance 408 to a 1/2" iron pin; Thence N00°26'36"E, 203.64 feet along the boundary of that parcel described in Ordinance 408 to a 5/8" iron pin; Thence N58°57'25"W,286.10 feet along the boundary of that parcel described in Ordinance 408 to a 5/8" iron pin; Thence N89033'40"W,123.21 feet along the boundary of that parcel' described in Ordinance 408 to a 5/8" iron pin; Thence N89033'40"W,59.50 feet along the boundary of that parcel described in Ordinance 408 to the POINT OF L LA, BEGINNING, `fC, The above-described parcel contains 7.21 acres,more or less. 34CD Page 2 of 2. -6- Hq t 5 0 City of Meridian Department Report VIL Exhibits 675 0 Found 1/2" Iron Pin, us Noted E. Fairview Ave. 0 Found 5/8' Iron Pin, os Noted Found Bross Cap Monument Found Aluminum Cap Monument I� I Cq Calculated Point, Nothing Found or Set Annexation Boundary Line Sectlon Line PLS QrO- 05-134$ PLS Ord. 7015 S89'33'4.2"L 11334 18-1761 - 526.53` ¢ S89,33'42"E PLS `O o 57.92' S58'3 8`1 4''E 11334 120.03' m N89'33'40"W � PLS 123.21' 7.21 Acres Go � 7015 PLS v 4347 0 N89'33'40"W 59.50' `�8 5 N 1 Point of m W I Beginning p c�F+ PLS v, 6I 4347 cV 'tn � Ord, 406 °O 0 W U1 Z1 Ln III � 0 U Z E I o Scale: 1°°=120' w PLS tt► Q 30 60 120 240 11335 � ,{ I ' CC Modified State Plane: 34 � Ada County Coordinate System 0 OF PREAPP-2023-0144 1® W PLS {� Al S•RSA ro 0 972 V infn S00'26'20"W - JLn 111.30' S00'26'20"W o 38,71' PLS N89'54'57"W 5082 7 .1/4 429.00' 233.30 .25°13' 1962.25 7 --- --- --- N89'54'S7"W Ord. 329 E. Pine Ave. Ord. C 1/`4 c;tf'�r as HPC Pe+.as-assha.shz�-tli}C,Ma�ts.e.v a/a�Jzoaa s.is. §n 08-1.348 Job No. 1DAHO Annexation Exhibit Drawing for 24 023 SURVEY Pine 43 — HPC Buyer Sheet No. 1 of 1 GROUP LLC Situated In the SW1/4 of the 14W1f4 of Sectlon 8. Dwg. date .M T.W. RAE., B.M., City of Merldion, Ado County, Idaho. 13/27/2024 City of Meridian I Department Report V11. Exhibits • I DA H b 9939 W Emerald St ISGSURVEYBoise, ID 83704 GROUP EXHIBIT .A Phone: (208) 846-8570 Pine 43-FIPC Buyer R-15 Tone Boundary Description Project Number 24-023 December 19,2024 A parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North,Range 1 East, Boise Meridian,City of Meridian,Ada County, Idaho, and being more particularly described as follows: Commencing at a brass cap marking the west quarter-section corner of Section 8,from which a brass cap marking the northwest corner of Section 8,bears NOG°26'22"E, 2649.67 feet; Thence N00°26'22"E,815.03 feet along the west line of the southwest quarter of the northwest quarter; Thence S89°33'42"E,518.05 feet to the POINT OF BEGINNING: Thence continuing S89'33'42"E,66.40 feet to a 5/8"iron pin; Thence S53*38'14"E, 120.03 feet to a 5/8"iron pin; Thence SOD'26'20"W, 141.14 feet; Thence N58°38'14"W,166.73 feet; Thence N89°33'42"W,40.00 feet; Thence NOWDO'32"E,97.45 feet; Thence N36°35'54"E,24.39 feet to the POINT OF BEGINNING. The above-described parcel contains 0.56 acres,more or less. A 34 Page 1 of 1 City of Meridian Department Report VII. Exhibits S.6 S,5 S.7 S.8 l I� �a Point+n� f BegiS89'33'42"E fi 6.4�M' S58'38 14 E N36'3'5'54°E 120�.03' 24.39' i i l 97,45' 0,56 Acres 04 40.00' , > 0 C%J ° rn W 0 Chi? © -C,4 I ` • cn i a v i JLecend ca O z a Found 5/8" Iron Pin 0 Found Bross Cop Monument i Found Aluminum Cap Monument © P�o Calculated Point, Nothing Found or Set ICo R-15 Zone Boundary One --- Section tine ...................... Tie Line I i I Syr a 1 3 3 4 Seale: 1"=gD' LP / err f f 0 e 20 40 80 'fv1=r tam Modified State Plane: ' Ado County Coordinate System PREAFP-2023-Q144 13.7 JS.1 E. Pine Ave. 1/4 S89'54'57"E 2549.69' C1 f 4 P:Vine 43 HPU WA 24—U2a\a..4128—U23 Uh tits—NlS dwq 11/"Jr2U24 1.:.1/.25 M Job No, IDAHO R-15 Zoning Exhibit Drawing for 24—D23 SURVEY 'Fine 43 — HPC Buyer Sheet No. 1 of 1 GROUP, �� ` Situated In the SWt/4 of the NW1/4 of Section 8, Dwg. Date T.3N„ RAE., 13.1vi— City of Meridion, Ado County, Idnho. 12/19/2024 City of Meridian I Department Report VII. Exhibits IDAHO 9939 W Emerald St SURVEY Boise, Ill 83704 GROUP EXHIBIT A Phone: (208) 846-8570 Pine 4$-mpC Buyer C-+G Zone Boundary Description Project Number 24-023 December 19,2024 A parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North, Range 1 East,Boise Meridian,City of Meridian,Ada County,Idaho, and being more particularly described as follows: Commencing at a brass cap marking the west quarter-section corner of Section 8,from which a brass cap marking the northwest corner of Section 8,bears NOO'26"22"E, 2649.67 feet; Thence N00026'22"E,697.89 feet along the west line of the southwest quarter of the northwest quarter to the POINT OF BEGINNING: Thence continuing NOO'26'22"E,117.14 feet along the west line of the southwest quarter of the northwest quarter; Thence S89"33'42"E,518.05 feet; Thence S36"35'54"W, 24.39 feet; Thence S00°00'32" ,97.45 feet; Thence N89°33"42"W, 504.39 feet to the POINT OF BEGINNING. The above-described parcel contains 1.36 acres,more or less. L Alp CD Page 1 of 1 rr1 yc, S . City of Meridian Department Report VIf. Exhibits S.6 S.5 S.7 5.8 I� I� 589'33'42"E 518.05' LLJ iv S36*35'54"W tt N 24.39' 1.36 Acres PoInt of _ cv r Beginning SDO'00'32"W 97.45' N8933'42"W 504.39' i I "tom N to cp to ca ® wk Legend I v 0 Found Brass Cap Monument ui N Found Aluminum Cap Monument co J, v CN L1 Calculated Point, Nothing Found or Set M z I�I C_C Zone Boundary Line � I — Section Line I I 1 � 34 � Scale: 1"=iOQ' �� I 0 25 50 1 as 204 Modified State Plane: Ada County Coordinate System PREAPP-2023-0144 5.7 S.8 E. Pine Ave. 1/4 — — — ——— S89'54'57"E 2649.fig' ———�4 e� r 4er,a+3 Hrc Pen 74-,a73`.a,.gy74-W CAaits-cc.a.q 12J19J7074 is ns:ai ru =a Job No, IDAHO C—C Zoning Exhibit Drawing for 24-023 SURVEY Pine 43 — HPC Buyer Sheet No. 1 of 1. t GROUP, LLC Situated In the SVn/4 of the NWI/4 of Sectlon e. Qwg. Dote T.W. RAE., 8.M., City of Meridian, Ada County, Idaho. 12f19/2024 City of Meridian I Department Report VII. Exhibits IDAHO 9939 W Emerald St SURVEY Boise,. la 83704 Phone: (208) 846-8570 GROUP Fax: (208) 884-5399 Pine 43-HPC Buyer I-L Zone Boundary Description Project Number 24-023 August 27,2024 A parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North,Range 1 East,Boise Meridian,City of Meridian,Ada County, Idaho, and being more particularly described as follows: Commencing at a brass cap marking the west quarter-section corner of Section 8,from which a brass cap marking the northwest corner of Section 8,bears N00026'22"E, 2649.67 feet; Thence NOD'26'22"E,606.31 feet along the west line of the southwest quarter of the northwest quarter to the POINT OF BEGINNING: Thence continuing NOO'26"22"E,91.58 feet along the west line of the southwest quarter of the northwest quarter; Thence 589'33'42"E,544.39 feet; Thence S58"38'14"E,166.73 feet; Thence SOD°26'20"W,607.96 feet to the south line of the southwest quarter of the northwest quarter; Thence N89°54'57"W,258.43 feet along the south line of the southwest quarter of the northwest quarter; Thence N00°25'43"E,254.36 feet to a 1/2" iron pin; Thence N00°26'36"E,203.64 feet to a 5/8" iron pin; Thence N58°5725"W,286.10 feet to a 5/8" iron pin; Thence N89°33'40"W 182.71 feet to the POINT OF BEGINNING. The above-described parcel contains 5.29 acres,more or less. lD � n 1 4 Wage 1 of 1 CL S. City of Meridian Department Report VII. Exhibits Legend 8 5 E. Fairview Ave. 0 Found 1/2' Iron Pin 7 8 0 Found 5,/8" Iron Pin Found Brass Cap Monument Found Aluminum Cap Monument Calculated Point, Nothing Found or Set 1 r- -L Tone Boundary Line Section Line i i 589'33'42"E 544.39' 6.0. N 89'33'40"W `3 R 182,71' a,(,i�; Point of E 1 Beginning , 5,29 Acres W O � C+l 4 m ©1 1 (D Sil 17 ti CV �' % O N } z 1.O N i 0 tom c�v 0 cs , V) >W I w (n st J 0 30 50 120 240 N d- b 1 Modified State Plane; I Ada County Coordinate System 1/4 PREAPP-2023-0144 7 --- 429.00' -- - 255,43' 19fiZ.26' E. Pine Ave. N89'54'57"W C 1/4 P.\—43 HK Pen f.n.oas—q a/2,FP024 6.16.27=d1 .lob No. IDAHO I—L Zoning Exhibit Drawing for 24-023 SURVEY Pine 43 — HPC Buyer Sheet No. 1 of 1 GROUP LLC Situated in the SW1/4 of the Nw1/4 of Section B. Dwg. Date ' T.3N_, R.1E., B.M., City of Merridlan, Ada County, Idaho- 8/27/2.024 City of Meridian I Department Report VII. Exhibits G. Rezone Legal Description&Exhibit Map -(Jj," r� aarrraror �/ ] W uNGDON KWfIM Et habit"A" 9AOF1a Me. Pine 43 Mixed Use Subdivision Rezone Legal Description I Project No. I0-24-066 December 19. 2024 A tract of land situate in the southeast quarter of the northwest quarter of Section 8,Township 3 North, Range 1 East,Boise Meridian,City of Meridian,County of Ada,State of Idaho,and being more particularly described as follows: Commencing at the west quarter corner of said Section 8;thence from said Point of Commencement,South 89'54'57" East, coincident with the south line of the northwest quarter of said Section 8, a distance of 2,649.69 feet;thence leaving said south line of said Section 8,North 00*30'11"East,coincident with the east lane of the northwest quarter of said Section S,a distance of 442.01 feet to the centerline of E. State Avenue;thence leaving said east line,North 89°33'55"West,coincident with said centerline,a distance of 445.03 feet to the Point of Beginning of this description; thence from said Point of Beginning,continuing North 89°33'5.5"West,coincident with said centerline,a distance of 305.62 feet; thence leaving said centerline,the following three(3)consecutive courses and distances: 1. South 00128'02"West,a distance of 129.11 feet, 2. South 89'31'36"East,a distance of 305.69 feet,and 3. North 00°26'05" East, coincident with said easterly Line, a distance of 129.31 feet to the Point of Beginning. Containing an area of 0.91 acres of land,more or less.. The above-described tract of land is shown on Exhibit"B"attached hereto and made a part hereof. End of Description. J-U-B ENGINEERS,Inc. This description was prepared by rite or under my supervision. If any portion of this description is modified or removed(including,but not limited to,the graphic portion shown on the attached Exhibit"B'}without the written consent of Timothy Harrigan,PLS,all professional liability associated with this document is hereby declared null and void. L Timothy H ,PLS 17665 17665 � YR� Date December 19,2024 10-24-066_Pine43-RezoneI.doex Page I of 1 276E West Excursion Lane,Suite 400,Meridian,ID 83642-5752 J I www.iab.corn 11 208.376,7330 City of Meridian I Department Report VII. Exhibits E STATE AVENUE 445.03' --�_ N89'33'55`W 305.-I52 POB N89'33'55"w- Ln �; I � � � N o C S89'31`3E"E 3C}5.E 9` w to I Ia I I 7 8 E. PINE AVENUE � Pt7C S89'54'57"E 2649.69' LEGEND — — — — SECTION LINE — -- -- -- — ADJOINER PROPERTY LINE - _ _ CENTER LINE ' REZONE LINE LAiJ I - CENTER CORNER q 100 Qf a 17665 — QUARTER CORNER SCALE IN FEET 0 — DIMENSION POINT � OF POC — POINT OF COMMENCEMENT PCs — POINT OF BEGINNING EXHIBIT "B" RIME 43 PIAIXE® USE SUBDIVISION fl �.r♦�"� REZONE - LEGAL DESCRIPTION 1 SHEET g SITUATE IN THE SE QUARTER OF THE NW QUARTER OF SECTION 8,T3N,R1 E, 1 OF 1 .Y-II�ENAdiEElts"IMG BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADD STATE OF IDAHO City of Meridian I Department Report VII. Exhibits SXC INC kY Ld4hGIX3M � 1{l6PPINU }� INE. Exhibit"A 77 a•4�6M41ME£Pf.IHC• iF9fi+M Of LONPANIES Pine 43 Mixed Use Subdivision Rezone Legal Description 2 Project No. 10-24-666 December 19, 2024 A tract of land situate in the southwest quarter of the northwest quarter of Section 8,Township 3 North, Range 1 East,Boise Meridian,City ofMeddian,County of Ada,State of Idaho,and being more particularly described as follows; Commencing at the west quarter corner of said Section 8;thence from said Point of Commencement,South 89154'57" East, coincident with the south line of the northwest quarter of said Section 8, a distance of 2,649.69 feet;thence leaving said south line of said Section 8,North 00'30'11"East,coincident with the east line of the northwest quarter of said Section 8,a distance of 442.01 feel to the centerline of E. State Avenue; thence leaving said east line,coincident with said centerline,the following six(6)consecutive courses and distances: 1. North 89033'55"West,a distance of 799.13 feet, 1 along,the are of a tangent curve to the right,concave northerly,having a radius of 200.00 feet,through a central angle of 10'11'16",an are length of 35.56 feet,and a chord bearing North 84'28'17"West,a distance of 35.52 feet, 3. North 79"22'39"West,a distance of 93.29 feet, 4. North 82a22'39"West,a distance of 152.26 feet, 5. along the are of a tangent curve to the left,concave southerly,having a radius of 1,000.00 feet,through a central angle of 11000'20",an arc length of 192.08 feet, and a chord bearing North 87152'49"West,a distance of 191.79 feet,and 6. along the arc of a reverse curve to the right,concave northerly,having a radius of 700A0 feet,through a central angle of 06'48'51",an are length of 83.25 feet,and a chord hearing North 89158'33"West, a distance of 83.20 feet to the Point of Beginning of this description; thence from said Point of Beginning, continuing coincident with said centerline, the following six (6) consecutive courses and distances: 1. continuing along the arc of said curve to the right,concave northeasterly,having a radius of 700.00 feet,through a central angle of 23156'38",an arc length of 292.51 feet,and a chord bearing North 74035'48"West,a distance of 290.41 feet, 2. North 62°37'29"West,a distance of 193.95 feet, 3. along the arc of a tangent curve to the right,concave northeasterly,having a radius of 300.00 feet,through a central angle of 21°13'33",an arc length of 111.14 feet, and a chord bearing North 52'00'43"West,a distance of t 10.50 feet, 4. along the are of a reverse curve to the left,concave southwesterly,having a radius of 300.00 feet,through a central angle of 17°14'18",an arc length of 90,26 feet, and a chord bearing North 50°01'05"West,a distance of 89.92 feet, December 19,2t}24 10-24-D66_Pine,43-Rexonc2.docx Page 1 of 2760 West Excursion Lane,Suite 400,Meridian,ID 83642-5752 Oi www.lub.com P 2411.376.7330 City of Meridian I Department Report VII. Exhibits 5. North 58"38'14"West,a distance of 136.06 feet,and 6.. along the are of a tangent curve to the right, concave northeasterly,having a radius of 180.00 feet,through a central angle of 5°12'40",an are length of 16,37 feet,and a chord bearing North 56'01'54"Nest,a distance of 16.37 feet; thence leaving said centerline,the following nine(9)consecutive courses and distances: 1. South 36°34'25"West, a distance of 66.14 feet, 2. South 89°33'42"East,a distance of 66.40 feet, 3. South 58038'14"East,a distance of 12.0.03 feet, 4. South 00025'55"West,a distance of 1.41.17 feet, 5. South 00*26130"West,a distance of 13.17 feet, 6. South 62°37'29"East,a distance of 303.92 feet, 7, along the arc of a tangent curve to the left,concave northeasterly,having a radius of 830.00 feet,through a central angle of 16®30'32",an arc length of 239.15 feet, and a chord bearing South 70052'45"East,a distance of 238.32 feet, 8. South 79'24'17"East,a distance of 105,67 feet,and 9. North 04*41'34"East, a distance of I t6.23 feet to a point on the southerly right- of--way line of E.State Avenue; thence leaving said southerly line,North 03'°25'52."Fast,a distance of 20.00 feet to the point of Beginning. Containing an area of 2.17 acres of land,more or less. The above-described tract of land is shown on Exhibit"B"attached hereto and made a part hereo 1'. End of Description. .1-U-B ENGINEERS,Inc. This description was prepared by me or under my supervision. If any portion of this description is modified or removed(including,but not limited to;the graphic portion shown on the attached Exhibit"B)without the written consent of Timothy Harrigan, PLS, all professional liability associated with this document is hereby declared null and void. Timothy Harri LS 17665 0- 17665 7,, ' OF Ii Y H � Date Dcccmber 19,2024 10-24-066_Pino43-Rezone2.docx Page 2 of City of Meridian I Department Report VII. Exhibits LINE TABLE NO. BEARING GIST. �! L1 N7T22'39"W 9129' L2 N82.22'39"W 152,26' 3 L2 L1 799,13' _ N89'33'55"W 240 E. STATE AVENUE ' I I Cl I w L_ ,J w 0 W WEDD o ¢ AVENUEv 7 8 - E. PVNE AVENUE — - - - -POC S89'S4'S7"E 269.69' / C )_ SHEET No. CURVE TABLE NO, RADIUS DELTA LENGTH CH, BEARING CH. DIST. C1 200,00' 1D'11'15" 35.56' N8428'17'V 35.52' D 30U C2 1000.00' 11'00'20" 192.09' N8752'49"W 191.79' C3 MOM- 6-48'51- 1 83.25' 1 N89158'33"W 83.20' SCALE IN FEET LEGEND - - SECTION LINE N S' - - - - - -- ADJOINER PROPERTY LINE � r� - - GENT ER LINE 17665 REZONE LINE 91 - CENTER CORNERly} }��5 ® - QUARTER CORNER 4 - DIMENSION POINT POC - POINT OF COMMENCEMENT 1'2-�1 1 PCH - POINT CIF BEGINNING ll EXHIBIT "B" PANE 43 MIXED USE SUBDIVISION C REZONE - LEGAL DESCRIPTION Z SHEET ,u-A. w SITUATE IN THE SW QUARTER OF THE NW QUARTER OF SECTION 8,T3N, FR.1 E, 1 OF 4 $OISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE.OF IDAHO City of Meridian I Department Report VII. Exhibits ra ' LLI w C-4 w w P08 CO) W r17 I t� S;9 CURVE TABLE NO, RADIUS DELTA LENGTH CH. BEARING CH. DIST. C4 700.00' 2356'38" 292.53' N7435'48'W 290.41' C8 830.0o, 16'30'32" 239.15' S70'52'45"E 238,32' LINE TABLE 4,� N -LJ NO. BEARING DIST. 17665 L3 NO3'25'52"E 2U.00' SEE SHEET I FOR LEGEND. Q 50 SCALE Ihl FEET EXHIBIT "B" PINE 43 MIXED USE SUBDIVISION NU REZONE - LEGAL DESCRIPTION 2 sHEF I'-BB �� SITUATE IN THE SW QUARTER OF THE NW QUARTER OF SECTION 8,T3N, RIF, 2 OF BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHU City of Meridian I Department Report VII. Exhibits SEE SHEET 4 rl L0 ! Q 7,9 SOO*26'30"W 13.37' cm e w I z I '. cn L Lu Lli I I SEE SHEET 1 SCALE IN FEET" FOR LEGEND. LAlij CURVE TA13LE qfj .G NO. RADIUS DELTA LENGTH CH. BEARING CH. DIST. aL 7665 �X C5 300.00' 21'13'33" 111.14' N52'00'43"W 110.50' r9h. P C6 300.00' 17'14'18" 90.26' N50'01'OS"W 89,92' CV \G EXHIBIT "B" PINE 43 MIXED USE SUBDIVISION REZONE - LEGAL DESCRIPTION 2 SHEET SITUATE IN THE SW QUARTER OF THE NW QUARTER OF SECTION 8,T3N, R1E, 3 OF 4 a. SOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO City of Meridian I Department Report VII. Exhibits 5 o• SB9'33'42"E 06 4t;4 e 6.6.40' I ou' SEE SHEET 3 SEE SHEET 3 a �a SCALE IN FEEL CURVE TABLE NO. RADIUS DELTA LENGTH CH. BEARING CH. DIST. C6 300.00' 1T14'18" 90.26' N50'01'05W 89,92' C7 180z0' 5'12'40' 16.37' N56'01'54W 16.37' SEE SHEET 1 FOR LEGEND. LAAO �rc-NOf 0-- CF � � Iyy �, EXHIBIT "B" 1 PAVE 43 MIXED USE SUBDIVI'SIDIV (' Jus REZONE - LEGAL DESCRIPTION 2 SHEET SITUATE IN THE SW QUARTER OF THE NW QUARTER OF SECTION 8,T3N,R1 E, 4 OF 4 BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO City of Meridian I Department Report VII. Exhibits H. Proposed Zoning Exhibit OC6L8iE 69Z.�Wd � .: 1�9�M[3�7'1#JdZ ` e OHV[]I`NVIOIH3VI i Q— �NI'Sd3�NI JN3 a rrr •�•�° ••� NOISIA109ns 3sn t33XIW Cb3Nld 7a S? I I i 1r I .-�u— .d t Sw I I / �----------_'--� I ® f City of Meridian Department Report VII. Exhibits I. Conceptual Development Plan&Existing and Future Building Elevations—HPC Buyer Property 5_ >r5 11 F �. 4 W � . N z O CL wow i a - m - � ! w U fwo g a W__7 E 4 � A j � j f° z �LL o W w wz == ° / i.l tis O❑ LU i � o a LU W q� > � O 3 Z 16 O 1? a . W Z Op ¢Z N.LOCUST GROVE RO Z(D �z 02 ZV6 N 0� awom City of Meridian Department Report VII. Exhibits A ca CL E 0 U v Ca � 0a .° 0 < m _ tn caa as -WW w >%LU 2rULL Y L L a d I cU U co N M � s M a 0- C E w O f S 0 City of Meridian Department Report VII. Exhibits i y • qjr ,'� ti �` r,r r �-��•.� pa• '���f r 4 1 a r Vie' rA metal ar;zy, roofing 7, r. fi il" F T^lrfi 5 metal or _4� concrete/composite L �" rry panels HARVEY PERF17RMAN£E COMPANY - metal storefron �""!';�iu� ,eF�r � r ,M1"rk� H t•.'ah k� ��k +�� � y ����,�+�. �'. "'r _ -. Conceptual Elevations Photo of new facility in other company location. Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. metal roofing _ concrete storefront panel windows stucco oil 7777777 Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. City of Meridian I Department Report VII. Exhibits metal roofing storefront - windows stucco concrete ff s:>: • panel =, Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. r metal roofing -� roll up - door concrete Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. City of Meridian I Department Report VII. Exhibits metal roofing roll up concrete door ' y. panel 77 Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. metal roofing \ concrete panel Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. City of Meridian I Department Report VII. Exhibits metal ! 5 r r roofing V i k F concrete - panel Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. metal roofing metal roofing concrete_ panel storef' windows rs Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. City of Meridian I Department Report VII. Exhibits J. Preliminary Plat(date: 8/19/2025) Ng1YY1kIOdN1103fOHd ONtl H3A00 y4 au i.alsm�M t OW SH33NIJN3 B- ° Ni' ^,6t� ••,.�� �.,,�.,,�. NQISIAlcians asn Quin co Nd N N 1A11 U a aka m �g a� �� � z w w w e 4 0 Q� o age 0 3 o HE 6 6 6 llmh I,M �4 4 Is 0—aa.$u a a a aNMI s U x 0 �9R!a Q Z H � Ln g o .O aW oW z �Z J❑ _� N � �� a � � � g� w w W ii o .W ._ l IN Nil ax oM 5 $ €? 8689 Cc) �S "� ° �^ � �s des1. 'Nolilli ji LU rom xs N W - � a li gg i p kk/_gym fj r 17 d o-2p I � 3 r®�se�ea i 4 E City of Meridian Department Report VII. Exhibits ^� eee<a�e®Iz:a owd SN0111 03�JNLLSIX3 o � N Zb9EB 01 yy ,. � Q oob�i M oetz OHV(]I`NVIaIb3W 0 ow'sda3w�N3 a n r ^` mod, NOISIAlcions gsn a XIW D 3Nld e � I �( U 8` '.r Q 5 �) l ik k i l l'i fff l T30 i - FZ Ih ri- — � z � I I I I s - // t City of Meridian Department Report VII. Exhibits Wd NOISN3WIa usswwaNOO a3SWOHd ooeains v ONrsaa Ni d e n r t 4 „, a., NOISIAicenS I3sn a3XIW E4 3Nld y IN i --------------------------------- I it it u � I �I e I ';l � I a a. I ma _r vs ,iN 116l ,l — — — — — A- -A17 City of Meridian Department Report VII. Exhibits ceesgceeozo� , � N4'ld NgSYJ3YVltl 3118 SNOILdNOJ 03SOdOad `l Ztr9 001'tins tea $ gT m 4 1 000-alrys OWGI`NVIOlEOV9 EEL ,b N�sa3aNl us a n r 's4 NOISIAIQSnS 3sn OWN Et 3NId ��� ���� IL � P - III I - -� ----�°y aasa a Ic - -- A rj �t -60 I �e, A EI ,I - a _.�, a •,t a i I � City of Meridian Department Report VII. Exhibits m ocec c'eoz'e�vd n NYld NOISN3104Ia 3119-SNOLL1aNOJ a3SWOUd � 4 atie al�grova o oanalRs x OHVOI'NVl(]lU3Nl ! �� I � Ll 'ONel�3a33N1JtJ3 a n�r '`` w .. NOISIAIGINS 3sn a3XIW D 9NId $H �I 1 I I 1 dI . - = b d / ,a ri i 'III - i �I II _� a I i ------------- R i I I � o City of Meridian Department Report VII. Exhibits K. Phasing Plan I s 1 ~ry III � i ,j j LO i �n - i i i J / i m� e m x� D I O w w l m Z J iit Q Z � � V~ I ��5 W UWi W W N W 4WJ W O H �U W ao U ❑ Z LU City of Meridian Department Report VII. Exhibits L. Landscape Plan Z. o O N x N w crt 1� O f� W O Z�ZW`° L ? � - w o 1 wi F wQ, LU a � U y s � Z d w s. F- r h LU w LUW wzom� ❑ € 3 .. - s 5 '�_ o 's r�s nN5i5 ❑ inai �iw5i U y q W ., Z as w t LU x x w� 0 U Ug i City of Meridian Department Report VII. Exhibits . .. . . . 2 ��| . / \ \ . 3 - _ , ? ■ z—- -3A VIN+O w%. . . � , § - I � 11 £ . . §¥ j R �k j' oo � / Elj \0 \ 0 . c El _j m� § )/ % >. . . . . . � c� . w . - § . . . . . _ ---—- - o . - . . � ! . . . . . v : . . o z ! . LU - § § LL ' / a A| \\ k\) \ } } o x. 3 , ] ti §) ( � § \! z\ - » » - ± / , (§ \` ( @0 - \ 'I - dB \ \% \S . \ n >. 2 City of Meridian Department Rep o» yg. Exhibits m a w S 0 0 m O 5 a i7 ¢ F Y WW F } W 2¢0M_ w w � a r ew�8� � Wa R a s Ar a � m 0 a = z 9 s Q A " �0 ea< �� 100 U 00Sa w 3 Z � J �F IL.fL waLL-� 0 W nu 1' < V L7ZN +" p O r In > W :]N W �'f� z W 0- K(0 ~a Y NZF •U ¢❑ou_ as Plv u 4Q LL 0 � I� P �I ------------- ---------------------------------------------- City of Meridian I Department Report VII. Exhibits M. Fencing Plan-REVISED r -- - E9 li i � w cn�4�e C�i ; !/! vMw LO r ° f� '� �! � '�� � ICI ~ �❑ a !. ., YII li /� R epee L_ 0 ,I f` 3• a r� �g it LU 12 kw p p I ry � I lrll I IIII it U W 14 LI _ f - i City of Meridian Department Report VII. Exhibits N. Overall Open Space Exhibit& Calculations—REVISED 3141+7VNI_X ,1 ------------- Lr- 1 1 •:1 m ^ w 0 n 1 f o a J 1. o z { 0 3 rn U rn S F— Y p N y r- _ oLL ti �o ¢ o �I m a t.I .121 I E E �! [} 4 RLU avaO 3AouDLs10Dl N ll J O m X -�— LU 41 City of Meridian Department Report VII. Exhibits O. Pedestrian Connectivity Plan-REVISED - �MkV � I I V I I I I I r v�o r s % _ a J o ♦f iJiliil ~ J _ G O� � a o i m — o z Doi 0 z LLU G cwj i w Q —may �\ !w — -'•rr111iNei ri liNlilf l.ilil ililit......i o V a h ❑S W S a d C~IJ w r ❑ 3 r `.]r pzp Lw a ❑ Q U m N nQ. 4 a U¢ ❑ W J = n ❑ _ _ �' J o s City of Meridian Department Report VII. Exhibits P. Bicycle Parking Exhibit ili = L 1 � J 00 HM 4 tea: �o — --- r o LO r �- Ull a o � oPOo e "ill III Hull 11 llI.IUIjII uj J tt t . 0K. z mss mes mss ms� ass ase mss mss m➢➢ mee mss mss mss ass y� �m CO w raa N r ayy N ��—aap �aa � a ri as Naa Faa �;as e a maa Ogg O � SO! Oi! O� O11 O O.1� O OIL Omz4 W City of Meridian Department Report VII. Exhibits Q. Site Plan-Multi-Family Development pL _ ) /) +K-, {! ) f - ° - r - -- . LU_ ■ ,.,. .! ., _ � ■ ram R u § ( \ \. \ . ca §\ / | \ . § I--] o , , - o!\ , § . . zw -----------T- --- � � I § I I 1 I � � � I %� -------- ._ I / [f I ! a § I / _I R = E 2 ( °2! "' U) 2§En . ) \\\ \�/\}\/ ! h w— City of Meridian Department Rep o» yg. Exhibits a � z � w Y 2 7 99 a a$ y sg5 Vy C 2 gl i geld 11 is $ Y �dY Ea IAY1 !y s Hull, fill w a e 6y 1SS $� ! a 4a # $ 9S �� � ��� 1"° a Ali. g yy m IL LU 10,1 3 ' LU • ! EQ00g r •3nri3na 3NIHOVV4"N ! J II � Q J Q � fJ Q J ®p 0 1] O wp z W t IE:: LJJ O EP ElY 5"' ui LU J Lu LU �il LU c — TR Z r• II J ED J Q i I i dL 0� City of Meridian Department Report VII. Exhibits a �o �a a n 14 FSo w oil 13 �d i +�3 a9y grs �a� I V I O 1 I II II. I L4. u ~ LU %u W 0 IL J +1 E m L) wLL ❑ W I• W w � L LS Fss J Sh Ve ' N" J City of Meridian Department Report VII. Exhibits R. Qualified Open Space& Site Amenity Exhibit-Multi-Family Development-REVISED e � 1 �pi§�§ �yg� g9� 9 s Yy� d 33 �� A n ygw� gg ygl ' d H it P 1 �nN3R1l3NIHdW'N- . . . . . .. . -- - ---j— Y E - J V V W 1 J w r m 12 .-Ill--"t- �.�� • __ __ d Cr City of Meridian Department Report VII. Exhibits Jill g i' W + U W IL LU W ti yy99 LU Y w gyg LL Jil 01 LU vM w r-• rr i - a Z d o I, v s - -- w w w �I4 LU w —� yt U) - L oU -77 WC R��E]E] y L C t7 n �I F J ili 3�3vi H?_'M City of Meridian Department Report VII. Exhibits DA iirs .� IM i �+ �+I ++ �•! �I �I -�` ��� ����III E icl — _ S. Conceptual Building Elevations—Multi-Family Development ! §! j ® a�) j �) 2 ■ � pm■�a(] \ /)m, 9m' _ ! #! wt p� ! � ,���, G § � � • z � \ � . I 2 MCPA . 5 � \ ( . j( \ 'LJILI LJ O o. I; U y (§ Id- go § i § � J © - .I» \ ULM \ } \. . ` ^� « Use ? -. ,. City of Meridian Department Rep o» yg. Exhibits wI j * q7{± - »� \y-\�\- \ z � < ƒ . � ± � E @ / �. / o, \ � m/ 13 §" !m H |( 2E Or . � \ LWAII I: WL U m x U\w OLD MA @ § LALAU }) () City of Meridian Department Rep o» yg. Exhibits !: AP!'we! W|Qb �WR2m5 g� £ , Goatee !. q § El EV3 / / El ` 1 § § ' Ig------------------ ! p z () | ! ; p Er g MT! ,l IEJiLL .� ; q O !! |; Erl g . - ); | � \ . ] ] . \§ \ r § m § \ Frl § OEM HHU-.[ City of Meridian Department Rep o» yg. Exhibits T. Site Plan and Conceptual Building Elevations for Height Exceptions o� pD}SJa sae �;6��,eseE oyepyl.'ueiplJaw aui A d _ c z 4 4 9 oq o� o IT �e �� �iT1Tl fT1� r 0 ` j � �❑ III ❑ 1 / 77 �' oci �c y III iwW (n �e City of Meridian Department Report VII. Exhibits U. Conceptual Building Perspectives and Renderings for Overall Development oyrpI•uaIPWow cc w IL Uj r y a a r I yyx�� 3 , y - wr +Y ff E rl j S 6 k S a City of Meridian Department Report VII. Exhibits 0401'09IPWOw R $ 1 PROM Yd 9 _ oQo 'I Wt ' i a ' 1 City of Meridian Department Report VII. Exhibits i i in &man Aff Ir Wiso �r �G. yr LZ �.. ' �. iy P Pmlot ,r it 7l 1 i lr �1H e IiYW4a 00 *l� Jt �i` r• k DepartmentCity of Meridian V. Conceptual Building Elevation for Townhomes # f+ r+' r City of Meridian Department Report VII. Exhibits W. Floor Plans—Townhome and Multi-family Residential �a�s�e�asa�Eaaa � aGa aGa L: 6 b 'a� i _ Et] D ., LI k Kg En D JL �a f 5 � a q � � 3 E! e tt 6 A' b iO yryr� CL F & '� Yi17LX AiIT�L y y 0 M4 F a � a .44 ME City of Meridian Department Report VII. Exhibits X. Use Comparison/History Table 'C 0 i C G N p 7 E C w E G] r av ri E i 'ti bt � b a a v a a a u M a M E m j J U N 5 Q 'E 47 u 7 ;C � u � 9 w ' 7 z yy LIs j r City of Meridian Department Report VII. Exhibits Y. Setback Exhibits-Updated p04$aec s "s ";' �s € ayepl'JeTpaw a hN as'I!I I a 3 e e 1 I I a a 9 r L I I N j ef I r I � I I M L III I 11 r� I M 8 Ij S b JL � '- City of Meridian Department Report VII. Exhibits 048P1'ue1P116-u+ 04�65�'9�a SyTff ed II } 5 �.a i i � I I i i �Y ❑ ❑ o CL I � City of Meridian Department Report VII. Exhibits QWpp!'Lje!puaw r I a �r rr I I or / I ! I If � .p. I a O f I ' M I � L M I City of Meridian Department Report VII. Exhibits Z. aml m;#dg tSo k&Roof Top Amenities and Podium Parking Tab k \ \ { \ 7f / { ¢! ¢¢ $ f ) \ � : � : _ ® § § § §_ ( §_ § ( { £ \ {\ $ \ \ / ( § k k \ ] ! § 2 ! 2 4 ® � : {, : « /« $ ] 4 ze ■ ! z £ iz _ z } . ƒzz z ƒz } ƒ , zz z z ) \\ £ § & \ ! _ k ` (\ k \ ) { : k § k { ! ! 2ieem2 ; { § _ ) ® : ® ea : ) \ ) ) \® ! | q = & ! na � � 7 City of Meridian Department Rep o» yg. Exhibits AA. Legal Description& Exhibit Map for Property Subject to HPC Buyer Development Agreement IDAHO 9939 W Emerald 5t SURVEY Boise, ID 83704 Phone; (208) 946-8570 GROUP Fax: (208) 894.5399 Pine 43-HPC buyer -L Zone Boundary Description Project Number 24-023 August 27,2024 A parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North,Range 1 East,Boise Meridian,City of Meridian,Ada County, Idaho, and being more particularly described as follows, Commencing at a brass cap marking the west quarter-section corner of'Section 8,from which a brass cap marking the northwest corner of Section 8, bears N00°26'22"E, 2649.67 feet; Thence N00°26'22"E,606,31 feet along the west line of the southwest quarter of the northwest quarter to the POINT OF BEGINNING,. Thence continuing N00°26'22"E,91.58 feet along the west line of the southwest quarter of the northwest quarter; Thence S89"33'42"E,544.39 feet; Thence 558"38'14"E,166.73 feet; Thence S00°26'20"W,607.96 feet to the south line of the southwest quarter of the northwest quarter; Thence N89'54'57"W,258.43 feet along the south line of the southwest quarter of the northwest quarter, Thence NCO°25'43"E,254.36 feet to a 1/2"iron pin; Thence N00°26'36"E,203.64 feet to a 5/8"iron pin; Thence N58°57'25"W,286.10 feet to a 5/8" iron pin; Thence N89°33'40"W,182.71 feet to the POINT OF BEGINNING. The above-described parcel contains 5.29 acres,more or less. L �. q 4 7 1 70 CD Page 1 of 1 r� AIL S . City of Meridian I Department Report VII. Exhibits Legend 6 5 E. Fairview Ave. 0 Found 1/2'° Iron Pin 7 8 Q Found 5/8" Iron Pin Found Bross Cop Monument Found Aluminum Cap Monument i ca Q Calculated Paint, Nothing Found or Set -L Zone Boundary Line rn --- Section Line 589`33 42 E 544.39' ` ;3 aS 7 N89'33'40 W M1 182,71' v+ 6 Point of 6- I Beginning , 5.29 Acres W 4-- 0 N CJ Q �I m ®I W ZI QD d7 [U Frj rz CV 0 Q C14 a> l 1 4 z 3. 511 O ry EL S. o Q , Vi L i 5aale: 1"-120° My 0 J 0 30 50 120 240 N d Modified State Plane; Ado County Coordinate System 1/4 PREAPP-2023-0144 7 --- 429.00' -- - 258.43' 1952.26' E. Pine Ave, N89'54'57"W C 1 f4 P.\Pine 43 HPC PICA 7V-dT3ltlxgY,Y9-0l3 ETM1 blt:.tl.g t12717024 5.16.21?ti Jolt No. i[7}SiHO I—L zoning Exhibit Drawing for 24-023 8 SURVEY pine 43 — HPC Buyer Sheet No.. GROUP,1 1 of 1 GROUP, LLC Situated in the SW1/4 of the NW1/4 of Section S. dw�g, [late T.3N-, RAE., B.M., City of Mrridlan, Ado County, Idaho- 8/27/2024 City of Meridian I Department Report VII. Exhibits BB. Public/Quasi-Public Exhibit&Renderings ®® ° i U F ® - F 11111W111111111 111111 Y I L,RrR .� _.17Q EQ h. 93 J Ln Ij � n T C �TW js l LU IL /o a� 0. RAN / U _ a z W m 1 (3 o pw wN � �a c�i� II p4 0 ¢Sl N U ca I e 0 ¢¢ J d OP Z III WO LL i w Na h F -- _ ---__--- ---— - r r T Ptl 3A0U0�5n7OlN J q O r/ai City of Meridian Department Report VII. Exhibits .I _i �s •Y..��'ail• '�4 I .$ r `y Arl Q }. CL w m CL o = ~ if Z IIL �f7 -- w City of Meridian Department Report VII. Exhibits CC. Site Plan for Lot 1,Block 4—Vertically Integrated Residential �31 IN Y 5 V k O 96i YBq 2 N ..Vill A� fir � g i ! 1�• o � 1 , o fix' �n !! �:n� W pk W 0711, — — a LU w lY I� I � I �• Y J LLJ: z W m LU t Z LU LO LU CC LU g 0 u f— z ® 'L J to _ ¢ y $ t � W 0LU 9;3 em •p9 — b h I— ®J33B 3a�•3NIlYJL1N J a co L J City of Meridian Department Report VII. Exhibits DD. Overall Public/Quasi-Public Open Space for Pine 43 Development N mffw WkypAi- �' �WIC III LD +i°RRRR1.r v ��iH�lld-III-IH-��II IIHHI-aIH� 2 — [.[a[crye sT■{CT s yy I�d Ilslllsllll II ! �•E � 0 III I.IIIIII " 3 - Ulllilll nlililillli milli w.11lllll Illul -., ? ° -— - �— - ���—� `IIIIIIIIIII` 'I1111IIIIIII 6k `*11111111111'1111I11!'"T x1 r f' ) I B..I.'I I �aaelx { t� I �11 �IHHHµHHHIfHIH[I Allllll IIIIIIIII IIIIIIIM1 vcta E3J95Yi�'.! 6 !P!S:I'.� noRra loll Yd r11S AMC w RIR An a AL ■ ■ ■ r. L IIII I I 'I � ._ HHHHHH �-1 '�E -Wlnuuuuu■uuumnyi uuuuur—luuuuu muuumr �I I LEGEND I E ■ y I I�� Rrr sT R.ULIC OJM�IMIILIC GPM SPADE TOTAL BETE ME-C Ul ACRES TOTAL PROODEQ PLBUG OR QUASI-PUBLIC OPEN EPACE:3::,4`13AS S.F.-7.51 ACRES-62%0=THE SITE EXH.BIIT9 9-PINE 43 OVERALL OPEN SPACE City of Meridian I Department Report VII. Exhibits EE. Shadow Study 7- Q d a CAI m ar Or w 0 17 I� r r r n:rn. Li son ... U Qi o CL N � r f ! U3 L City of Meridian Department Report VII. Exhibits x o a -ZEn- z 0 O o 0 R w Z V) va co cn co m V •L .Yk J n� W � LLL O N V • L City of Meridian Department Report VII. Exhibits LJ) N CL o Q `' O c' v cn o• LU in } Ca- a - Z m ti Akwd M�I �f7P!C1'I1 i17�Q .L pfi............ iJ �l O) o jf. CL cti 13 -I 4f NONE VJ City of Meridian Department Report VII. Exhibits X U) g � o z ry o fl � p ry w o, z r C' 1 m `�. m e ' lu ... :� rar M I.• .......... uJ � 4F 40 1 V MOWN A �A� City of Meridian Department Report VII. Exhibits Lu N 4 O 0 C�V +p to P W H 7z rrr r, a t ¢ cc - - z _ o rrrrrl I � 1 �� • J r v + fll o o Flo tf 'V - } - ' in u City of Meridian Department Report VII. Exhibits L� w W) g CN z oCD o CD O o LU ula #, o Z c] II �_ cc +,r ?." era '• ;r" � � J _ r� r"' •#r •+ram�ff/�y�yJ � i cc lu I r CD cv t } L �1 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. 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 VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts conditions. These conditions usually represent peak hour driver experience. ACHD considers Level D, stable flow,to be acceptable. The LOS does not represent conditions for bikes or pedestrians,nor indicate whether improvements: are possible; if there are acceptable tradeoffs; or if there is a reasonable cost-benefit. • Integrated Five Year Work Plan(IFYWP). The IFYWP marker(yes/no)indicates whether the specified roadway is listed in the next 5-years. This work may vary, from concept design to construction. • Capital Improvement Plan(CIP). The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approval of Construction Contract to BriCon, Inc. for CDBG LMA Walkability NW 7th St. - Sidewalk Improvements for the Not-To-Exceed Amount of$414,652 (::� VE N DIAN:--- MEMO TO CITY COUNCIL Request to Include Topic on the City Council Agenda From: Darren Brasseur, Procurement Division Meeting Date: May 12, 2026 Presenter: Consent Estimated Time: N/A Topic: Approval of Construction Contract to BriCon, Inc. for CDBG LMA Walkability NW 7th St.-Sidewalk Improvements for the Not-To-Exceed Amount of$414,652. Recommended Council Action: Approval of Construction Contract to BriCon, Inc. for CDBG LMA Walkability NW 7th St.-Sidewalk Improvements and authorize the Procurement Manager to sign and to issue the resulting purchase order. Background: • This Construction Contract is for contracted services involving CDBG LMA Walkability NW 7th St.-Sidewalk Improvements for the Not-To-Exceed amount of$414,652 consisting of the Base Bid and Bid Add Alternate No.1. City may choose to add Bid Add Alternate Nos. 2 and 3 if or when additional FY27 HUD funds become available approximately October 2026. • This Construction Contract is the result of Formal Bid# ED-2611-6003.1789.b that closed at 2:30 PM on Wednesday 4/22/2026.Three (3) Bids were received. CONTRACT FOR COMMUNITY DEVELOPMENT BLOCK GRANT (CDBG) - HUD FUNDED PUBLIC WORKS CONSTRUCTION CDBG LMA WALKABILITY NW 7TH ST.-SIDEWALK IMPROVEMENTS PROJECT # 6003.178.b THIS CONTRACT FOR HUD FUNDED PUBLIC WORKS CONSTRUCTION is made this 24th Day of April 2026, and entered into by and between the City of Meridian, a municipal corporation organized underthe laws of the State of Idaho, hereinafter referred to as "CITY", 33 East Broadway Avenue, Meridian, Idaho 83642, and BriCon, Inc., hereinafter referred to as "CONTRACTOR", whose business address is 18050 N. Sophie PI., Nampa, ID 83687 and whose Public Works Contractor License No. is 11823, and whose Unique Entity Identifier No. is LK9GQMDBDSQ3. INTRODUCTION Whereas, the City has a need for construction services involving NW 7th St.- Sidewalk Improvements; and WHEREAS, the Contractor is specially trained, experienced and competent to perform and has agreed to provide such services; NOW, THEREFORE, in consideration of the mutual promises, covenants, terms and conditions hereinafter contained, the parties agree as follows: TERMS AND CONDITIONS 1. Scope of Work: 1.1 Contractor shall perform and furnish to the City upon execution of this Contract and receipt of the City's written notice to proceed, all services and work, and comply in all respects, as specified in the document titled "Scope of Work" a copy of which is attached hereto as Exhibit "A" and incorporated herein by this reference, together with any amendments that may be agreed to in writing by the parties. 1.2 All documents, drawings and written work product prepared or produced by the Contractor under this Agreement, including without limitation electronic data files, are the property of the Contractor; provided, however, the City shall have the right to reproduce, publish and use all such work, or any part thereof, in any manner and for any purposes whatsoever and to authorize others to do so. If any such work is copyrightable, the Contractor may copyright the same, except that, as to any work which is copyrighted by the Contractor, the City reserves a royalty-free, non-exclusive, and irrevocable license to reproduce, publish and use such work, or any part thereof, and to authorize others to do so. 1.3 The Contractor shall provide services and work under this Agreement consistent with the requirements and standards established by applicable federal, state and city laws, ordinances, regulations and resolutions. The Contractor CDBG LMA Walkability NW7th St.-Sidewalk Improvements Page 1 of 18 Project 6003.178.b represents and warrants that it will perform its work in accordance with generally accepted industry standards and practices for the profession or professions that are used in performance of this Agreement and that are in effect at the time of performance of this Agreement. Except for that representation and any representations made or contained in any proposal submitted by the Contractor and any reports or opinions prepared or issued as part of the work performed by the Contractor under this Agreement, Contractor makes no other warranties, either express or implied, as part of this Agreement. 1.4 Services and work provided by the Contractor at the City's request under this Agreement will be performed in a timely manner in accordance with a Schedule of Work, which the parties hereto shall agree to. The Schedule of Work may be revised from time to time upon mutual written consent of the parties. 2. Consideration 2.1 The Contractor shall be compensated on a Not-To-Exceed basis as provided in Exhibit J "Payment Schedule" attached hereto and by reference made a part hereof for the Not-To-Exceed amount of $414,652. 2.2 The Contractor shall provide the City with a monthly statement and supporting invoices, as the work warrants, of fees earned and costs incurred for services provided during the billing period, which the City will pay within 30 days of receipt of a correct invoice and approval by the City. The City will not withhold any Federal or State income taxes or Social Security Tax from any payment made by City to Contractor under the terms and conditions of this Agreement. Payment of all taxes and other assessments on such sums is the sole responsibility of Contractor. 2.3 Except as expressly provided in this Agreement, Contractor shall not be entitled to receive from the City any additional consideration, compensation, salary, wages, or other type of remuneration for services rendered under this Agreement including, but not limited to, meals, lodging, transportation, drawings, renderings or mockups or material escalations. Specifically, Contractor shall not be entitled by virtue of this Agreement to consideration in the form of overtime, health insurance benefits, retirement benefits, paid holidays or other paid leaves of absence of any type or kind whatsoever. 3. Funding: 3.1 Funding for this project is subject to the possibility of being split between two (2) fiscal years. The first funding year will begin October 1, 2025 for fiscal year 2026. The second funding year will begin October 1, 2026 forfiscal year 2027. 3.2 Budget for fiscal year 2027 has not yet been appropriated by the City. Contractor may NOT expend more than the amount specified and approved for a specific fiscal year. Any and all additional expenditures beyond the CDBG LMA Walkability NW7th St.-Sidewalk Improvements Page 2 of 18 Project 6003.178.b current fiscal year MUST be approved by City Council and memorialized by a written Purchase Order. 3.3 City may choose to add BID ADD ALTERNATES NOS. 2 and 3 if or when additional FY27 HUD funds become available approximately October 2026. Contractor agreed to hold submitted bid pricing for BID ADD ALTERNATES NOS. 2 and 3 until 10/31/2026. 4. Term: 4.1 This agreement shall become effective upon execution by both parties, and shall expire upon (a) completion of the agreed upon work, (b) or unless sooner terminated as provided in Sections 3.2, 3.3, and Section 4 below or unless some other method or time of termination is listed in Exhibit A. 4.2 Should Contractor default in the performance of this Agreement or materially breach any of its provisions, City, at City's option, may terminate this Agreement by giving written notification to Contractor. 4.3 Should City fail to pay Contractor all or any part of the compensation set forth in Exhibit B of this Agreement on the date due, Contractor, at the Contractor's option, may terminate this Agreement if the failure is not remedied by the City within thirty (30) days from the date payment is due. 5. Liquidated Damages: Substantial Completion shall be accomplished within 60 (Sixty)calendar days from Notice to Proceed. This project shall be considered Substantially Complete when the Owner has full and unrestricted use and benefit of the facilities, both from an operational and safety standpoint, and only minor incidental work, corrections or repairs remain for the physical completion of the total contract. Contractor shall be liable to the City for any delay beyond this time period in the amount of $500.00 (Five Hundred Dollars) per calendar day. Such payment shall be construed to be liquidated damages by the Contractor in lieu of any claim or damage because of such delay and not be construed as a penalty. Upon receipt of a Notice to Proceed, the Contractor shall have 90 (Ninety)calendar days to complete the work as described herein. Contractor shall be liable to the City for any delay beyond this time period in the amount of $500.00 (Five Hundred Dollars) per calendar day. Such payment shall be construed to be liquidated damages by the Contractor in lieu of any claim or damage because of such delay and not be construed as a penalty. See Milestones listed in the Payment Schedule for Substantial Completion. 6. Termination: 6.1 If, through any cause, Contractor, its officers, employees, or agents fails to fulfill in a timely and proper manner its obligations under this Agreement, violates any of the covenants, agreements, or stipulations of this Agreement, falsifies any record or document required to be prepared under this agreement, engages in CDBG LMA Walkability NW7th St.-Sidewalk Improvements Page 3 of 18 Project 6003.178.b fraud, dishonesty, or any other act of misconduct in the performance of this contract, or if City determines that termination of this Agreement is in the best interest of City, the City shall thereupon have the right to terminate this Agreement by giving written notice to Contractor of such termination and specifying the effective date thereof at least fifteen (15)days before the effective date of such termination. Contractor may terminate this agreement at any time by giving at least sixty (60)days notice to City. In the event of any termination of this Agreement, all finished or unfinished documents, data, and reports prepared by Contractor under this Agreement shall, at the option of the City, become its property, and Contractor shall be entitled to receive just and equitable compensation for any work satisfactorily complete hereunder. 6.2 Notwithstanding the above, Contractor shall not be relieved of liability to the City for damages sustained by the City by virtue of any breach of this Agreement by Contractor, and the City may withhold any payments to Contractor for the purposes of set-off until such time as the exact amount of damages due the City from Contractor is determined. This provision shall survive the termination of this agreement and shall not relieve Contractor of its liability to the City for damages. 7. Independent Contractor: 7.1 In all matters pertaining to this agreement, Contractor shall be acting as an independent Contractor, and neither Contractor nor any officer, employee or agent of Contractor will be deemed an employee of City. Except as expressly provided in Exhibit A, Contractor has no authority or responsibility to exercise any rights or power vested in the City and therefore has no authority to bind or incur any obligation on behalf of the City. The selection and designation of the personnel of the City in the performance of this agreement shall be made by the City. 7.2 Contractor, its agents, officers, and employees are and at all times during the term of this Agreement shall represent and conduct themselves as independent contractors and not as employees of the City. 7.3 Contractor shall determine the method, details and means of performing the work and services to be provided by Contractor under this Agreement. Contractor shall be responsible to City only for the requirements and results specified in this Agreement and, except as expressly provided in this Agreement, shall not be subjected to City's control with respect to the physical action or activities of Contractor in fulfillment of this Agreement. If in the performance of this Agreement any third persons are employed by Contractor, such persons shall be entirely and exclusively under the direction and supervision and control of the Contractor. 8. Sub-Contractors: Contractor shall require that all of its sub-contractors be licensed per State of Idaho Statute # 54-1901. CDBG LMA Walkability NW7th St.-Sidewalk Improvements Page 4 of 18 Project 6003.178.b 9. Removal of Unsatisfactory Employees: The Contractor shall only furnish employees who are competent and skilled for work under this contract. If, in the opinion of the City, an employee of the Contractor is incompetent or disorderly, refuses to perform in accordance with the terms and conditions of the contract, threatens or uses abusive language while on City property, or is otherwise unsatisfactory, that employee shall be removed from all work under this contract. 10. Indemnification and Insurance: 10.1 Contractor shall indemnify and save and hold harmless City and it's elected officials, officers, employees, agents, and volunteers from and for any and all losses, claims, actions,judgments for damages, or injury to persons or property and losses and expenses and other costs including litigation costs and attorney's fees, arising out of, resulting from, or in connection with the performance of this Agreement by the Contractor, its servants, agents, officers, employees, guests, and business invitees, and not caused by or arising out of the tortious conduct of City or its employees. Contractor shall maintain, and specifically agrees that it will maintain, throughout the term of this Agreement, liability insurance, in which the City shall be named an additional insured in the minimum amounts as follow: General Liability One Million Dollars ($1,000,000) per incident or occurrence, Automobile Liability Insurance One Million Dollars ($1,000,000) per incident or occurrence and Workers' Compensation Insurance, in the statutory limits as required by law. The limits of insurance shall not be deemed a limitation of the covenants to indemnify and save and hold harmless City; and if City becomes liable for an amount in excess of the insurance limits, herein provided, Contractor covenants and agrees to indemnify and save and hold harmless City from and for all such losses, claims, actions, or judgments for damages or injury to persons or property and other costs, including litigation costs and attorneys' fees, arising out of, resulting from , or in connection with the performance of this Agreement by the Contractor or Contractor's officers, employs, agents, representatives or subcontractors and resulting in or attributable to personal injury, death, or damage or destruction to tangible or intangible property, including use of. Contractor shall provide City with a Certificate of Insurance, or other proof of insurance evidencing Contractor'S compliance with the requirements of this paragraph and file such proof of insurance with the City at least ten (10)days prior to the date Contractor begins performance of it's obligations under this Agreement. In the event the insurance minimums are changed, Contractor shall immediately submit proof of compliance with the changed limits. Evidence of all insurance shall be submitted to the City Purchasing Agent with a copy to Meridian City Accounting, 33 East Broadway Avenue, Meridian, Idaho 83642. 10.2 Insurance is to be placed with an Idaho admitted insurer with a Best's rating of no less than A-. 10.3 Any deductibles, self-insured retention, or named insureds must be declared in writing and approved by the City. At the option of the City, either: the insurer shall reduce or eliminate such deductibles, self-insured retentions or named insureds; or CDBG LMA Walkability NW7th St.-Sidewalk Improvements Page 5 of 18 Project 6003.178.b the Contractor shall provide a bond, cash or letter of credit guaranteeing payment of losses and related investigations, claim administration and defense expenses. 10.4 To the extent of the indemnity in this contract, Contractor's Insurance coverage shall be primary insurance regarding the City's elected officers, officials, employees and volunteers. Any insurance or self-insurance maintained by the City or the City's elected officers, officials, employees and volunteers shall be excess of the Contractor's insurance and shall not contribute with Contractor's insurance except as to the extent of City's negligence. 10.5 The Contractor's insurance shall apply separately to each insured against whom claim is made or suit is brought, except with respect to the limits of the insurer's liability. 10.6 All insurance coverages for subcontractors shall be subject to all of the insurance and indemnity requirements stated herein. 10.7 The limits of insurance described herein shall not limit the liability of the Contractor and Contractor's agents, representatives, employees or subcontractors. 11. Time is of the Essence: The parties hereto acknowledge and agree that time is strictly of the essence with respect to each and every term, condition and provision hereof, and that the failure to timely perform any of the obligations hereunder shall constitute a breach of, and a default under, this Agreement by the party so failing to perform. 12. Bonds: Payment and Performance Bonds are required on all Public Works Improvement Projects per the ISPWC and the City of Meridian Supplemental Specifications & Drawings to the ISPWC, which by this reference are made a part hereof. Contractor is required to furnish faithful performance and payment bonds in the amount of 100% of the contract price issued by surety licensed to do business in the State of Idaho with a Best's rating of no less than A-. In the event that the contract is subsequently terminated for failure to perform, the Contractor and/or surety will be liable and assessed for any and all costs for the re-procurement of the contract services. 13. Warranty: All construction and equipment provided under this agreement shall be warranted for 2 years from the date of the City of Meridian acceptance per the ISPWC and the Meridian Supplemental Specifications & Drawings to the ISPWC and any modifications, which by this reference are made a part hereof. All items found to be defective during a warranty inspection and subsequently corrected will require an additional two (2) year warranty from the date of City's acceptance of the corrected work. CDBG LMA Walkability NW7th St.-Sidewalk Improvements Page 6 of 18 Project 6003.178.b 14. Changes: The City may, from time to time, request changes in the Scope of Work to be performed hereunder. Such changes, including any increase or decrease in the amount of Contractor's compensation, which are mutually agreed upon by and between the City and Contractor, shall be incorporated in written amendments which shall be executed with the same formalities as this Agreement. 15. Taxes: The City of Meridian is exempt from Federal and State taxes and will execute the required exemption certificates for items purchased and used by the City. Items purchased by the City and used by a Contractor are subject to Use Tax. All other taxes are the responsibility of the Contractor and are to be included in the Contractor's Bid pricing. 16. Meridian Stormwater Specifications: All construction projects require either a Storm Water Pollution Prevention Plan (SWPPP) or an erosion sediment control plan (ESCP) as specified in the City of Meridian Construction Stormwater Management Program (CSWMP) manual. The CSWMP manual containing the procedures and guidelines can be found at this address: http://www.meridiancitV.org/environmental.aspx?id=13618. Contractor shall retain all stormwater and erosion control documentation generated on site during construction including the SWPPP manual, field inspections and amendments. Prior to final acceptance of the job by the City the Contractor shall return the field SWPPP manual and field inspection documents to the City for review. A completed Contractor Request to File Project N.O.T. with the EPA form shall be provided to the City with the documents. These documents shall be retained, reviewed and approved by the City prior to final acceptance of the project. 17. ACHD: Contractor shall be responsible for coordinating with the City to obtain appropriate ACHD permit(s) and will reimburse the City for fees, fines, or penalties City incurs due to Contractor's violation of any ACHD policy. City shall certify to ACHD that Contractor is authorized to obtain a Temporary Highway and Right-of-Way Use Permit from ACHD on City's behalf. The parties acknowledge and agree that the scope of the agency granted by such certification is limited to, and conterminous with, the term and scope of this Agreement. 18. Reports and Information: 18.1 At such times and in such forms as the City may require, there shall be furnished to the City such statements, records, reports, data and information as the City may request pertaining to matters covered by this Agreement. CDBG LMA Walkability NW7th St.-Sidewalk Improvements Page 7 of 18 Project 6003.178.b 18.2 Contractor shall maintain all writings, documents and records prepared or compiled in connection with the performance of this Agreement for a minimum of four(4)years from the termination or completion of this or Agreement. This includes any handwriting, typewriting, printing, photo static, photographic and every other means of recording upon any tangible thing, any form of communication or representation including letters, words, pictures, sounds or symbols or any combination thereof. 19. Audits and Inspections: At any time during normal business hours and as often as the City may deem necessary, there shall be made available to the City for examination all of Contractor's records with respect to all matters covered by this Agreement. Contractor shall permit the City to audit, examine, and make excerpts or transcripts from such records, and to make audits of all contracts, invoices, materials, payrolls, records of personnel, conditions of employment and other data relating to all matters covered by this Agreement. 20. Publication, Reproduction and Use of Material: No material produced in whole or in part under this Agreement shall be subject to copyright in the United States or in any other country. The City shall have unrestricted authority to publish, disclose and otherwise use, in whole or in part, any reports, data or other materials prepared under this Agreement. 21. Equal Employment Opportunity: In performing the work herein, Contractor agrees to comply with the provisions of Title VI and VII of the Civil Rights Act, Revenue Sharing Act Title 31, U.S. Code Section 2176. Specifically, the Contractor agrees not to discriminate against any employee or applicant for employment because of race, color, religion, sex, national origin, age, political affiliation, marital status, or handicap. Contractor will take affirmative action during employment or training to insure that employees are treated without regard to race, color, religion, sex, national origin, age, political affiliation, marital status, or handicap. In performing the Work required herein, Contractor shall not unlawfully discriminate in violation of any federal, state or local law, rule or regulation against any person on the basis of race, color, religion, sex, national origin or ancestry, age or disability. 22. Employment of Bona Fide Idaho Residents: Contractor must comply with Idaho State Statute 44-1002 which states that the Contractor employ ninety-five percent (95%) bona fide Idaho residents. 23. Advice of Attorney: Each party warrants and represents that in executing this Agreement. It has received independent legal advice from its attorney's or the opportunity to seek such advice. CDBG LMA Walkability NW7th St.-Sidewalk Improvements Page 8 of 18 Project 6003.178.b 24. Attorney Fees: Should any litigation be commenced between the parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may be granted, to court costs and reasonable attorneys' fees as determined by a Court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. 25. Construction and Severability: If any part of this Agreement is held to be invalid or unenforceable, such holding will not affect the validity or enforceability of any other part of this Agreement so long as the remainder of the Agreement is reasonably capable of completion. 26. Waiver of Default: Waiver of default by either party to this Agreement shall not be deemed to be waiver of any subsequent default. Waiver or breach of any provision of this Agreement shall not be deemed to be a waiver of any other or subsequent breach, and shall not be construed to be a modification of the terms of this Agreement unless this Agreement is modified as provided above. 27. Entire Agreement: This Agreement contains the entire agreement of the parties and supersedes any and all other agreements or understandings, oral of written, whether previous to the execution hereof or contemporaneous herewith. 28. Assignment: It is expressly agreed and understood by the parties hereto,that Contractor shall not have the right to assign, transfer, hypothecate or sell any of its rights under this Agreement except upon the prior express written consent of City. 29. Payment Request: Payment requests shall be submitted to City of Meridian Accounts Payable via email: accountspayable(a_)me rid ian city.org monthly for all costs incurred for services performed during the billing period. The Project Manager will compare the pay application / invoice against the Payment Schedule in the Agreement for compliance. Upon approval that the amount is correct and the work has been performed, and is in compliance with the Agreement, the Project Manager will approve the payment request for processing. City of Meridian payment terms are Net 30 from the date City receives a correct invoice. Retainage of five percent (5%) of each invoice will be withheld from each payment. Final payment will not be released until the City has received a Release of Surety from the Contractor and a tax release from the Tax Commission. CDBG LMA Walkability NW7th St.-Sidewalk Improvements Page 9 of 18 Project 6003.178.b 30. Cleanup: Contractor shall keep the worksite clean and free from debris. At completion of work and prior to requesting final inspection, the Contractor shall remove all traces of waste materials and debris resulting from the work. Final payment will not be made if cleanup has not been performed. 31. Order of Precedence: The order or precedence shall be this contract agreement, the Invitation for Bid document, then the winning bidders submitted bid document. 32. Compliance with Laws: In performing the scope of work required hereunder, Contractor shall comply with all applicable laws, ordinances, and codes of Federal, State, and local governments. 33. Applicable Law: In performing the scope of work required hereunder, Contractor 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. Certifications. Pursuant to Idaho Code §§ 67-2359 and 67-2346, Contractor hereby certifies: A. That Contractor is not currently owned or operated by the government of China and will not, for the duration of this Contract, be owned or operated by the government of China. B. That Contractor is not currently engaged in, and will not for the duration of the Contract engage in, a boycott of goods or services from Israel or territories under its control. C. Contractor certifies that: (i) as of the Effective Date, it is not engaged in a "Boycott," as defined in Idaho Code §67-2347A, of any individual or company because that individual or company engages in or supports (a) the exploration, production, utilization, transportation, sale, or manufacture of fossil fuel-based energy, timber, minerals, hydroelectric power, nuclear energy, or agriculture, or (b) the manufacture, distribution, sale, or use of any "Firearm," as defined in Idaho Code §18-3302(2)(d); and (ii) it will not engage in any such boycott during the Term. CDBG LMA Walkability NW7th St.-Sidewalk Improvements Page 10 of 18 Project 6003.178.b 34. Notices: Any and all notices required to be given by either of the parties hereto, unless otherwise stated in this agreement, shall be in writing and be deemed communicated when mailed in the United States mail, certified, return receipt requested, addressed as follows: C� Contractor: City of Meridian BriCon, Inc. Procurement Manager Attn: Mark C. Brice / Sophie Redenbaugh 33 E Broadway Ave. 18050 N. Sophie PI. Meridian, ID 83642 Nampa, ID 83687 208-489-0417 Phone: 208-869-4827 / 208-599-8432 Email: bricon1@msn.com / pm@briconinc.com Public Works Contractor License#: PWC-C-11823 Either party may change their address for the purpose of this paragraph by giving written notice of such change to the other in the manner herein provided. 35. Approval Required: This Agreement shall not become effective or binding until approved by the City of Meridian. CITY OF MERIDIAN: BRICON, INC.: BY: BY: KEITH WATTS, Procurement Manager SOPHIE REDENBAUGH, Vice President DATED: DATED: Approved by Council Date: (if needed) Project Manager Crystal Campbell CDBG LMA Walkability NW7th St.-Sidewalk Improvements Page 11 of 18 Project 6003.178.b EXHIBIT A SCOPE OF WORK REFERTO INVITATION TO BID (ED-2611-6003.178.b)ALLADDENDUMS, ATTACHMENTS, AND EXHIBITS included in the Invitation to Bid Package# (ED-2611-6003.178.b), are by this reference made a part hereof. SPECIFICATIONS / SCOPE OF WORK All construction work shall be done in accordance with the current version of the Idaho Standards for Public Works Construction (ISPWC), the current version of the City of Meridian Supplemental Specifications to the ISPWC (and any Addendums). See attached Exhibits as follows: • Exhibit B - Special Provisions (37 Pages) • Exhibit C - Drawings-Plans (16 Pages) • Exhibit D - Specifications of Wage Determination ID20250108 (5 Pages) • Exhibit E - CDBG Supplemental General Conditions (7 Pages) • Exhibit F - CDBG Non-Segregated Facilities Form (1 Page) • Exhibit G - CDBG Payroll Overview Form (1 Page) • Exhibit H - CDBG Payroll Signature Authorization Form w HUD 4010 (1 Page) • Exhibit I - CDBG Prime Subcontractor Certification Form (2 Pages) CDBG LMA Walkability NW7th St.-Sidewalk Improvements Page 12 of 18 Project 6003.178.b Exhibit B DIVISION 00820 CITY OF MERIDIAN LMA WALKABILITY STUDY NW 7T" STREET SIDEWALK IMPROVEMENTS (CARLTON AVENUE TO CHERRY LANE) OWNER'S REVISIONS TO THE STANDARD SPECIFICATIONS (ISPWC 2020 EDITION) AND SPECIAL PROVISIONS GENERAL INFORMATION All work shall conform to the requirements of: 1.)Applicable permits from agencies; 2.) Project special provisions and project-specific revisions to the Idaho Standards for Public Works Construction (ISPWC); 3.) Project Plans; 4.) Standard Form of Agreement; 5.) Current Ada County Highway District Standard Specifications and Revisions to the ISPWC; 6.) City of Meridian Supplemental Specifications and Drawings to the ISPWC; 7) City of Meridian Construction Storm Water Management Plan (CSWMP); 8.) 2020 edition of the ISPWC. In case of any conflict, the more stringent requirements shall be adhered to. The Contractor is required to have all of the following on-site at all times during construction of this Project: • Copies of all applicable permits • Project manual • Project Plans • ACHD Standard Specifications and Drawings • City of Meridian Standard Specifications and Drawings • 2020 ISPWC The Contractor shall be responsible for complying with the City of Meridian Construction Storm Water Management Plan (CSWMP), refer to Appendix A. The Contractor must prepare an Erosion and Sediment Control Plan. Each must be prepared in accordance with the City of Meridian CSWMP and ACHD storm water management requirements. A total land disturbance of over one (1) acre is not anticipated. If it is determined by the Contractor that the total land disturbance is greater than one (1) acre then a SWPPP will be required. Unless otherwise specified in the Contract Documents, payment for lump sum bid items only partially completed at the end of monthly pay periods shall be made based up the Engineer's interpretation of the percentage of work completed in conjunction with the approved Schedule of Values submitted by the Contractor. The construction limits for the Base Bid and Bid Alternates 1, 2, and 3 are shown on the construction plans. It is the Contractor's responsibility to review the plans and include all labor, materials, equipment, and incidentals necessary to complete the work within the defined limits for each bid component. The Owner reserves the right to accept or reject any combination of the Base Bid and Bid Alternates that best serves the project's interests and available funding. GENERAL PROJECT INFORMATION, SCHEDULE, AND COORDINATION A. The Contractor shall coordinate all work activities with City of Meridian, Public Works Department (208-898-5500), and minimize disruption to the affected residences and businesses. During construction, the Contractor shall ensure all affected residences and businesses shall have access to driveways, either temporary or permanent. In addition, the Contractor shall ensure all SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 1 affected residences and businesses shall have water service and continually monitor and manage the work to maintain uninterrupted of water service excluding the time to connect the old services to the new services. Other Projects and developments along or near NW. 7th Street may be occurring during the same construction period as this Project and are listed below. • ACHD Project Meridian Downtown Pavement and Pedestrian Improvements (2025), Project No. 520023. B. The Contractor shall protect all overhead and underground utilities during construction operations. It shall be the Contractor's responsibility to notify Dig Line (811) and the City of Meridian (208-898-5500)for utility locations before any excavation. The Contractor shall compare Dig Line markings to approximate utility locations on the provided Project Plan sheets. The Contractor shall take all possible precautions for the protection of unforeseen utilities, to provide for uninterrupted service, and to provide such special protections as may be necessary. The Contractor shall coordinate with the Nampa Meridian Irrigation District(NMID) and other irrigation purveyors or private water user associations for field locating gravity and pressurized irrigation systems The utilities that may be impacted during construction include but not limited to the following: AT&T Intermountain Gas Television Century Link ACHD Power City of Meridian Fiber Optics Natural Gas Cable One—West Valley Telephone Storm Drain Idaho Power Water& Sewer Private Irrigation Systems NMID C. Approved traffic control measures must be in-place prior to construction. It will be the responsibility of the Contractor to secure all necessary approvals and permits related to Work in the public right-of-way prior to the start of construction. Contractor shall prepare and submit a Traffic Control Plan (TCP) and Pedestrian Traffic Control Plan (PTCP)to ACHD as required to accommodate the Contractor's means, methods, and sequencing. This work shall be completed to minimize disruption of traffic. Traffic control must be in-place prior to construction. The Contractor shall contact ACHD Traffic at 208-387-6190 after the "notice to proceed" date is established and prior to the preconstruction conference. Refer to the Special Provisions for additional requirements. D. All local sediment control requirements shall be met. Preparation shall include all utility relocations necessary to complete the Project. The Contractor shall be responsible for complying with the City of Meridian erosion and sediment control requirements, refer to Appendix A and B. E. The Contractor shall document pre-construction and post construction conditions with photographs. The Contractor shall provide the City of Meridian the photographs for all private properties including landscaping. The Contractor shall provide digital copies to the City of Meridian for each private property that are adequate to document prior and immediate post construction conditions of the property. All photos shall be organized and submitted to the City of Meridian on a compact disc or thumb drive with a clear stamped date on each photo or they will not be accepted. F. In the event that work is necessary to be completed on private property, the work shall be subject to final acceptance by the City of Meridian and property owner. In areas where work takes place on private property, a signed Property Owner Release form must be obtained from the property owner. Prior to final payment, the Contractor shall perform a final walk-through with said affected landowners and perform all necessary corrective work to the full satisfaction of the respective parties. A Property Owner Release Form is included, refer to Document 00830, Appendix C. SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 71h Street Page 2 G. Restoration of disturbed areas within the public right-of-way or on private properties shall be completed in accordance with these specifications and performed by a bonded landscaping subcontractor who is certified by the Idaho Nursery and Landscape Association. H. The City of Meridian or affected landowners shall have first right to any removed materials, which they desire to retain. The Contractor shall load, haul, and unload the designated items to a location designated by the CITY. All other materials shall be hauled off-site and disposed of by the Contractor. The cost to separate, load, haul and unload the selected materials shall be considered incidental to the contract, and no payment will be made unless item(s) are specifically listed on the Bid Form. I. Miscellaneous features and facilities designated for removal on the Plans shall be legally disposed of off-site by the Contractor. All other miscellaneous facilities removed or altered during construction shall be replaced in-kind or restored to their original condition prior to final completion unless otherwise specified on Plans. This work shall be considered incidental to the contract, and no payment will be made unless item(s) are specifically listed on the Bid Form. J. The City of Meridian will provide one (1) set of construction control stakes in accordance with the approved Plans that allow the Contractor to stake and construct the improvements. K. All Contractors working within the Project boundaries are responsible for compliance with all applicable safety laws of any jurisdictional body. The Contractor shall be responsible for all barricades, safety devices, and control of traffic within and around the construction area. Temporary construction safety fencing and all other work associated with these work restrictions shall be incidental to the Project and the cost included in appropriate unit bid prices. L. The Project will take place within ACHD right-of-way and permanent easements. If the Contractor determines that property access is necessary, the Contractor is responsible for acquiring a signed Property Use Agreement and providing it to the City of Meridian for their records. M. This project consists of a Base Bid and three (3) Bid Alternates. The Bid Alternates may or may not be awarded or constructed, at the sole discretion of the Owner, based on available funding and bid results. Bidders shall provide pricing for the Base Bid and each Bid Alternate as indicated on the Bid Form. Failure to provide complete pricing for all required items may render the bid non- responsive. The construction limits for the Base Bid and Bid Alternates 1, 2, and 3 are shown on the construction plans. It is the Contractor's responsibility to review the plans and include all labor, materials, equipment, and incidentals necessary to complete the work within the defined limits for each bid component. The Owner reserves the right to accept or reject any combination of the Base Bid and Bid Alternates that best serves the project's interests and available funding. Contractor selection will be the apparent low bidder based on the summation of the base bid plus any bid alternates select by the Owner. GENERAL NOTES 1. ACHD OWNED CONDUIT IMPACTS ACHD-owned conduit may be shallow and located directly behind the curb or under the sidewalk. The Contractor's method of sidewalk and/or curb removal shall be done in a manner to avoid damage to conduit and fiber. Any damage shall be repaired at the Contractor's expense. 2. AMERICANS WITH DISABILITY ACCESS (ADA) DURING CONSTRUCTION The needs and control of all road users (motorists, bicyclists, and pedestrians within the highway and/or public right-of-way, including persons with disabilities in accordance with the Americans SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 3 with Disabilities Act of 1990 (ADA), Title II, Paragraph 35.130)through a temporary traffic control "TTC"zone shall be an essential part of highway construction, utility work, maintenance operations, and the management of traffic incidents. The primary function of TTC is to provide for the reasonably safe and efficient movement of road users through or around TTC zones while reasonably protecting workers, responders to traffic incidents, and equipment. Temporary facilities, including reasonably safe pedestrian routes around work sites, are also covered by the accessibility requirements of the Americans with Disabilities Act of 1990 (ADA) (Public Law 101-336, 104 Stat.327, July 26, 1990. 42 USC 12101-12213 (as amended)). Implementation of TTC plans and installation and maintenance of devices shall be the responsibility of the contractor performing the construction, alteration and/or maintenance of the highway or public right-of-way. Temporary traffic control for pedestrians shall meet the accessibility requirements (Standards) set forth in Part 6 of the MUTCD. When an existing continuous sidewalk or street crossing route cannot be maintained for pedestrians because of construction, either temporary walkways with curb ramps are to be provided, or the construction shall be phased to maintain access to the affected addresses. Contractors shall be allowed flexibility as long as the requirements are met. The location of the construction project and whether or not accessible facilities are present shall also determine the extent of the needed temporary facilities. The contractor is only required to maintain practical continuity where accessible facilities already exist. On low speed rural roads that do not have sidewalks and are used by bicyclists, no additional measures are needed as the bicycles can share the available travel lanes with other traffic. On moderate to higher speed rural roads, if a bike lane exists then it should be properly detoured, complete with signage, to provide a safe route through or around the work area. If a road or bridge project affects vehicular traffic to a business, residence, school or any other type of pedestrian generating location with existing accessible facilities, then pedestrian and handicapped access must be maintained. A continuous route for all pedestrians, including the disabled and bicyclists, shall be maintained at all times. When existing pedestrian facilities are disrupted, closed, or relocated in a TTC zone, the temporary facilities shall be detectable and include accessibility features consistent with the features present in the existing pedestrian facility. The temporary route should enable pedestrians to bypass the construction site while minimizing the retracing of their steps or going significantly out of their way. Additional consideration must be given to the disabled since they may not have the physical or cognitive ability to improvise (e.g. balancing along the curb or a very narrow path) or use unofficial alternatives (e.g. using an adjacent grass surface). Temporary routes must meet the accessibility guidelines of the ADA for permanent facilities and shall be marked with the proper signage. Should existing crosswalks at signalized intersections be closed or made inaccessible, temporary crosswalks should be painted in an accessible location. Temporary signals should include pedestrian phases. Contractors shall not block temporary walkways with contractor parking, materials piles, signs, rubble or rubbish. Construction equipment and equipment operation must be separated from the temporary walkways. At work zones where higher volumes of pedestrian traffic or school children exist, pedestrian fences or other protective barriers may be needed to prevent access into the construction area. Detour and diversion routes, when used for pedestrians and bicyclists, should be evaluated for the following items: • Direct conflicts between pedestrians and vehicular traffic, work vehicles, and other work activities must be reduced with protective barriers or continuous high contrast fencing (min 36" high with a 6" high toe board). See MUTCD 6F.68 and 6D.02 • Temporary pedestrian facilities should provide safe, accessible routes that replicate as nearly as practical the most desirable characteristics of the existing facility, and parallel the disrupted route whenever possible. A smooth, continuous hard surface should be provided SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 4 throughout the entire length of the temporary pedestrian facility. There should be no curbs or abrupt changes in grade or terrain that could cause tripping or be a barrier to wheelchair use. The geometry and alignment of the facility should meet the applicable requirements of the Americans with Disabilities Act Accessibility Guidelines (ADAAG)for Buildings and Facilities. See MUTCD 6D.01 and 6D.02 • Advance information placed at appropriate distances before the work zone allowing pedestrians to make timely decisions about routes through or around the work zone. See MUTCD 6F.14 • Transition information allowing pedestrians to find a safe path through and around work zones, which is critical when the pathway is restricted, diverted or detoured. See MUTCD 6F.14 • Work area information assisting in safe passage of pedestrians through the work zone. This information is needed on all pedestrian routes except detours. See MUTCD 6F.14 • Exit information directing pedestrians back to the original route. See MUTCD 6F.14 • Crosswalk placement at intersections may need additional signage, temporary striping, traffic signal modification, pedestrian signals with audible alarms if justified, proper push button height, and ramps. See MUTCD 6H.29, 6F.80, and 4E.06 • Accommodations for other transit forms (busses, trains etc.) are made. See MUTCD 6D.02 • Requirements of the ADAAG and MUTCD are adhered to. • Access is maintained to the affected businesses and residences. 3. ASPHALT AND CONCRETE CUTTING Asphalt pavement and concrete cutting shall be incidental to other items of this contract. Contractor shall ensure that cuts made in asphalt and concrete for trenches are parallel and do not wander or diverge from the intended line. Dust produced by asphalt or concrete saw cuts shall be collected using a high-powered vacuum dust control system, eliminating the dust from entering the atmosphere. The suction device shall be attached to the cutting equipment or positioned to a assure a maximum amount of dust will be collected before it can be released into the atmosphere. The cost to ensure dust is collected during asphalt and concrete cutting shall be considered incidental to the cost of the project and no additional compensation will be made. 4. BASIS OF PAYMENT Except as modified herein, the various roadway work called for on the Bid Schedule shall be performed, measured, and paid for as indicated on said Bid Schedules and as provided in the 2020 IDAHO STANDARDS FOR PUBLIC WORKS CONSTRUCTION (ISPWC) and the latest ACHD supplements. The Contractor is required to have the current edition of the ISPWC standards to perform this work. Unless otherwise specified herein, all plan quantities are based upon in-place, completed and accepted units. 5. CONSTRUCTION STAGING The Contractor shall furnish ACHD with a detailed construction staging plan based on their anticipated approach to construction activities. This plan and implementation will be the responsibility of the contractor. All construction staging shall conform to General Note 2: SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 5 AMERICANS WITH DISABILITY ACCESS (ADA) DURING CONSTRUCTION listed above in all quadrants of the intersection. Final approval of the staging plans and revisions thereof must be granted by ACHD prior to implementation. Staging plans that may be contained within the project plans are primarily for bidding purposes only. The contractor may utilize any staging plans contained within the bid documents as a basis for staging but the final staging plan will be provided by the contractor prior to construction activities. The cost associated with providing the necessary staging plans will be considered incidental to the project and no additional compensation will be made. 6. DAMAGED AREAS BEYOND SPECIFIED CONSTRUCTION LIMITS Damage to any areas or items not specifically identified for removal, including the existing pavement, sod, sprinklers and landscape shall be promptly repaired by the contractor. The cost to complete such repairs shall be considered incidental to the cost of the project and no additional payment will be made therefore. 7. EXCESS SITE MATERIAL The Contractor shall be responsible for providing a site for the disposal of excess or unsuitable materials. If bituminous material is to be disposed of, the site shall meet the requirements of the Idaho Department of Environmental Quality. All excess material sites shall be approved by ACHD. No separate payment will be made for the acquisition or operation of the sites, or for loading, hauling or unloading the materials at the site. 8. FORCE ACCOUNT AND EQUIPMENT RATES All force account rates and equipment rates shall be determined in accordance with Section 109.03 Extra and Force Account Work of the latest edition and supplement of the Idaho Transportation Department STANDARD SPECIFICATIONS FOR HIGHWAY CONSTRUCTION. 9. INFORMATION GIVEN PRIOR TO AWARD Oral explanations, instructions and interpretations given to bidders prior to award of contract will not be binding. It is the City of Meridian's intent to provide all bidders equal opportunity to access and acquire all available pertinent information necessary to formulate a responsive bid. Any information, specifications, plans, data, or interpretations that the City discovers is lacking and may be important to all bidders will be furnished in the form of an addenda, the receipt of which shall be acknowledged by the bidder. 10. MATCHING EXISTING SIDEWALK Where proposed sidewalk ties into the existing sidewalk, remove and replace sidewalk to the nearest full panel score joint. Saw cutting the existing sidewalk at locations other than the existing score joints is prohibited. 11. PAY QUANTITIES By the 251'of each month the Contractor shall return quantities that are to be paid for that month. Each bid item shall be accompanied with the appropriate backup documentation on how the pay quantity was calculated. This shall include such documentation as, but not limited to; stationing, location, tallied weight tickets, sketch of calculated areas, and/or any other appropriate documentation to verify the pay quantity request. The City of Meridian will verify quantities prior to remitting payment. Items failing to have the appropriate backup supporting documentation will not be paid until the information is supplied. The cost associated with providing the above outlined documentation shall be considered incidental to the project and no additional compensation will be granted. SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 6 12. ELECTRONIC DOCUMENTS REQUESTS The contractor may request electronic documents from the Engineer or City of Meridian to be used as an aid during construction. If provided, these Electronic Documents are subject to the provisions of J-U-B's "Electronic Documents/Data Limited License"found at http://edocs.'ub.com/ If, for any reason, a conflict occurs between the Electronic Documents/Data and corresponding hard copy contract documents, the hard copy contract documents shall govern. 13. PROJECT MAINTANENCE The contractor will be responsible for project maintenance throughout the life of the contract. This responsibility includes, but is not limited to, blading, dust control, watering, sweeping, proper and adequate drainage, access for emergency equipment, and appropriate access for property owners. The cost of all maintenance work shall be considered incidental to other project work and no separate payment will be made therefore. 14. PROPERTY OWNER COORDINATION Contractor shall coordinate items of work affecting adjacent property owners, including landscape removal and replacement, driveway approach construction, sprinklers, irrigation facilities, fencing, sod care, and trees. 15. ON-SITE SUPERVISION The General Contractor shall provide competent supervision during all construction activities, including SUBCONTRACTORS activities. The superintendent shall be identified at the preconstruction conference and shall at a minimum be on-site from the notice to proceed date to the completion date. If for any reason the superintendent needs to be replaced by the General Contractor, a written notice must be submitted to the City of Meridian within (5)five working days before the event occurs. 16. RE-TESTING OF MATERIALS Re-testing necessitated by the failure of quality assurance testing of materials placed by the contractor shall be at the contractor's expense. These costs shall be deducted from progress estimates. 17. SHOP DRAWING REVIEW Plans show details of all structures, lines, grades, typical cross sections of the roadway, location and design of all structures and a summary of items appearing on the proposal. The Contractor shall keep one set of plans available on the work site at all times. The Contractor will supplement the plans by such working drawings as are necessary to adequately control the work. Working drawings shall be submitted to the Engineer for review in advance of the start of the affected work to allow time for review by the Engineer and corrections by the Contractor without delaying the work. The drawings shall be on sheets measuring 22 in. x 34 in. Unless otherwise stated in the contract, the Engineer will require up to 15 business days from the date the submittals or re-submittals are received until they are returned to the Contractor. No extension to contract time will be given due to re-submittals or to the failure of the SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 7 Contractor to provide any information necessary in a timely fashion. If necessary, drawings will be signed and sealed by a professional engineer licensed to practice in the State of Idaho. The review time will increase if the drawings submitted do not meet the contract requirements or contain sufficient details. For structures, six sets of working drawings shall be furnished and shall include stress sheets, shop drawings, erection plans, coffer dam plans, bending diagrams for reinforcing steel, or any other supplementary plans or similar data required of the Contractor.All structural drawings provided shall be sealed by a Professional Engineer licensed to practice in the State of Idaho. Working drawings shall be approved before beginning the work covered by these drawings. Such approval is only for general conformance with the information given in the contract documents and does not relieve the Contractor of responsibility for correctness of the details and dimensions, nor does it waive any requirements of the specifications. The contract price shall include the cost of furnishing all working drawings. 18. SITE CLEANUP Upon completion of all work, the Contractor shall clean the entire construction site. Final clean up shall consist of removal of all construction debris, trash, remaining construction stakes, construction signs, etc. from the site. The Contractor shall sweep all sidewalks and streets as necessary to remove any soil, rocks, gravel or other materials. The Contractor shall clean all catch basins and manholes removing any sand, dirt, gravel or debris. Final cleanup shall be considered incidental to the project and no separate payment will be made. 19. SOURCES Contractor is to use approved commercial sources for all crushed aggregate, hot plant mix asphalt pavement, and concrete aggregates. 20. STORMWATER AND IRRIGATION FLOWS The Contractor is responsible for transmitting existing stormwater and irrigation flows during construction. All costs associated with transmitting existing flows, including flows from the temporary water quality best management practices on the project, shall be considered incidental to other items of work and no separate payment will be made. 21. STORM WATER MANAGEMENT Contractor is required to implement controls to protect storm sewer systems &waters of the U.S. located on or near project limits. Contractor to follow requirements of the National Pollutants Discharge Elimination System (NPDES) as issued to the City of Meridian and the Ada County Highway District by the EPA. The contractor is required to implement and maintain said plan through life of contract. The removal of all temporary construction Best Management Practices (BMPs) after completion of all required work to final stabilization is considered incidental to this project. The ACHD CSDC Plan shall meet the CSDC Program requirements listed in Sections 8305 to 8306 of the ACHD Policy Manual. The CSDC Plan shall include measures to protect the existing ACHD storm drain systems inside and outside the project boundaries from mud, dust, debris, and other pollutants generated or transported due to this project. All measures will also be implemented to protect any"Waters of the United States" inside or outside of the project boundaries. "Pollutants" are defined in Section 8302 of the ACHD Policy Manual. SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 8 BMPs for controlling pollutant transport from the construction site and activities can be found in a number of publications and locations including, but not limited to: • Idaho Department of Environmental Quality, Catalog of Storm Water Best Management Practices for Ida ho Cities and Counties: Phone: (208) 373-4372 or in the internet: http:/www.deq.state.id.us/water/stormwater- catalog/index.asp • United States Environmental Protection Agency- Region 10: Phone: (800)424-4372 or on the internet at: www.epa.govlr10ea rth/stormwater.htm • City of Meridian Planning and Development Services: Phone 208-887-2211 • Idaho Transportation Department, Erosion and Sediment Control Manual: Phone (208) 334- 8476 Payment for this item will be made under the appropriate bid item numbers. 22. SUBGRADE It shall be the Contractor's responsibility to maintain the integrity for the exposed subgrade. Degradation due to his operations or weather shall be remedied under the guidance of a geotechnical engineer. All costs to maintain and repair including, geotechnical engineering, etc. shall be incidental to the project and no additional compensation will be made. 23. TRAFFIC CONTROL AND DETOUR Contractor shall be allowed to close the shoulder and parking area in each direction for 35 working days. Local traffic and emergency vehicles shall be allowed to access residences and properties adjacent to the construction. Traffic control and shoulder closures shall conform to General Note 2: AMERICANS WITH DISABILITY ACCESS (ADA) DURING CONSTRUCTION listed above in all quadrants of the intersection. All traffic control items not specifically listed in the bid schedule shall be incidental to this contract, and no additional compensation will be paid. All traffic control signing and detours are to be in place and approved by the resident engineer prior to the Contractor starting work. Traffic control signs and devices used for night work for conduit boring and other utility work shall be approved by the resident engineer prior to the Contractor starting night work. All signing and channelization shall be per the Manual of Uniform Traffic Control Devices, latest edition. The resident engineer or his representative will be the sole judge in determining the acceptability of the condition and appearance of the traffic control and work zone devices. Devices determined to be unacceptable are to be immediately removed from the job site and replaced with devices of high standard. All traffic control equipment used for night work shall have high intensity reflectivity. An itemized list of all traffic control items installed on the project shall be delivered to the project inspector within 48 hours of installation. All sign supports shall be crashworthy. Large signs having an area exceeding 50 square feet that are installed on multiple breakaway posts shall be mounted a minimum of 7 ft. above the ground. Traffic control maintenance and flagging are to be initiated only by authorization of the project inspector. Traffic control maintenance personnel and flaggers are to notify the project inspector upon arrival on site. Invoices for traffic control maintenance and flagger's hours are to be provided to the inspector within 48 hours of the day the activity took place. SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 9 24. TRUCK/TRAILER LOAD COVERAGE All loads of gravel, sand, dirt, landscape bark, and other loose material hauled on the public roadway within Ada County by the Contractor or any of its subcontractors, shall be covered and properly secured so as to prevent the load from dropping, sifting, leaking, or otherwise escaping from the vehicle or becoming loose, detached, or in any manner a hazard to other uses of the public roadway. Each violation of this requirement shall be subject to liquidated damages in an amount no less than $500.00 and no more than $1,000.00 as determined by the City of Meridian or ACHD, and such liquidated damages shall be cumulative and in addition to any other liquidated damages that might be imposed upon the Contractor. 25. UTILITY COMPANY COORDINATION It shall be the Contractor's responsibility to contact and coordinate with the various utility companies as necessary for the successful completion of the project. This coordination effort shall include, but not be limited to, working other than normal operation hours to permit the relocation of utilities and construction of the roadway within the time frame of this contract. The cost to contact and coordinate with utilities shall be considered incidental to other items of work and no separate payment will be made. No utility coordination was requested during the design of this project. Utility information is shown only for surface features, and if provided by the owner of the utility for non-surface features. The information shown is for reference purposes only and does not necessarily represent actual field conditions. The Engineer assumes no liability for the accuracy of the information shown, or conflicts due to inaccurate or incomplete utility information. The Contractor shall call Dig Line a minimum of 48 hours prior to any excavation to request utility locations at 1-800-342-1585. The Contractor shall conform to General Condition 13, PROTECTION OF EXISTING STRUCTURES, UTILITIES, AND WORK. In addition to the requirements outlined in Section 13, the Contractor shall expose all existing utility crossings to verify locations and elevations prior to any other construction that may affect those utilities. The cost associated with exposing the existing utilities is considered incidental to the project and no separate payment will be made. The Contractor shall notify the underground utility owners 48 hours before final paving to inform them of adjustments to valves, meters, or manholes. 26. WARNING AND REGULATORY SIGNS Existing warning and regulatory signing shall be retained and protected throughout the project limits unless otherwise noted. This may require multiple relocations, which will be incidental to other bid items. Existing warning and regulatory signs that are designated for removal and replacement and do not conflict with construction traffic control signs shall be maintained during construction and, if necessary, relocated to locations where the signs are visible to traffic and serve their original purpose, which will be incidental to other bid items. 27. WORKING HOURS Unless otherwise specified here the Regular working hours for this contract shall adhere to the criteria outlined in General Condition 40—WORK HOURS/TIME OF COMPLETION. The Contractor shall not conduct night work. 28. QC-QA PROCEDURE—2016 ACHD SUPPLEMENTAL SPECIFICATIONS TO THE ISPWC SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 10 SECTION 100- General Conditions Add the following: Ada County Highway District Quality Control and Quality Assurance Procedure Definitions Quality Assurance (QA) is defined as the process or set of processes used to measure and assure the quality of a product and/or workmanship. This encompasses ACHD's oversight of the Developer's/Contractor's processes and materials. This includes review of the inspector, sampler, tester and laboratory qualifications (per ACHD Independent Assurance Program defined below); verifying the results of the quality control and process control testing; and inspecting for conformance to plans and specifications. Quality Control (QC) is defined as the actions necessary to produce quality workmanship and materials. QC includes, but should not be limited to, inspection of the production and placement operations, quality control and process control testing and inspection of the finished product. QC is the responsibility of the Developer/Contractor. No separate payment will be made for this work. If quality control testing is not being performed at the required frequency, ACHD may stop production of work until the tests are supplied, or ACHD determines the work can proceed. Quality Control Testing and Process Control Testing are defined as the testing and inspections conducted by the Developer/Contractor to determine if the construction materials have been produced and placed in compliance with the project specifications and applicable standards. Process control testing is conducted to demonstrate that the construction materials being produced and used continue to meet the requirements for the product. Independent Assurance Program (IAP) is the process provided by ACHD, through trained and certified staff, to ensure that all testing is performed correctly, and testing equipment is functioning and calibrated properly. Acceptance is determined by the QA test results, in combination with the assurance that the Developer/Contractor has satisfied the specification requirements for materials quality and workmanship, with the exception of Superpave Hot Mix, as specified below. In addition to the specified testing results, visual inspection of the end product is also taken into consideration in determining acceptance. Acceptance will be determined by ACHD. All samples required for QA testing will be supplied by the Developer/Contractor to ACHD. Prior to obtaining a sample for QA testing, ACHD shall be notified of when and where the sample will be taken from. ACHD will determine if it needs to witness the obtaining of the QA sample. Superpave Hot Mix acceptance shall be based on ACHD's supplement to the ISPWC Section 814 under Part 4.2. Construction Testing and Inspection Responsibilities Quality Control A. The Developer/Contractor shall be responsible for the Quality Control of all construction processes and materials quality. The Developer/Contractor will be responsible for quality throughout the construction process. Therefore, the Developer/Contractor must ensure that the materials and workmanship provided by themselves, Subcontractors, Suppliers, and Producers meet all pertinent specifications. All tests listed under Quality Control in the Minimum Testing Frequency Table are required for quality control, however only tests listed as Acceptance shall be used in determining pay. B. The Quality Control laboratory must be approved by the Idaho Transportation Department. All testing personnel and facilities used by the Developer/Contractor must be currently certified SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 11 by the Western Alliance for Quality Transportation Construction (WAQTC) and by the ACHD Independent Assurance Program. All test results must be supplied to ACHD the next working day after the test was performed. All Quality Control tests will be supplied to ACHD directly from the lab performing the tests. Tests results shall have the ACHD project/permit number listed and be sequential. C. Quality Control Testing must occur in a random frequency and at a minimum, at the intervals specified in the table provided in the corresponding ISPWC sections. The Developer/Contractor shall determine the random locations. Upon request, documentation must be supplied showing how the random numbers/locations were determined by the Developer/Contractor. All random sampling for ACHD will be done by the Developer/Contractor and witnessed by an ACHD representative. D. For gradation testing by the Developer/Contractor during production, each sample size shall be taken per AASHTO T2, except the sample size shall be doubled. The sample obtained shall be split in accordance with AASHTO T248, and half of it shall be marked with an ID number and tested by the Developer/Contractor. The other half of the sample shall be sealed in a canvas sack or plastic bucket, and marked with the ID number, stored in a weather protected container, and reserved for use in retesting if needed. Material shall be retained until written notification is given by ACHD that it can be discarded. E. Acceptance, gradation, binder content and volumetrics for plant mix pavement and/or Superpave Hot Mix asphalt shall be performed on the loose mix sampled from the roadway, haul unit, or an approved sampling method at the Hot Plant. At the start of each project the location for sampling shall be determined by ACHD and all samples for the project shall be obtained from that determined location. The hot mix sample used for asphalt binder content, gradation and volumetric testing shall be doubled in size. The sample shall be split in accordance with AASHTO R47 and half of the sample shall be used for the appropriate testing. The other half of the sample shall be sealed in a box, marked with the sample ID number, stored in a weather protected enclosure, and reserved for use in retesting if needed. Material shall be retained until written notification is given by ACHD that it can be discarded. Quality Assurance A. ACHD shall oversee the Developer's/Contractor's fulfillment of the QC requirements, and independently verify that the QC test results being submitted by the Developer/Contractor are representative of the workmanship and product quality. ACHD will also be responsible for determining general project acceptance based on conformance to the approved plan and specifications. B. ACHD will perform random Quality Assurance testing at the intervals specified in Minimum Testing Frequency table. C. Acceptance of material will be based on the Quality Assurance test performed by ACHD. If no QA test is performed, acceptance will be based on the QC tests results and inspections as determined by ACHD. D. ACHD will perform random inspections of material storage and handling practices. Dispute Resolution A. The dispute resolution process is to resolve differences between the Developer/Contractor and ACHD when a disagreement regarding the test results occurs. B. When a failing QA test occurs, production may be suspended until the differences are resolved and ACHD is satisfied. SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 12 C. ACHD may run one or more tests of the split material from the QC process to help resolve differences. D. When ACHD and the Developer/Contractor are unable to resolve the differences, a Third Party prequalified independent lab shall be brought in to verify testing. E. ACHD will hire the Third Party independent lab. If ACHD tests are found to coincide with the independent lab, ACHD will not grant additional contract time due to any delays in production and the Developer/Contractor shall bear the costs associated with the Third Party resolution. Likewise, if the Developers/Contractors tests are found to coincide with the independent lab, ACHD will bear the costs associated with Third Party resolution and will grant additional time for any delay caused by this additional testing. F. For hot mix density dispute testing, cores shall be obtained by the Third Party from the same locations as the nuclear gauge tests. Independent Assurance Program A. ACHD practices the standards of the Western Alliance for Quality Transportation Construction (WAQTC). B. ACHD Independent Assurance personnel may observe testers and verify that the equipment and techniques used for the required testing are calibrated and performing accurately, per WAQTC. During construction, it may be necessary for an IAP representative to verify the reliability of the tester by witnessing sampling and testing, and by splitting samples and comparing results. C. All independent testing laboratories to be used shall be pre-qualified by ACHD prior to construction. To request an inspection and certification, contact the ACHD Lab Coordinator at 387-6310 to schedule. Laboratories that are currently certified by the Idaho Transportation Department (ITD) can provide ACHD with their current certification as confirmation of qualification. In the event that the lab is ITD certified; a facility inspection by ACHD IAP personnel may still be required. Price Adjustment for Non- Compliant Materials or Products A. When material fails to meet the required specifications, they will be subject to a price adjustment or rejection. ACHD may also request a lengthened warranty period. B. ACHD will, in its sole, discretion determine the price adjustment or rejection. C. The determined price adjustment or rejection of material shall be applied to the quantity of material that is represented by the non-compliant test results, as outlined in the Minimum Testing Frequency table. Minimum Testing Requirements A. The requirements outlined herein are the established minimum acceptance requirements for materials used in standard applications and paid for under standard bid items. For special provision items, material used in non-standard, non-roadway, temporary applications, or small quantities of materials, alternative materials acceptance requirements will be determined as discussed herein or as specified in the contract documents, or as otherwise approved by ACHD. Material placed without appropriate testing shall be subject to a price deduction or rejected as determined by ACHD. SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 13 B. Minimum testing frequencies are included in the Minimum Testing Frequency table. The Developer/Contractor frequencies may only be altered by Change Order approved by ACHD. ACHD may elect to increase its own testing frequency at any time. Testing frequency should be increased when accepting material from newly developed sources or those with varying results. C. Material source approval requirements are not listed in this document. All fill and aggregate material imported to the project must be obtained from ACHD or ITD approved materials sources. D. Based on inspection and without regard for testing frequency, ACHD may isolate and reject obviously defective material. E. When the material is not listed in the Minimum Testing Frequency table and not identified in the ISPWC, acceptance shall be determined by ACHD. F. When the material is required by the Contract to meet a given specification, such as ASTM or AASHTO, acceptance of material will, at a minimum, require a manufacturer's certification. A partial list of such material is outlined in the List of Miscellaneous Material Accepted on the Basis of Manufacturer's Fabricator's Certification. Small Quantities A. ACHD may accept small quantities of certain materials without sampling and testing. The determination to accept materials using this provision rest solely with ACHD. B. The following are not eligible for small quantity acceptance: i. Concrete with a specified strength of greater than 3000 psi. ii. Paving on the roadway with quantities above 100 ton. C. Materials may be accepted as a small quantity if the estimated quantity is less than the minimum QC testing frequency. The small quantity exception may be used on pavement items such as; small patches, utility repairs, pavement placed outside the traveled way (driveways, approaches, mailbox turnouts, asphalt sidewalk and curb), and temporary pavement. D. The minimum requirements that must be met for small quantities includes; approved sources, mix design, material certifications, inspection, and a core for density acceptance of mainline and intersection paving less than 100 tons. SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 14 SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 711 Street Page 15 Minimum Testing Frequency Acceptance Quality Control Quality Assurance Column ISPINC Material By/Test Required Contractor ACHD Test Method Requirement A 202 Subgrade QA/Density W^ Minimum 1 test per 5000 Observation AASHTO T 310 per 202.3.8.C.2 (Natural Ground) SY Method B Minimum 1 test per 350 SY Minimum 1 test per 1000 SY AASHTO T 310 B 242 Embankment QA/Density(1J# Per 242.3.9.13 per lift per lift Method B C 202 Embankment QA/Gradation Minimum i per 3000 ton Minimum 1 per 7500 ton AASHTO T 27 Per 202.3.8.C.2 Minimum 1 per 300 feet Minimum 1 per 1040 feet. for each lift. Minimum 1 AASHTO T 310 D 204/30(i Trenches QA/Density[3}" per lift far tra nsverse Minimum 1 for every 3 Method B trenches Per Section 306 transverse trenches. QA/ AASHTO T 27 per 305.2& E 305 Bedding Type 11,11,III Gradation Minimum 1 per 3000 ton Minimum 1 per 7500 ton AASHTO T 314 345.3.1fl Density Method B F 703 Concrete QA/Gradation Each 1000 CY of concrete Each 3000 CY of concrete AASHTO T 11 Per 703.2.1.d.5 (Fine Aggregates) placed placed AASHTO T 27 G 703 Concrete QA/Gradation Each 1000 CY of concrete Each 3000 CY of concrete AASHTO T 27 Per 703.2.1.E.4 (Coarse aggregates) placed placed Concrete QA/ Test for slump&air on Minimum 1 per 300 CY of H 743 (specified strength Slump first truck then for every each class of concrete AASHTO T 119 per Section 703 of 3500 psi or 100 CY of each class of AASHTO T 152 greater) Air Content concrete placed placed Each set consists Minimum one(1)set per Minimum one (1) set per of(2)28-day and Concrete 1 7-da 100 CY of each class of 300 CY of each class of { Y {specified strength QA/ AASHTO T 22 cylinders.make 1 743 AASHTO T 23 Compressive concrete placed;or one(1) concrete placed;or one (1) the cylinders greater)of psi or Strength per day,whichever per day,whichever from loads that grea frequency is greater frequency is greater. are tested for slump,air,etc. QA/ Test for slump&air on Minimum 1 per 300 CY of Concrete (if applicable) first truck then for every AASHTO T 119 J 743 (specified strength Slump 100 CY of each class of each class of concrete AASHTO T 152 Per Section 703 of 3000 psi or less) Air Content concrete placed placed SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7' Street Page 16 Column ISPWC Material Acceptance Qua I ity Control Quality Assurance Test Method Requirement By/Test Required Contractor ACHD AASHTO T 11 K S01 Uncrushed Gradation (2)" Minimum 1 per project Minimum 1 per project AASHTO T27 Per801.2.2 Aggregates SE AASHTO T 176 (Method 2) 1 test per 500 linear feet Uncrushed QA{ i test per 1000 linear feet of AASHTO T 310 L Sol Aggregates Density(1}' of roadway for each lift, roadway for each lift Method B Per 202.3.8 based on two travel lanes QA/ AASHTO T11 Gradation Minimum 1 per 3000 ton AASHTO T 27 M 802 Crushed Aggregates SE or 1 per project,whichever Minimum 1 per 5000 ton AASHTO T 176 Per 802.2.2 Fractured Face frequency is greater (Method 2) (5)* T P 51 1 test per 500 linear feet of N 902 Crushed Aggregates QA/Density roadway based on two travel 1 test per 1000 linear feet of AASHTO T 310 Per 202.3.8 lanes. 1 test per 50D linear roadway Method B feet for curb/gutter/sidewalk Plant QC I AASHTO T 11 Mix/Superpave Gradation One (1)sample at start of AASHTO T 27 0 903 Aggregates SE project,then 1 test per 1 test per project AASHTO T 176 Per 803.2.2 (Cold Feed) Fractured Face each 3000tons. (Method 2) (5}* T P 61 Pia nt Mix/ QA/ One sample for each shift One sample Superpave Sampling that hot mix is produced Additional samples taken at AASHTO T 40 consists of three P 605 performance grade Presence of and supplied to ACHD for ACHD discretion. Idaho IT 99 (3) one-quart binder Anti-Strip testing (color only) metal cans. Plant Mix Pavement QA/ One(1)sample per 750 AASHTO T 168 Sampling tons or one(1)sample per Per Section SP-1 and SP-2 AASHTO T 30 Q 810 Superpave HMA Asphalt Content day,whichever frequency Each 1500 Tans AASHTO T 308 910.3.13.B Gradation is greater Plant Mix/ QC/ AASHTO T 168 Superpave Recycled Sampling Based on category type. Additional samples taken at R S10 AASHTO T 308 Per 510.2.5.1) Asphalt Pavement Asphalt Content See Section 810.2.5.D ACHD discretion. AASHTO T 30 (RAP) Gradation SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 711 Street Page 17 Column ISPWC Material Acceptance Quality Control Qua I ity As s u ra n ce Test Method Requirement By/Test Required Contractor ACHD Densometers must be Densometers must be correlated to cores on first correlated to cores on first Compare core day of paving,design day of paving,design change density results Plant Mix Pavement QC Correlating AASHTO T 16fi change or change in or change in underlying with the S 8101814 /Superpave Hat Mix density gauge underlying material. mater Method C ial.Minimum 3cores corresponding Asphalt Minimum 3 cores for for quantities up to 750 gauge reading (Cores) quantities up to 750 tons, tons, minimum 5 cores over to attain a minimum 5 cores over 750 750 tons that day. correlation. tons that day.(3)-*(4)-*(6)-* (3)*(4)-*(6)^ One(1)core every 750 Plant Mix Pavement CIA{ tons or two(2)cores per ,additional samples taken at T 810/814 /Superpave Hot Mix Asphalt depth road section,whichever is NA Per814.6.1 Asphalt (Cores) greater. Maximum 4 inch ACHD discretion. diameter (4�' No greater than 96% and Plant Mix Pavement QC no less than Density using One(1)test every 100 ton One(1)test every 300 ton of U 910/814 /Superpave Hot Mix correlated nuclear of HMA paved HMA paved WAQTC TM-8 92% of the Asphalt gauge Max.Theo. Density from JMF CONTROL Each sample AASHTO T 168 Gradation must be at One(1)sample per 750 AASHTOT 308 Superpave Hot Mix VFA least 80 Ibs V S14 Asphalt DP tans or one (1)sample per One(1)sample per 1500 AASHTO T30 5P-3 through 5P-6 QC ACCEPTANCE# day,whichever frequency tons AASHTCI T 312 Results must VA is greater AASHTO T 209 meet Section VMA AASHTO T 166 814.2.2 WhEamare=is mogranajorro test,t e compactron a artmust acumen ar acceptance me mg equrpment an r rpasses.-Nee 2U277rT (2)•The testsample mass fnrsieve analysis wifl he determined using the oominaf maximum srte of the tes[edmaterialacaording to AA5HTO T27,exwept the moxrmum testsompfe mass,otter reduMor;wrlf not be greater than 651bs_ (3)•Both parries wrllcorrelate from same core locations.Wctare results will be used for densr1y voceptarrce an frrstday afpraducvron arrd correlation of all gouges.CA resuhs wX be for verification only+0.012). (41'Contractor wr7l provide ACHD with cores and frfl all karations with o quick setting grout_ (51011RAP rs alfowsed,must meet gradation requirements offer addition of RAP. (6)•Mat thickness less than 2.5 ruches wig require separate gauge correlations for tap and bottom lifts. SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 711 Street Page 18 List of Miscellaneous Material Accepted on the Basis of Manufacturer's or Fabricator's Certification Bearing Pads and Plates H-Beam Piles Brick and Blocks, Masonry Illumination Pales and Bases Bridge Rail, Metal Joint Sealants and Sealers Cement Liquid or Emulsified Asphalt Concrete Admixtures Metal Reinforcement Concrete,Rapid Set Paint{only small quantities less than 25 gallons(100L)) Delineators and Mileposts Performance Graded Asphalt Binder Dowel Ba rs and Tie Bars for Concrete Pavement Pipe Dust Oil Sewer{storm and sanitary) Manholes Electrical Signs and Posts Epoxies Steel Shell Piling Epoxy Patch Steel Fiber Structural Bofts Flyash Timber(structural) Geotextiles Traffic Signal Poles and Mast Arms Guard Rail and Posts SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 711 Street Page 19 ROADWAY SPECIAL PROVISIONS 1. 0201.4.1.C.1 — REMOVAL OF OBSTRUCTIONS ON PAGE 5 OF SECTION 201 OF THE ISPWC, PART 4.1.C, replace the entire section with the following: This item shall include all costs associated with, but not limited to, the removal of concrete (curb & gutter, sidewalk, curb ramps, driveways, etc), asphalt, landscaping, sodding, sawcutting, and any other items required to be removed or adjusted for which a separate pay item has not been made. All costs associated with backfilling voids created by the removal of pipes, pole foundations, structures, and other items shall be considered incidental, and no separate payment will be made. Payment for this item will be made under: 0201.4.1.C.1 —Removal of Obstructions ......................................... lump sum (LS) 2. 202.4.1.A.1 — EXCAVATION (PLAN QUANTITY) ON PAGE 14 OF SECTION 202 OF THE ISPWC, PART 4— MEASUREMENT AND PAYMENT, SUBSECTION 4.1, delete Subsection A and replace with the following: A. Excavation: This item shall be paid for by the cubic yard on a plan quantity basis with no final measurement, for which the price and payment shall constitute full compensation for excavating, loading, hauling and disposing of excess excavated material and for loading, hauling, spreading, blending, shaping, drying, watering and compacting excavated material that is acceptable for the use as on-site borrow for embankment fill, and for all tools, labor and incidentals necessary to complete the work and all appurtenances not itemized on the Bid Schedule. The plan quantity listed on the Bid Schedule represents the volume of excavated material required to construct the subgrade and cut and fill slopes as shown on the project plans and standard drawings and as described in the ISPWC and these Special Provisions. Placing on-site borrow for embankment fill is incidental to the excavation pay item and no separate payment will be made. 1. Bid Schedule Payment References: 202.4.1.A.1 Bid Schedule Description: Excavation (Plan Quantity) ......................................cubic yard (CY) 3. 403.4.1.A.1 — RELOCATE FIRE HYDRANT ASSEMBLY ON PAGE 1 OF SECTION 403 OF THE ISPWC, PART 1.1.B., add the following: This item also includes furnishing all materials, equipment, and labor necessary to relocate an existing fire hydrant at the locations shown on the plans. Prior to starting relocation, Contractor shall confirm with the City of Meridian Public Works Inspector that the existing fire hydrant is operational and that the City wishes to relocate the existing hydrant. The existing locate wire shall be repaired as necessary to provide continuity in accordance with City of Meridian Standard Specifications. ON PAGE 2 OF SECTION 403 OF THE ISPWC, PART 2.2.A., add the following: All fire hydrants shall have an approved Storz connection adapter added onto the 4-1/2 outlets. Joints restraints shall be installed at all new fittings and pipe joints per Meridian SD-W8. SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 20 ON PAGE 4 OF SECTION 403 OF THE ISPWC, PART 3.2, add the following: The existing water line pipe shall be replaced back to the last bell or back to the gate valve. No couplers are allowed on the pipe between the valve and the hydrant. 4. 404.4.1.A.1. —WATER SERVICE CONNECTION 404.4.1.A.1. —WATER SERVICE LINE (METER TO BUILDING) (CONTINGENCY ITEM NOT SHOWN ON PLANS) ON PAGE 1 OF SECTION 404, PART 1.1, add the following: This item shall include adjusting the cover to final grade once all roadway and landscape construction is completed. Relocate Existing Water Meter: This item also includes furnishing all materials, equipment, and labor necessary to relocate an existing water meter at the locations shown on the plans. Prior to starting relocation, Contractor shall confirm with the City of Meridian Public Works Inspector that the existing water meter/service is operational and that the City wishes to relocate the existing water meter/service or if the City wishes to completely replace it with a new water service connection under this bid item. Water Service Line (Meter to Building): This item includes furnishing all materials, equipment and labor necessary for the installation of a new water service line, regardless of size, between the meter and the building. New service line size shall match existing service line size on property owner side of meter. If this item has not been identified on the plans, then it shall only be completed when directed to do so by the City of Meridian Public Works Inspector. If it has not been identified on the plans, then this item shall only be used when the City determines that there is a problem with the existing service line on the property owner side of the meter and it needs to be replaced. ON PAGE 5 OF SECTION 404, PART 3.2, add the following: Contact Meridian Public Works Inspector a minimum of five (5) days prior to installing the service connection to coordinate meter delivery and installation. Relocate Existing Water Meter: The existing water service vault, cover, meter setter, meter, valves, fittings and other appurtenances shall be relocated in accordance with City of Meridian and ISPWC standards. The service line shall extend to the new meter vault location in accordance with City of Meridian standards. No splices are allowed on service lines, service lines may be fused. The existing locate wire shall be repaired as necessary to provide continuity in accordance with City of Meridian Standard Specifications. Water Service Line (Meter to Building): SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 21 Contractor shall locate existing service line and replace it from the meter up to a point 5 feet from the outside of the existing building, or a point identified by the City. The new service line shall be connected to the new service connection installed under bid item 404.1.A.1. Contractor shall take pictures of each individual property before and after starting work on each property. After all work is complete, Contractor shall have each property owner provide written documentation that their property has been restored to an acceptable level. A copy of the pictures and written documentation shall be provided to the City. Installation of the new water service line (meter to building) shall be coordinated with the City of Meridian and the property owner. The installation shall not be made until approval is received from the City and the property owner. All surface restoration, landscape restoration, sprinkler repair, fence repair and other necessary site repairs due to the installation of the water service line (meter to building) shall be considered incidental to the water service line (meter to building) bid item. All work to install the service line that occurs outside the public right-of-way shall be inspected by the City of Meridian Building Department. Contractor shall coordinate inspection with building department. Service line installation and testing shall be in accordance with the City of Meridian Building Department regulations and the local plumbing code. Payment for this item will be made under: 404.4.1.A.1 — Relocate Existing Water Meter ........................................ Each (EA) 404.4.1.A.1 —Water Service Line (Meter to Building) ......................... linear foot(LF) Payment will not be made without prior approval by the City of Meridian Inspector. 5. 0706.4.1.A.1 —STANDARD 3-INCH ROLLED CURB & GUTTER This item shall be for standard 3-inch rolled curb and gutter including forming, furnishing and installing or constructing joint devices and fillers, furnishing and installing reinforcing steel (unless otherwise specified) miscellaneous embedded items, furnishing, placing, finishing, and curing concrete. Excavation, backfill, and compaction are considered incidental to this item and all other items not itemized in the Bid Schedule. Base materials will be measured and paid under their respective pay items. Concrete fillet for valley gutter considered incidental to this bid item. See ACHD Standard Detail SD-701. Payment for this item will be made under: 0706.4.1.A.1 —Standard 3-inch Rolled Curb &Gutter ......................... linear foot (LF) 6. 0706.4.1.A.5—STANDARD 6-INCH VERTICAL CURB & GUTTER This item shall be for standard 6-inch vertical curb and gutter including forming, furnishing and installing or constructing joint devices and fillers, furnishing and installing reinforcing steel (unless otherwise specified) miscellaneous embedded items, furnishing, placing, finishing, and curing concrete. Excavation, backfill, and compaction are considered incidental to this item and all other items not itemized in the Bid Schedule. Base materials will be measured and paid under their respective pay items. Concrete fillet for valley gutter considered incidental to this bid item. See ACHD Standard Detail SD-701. Payment for this item will be made under: SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 22 0706.4.1.A.5—Standard 6-inch Vertical Curb &Gutter ......................... linear foot (LF) 7. 0706.4.1.113.1 —CONCRETE VALLEY GUTTER This item shall be for concrete valley gutter including forming, furnishing and installing or constructing joint devices and fillers, furnishing and installing reinforcing steel (unless otherwise specified) miscellaneous embedded items, furnishing, placing, finishing, and curing concrete. Excavation, backfill, and compaction are considered incidental to this item and all other items not itemized in the Bid Schedule. Base materials will be measured and paid under their respective pay items. See ACHD Standard Detail SD-708. Payment for this item will be made under: 0706.4.1.B.1 —Concrete Valley Gutter ..................................................... linear foot(LF) 8. 0706.4.1.E.1.5—CONCRETE SIDEWALK, 5" THICKNESS This item shall be for 5-inch thick sidewalk including forming, furnishing and installing or constructing joint devices and fillers, furnishing and installing reinforcing steel (unless otherwise specified) miscellaneous embedded items, furnishing, placing, finishing, and curing concrete. Excavation, backfill, and compaction are considered incidental to this item and all other items not itemized in the Bid Schedule. Base materials will be measured and paid under their respective pay items. See ACHD Standard Detail SD-709. Payment for this item will be made under: 0706.4.1.E.1.5—Concrete Sidewalk, 5"Thickness .......................... square yard (SY) 9. 0706.4.1.G.1 — CONCRETE REPAIR This item shall be for 5-inch thick concrete repair including forming, furnishing and installing or constructing joint devices and fillers, furnishing and installing reinforcing steel (unless otherwise specified) miscellaneous embedded items, furnishing, placing, finishing, and curing concrete. Excavation, backfill, and compaction are considered incidental to this item and all other items not itemized in the Bid Schedule. Base materials will be measured and paid under their respective pay items. Payment for this item will be made under: 0706.4.1.E.1.5—Concrete Repair ...................................................... square yard (SY) 10. 0706.4.1.H.1 —PEDESTRIAN RAMP W/DETECTABLE WARNING DOMES, TYPE "A" This item shall be for pedestrian ramp per ISPWC SD-712A with detectable warning domes including forming, furnishing, and installing or constructing joint devices and fillers, "Traffic Yellow" truncated domes, miscellaneous embedded items, necessary saw-cutting of existing curb & gutter or back of curb to meet ADA standards, furnishing, placing, finishing, and curing concrete. Excavation, backfill, , and compaction are considered incidental to this item and all other items not itemized in the Bid Schedule. Base materials will be measured and paid under their respective pay items. Payment for this item will be made under: SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 23 0706.4.1.H.1 — Pedestrian Ramp w/Detectable Warning Domes, Type "A" ................. each (EA) 11. 0706.4.1.H.2 — PEDESTRIAN RAMP W/DETECTABLE WARNING DOMES, TYPE "G" This item shall be for pedestrian ramp per ACHD Standard Detail SD-712G with detectable warning domes including forming, furnishing, and installing or constructing joint devices and fillers, "Traffic Yellow" truncated domes, miscellaneous embedded items, necessary saw-cutting of existing curb & gutter or back of curb to meet ADA standards, furnishing, placing, finishing, and curing concrete. Excavation, backfill, and compaction are considered incidental to this item and all other items not itemized in the Bid Schedule. Base materials will be measured and paid under their respective pay items. Payment for this item will be made under: 0706.4.1.H.3—Pedestrian Ramp w/Detectable Warning Domes, Type "G.. ................. each (EA) 12. 802.4.1.A.1 —CRUSHED AGGREGATE FOR BASE TYPE 1, %" MINUS ON PAGE 7 OF SECTION 802 OF THE ISPWC, PART 4—MEASUREMENT AND PAYMENT, SUBSECTION 4.1, delete Subsection A and replace with the following: A. Crushed Aggregate for Base: This item shall be paid for by the cubic yard on a plan quantity basis with no final measurement, for which the price and payment shall constitute full compensation for loading, hauling, and placing. 1. Bid Schedule Payment References: 802.4.1.A.1 Bid Schedule Description: Crushed Aggregate for Base Type 1, 1/4" Minus ......cubic yard (CY) 13. 1001.4.1.A.1 —SEDIMENT CONTROL This item shall be for all work associated with erosion and sediment control including preparation and submittal of Sediment and Erosion Control Plans. Includes all appurtenances not itemized in the Bid Schedule. Payment for this item will be made under: 1001.4.1.A.1 —Sediment Control ............................................................... lump sum (LS) 14. 1006.4.1.C.1 — INLET PROTECTION This item includes all labor, materials, and equipment for installing, maintaining, removing, and all other appurtenances not itemized for temporary storm drain and channel protection. Payment for this item will be made under: 1006.4.1.C.1 — Inlet Protection ...................................................... each (EA) 15. 1103 ITEMS—CONSTRUCTION TRAFFIC CONTROL ON PAGE 6 OF SECTION 1103 OF THE ISPWC, PART 3—WORKMANSHIP, SUBSECTION 3.1 - GENERAL, add the following: SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 24 L. Temporary work zone traffic control (TC) equipment placed in public right-of-way under Ada County Highway District (ACHD)jurisdiction shall be placed in accordance with Section 6F.03 of the Manual on Uniform Traffic Control Devices (MUTCD) and as follows. 1. Ground mounted signs installed at the side of the road in rural areas shall be mounted at a height of at least 5 ft, measured from the bottom of the sign to the near edge of the pavement. In business, commercial, and residential districts where parking and /or bicycle or pedestrian movement is likely to occur, or where there are other obstructions to sign visibility, or where there are two or more through lanes in each direction, the distance between the bottom of the sign and the near edge of the traveled way shall be at least 7 ft. 2. Neither portable nor permanent sign supports or barrels should be located on sidewalks, bicycle facilities, or areas designated for pedestrian or bicycle traffic, unless required for construction activities, in which case suitable detours must be provided. Signs mounted lower than 7 ft should not project more than 4 inches into pedestrian facilities. 3. The height to the bottom of a secondary sign mounted below another sign may be 1 ft less than the appropriate height specified above. 4. All traffic control signs that will be left in place for longer than three (3) days shall be mounted on a wood or metal post set at least 30" into the ground or as directed by the Engineer. Temporary installations will be allowed for signs left in place less than three (3) days. All sign supports shall be crashworthy in accordance with NCHRP 350 standards. Exceptions to this are the following signs from the MUTCD: R9-8 through R9-11a (Pedestrian and Sidewalk series), R11 (Road Closed series), W1-6 through W1-8 (Horizontal Arrow series), M4-10 (Horizontal Detour Arrow), or other similar types of signs that are typically mounted on portable barricades. 5. Signs mounted on barricades and barricade/sign combinations shall be crashworthy. 6. Signs mounted on barricades or other portable supports shall be no less than 1 ft above the traveled way. Sign installations of this type shall only be allowed where approved by the Engineer. 7. Signs mounted on barricades shall not cover more than 50% of the top two rails or 33% of the total area of the three rails. 8. Large signs having an area exceeding 50 square feet that are installed on multiple crashworthy posts shall be mounted a minimum of 7 ft above the ground. 9. Temporary work zone traffic control signs that are not needed at the end of the work day are to be covered, turned, or removed from the work site. Signs that are covered or turned shall be delineated by the use of reflective tape, cones, or barrels. Signs mounted on portable supports are not to be rotated to a horizontal orientation; this creates a hazardous obstruction. M. All TC signing and detours are to be in place and approved by the engineer prior to the Contractor starting work. All signing and channelization shall be per the MUTCD, latest edition, and Section 1103 of the ISPWC. The engineer or his representative will be the sole judge in determining the acceptability of the condition and appearance of the traffic control and work zone devices. Devices or signs determined to be in unacceptable condition are to be promptly replaced with materials of acceptable condition and appearance. N. All stop and street name signs will remain installed and visible at their current location at all times. Temporary stop and street name signs shall be provided for traffic control while the permanent signs are being replaced, relocated, or are obstructed. O. The contractor may be required as part of this item to install and move the traffic control drums numerous times as needed to properly control traffic on the project. P. The contractor shall provide informational signs at the being and end of each roadway segment or as directed by ACHD. Informational signs shall have white background with black letters and SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 25 1" black perimeter line. Project name shall have a '/2' border. Sign shall be made of 1/d' billboard plywood or traffic sign aluminum. Signs from previous project with appropriate letter changes may be used if approved by ACHD prior to installation. Attached to type III barricade or install with two crashworthy 4" x 4" posts. 0") Project Sponsored By City Logo Here NAME OF PROJECT 1 ( ") A description of project (2")Contractor: Completion Date:(year/season) For Information Call ACHD at 387-6280 White Background With Black Letters And 1" Black Perimeter Line. Project Name Will Have A Y2" Border. Sign Will Be Made Of 35" Bill Board Plywood Or Traffic Sign Aluminum. Signs From Previous Projects With Appropriate Letter Changes May Be Used If Approved By The Engineer Prior To Installation. Attach To Type III Barricade Or Install With (2) 4x4 Posts. City Logos Vary Per Project And Text Size Of Each City Logo Will Be Similar In Size Compared With The ACHD Logo. INFORMATIONAL SIGN 12 ON PAGE 7 OF SECTION 1103 OF THE ISPWC, Part 4— MEASUREMENT AND PAYMENT, delete subsection 4.1 and add the following: 4.1 An itemized list of all traffic control items installed on the project and their respective certifications shall be delivered to the project inspector within 48 hours of installation. 4.2 The traffic control (TC) devices shall be paid as listed on the bid item schedule. Miscellaneous traffic control items including flashers and flags shall be considered incidental to other traffic control items and no separate payment will be made. 4.3 The accepted quantity of construction signs will be paid for at the contract unit price bid per square foot for the initial installation only. Signs utilized for multiple construction phases shall be paid for at the contract unit price bid per square foot for the initial installation only. Additional payment will not be made for signs that are removed from the project and reinstalled during a later phase of construction. Relocation of signs within the project after the initial installation shall be paid for under the Traffic Control Maintenance item, as authorized by the Engineer. 4.4 Traffic Control Maintenance and flagging are to be initiated only by authorization of the project inspector. TC Maintenance personnel and Flaggers are to notify the project inspector upon arrival on site. Invoices for TC Maintenance and Flagger hours are to be provided to the project inspector within 48 hours of the day the activity took place. 4.5 The cost to cover, relocate and/or reinstall existing permanent traffic control signs as required within the construction limits shall be incidental to the other traffic control items of work, and no separate payment shall be made. This work shall be performed in accordance with the Manual on Uniform Traffic Control Devices, current edition. ON PAGE GC-16 OF THE ACHD GENERAL CONDITIONS, ITEM 29—VARIATIONS IN QUANTITIES, add the following to the second paragraph: This paragraph shall not apply to Section 1103 bid items. SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 71h Street Page 26 ON PAGE 7 OF SECTION 1103 OF THE ISPWC, PART 4— Measurement and Payment, add the following to Section 4.1.B: Informational signs required for the project shall be included in the measurement and payment of the Traffic Control Signs. 16. 1134.05.21 — PAVEMENT MARKINGS (THERMOPLASTIC) Measurement: Pavement markings (e.g. stop bars, crosswalks, symbols, arrows and word markings) will be measured by the square foot for the actual area covered. Payment:The unit contract prices for the bid items listed below shall be full compensation for furnishing all labor, tools, materials, and equipment necessary or incidental for the completion of the work as herein specified. All traffic stripes, pavement markings, channelizers and delineators shall comply with the latest edition of the Manual on Uniform Traffic Control Devices (MUTCD) and these Supplemental Provisions (see ACHD Standard Details TS-1112 &TS-1113). Payment will be made for this section under the following items: 1134.05.21 —Pavement Markings (Thermoplastic) ....................................... square foot(SF) 17. 1135.01.07— RELOCATED ROADSIDE SIGN Description:All signs, poles and related hardware shown on the plans to be relocated shall be removed and delivered to the ACHD Traffic Operations Sign Shop. The ACHD Sign Crew Chief shall inspect the condition of the sign, pole and related hardware. If the sign, pole and hardware are in an acceptable condition, they shall be reissued. Any sign, pole or related hardware that is not in an acceptable condition shall be replaced by ACHD. If ACHD determines that a sign is not in an acceptable condition and does not have the replacement sign in stock, then ACHD will either make or purchase a new replacement sign. Replacement signs should be provided to the Contractor within three weeks of sign inspection. All sign removals shall be done at the appropriate time as determined by the ACHD Traffic Engineer or the ACHD Resident Project Representative. Signs may need to be relocated one or more times before final relocation or removal. All costs associated with these relocations shall be incidental to other items in the contract. The ACHD Traffic Operations Sign Shop is located at: 3700 Adams St. Garden City, ID 83714 All deliveries shall be coordinated with the ACHD Traffic Operations Supervisor a minimum of two days in advance. Signs shall be carefully removed to prevent damage. Any sign damaged or destroyed due to the Contractor's negligence shall be replaced by the Contractor at no cost to ACHD. Sign removal shall be paid for as provided in the contract documents. If the contract documents do not provide a specific bid item for removal and salvage of roadside signs, then removal and salvage of roadside signs shall be incidental to other items in the contract. Sign installation shall be paid for as provided herein. Measurement: Roadside sign relocation shall be measured by the unit from actual count. One or more sign panels mounted on a post will be counted as one single roadside sign relocation. SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 27 Payment: The unit contract prices for the bid items listed below shall be considered full compensation for furnishing all labor, tools, materials and equipment necessary or incidental for the completion of the work as shown on the Plans and these Supplemental Provisions. All signs shall comply with the latest edition of the Manual on Uniform Traffic Control Devices (MUTCD) and these Supplemental Provisions (see ACHD Standard Detail TS-1114). Payment will be made for this section under the following items: 1135.01.07 —Relocate Roadside Sign ................................................... each (EA) 18. 2010.4.1.A.1 — MOBILIZATION This item includes all labor, material and equipment required to perform the work as specified. All mobilization costs for subcontractors is considered incidental to this bid item. Payment will be made for this section under the following items: 2010.4.1.A.1 — Mobilization ....................................... lump sum (LS) SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 28 SPECIAL PROVISIONS 1. SP 02020—GRAVEL REPAIR Description:This item shall include all costs associated with the repair of existing gravel driveway accesses abutting the project to match the grades of new back of sidewalk and existing gravel. Locations for repairs are shown on the plans or as directed in the field by the Engineer. Materials & Workmanship:This item shall include excavation and/or borrow, construction of necessary embankment, labor, equipment, and materials necessary to complete placement of a 6- inch thickness of 3/4" aggregate base course, on a compacted subgrade. Materials shall meet the requirements of Section 802. Measurement and Payment:Gravel Repair will be measured per square yard and shall include all labor, equipment, and material necessary for the completion of the bid item. Payment for this item will be made under: SP 02020 Gravel Repair ................................................................................per square yard (SY) 2. SP 11551 — PEDESTRIAN TEMPORARY TRAFFIC CONTROL PLAN Description:This work shall consist of preparation and implementation of a Pedestrian Temporary Traffic Control (TTC) Plan as needed in the construction area inclusive to provide temporary facilities, including reasonably safe pedestrian routes around the Contractor's work in accordance with the Americans with Disabilities Act (ADA). Materials:All materials (signs, barricades, temporary facilities and appurtenances) shall be in accordance with the Americans with Disabilities Act of 1990 (ADA) and Manual on Uniform Traffic Control Devices (MUTCD). Workmanship:The Contractor shall develop a Pedestrian TTC Plan for work at the construction site based upon his planned construction operation. The Contractor shall submit a written outline of the TTC plan along with a layout of all temporary facilities, barricades and signing for review and approval prior to construction. The TTC plan shall provide the following: 1. The needs and control of pedestrians and bicyclists within the roadway and/or public right-of-way, including persons with disabilities in accordance with the Americans with Disabilities Act of 1990 (ADA), Title II, Paragraph 35.130)through a temporary traffic control "TTC"zone shall be an essential part of highway construction, utility work, maintenance operations, and the management of traffic incidents. The primary function of TTC is to provide for the reasonably safe and efficient movement of road users through or around TTC zones while reasonably protecting workers, responders to traffic incidents, and equipment. 2. Temporary facilities, including reasonably safe pedestrian routes around work sites, are also covered by the accessibility requirements of the Americans with Disabilities Act of 1990 (ADA) (Public Law 101-336, 104 Stat.327, July 26, 1990. 42 USC 12101-12213 (as amended)). Implementation of TTC plans and installation and maintenance of devices shall be the responsibility of the Contractor performing the construction, alteration and/or maintenance of the roadway or public right-of-way. When an existing continuous sidewalk or street crossing route cannot be maintained for pedestrians because of construction, either temporary walkways with curb ramps are to be provided, or the construction shall be phased to maintain access to the affected addresses. Contractors shall be allowed flexibility as long as the requirements are met. 3. The location of the construction project and whether or not accessible facilities are present shall also determine the extent of the needed temporary facilities. The Contractor is only required to SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 29 maintain practical continuity where accessible facilities already exist. On low speed rural roads that do not have sidewalks and are used by bicyclists, no additional measures are needed as the bicycles can share the available travel lanes with other traffic. On moderate to higher speed rural roads, if a bike lane exists then it should be properly detoured, complete with signage, to provide a safe route through or around the work area. If a road or bridge project affects vehicular traffic to a business, residence, school or any other type of pedestrian generating location with existing accessible facilities, then pedestrian and handicapped access must be maintained. 4. A continuous route for all pedestrians, including the disabled and bicyclists, shall be maintained at all times. When existing pedestrian facilities are disrupted, closed, or relocated in a TTC zone, the temporary facilities shall be detectable and include accessibility features consistent with the features present in the existing pedestrian facility. The temporary route should enable pedestrians to bypass the construction site while minimizing the retracing of their steps or going significantly out of their way. Additional consideration must be given to the disabled since they may not have the physical or cognitive ability to improvise (e.g. balancing along the curb or a very narrow path) or use unofficial alternatives (e.g. using an adjacent grass surface). Temporary routes must meet the accessibility guidelines of the ADA for permanent facilities and shall be marked with the proper signage. Should existing crosswalks at signalized intersections be closed or made inaccessible, temporary crosswalks should be painted in an accessible location. Temporary signals should include pedestrian phases. 5. Contractors shall not block temporary walkways with Contractor parking, materials piles, signs, rubble or rubbish. Construction equipment and equipment operation must be separated from the temporary walkways. At work zones where higher volumes of pedestrian traffic or school children exist, pedestrian fences or other protective barriers may be needed to prevent access into the construction area. 6. Detour and diversion routes, when used for pedestrians and bicyclists, should be evaluated for the following items: a. Direct conflicts between pedestrians and vehicular traffic, work vehicles, and other work activities must be reduced with protective barriers or continuous high contrast fencing (min 36" high with a 6" high toe board). See Manual on Uniform Traffic Control Devices (MUTCD) 6F.68 and 6D.02. b. Temporary pedestrian facilities should provide safe, accessible routes that replicate as nearly as practical the most desirable characteristics of the existing facility, and parallel the disrupted route whenever possible. A smooth, continuous hard surface should be provided throughout the entire length of the temporary pedestrian facility. There should be no curbs or abrupt changes in grade or terrain that could cause tripping or be a barrier to wheelchair use. The geometry and alignment of the facility should meet the applicable requirements of the Americans with Disabilities Act Accessibility Guidelines (ADAAG)for Buildings and Facilities. See MUTCD 6D.01 and 6D.02. c. Advance information placed at appropriate distances before the work zone allowing pedestrians to make timely decisions about routes through or around the work zone. See MUTCD 6F.14. d. Transition information allowing pedestrians to find a safe path through and around work zones, which is critical when the pathway is restricted, diverted or detoured. See MUTCD 6F.14. e. Work area information assisting in safe passage of pedestrians through the work zone. This information is needed on all pedestrian routes except detours. See MUTCD 6F.14. f. Exit information directing pedestrians back to the original route. See MUTCD 6F.14. SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 30 g. Crosswalk placement at intersections may need additional signage, temporary striping, traffic signal modification, pedestrian signals with audible alarms if justified, proper push button height, and ramps. See MUTCD 6H.29, 6F.80, and 4E.06. h. Accommodations for other transit forms (busses, trains etc.) are made. See MUTCD 6D.02. i. Requirements of the ADAAG and MUTCD are adhered to. j. Access is maintained to the affected businesses and residences. k. Frequent checks of the pedestrian and bicycle accommodations are made during construction to ensure that the temporary traffic control plan is followed, traffic control devices are maintained in good condition, and safe, accessible pedestrian and bicycle routes are available at all times. Upon approval the Contractor shall implement the prepared TTC plan. The Contractor shall be responsible for all work associated with the TTC plan including all initial placement, maintenance, relocations, and removal of all signs, barriers and temporary facilities. Measurement and Payment:Traffic control devices used for the pedestrian or bicycle detour will be paid under their respective bid items when applicable. Relocation of each device to another location shall be paid under Traffic Control Maintenance. This item includes all work to design, submit, modify, inspect, and manage the Pedestrian Temporary Traffic Control Plan. Additional materials, labor, and equipment needed to complete and maintain the approved pedestrian detour will be measured and paid for by Force Account. Payment for this item will be made under: SP 11551 — Pedestrian Temporary Traffic Control Plan............................................force account (FA) 3. SSP 06013—STORMWATER MANAGEMENT PLAN PREPARATION & IMPLEMENTATION Description:This item shall consist of all work associated with contractor plan preparation and approvals to meet the requirements of the National Pollutant Discharge Elimination System (NPDES) Construction General Permit(CGP) and/or the Construction Site Discharge Control (CSDC) Program as required. The contractor is considered an operator having day-to-day control as defined in the EPA CGP; therefore, the contractor is a co-permittee with ACHD in the implementation of the CGP requirements. A Stormwater Pollution Prevention Plan (SWPPP)will be accepted by ACHD in lieu of the CSDC Plan provided that the SWPPP meets the CSDC Program requirements listed in 8305 and 8306 of the ACHD Policy Manual. Workmanship:The contractor is responsible for the completion, submittal, and implementation of the ACHD provided SWPPP drawing and narrative, filing of the Notice of Intent (NOI), and filing of the Notice of Termination (NOT). The CGP and instructions for completing the NOI and NOT forms can be found on the EPA website: http://www.epa.gov/npdes/stormwater/cgp., The SWPPP shall have been prepared and submitted to ACHD for acceptance prior to the filing of the NOI. Prior to filing the NOT, the conditions listed in Part 5 of the CGP shall be met. Once a SWPPP has been prepared, the Contractor and ACHD shall both submit an electronic NOI on the website listed above. There is a fourteen-calendar day wait after the acknowledgement of receipt has been posted on the EPA website for the SWPPP to be considered approved and construction allowed to commence. Prior to starting construction, the ACHD accepted SWPPP/CSDC Plan must be implemented. No Construction Activity or Land Disturbing Activity will be allowed to commence until the Contractor has SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 31 fully implemented the accepted SWPPP/CSDC Plan as required by the District and set forth in the ACHD Policy Manual. Additionally the contractor is responsible for installing, maintaining, and removing all Best Management Practices (BMPs) and for all documentation required to keep the SWPPP current. For compliance with the District's CSDC Program, the SWPPP/CSDC Plan should address all potential pollutants outlined in the ACHD Policy Manual. A Rainfall Erosivity Waiver is available and defined in Appendix D, Part A of the CGP. If the waiver is utilized, and the conditions on which the waiver is based change, the contractor is responsible for updating the waiver and/or development and implementation of a SWPPP. BMPs for controlling pollutant transport from the construction site can be found in a number of publications including, but not limited to: a) Idaho Department of Environmental Quality, Catalog of Storm Water Best Management Practices for Idaho Cities and Counties: Phone: (208) 373-0502 or on the internet: http://www.deq.state.id.us/water/stormwater—CataIog/index.asp b) United States Environmental Protection Agency—Region 10: (800)424-4372 or on the internet at: www.epa.gov/rlOearth/stormwater.htm c) City of Meridian Planning and Development Services: phone: 208-887-2211 d) Idaho Transportation Department, Erosion and Sediment Control Manual, phone: (208) 334-8476 Measurement and Payment: Payment for work items to implement the SWPPP or CSDC shall be per other specific bid items noted in this contract. Payment for this plan preparation and approval item will be made under: SSP 06013 - Stormwater Management Plan Preparation & Implementation............ lump sum (LS) 4. SSP 08125—ASPHALT REPAIR—OTHER Description:This item shall include all work and costs associated with the repair of existing local roads, asphalt driveways, parking lots, and sidewalks abutting the project to match the grade of curbs, sidewalks, driveway approaches, and existing asphalt. Materials:This item shall include excavation, labor, equipment, and materials necessary to complete placement of a 4" (inch)thickness of 3/4" (inch) aggregate base course, on a compacted sub-grade, and a 3" (inch)thickness of/2" SP-3 Plant Mix Asphalt in accordance with Section 814 of the ACHD supplement to the ISPWC. The asphalt cement performance grade shall be PG 64-28 and shall contain '/2% of heat-stable anti-stripping agent per ton of asphalt cement added immediately prior to use at the location of the asphalt batch plant. Asphalt tack material shall be an SS-1 emulsified asphalt diluted as specified in accordance with ISPWC Division 800—"Aggregate and Asphalt." Workmanship:This item shall also include all costs associated with the furnishing and placement of an asphalt tack coat on the lip of the gutter and on the edges of previously placed asphalt. Measurement and Payment: Material costs associated with the furnishing and placement of an asphalt tack coat on the lip of the gutter and on the edges of previously placed asphalt are considered incidental to this item. All placed asphalt paid under this item shall be measured by the square yard. SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 32 Payment for this item will be made under: SSP 08125 -Asphalt Repair-Other..................................... square yard (SY) 5. SSP 11010 - REMOVE AND RESET YARD LIGHT Description: This item shall include all labor, equipment and material necessary to remove and reset the existing residential yard lighting poles and appurtenances where indicated on the plans or as directed by the Engineer. Materials: Poles and appurtenance materials damaged by the Contractor shall be replaced in-kind at no additional cost to the ACHD. The Contractor shall replace existing materials that are deteriorated and not suitable for use during relocation of the yard lighting. The cost of all new materials required to relocate the yard lighting shall be included in the unit cost for this item and no separate payment will be made. Workmanship: The Contractor shall use appropriate care during the removal, salvage, and relocation process to avoid damaging existing materials. Measurement and Payment: This item shall be paid per each installation outlined in the contract documents. It shall include all costs associated with removing, salvaging, providing, and installing all items necessary to relocate the yard lighting, complete in place, in working order to the satisfaction of the owner. Payment for this item will be made under: SSP 08125— Remove and Reset Yard Light ........................................... each (EA) 6. SSP 20113— CONCRETE BLOCK RETAINING WALL Description:This item shall include all work and costs associated with the installation a concrete block retaining wall to match the line and grade shown on the plans. Workmanship: Workmanship shall meet the manufacturer's requirements. This item shall also include excavation, labor, equipment necessary to complete is installation of the concrete block retaining wall to the line and grade shown on the plans. Submit the manufacturer's certification for the type and size of concrete block wall for review to the Engineer for review. Measurement and Payment: Concrete Block Retaining Wall will be measured by the square foot based on the face of the retaining wall, including buried portion and includes all labor, equipment and material necessary for the completion of the bid item. Excavation, backfill, and leveling course is considered incidental to this item. Payment for this item will be made under: SSP 20113—Concrete Block Retaining Wall......................................................square foot (SF) 7. SSP 25080 - REMOVE & RESET MAILBOX Description: This item consists of furnishing all labor, equipment and material necessary to remove existing mailboxes and supports, make temporary arrangements to assure uninterrupted mail service SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 33 during construction, and install new mailboxes and supports. Materials: All materials shall conform to the ISPWC and the ACHD revisions and supplements except as noted herein. Mailbox post support and foundation shall conform to Section 1105 for a D-1 (4-inch by 4-inch)wood post. Mailboxes shall be Postmaster General approved. Workmanship: The existing mailbox and support shall be removed and returned to the owner. A new mailbox, the same size and shape as existing, shall be furnished and installed on a wood post support and foundation. The name and address as shown on the existing mailbox shall be placed on the new mailbox. Should the owner be satisfied with the condition of the existing mailbox, the Contractor may reinstall the existing mailbox at the end of construction. The final location shall be marked in the field by the Engineer. Mail service shall not be disrupted. Access to mailbox shall be provided at all times. An acceptable temporary mailbox stand may be installed by the Contractor during construction operations prior to installation of the new mailbox and support. Measurement and Payment: Remove and Reset Mailbox will be measured per each new and final post installation and shall include all labor, equipment and material necessary for the completion of the bid item, including all work necessary to assure uninterrupted mail service during construction. The accepted quantity for Remove and Reset Mailbox will be paid at the contract unit price for the item listed below. The cost of the temporary mailbox and support is considered incidental to this bid item and no additional payment will be made. Payment for this item will be made under: SSP 25080 - Remove & Reset Mailbox .............................................................each (EA) 8. SSP 29064—SOD REPAIR (INCLUDE 4" TOP SOIL) Description:This item consists of furnishing all labor, equipment and material necessary to repair lawn areas with sod as shown on the plans or as directed by ACHD. Materials:Topsoil shall be paid under its respective item outlined in the contract documents. Fertilizers shall be paid under and meet the requirements specified in its respective item outlined in the contract documents. Sod shall consist of Merrion, Parks, Delta or Windsor Kentucky Bluegrass or combinations of approved fine textured grasses suitable for the area to be sodded and closely matching adjacent grass. Sod repair shall take place only on those disturbed areas which currently have established lawns, or as shown on the project plans or directed by the Engineer. Workmanship:The lawn areas shall be tilled to a minimum depth of 6 inches by such means as will loosen the soil and bring it to condition suitable for fine grading. Prior to and during the operation, the surface shall be made free of vegetative growth. All stones, hard clods, roots, sticks, debris and other matter encountered during tilling which are detrimental to the preparation of a good seed bed, or which are toxic to the growth of grass, shall be removed. Four inches of topsoil shall then be placed under the areas to receive sod. The area shall be floated and rolled to bring it to the finished grade. All irregularities in the surface that form pockets where water will stand shall be smoothed out to provide good drainage. The finished grade of lawn area adjacent to walks, curbs, driveways and pavements shall be approximately 1 inch below adjacent grades. SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 34 Fertilizers shall be spread evenly over the cultivated areas at a rate outlined under that respective item. Sod shall be placed in straight strips. The joints between strips shall be butted together, tight and without gaps. Sod shall be placed in a manner to stagger the end joints of the rolls. The sod shall be rolled with a 100-pound roller after placement. The surface of the finished sod shall be smooth, uniform and mowable. The Contractor shall supply a letter to the property owner once the sod is installed notifying them the sod is installed and giving them a suggested watering schedule. Contractor shall notify property owner in writing if property owner is not following the suggested watering schedule. A copy of the letter will be forwarded to the Engineer. Measurement and Payment: Lawn areas outside the construction limits that are damaged by the Contractor shall be repaired in accordance with this special provision at the Contractor's expense. Sod Repair will be measured per square yard of ground surface on which sod is installed and shall include all labor, equipment and material necessary for the completion of the bid item. Topsoil and Fertilizer are incidental to this bid item. Excavation, grading, and compaction is considered incidental to this bid item. ITEM 29, "VARIATIONS IN QUANTITIES", ON PAGE GC16 OF THE ACHD GENERAL CONDITIONS, SECOND PARAGRAPH, shall not apply to this bid item. Payment for this item will be made under: SSP 29065 - Sod Repair(Include 4" Top Soil) ............................................. square yard (SY) 9. SSP 29067B - REPAIR LANDSCAPING Description: This item consists of furnishing all labor, equipment and material necessary to repair the existing landscaping at locations shown on the plans or as directed by ACHD. Materials: All materials shall conform to the ISPWC and the ACHD ADOPTED REVISIONS AND SUPPLEMENTS, if applicable, and shall be equal to, or of better quality than existing materials. Materials may include landscape edging, brick pavers, landscaping bark, perma-bark, small bushes, trees smaller than 2-inch caliper, various annuals, perennials and grasses or other plants and materials as required. Workmanship:The Contractor shall photograph the landscape repair areas prior to construction to document the existing landscaping and shall furnish copies of the photos to ACHD prior to commencing landscape repair. The Contractor shall replace landscaping to equal or better condition. Measurement and Payment: Repair Landscaping will be measured for each respective item placed by the square yard and shall include all labor, equipment and material necessary for the completion of the bid item. ITEM 29, "VARIATIONS IN QUANTITIES", ON PAGE GC16 OF THE ACHD GENERAL CONDITIONS, SECOND PARAGRAPH, shall not apply to this bid item. Payment for this item will be made under: SSP 29067E—Repair Landscaping................................................... square yard (SY) SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 35 10. SSP 29090—TRIM TREE Description:This item consists of furnishing all labor, equipment and material necessary to trim existing tree branches and prune roots at the location shown on the plans, as directed in these specifications, or as directed by the Engineer. In general, tree trimming shall be kept to a minimum to establish clearance for sidewalks, bike lanes, and travel lanes, and to provide a balanced looking tree when completed. Materials and Workmanship:The Contractor shall coordinate the work with the Engineer prior to commencing trimming. Tree trimming and root pruning shall be performed under the direct on-site supervision of a licensed arborist. Trim existing tree branches that hang over the sidewalk areas that are less than eight feet above the finished elevation. Prune tree roots within 3 inches of the back of curb to a depth of 18 inches. Trees to be trimmed and pruned will be identified on the plans or identified by the Engineer. Measurement and Payment:Trim Tree will be measured per each tree trimmed and shall include all labor, equipment and material necessary for the completion of the bid item. ITEM 29, "VARIATIONS IN QUANTITIES," ON PAGE GC-16 OF THE ACHD GENERAL CONDITIONS, SECOND PARAGRAPH, shall not apply to this bid item. Payment for this item will be made under: SSP 29090—Trim Tree.................................................................Per Each 11. SSP 29093- REMOVE TREE 6"+ Description: This item shall include all work and costs associated with the removal of trees measuring 6 inches or more in diameter, measured 2 feet above the ground. Workmanship: The entire tree shall be removed, including the stump and roots, or if removal of the roots could damage nearby structures or utilities, the Contractor shall grind up the stump and shallow roots. Grinding operations shall be included in the unit contract price for this item. Measurement and Payment: The removal of trees less than 6 inches in diameter and all stumps will not be paid for separately but shall be considered as incidental to the work of removal of obstructions. Trees for removal shall be marked in the field by the Engineer prior to removal. Payment for this item will be made under: SSP 29093 - Remove Tree 6"+............................................................Per Each 12. SSP 29101 — REMOVE & RESET SPRINKLER SYSTEM Description:This item consists of furnishing all labor, equipment, and material necessary to remove existing sprinkler systems, install and maintain temporary sprinkler systems during construction, adjust/relocate existing sprinkler systems, or install new sprinkler systems at the locations shown on the plans or as directed by the Engineer. Materials:All materials shall conform to the ISPWC and all ACHD ADOPTED SUPPLEMENTS and shall be equal to, or of better quality than, existing materials. Additional compensation may be SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 36 granted through a change order for sprinkler lines greater than 1 '/2" diameter, required backflow preventers, and new controllers, if necessary. Workmanship: Prior to commencement of construction, the Contractor shall document the locations of existing sprinkler systems within the construction zone. Documentation shall include, but is not limited to, type and location of existing sprinkler heads, pipe, controllers, valves, and control wires. Documentation shall be provided to the Engineer prior to demolition of existing sprinkler systems. Costs associated with providing documentation of existing sprinkler systems shall be considered incidental to this item. Adjusted/relocated sprinklers shall be installed to restore adequate coverage to remaining landscape areas and new sod areas. Over-spray onto the roadway and sidewalks will not be allowed. Existing sprinklers in the project area shall be adjusted to prevent over-spray onto the roadway and sidewalks as directed by the Engineer. The Contractor shall maintain all sprinkler systems outside of the construction zone that are impacted by the Contractor's activities. This may require the Contractor to install temporary sprinkler main lines around the construction zone. All costs associated with installing and maintaining temporary sprinkler systems and providing temporary water during construction shall be considered incidental to this item. Contractor shall cut and cap existing lines and supplement existing systems with additional materials, as necessary. Measurement and Payment: Remove and Reset Sprinkler System shall be measured by the lump sum for mainline and lateral pipe, and sprinkler heads that are adjusted/relocated or newly installed, and shall includes all labor, equipment, and material as necessary for completion of the bid item. Additional items that may be necessary to complete a properly functioning sprinkler system are considered incidental to this item. ITEM 29, "VARIATIONS IN QUANTITIES", ON PAGE GC16 OF THE ACHD GENERAL CONDITIONS, SECOND PARAGRAPH, shall not apply to this bid item. Payment for this item will be made under: SSP 29101- Remove & Reset Sprinkler System...............................................................lump sum (LS) SPECIAL PROVISIONS December 30, 2025 City of Meridian: LMA Walkability NW 7ch Street Page 37 xhimblot onners Ferry (; ITY OF MERIDIAN Sa dpoint Post Falls Coeu d'Alene 90 LMA WALKABILITY NW 7TH ST 0 Kellogg St. Maries Orofino December 2025 Lewiston 12 • Neerce Gprangeville ' 100% CONSTRUCTION PLANS Elk City 95 Salmon Sheet List Table New Meadows McCall Sheet Number Sheet Title ounci 95 Cascade Challis G-001 TITLE Weiser Ov, IDIA PROJECT Dubois ayett 5 93 �St. thony � V � �••� G-002 CIVIL NOTES LOCATION Id ell 15 Thornton BOISe •Ketchum Arco �0 Driggs G-003 STANDARD LEGEND ampa • Hailey 20 Rigby 4 20 Fairfield Idaho Falls G-004 STANDARD LEGEND Moreland Blackfoot Mountain Gooding Home • Shoshone Pocatello C-100 SURVEY CONTROL Jerome Rupert Americ n •Soda Springs r(C�(F(E1Fk,1DIAN;-- Twin Falls 00 86 Falls Mont elie C-101 BID SCHEDULING Burley p - _' 84 Malad Paris City 0 Preston C-200 TYPICAL SECTION C-201 PLAN 0 AREA MAP C-202 CONTINUATION SHEET o C-203 PLAN c� I NSteve O'Brien 0 C-204 PLAN 1/20/2026 N � LDIR-2025-0021 CD C-205 PLAN w w_ Plans Are Accepted For Public C-206 CONTINUATION SHEET Q � Street Construction C-207 GRADING DETAILS U Z By stamping and signing the improvement plans,the Registered LU Engineer ensures the District that the plans conform to all District C-301 TEMPORARY TRAFFIC CONTROL PLAN policies and standards. Variances or waivers must be specifically and previously approved by the District in writing. Acceptance of PROJECT the improvement plans by the District does not relieve the C-302 PEDESTRIAN TEMPORARY TRAFFIC } Registered Engineer of these responaibilities. CONTROL PLAN SITEBYE DATE, 12/17/2025 m Y ADA COON HIGHWAY DISTRICT J >Q i Q PROJECT NO . 07-24- 122 W CHERRY LN REUSE OF DOCUMENTS NI N J-U-B GRANTS TO CLIENT A NONEXCLUSIVE, NON-TRANSFERABLE LICENSE TO USE THE DRAWINGS, SPECIFICATIONS AND/OR CONTRACT DOCUMENTS I� 1 (DOCUMENTS)AS FOLLOWS: O U CLIENT MAY MAKE AND RETAIN COPIES OF THE DOCUMENTS FOR REFERENCE, BUT J-U-B SHALL RETAIN ALL COMMON LAW,STATUTORY AND OTHER W W RESERVED RIGHTS, INCLUDING THE COPYRIGHT THERETO,AND THE SAME SHALL NOT BE REUSED ON THIS PROJECT OR ANY OTHER PROJECT WITHOUT = z J-U-B'S PRIOR WRITTEN CONSENT. DISTRIBUTION OF DOCUMENTS TO MEET REGULATORY OR PERMITTING REQUIREMENTS, OR FOR SIMILAR PURPOSES, IN O o' I— Q CONNECTION WITH THE PROJECT, INCLUDING BUT NOT LIMITED TO DISTRIBUTION TO CONTRACTORS OR SUBCONTRACTORS FOR THE PERFORMANCE OF a MERIDIAN MIDDLE >ti THEIR WORK, IS NOT TO BE CONSTRUED AS PUBLICATION ADVERSELY AFFECTING THE RESERVED RIGHTS OF J-U-B. THE DOCUMENTS ARE NOT INTENDED SCHOOL > FOR USE IN CREATING DTM FOR GRADING OR EARTHWORK, SURVEY STAKING LAYOUT(UNLESS SPECIFICALLY IDENTIFIED AS SUCH IN THE DOCUMENTS),OR W ■ ■ PROPERTY BOUNDARY LAYOUTS. Z Q ANY REUSE WITHOUT WRITTEN CONSENT BY J-U-B,OR WITHOUT VERIFICATION OR ADOPTION BY J-U-B FOR THE SPECIFIC PURPOSE INTENDED BY THE 0 z REUSE,WILL BE AT CLIENT'S SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO J-U-B.THE CLIENT SHALL RELEASE, DEFEND, INDEMNIFY,AND HOLD W J-U-B HARMLESS FROM ANY CLAIMS, DAMAGES,ACTIONS OR 2 CAUSES OF ACTION, LOSSES,AND EXPENSES, INCLUDING REASONABLE ATTORNEYS'AND EXPERT 0 FEES,ARISING OUT OF OR RESULTING FROM SUCH REUSE. 6 J-U-B ENGINEERS, INC. IF THE DOCUMENTS ARE PROVIDED IN ELECTRONIC FORMAT,THE ELECTRONIC DOCUMENTS ARE SUBJECT I— W C TO THE PROVISIONS OF J-U-B'S"ELECTRONIC DOCUMENT/DATA LIMITED LICENSE"FOUND AT U EDOCS.JUB.COM J C 2760 W. Excursion Ln., suite 400, Meridian, ID 83642 NOTICE AND DISCLAIMER w p 208 376 7330 W WWW.JUb.COiTI THE PLANS AND/OR SPECIFICATIONS(DOCUMENTS)ARE THE PROPERTY OF J-U-B ENGINEERS, INC. ("J-U-B")AND BY USING THE DOCUMENTS YOU AGREE TO 0 F`i? I T] BE BOUND BY THE TERMS AND CONDITIONS IN THIS NOTICE AND DISCLAIMER. �i -L 11 O THE USE OF THE DOCUMENTS CREATES NO DUTY IN CONTRACT,TORT, EQUITY OR OTHERWISE OF J-U-B TO THE USER. THE USER SHALL NOT(1) U DISSEMINATE THE DOCUMENTS,OR ANY PART THEREOF,TO OTHERS WITHOUT THE WRITTEN CONSENT OF J-U-B,OR(II)USE THE DOCUMENTS,OR ANY VICINITY MAP THE GATEWAY PART THEREOF, FOR ANY USE OTHER THAN AS DESIGNATED HEREIN FOR THE INTENDED PROJECT. THE DOCUMENTS ARE NOT INTENDED FOR USE IN it CREATING DTM FOR GRADING OR EARTHWORK,SURVEY STAKING LAYOUT(UNLESS SPECIFICALLY IDENTIFIED AS SUCH IN THE DOCUMENTS), OR PROPERTY LANGDON MAPPING BOUNDARY LAYOUTS. CN GROUP INC. J-U-B AND ITS AGENTS SHALL NOT BE LIABLE FOR ANY DAMAGES OR CLAIMS ARISING OUT OF THE UNAUTHORIZED USE OR MISUSE OF THE DOCUMENTS , N OR ANY PART THEREOF,WHETHER SUCH DAMAGE OR CLAIM IS BASED IN CONTRACT,TORT OR OTHERWISE. THE USER HEREBY RELEASES AND SHALL LAST UPDATED: 12/11/2025 r DEFEND, INDEMNIFY AND HOLD J-U-B AND ITS AGENTS HARMLESS FROM ANY DAMAGES OR CLAIMS ARISING OUT OF,OR RELATED IN ANY WAY TO,THE `" J-U-B FAMILY OF COMPANIES USER'S UNAUTHORIZED USE OR MISUSE OF THE DOCUMENTS,OR ANY PART THEREOF. SHEET NUMBER: IF THE DOCUMENTS ARE PROVIDED IN ELECTRONIC FORMAT,THE ELECTRONIC DATA SOURCES OF THE DOCUMENTS ARE PROVIDED WITH NO WARRANTY ca OF ANY KIND,WHETHER EXPRESS OR IMPLIED, INCLUDING WITHOUT LIMITATION,ANY REPRESENTATION OR WARRANTIES OF ACCURACY,QUALITY, 0 COMPLETENESS, OMPATIBILITY WITH SYSTEMS, DRAWINGS NOT PRINTING TO SCALE,TRANSLATION ERRORS,AND OTHER PROBLEMS WITH USE. G-001 6 dI - I (rJU-B ), GENERAL NOTES 15. CONTRACTOR IS TO LOCATE AND PROTECT ALL EXISTING 29. ACCURATE AS-BUILT DRAWINGS, INCLUDING PROFILE, SHALL BE 5. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING UTILITIES AND BE RESPONSIBLE FOR DAMAGES TO EXISTING SUBMITTED TO THE ENGINEER WITHIN 30 DAYS OF PROJECT CONTINUOUS WATER SERVICE TO ALL EXISTING WATER USERS J-U-B ENGINEERS, INC. 1 . CITY OF MERIDIAN AND THE ENGINEER HAVE JURISDICTION OVER UTILITIES AND EXISTING IMPROVEMENTS AS A RESULT OF THE COMPLETION. AFFECTED BY CONSTRUCTION. IF WATER SERVICE MUST BE THIS PROJECT. CONTRACTOR SHALL OBTAIN ALL NECESSARY CONTRACTOR'S CONSTRUCTION ACTIVITIES. INTERRUPTED, THE CONTRACTOR SHALL COORDINATE WITH THE z PERMITS AND BUSINESS LICENSES PRIOR TO CONSTRUCTION. PUBLIC WORKS INSPECTOR. _ J N � o co 2. CONTRACTOR IS RESPONSIBLE FOR DUST ABATEMENT AND ANY 16. ALL SIDEWALKS, PEDESTRIAN CURB RAMPS, CURB FLOW LINES, 6. T IS THE INTENT OF THIS PROJECT THAT ALL NEW WATER LINE WORK .2 M ti LIABILITY ISSUES RELATED TO DUST AT ANY LOCATION WHICH AND ASPHALT COUNTER SLOPES MUST BE CONSTRUCTED TO BE PERFORMED IN CONJUNCTION WITH ACHED'S ROADWAY LLI L 00 DO m 0 MAY BE CAUSED BY THIS PROJECT. MEET THE STANDARDS SET BY THE AMERICANS WITH RECONSTRUCTION PROJECT. ALL WATER LINE WORK SHALL BE W U " 0 co DISABILITIES ACT (ADA). CLEAR WIDTHS AND CURB RAMP WIDTHS CLOSELY COORDINATED WITH THE PRIME CONTRACT TO MINIMIZE 06 3. THE CONTRACTOR IS RESPONSIBLE FOR TRAFFIC CONTROL AND ARE TO BE CONSTRUCTED AT 48 INCH MINIMUMS. PRIOR TO ANY THE AMOUNT OF TRENCH WORK IN THE PAVED AREAS THAT MUST (� w coo PROTECTION OF PEDESTRIANS IN AND AROUND THIS WORK. CONCRETE POURS, ALL FORMS ARE TO BE INSPECTED BY THE REMAIN OPEN TO TRAFFIC. WHEN UTILITY CONSTRUCTION MUST Z U) -6 c I REFERENCE THE MANUAL ON UNIFORM TRAFFIC CONTROL CITY OF MERIDIAN/ACHD. OCCUR PRIOR TO THE ROADWAY WORK TRENCHES SHALL BE LLI O 0 DEVICES (MUTCD LATEST EDITION FOR WORK ZONE TRAFFIC REPAIRED WITH TEMPORARY TYPE "P" SURFACE RESTORATION. m CD a CONTROL). 17. ALL CONSTRUCTION WORK SHALL E DONE IN ACCORDANCE WITH N THE 2020 VERSION OF THE IDAHO STANDARDS FOR PUBLIC 7. TRENCH DEWATERING MAY BE REQUIRED TO COMPLETE 4. ANY WORK DONE WITHIN A PUBLIC RIGHT-OF-WAY WILL BE WORKS CONSTRUCTION (ISPWC), THE CITY OF MERIDIAN CONSTRUCTION ACTIVITIES. CONTRACTOR IS REQUIRED TO OBTAIN COORDINATED WITH THE APPROPRIATE TRANSPORTATION SUPPLEMENTAL SPECIFICATIONS TO THE ISPWC (AND ANY NECESSARY PERMITS AND APPROVALS PRIOR TO START AGENCY AND SHALL MEET THE REQUIREMENTS OF THAT ADDENDUMS), MERIDIAN DESIGN STANDARDS, AND THE EXISTING UTILITIES DEWATERING. ALL DEWATERING SHALL BE CONSIDERED INCIDENTAL AGENCY AND, IN PARTICULAR, REQUIREMENTS OF ANY REQUIREMENTS OF THE ADA COUNTY HIGHWAY DISTRICT (ACHD) TO THE PROJECT UNLESS OTHERWISE NOTES. �Ss���`� FN�� RIGHT-OF-WAY SPECIAL USE PERMIT, OR OTHER PERMIT. ALL WHERE APPLICABLE. THE MORE STRINGENT OF ANY OF THESE 1. APPROXIMATE LOCATIONS OF UTILITIES ARE SHOWN ON THE PLANS o� ENS 'yF . c^� WORK WILL MEET CURRENT OSHA REQUIREMENTS. STANDARDS SHALL BE THE CONTROLLING STANDARDS OR THEY ARE TO BE USED FOR GENERAL INFORMATION ONLY. IT IS THE SPECIFICATIONS. RESPONSIBILITY OF THE CONTRACTOR TO NOTIFY THE ASSET MANAGEMENT 5. WHERE WORK IS PERFORMED IN PUBLIC RIGHTS OF WAY OR ON APPROPRIATE UTILITY COMPANIES WHEN CONSTRUCTION MIGHT 9r o� �q F of EASEMENTS, THE CONTRACTOR WILL TAKE EVERY PRECAUTION 18. THE CONTRACTOR SHALL HAVE A COPY OF THE LATEST CITY OF Q� INTERFERE WITH NORMAL OPERATION OF ANY UTILITIES. IT IS ALSO 1. CONTRACTOR SHALL ENTER RELEVANT INFORMATION FROM ALL TyEyy �, TO ELIMINATE ANY ADVERSE EFFECTS ON THE ADJACENT S�Q MERIDIAN STANDARD SPECIFICATION AND DRAWINGS ON SITE THE CONTRACTOR'S RESPONSIBILITY TO HAVE THE APPROPRIATE EQUIPMENT WITH ASSET EQUIPMENT ID NUMBERS INTO THE ASSET PROPERTY AND/OR TO RESTORE IT TO ITS ORIGINAL CONDITION. OR READILY ACCESSIBLE AT ALL TIMES DURING CONSTRUCTION UTILITY COMPANY FIELD-LOCATE ANY UTILITY INSTALLATIONS WHICH 12/15/2025 (AVAILABLE ON THE WEBSITE). FAILURE OT HAVE ACCESS TO A MIGHT BE AFFECTED BY CONSTRUCTION PRIOR TO BEGINNING MANAGEMENT SPREADSHEET PROVIDED BY THE CITY. INFORMATION TO BE ENTERED INCLUDES ASSET ID NUMBER, MANUFACTURER 6. THE CONTRACTOR IS TO CHECK ALL DISTANCES AND DATA CURRENT COPY OF THE STANDARD SPECIFICATIONS ON SITE PRIOR TO THE START OF CONSTRUCTION. IN CASE OF CONFLICT WORK IN THAT AREA. THE CONTRACTOR IS RESPONSIBLE FOR NAME, MODEL NUMBER, SERIAL NUMBER, MANUFACTURED DATE, o w COULD BE GROUNDS FOR A STOP WORK ORDER UNTIL THE MAINTAINING SERVICE OF EXISTING UTILITIES AND FOR RESTORING Z Z INSTALLED DATE, COST AND ADDITIONAL INFORMATION SPECIFIC TO Q z w m o THE ENGINEER IS TO BE NOTIFIED IMMEDIATELY SO THAT SITUATION IS RESOLVED. ANY UTILITIES DAMAGED DUE TO CONSTRUCTION AT NO ADDITIONAL THE EQUIPMENT TYPE AS DESCRIBED ON THE SPREADSHEET. _ co 0 CLARIFICATION MAY BE MADE PRIOR TO THE START OF THE ° < z COST TO THE OWNER. DEPTHS AND ELEVATION OF UTILITIES AREco 0WORK. 19. THE CONTRACTOR SHALL HAVE PLANS STAMPED "APPROVED >- W e W o a UNKNOWN UNLESS OTHERWISE SHOWN. CONTRACTOR TO FIELD 2. IT IS THE CONTRACTOR'S RESPONSIBILITY TO ENSURE THAT THE o �T__ W m o Q FOR CONSTRUCTION" BY CITY OF MERIDIAN PUBLIC WORKS VERIFY UTILITY DEPTHS, ELEVATIONS, ANDY DISCREPANCIES " in ~ J D } 7. THE CONTRACTOR IS TO ARRANGE FOR, SECURE AND PAY FOR SPREADSHEET IS FILLED OUT COMPLETELY AND ACCURATELY. IT IS >z t � 0 00 DEPARTMENT AND ACHD ON SITE AT ALL TIMES. AND/OR CONFLICTS WILL BE BROUGHT TO THE ATTENTION OF THE m d DIRECTLY, ANY AND ALL TEMPORARY UTILITY SUPPLIES (E.G. THE CONTRACTOR'S RESPONSIBILITY TO ENSURE THAT REQUIRED y o 8 W ENGINEER IMMEDIATELY. ASSET MANAGEMENT INFORMATION IS COLLECTED PRIOR TO Z o POWER AND TELEPHONE) IT MAY REQUIRE FOR PROSECUTION 20. ALL THE CONTRACTORS, SUBCONTRACTORS AND UTILITY Z 0 m INSTALLATION; THE TYPE AND NATURE OF INSTALLATION COULD a W Z _W, z OF ITS WORK. THE COST OF SUCH UTILITIES IS TO BE INCLUDED CONTRACTORS SHALL ATTEND A PRE-CONSTRUCTION 2. COORDINATE CONSTRUCTION ACTIVITIES TO MINIMIZE DISRUPTION m W � o IN THE APPROPRIATE BID ITEM WITH WHICH IT IS ASSOCIATED. CONFERENCE PRIOR TO START OF WORK. LIMIT OR PREVENT COLLECTING SUCH INFORMATION. o g z o <n OF SERVICES. ATTEND AND PARTICIPATE IN A SERVICES _ W ° H J COORDINATION MEETING AT THE START OF CONSTRUCTION AND AS 02 o 3. IF EQUIPMENT IS ADDED TO THE PROJECT NOT PREVIOUSLY � 2 w m a 8. SHOULD CONSTRUCTION BE HALTED BECAUSE OF INCLEMENT 21 . CONTRACTORS SHALL NOTIFY THE APPROPRIATE AGENCY WHEN W o o tz J REQUIRED DURING CONSTRUCTION TO RESOLVE SERVICE ISSUES. ASSIGNED AN ASSET EQUIPMENT ID NUMBER ON THE DESIGN PLANS, ° t- WEATHER CONDITIONS, THE CONTRACTOR WILL COMPLETELY MATERIALS ARE ON SITE OR INSPECTION OF THE WORK IS _ Z) Cn THEN IT IS THE CONTRACTOR'S RESPONSIBILITY TO IDENTIFY SUCH a cD o o w CLEAN UP ALL AREAS AND MAINTAIN THE SURFACE IN GOOD REQUIRED. NO WORK MAY BEGIN ON ANY PROJECT WITHOUT 3. THE CONTRACTOR SHALL MAINTAIN AND ENSURE THE FUNCTIONING Z � � :0) t EQUIPMENT AND ENSURE THAT IT IS ASSIGNED AN ID NUMBER IN a W W ° CONDITION DURING THE SHUT-DOWN PERIOD. TWENTY FOUR (24) HOUR PRIOR NOTICE. OF ALL IRRIGATION FACILITIES ADJACENT TO THE WORK, AND COORDINATION WITH THE CITY AND ENTERED INTO THE W > PROVIDE TEMPORARY FACILITIES IF NEEDED TO ACCOMMODATE THE SPREADSHEET. � o Uj w Q 9. THE CONTRACTORS PERSONNEL, EQUIPMENT, AND OPERATIONS 22. ALL MATERIAL FURNISHED ON, OR FOR THE PROJECT MUST < of ° � Ln WILL COMPLY FULLY WITH ALL APPLICABLE STANDARDS WORK. CONTRACTOR SHALL COORDINATE ALL WORK WITH CD 0 Z Uj Of MEET THE MINIMUM REQUIREMENTS OF THE APPROVING GOVERNING IRRIGATION AND DRAINAGE AGENCIES AND OBTAIN °° = < } REGULATIONS, AND REQUIREMENTS OF EXISTING FEDERAL, AGENCIES. AT THE REQUEST OF THE APPROVING AGENCY OR 4. THE COMPLETED SPREADSHEET MUST BE SUBMITTED WITH � = z o STATE OF IDAHO, AND LOCAL GOVERNMENTAL AGENCIES. PRIOR APPROVAL FROM AFFECTED AGENCIES IF SUCH TEMPORARY CONTRACTOR'S APPLICATION REQUESTING PAYMENT ON THAT ° Q o THE DESIGN ENGINEER, CONTRACTORS SHALL FURNISH PROOF FACILITIES ARE REQUIRED. SPECIFIC EQUIPMENT. PAYMENT WILL NOT BE MADE UNTIL THE THAT ALL MATERIALS INSTALLED ON THIS PROJECT MEET THE ASSET MANAGEMENT SPREADSHEET IS RECEIVED AND VERIFIED TO 10. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL LOCAL, SPECIFICATION REQUIREMENTS SET FORTH IN GENERAL 4. CONTRACTOR SHALL MAINTAIN STORM WATER CONVEYANCE AT ALL BE CORRECT BY THE CITY PROJECT MANAGER. STATE, AND FEDERAL PERMITS REQUIRED FOR STORMWATER CONSTRUCTION NOTE NO. 1 . TIMES DURING CONSTRUCTION. POLLUTION PREVENTION AS A RESULT OF CONSTRUCTION ACTIVITIES. THE CONTRACTOR IS TO PREPARE A STORMWATER 23. WORK SUBJECT TO APPROVAL BY ANY GOVERNMENTAL AGENCY 5. MAINTAIN A 10' MINIMUM HORIZONTAL SEPARATION BETWEEN 5. CONTRACTOR TO MEET THE ASSET MANAGEMENT ON-SITE WHEN POLLUTION PREVENTION PLAN FOR APPROVAL BY THE MUST BE APPROVED PRIOR TO (A) BACKFILLING TRENCHES FOR NON-POTABLE AND POTABLE WATER LINES, SEE WATER NOTE NO. 1 . ALL ASSETS HAVE BEEN INSTALLED. ASSET MANAGEMENT WILL 0 ENGINEER. IF THE CONSTRUCTION WILL DISTURB MORE THAN PIPE; (B) PLACING OF AGGREGATE BASE; (C) PLACING OF LABEL AND VERIFY WITH CONTRACTOR ALL ASSETS WERE ONE ACRE, THE CONTRACTOR WILL OBTAIN A COPY OF THE U.S. CONCRETE; (D) PLACING OF ASPHALT PAVING. INSTALLED PER PLAN. 6. THE CONTRACTOR SHALL ARRANGE FOR, SECURE AND PAY FOR ENVIRONMENTAL PROTECTION AGENCY'S NPDES GENERAL DIRECTLY, ANY AND ALL TEMPORARY UTILITY SUPPLIES (E.G. 6. ALL WORK AND MATERIALS REQUIRED TO COMPLETE THE ASSET N PERMIT FOR STORM WATER DISCHARGES ASSOCIATED WITH 24. INSPECTION, APPROVAL AND FINAL ACCEPTANCE OF ALL WATER POWER, GAS AND TELEPHONE IT MAY REQUIRE FOR PROSECUTION N CONSTRUCTION ACTIVITY (OTHERWISE KNOWN AS THE CONSTRUCTION SHALL BE BY THE PUBLIC WORKS DEPARTMENT, ) MANAGEMENT REQUIREMENTS SHALL BE CONSIDERED INCIDENTAL rl- CONSTRUCTION GENERAL PERMIT OR CGP AND SUBMIT A OF ITS WORK, THE COST OF SUCH UTILITIES SHALL BE INCLUDED IN = TO THE PROJECT AND NO SEPARATE PAYMENT SHALL BE MADE BY AND THEIR DECISION SHALL BE FINAL. SUCH INSPECTIONS SHALL THE APPROPRIATE BID ITEM AND WHICH IT IS ASSOCIATED. z Uj Uj "NOTICE OF INTENT" (NOI)[EPA FORM 3510-9 (6/03)] FOR PERMIT NOT RELIEVE THE CONTRACTOR FROM THE RESPONSIBILITY OF THE CITY. Q CP COVERAGE UNDER THE GENERAL PERMIT. THE CGP MAY BE PERFORMING THE WORK IN AN ACCEPTABLE MANNER IN FOUND ON THE INTERNET AT ACCORDANCE WITH THE DEQ/QLPE APPROVED CONSTRUCTION z U) 0 LU <HTTP://WWW.EPA.GOV/NPDES/STORMWATER/CGP> OR BY PLANS. WATER I w CONTACTING THE U.S. EPA OFFICE OF WATER DIRECTLY AT (800) CONTACT PHONE NUMBERS w O 424-4372. THE NOI MAY BE FILED ELECTRONICALLY AT THE 25. ANY DEVIATION FROM THE APPROVED PLANS AND J Z FOLLOWING WEBSITE: SPECIFICATIONS MUST HAVE THE APPLICABLE AGENCY 1 . CONSTRUCTION OF THE WATER SYSTEM SHALL CONFORM TO THE - J <HTTP://CFPUB.EPA.GOV/NPDES/STORMWATER/ENOI.CFM>. THE STANDARDS IN THE "IDAHO RULES FOR PUBLIC DRINKING WATER CITY PROJECT MANAGER- CO APPROVAL IN WRITING PRIOR TO CONSTRUCTION. >_ CGP DOES NOT RELIEVE THE CONTRACTOR FROM COMPLIANCE SYSTEMS (IDAPA 58.01.08)" AS WELL AS THE STANDARDS AND CRYSTAL CAMPBELL (208) 489-0575 o PROJECT MANAGER O U Q WITH OTHER REGULATIONS OR CONTRACT REQUIREMENTS 26. THE CONTRACTOR SHALL MAINTAIN AND ENSURE THE SPECIFICATIONS. J Q REGARDING STORMWATER POLLUTION PREVENTION INCLUDING FUNCTIONING OF ALL IRRIGATION AND WASTEWATER ENGINEER - Q _j BUT NOT LIMITED TO: PROTECTION OF SURFACE WATERS, COLLECTION FACILITIES ADJACENT TO THE WORK, AND PROVIDE 2. THE HORIZONTAL SEPARATION OF POTABLE WATER MAINS AND MATHEW SIPPLE 208-949-5703 m PROJECT MANAGER � V NON-POTABLE WATER MAINS (SANITARY SEWER STORM DRAIN COOPER FELTON 208-316-5662 m PROJECT ENGINEER Q N PREVENTION OF SOIL RUNOFF INTO DRAINS, DUST CONTROL, TEMPORARY FACILITIES IF NEEDED TO ACCOMMODATE THE ' N PREVENTION OF TRACKING SOILS TO ADJACENT STREETSrl- , FUEL WORK, AS APPROVED BY THE AGENCY HAVING AUTHORITY. AND IRRIGATION) SHALL BE A MINIMUM OF TEN (10) FEET. WHERE IT J-U-B OFFICE 208-376-7330 0 CONTAINMENT, SPILL CONTROL ETC. IS NECESSARY FOR A POTABLE WATER MAIN AND NON-POTABLE U CONTRACTOR SHALL COORDINATE ALL WORK WITH GOVERNING WATER MAIN TO CROSS WITH LESS THAN EIGHTEEN (18) INCHES OF J Uj o IRRIGATION AND DRAINAGE AGENCIES IF SUCH TEMPORARY VERTICAL SEPARATION, THE CROSSING SHALL BE CONSTRUCTED IN Plans Are Accepted For Public 011. ALL PERMITS REQUIRED WILL BE OBTAINED BY THE FACILITIES ARE REQUIRED. p r CONTRACTOR. ACCORDANCE WITH SECTION 542.07 OF THE IDAHO RULES FOR Street Construction Z PUBLIC DRINKING WATER SYSTEMS (IDAPA 58.01 .08) AND SECTION 27. CONTRACTOR SHALL NOTIFY THE PUBLIC WORKS INSPECTOR 0 12. ALL WORK IS TO BE CONTAINED IN OR LIMITED TO THE CITY'S FORTY EIGHT 48 HOURS PRIOR TO THE REQUIRED TESTING. 430.02 OF THE WASTEWATER RULES (IDAPA 58.01 .16). By stamping and signing the improvement plans,the Registered � ( ) Engineer ensures the District that the Plans conform to all District � Uj PROPERTY, EASEMENTS, OR APPROVED STAGING AREAS. THE CONTRACTOR MAY NOT OPEN OR CLOSE WATER VALVES. policies and standards. Variances or waivers must be specifically o CONTRACTOR WILL SUBMIT PROPOSED STAGING AREA TO THE 3. THE HORIZONTAL SEPARATION OF NON-POTABLE SERVICES AND and previously approved by the District in writing. Acceptance of • Cn CITY OF MERIDIAN FOR APPROVAL. 28. NO PROPERTY BOUNDARY SURVEYS WERE PERFORMED AS A POTABLE WATER SERVICES OR POTABLE WATER MAINS SHALL BE A the improvement plans by the District does not relieve the M W PART OF THIS PROJECT. PROPERTY LINES SHOWN HEREIN MINIMUM OF SIX (6) FEET. WHERE IT IS NECESSARY OF A POTABLE Registered Engineer of these responsibilities. Q `' WATER MAIN AND NON-POTABLE WATER MAIN TO CROSS WITH LESS FILE: 07 24 122_G 002 13. A GEOTECHNICAL INVESTIGATION WAS NOT COMPLETED FOR ARE APPROXIMATE AND WERE OBTAINED FROM GIS DATA BY varE' 12/17/2025 Knowwws below. JUBPROJ.#:07-24-122 THIS PROJECT. THAN EIGHTEEN (18) INCHES OF VERTICAL SEPARATION THE ADA COUN�Y HIGHWAY DISTRICT Call before you dig. ca w SOURCES OF VARYING RELIABILITY AND SHOULD NOT BE RELIED CROSSING SHALL BE CONSTRUCTED IN ACCORDANCE WITH SECTION DRAWN BY: JA 9 UPON FOR PROPERTY BOUNDARY DETERMINATIONS. DESIGN BY: JA a o 14. THE ENGINEER WILL PROVIDE VERTICAL AND HORIZONTAL THEREFORE, 542.07 OF THE IDAHO RULES FOR PUBLIC DRINKING WATER SYSTEMSfC>�WFEN�ty CHECKED BY: CJF PROPERTY LINES SHOWN ARE TO BE USED FOR CALL 2 BUSINESS DAYS IN ADVANCE BEFORE CONTROLS ONE TIME ON THE PROJECT SITE. ANY ADDITIONAL REFERENCE ONLY AND SHOULD NOT BE INTERPRETED AS (IDAPA 58.01 .08) AND SECTION 430.02 OF THE WASTEWATER RULES ONE INCH CONSTRUCTION STAKING REQUIRED TO COMPLETE THE (IDAPA 58.01 .16). YOU DIG, GRADE, OR EXCAVATE FOR THE AT FULL SIZE, IF NOT ONE ACTUAL PROPERTY LINES, NOR USED TO DETERMINE PROPERTY MARKING OF UNDERGROUND MEMBER INCH SCALE ACCORDINGLY " N PROJECT IS THE RESPONSIBILITY OF THE CONTRACTOR. SIZE OR OWNERSHIP. PROPERTY OWNERS MAY HIRE A LICENSED LAST UPDATED: 12/11/2025 N N PROFESSIONAL LAND SURVEYOR, AT THEIR EXPENSE, TO 4. PLACE WATER SERVICE LINES IN A TWO (2) INCH DIAMETER PIPE UTILITIES SHEET NUMBER: T DETERMINE ACTUAL PROPERTY LINES. WHEREVER THE SERVICE LINES CROSSES A STORM WATER N °' TREATMENT FACILITY (I.E. SEEPAGE BEDS, DRAINAGE SWALES). 0112e22"e" U G -002 Q of zo zozs LDIR-2025-0021 . 41 O � d SHEET NUMBERING fJ-U­B �Vi E tD� IAN�= J-U-B ENGINEERS, INC. � SAMPLE: C-101 b DISCIPLINE DESIGNATOR z J N LINE LEGEND SHEET TYPE DESIGNATOR co SHEET SEQUENCE NUMBER -2 c'M ti E Steve O'Brien CO 01/20/202fi 1 l'r LDIR-2025-0021 C — • 01 Lu y J ^ LINE PROPOSED EXISTING LINE PROPOSED EXISTING Lu c No DESCRIPTION LINE LINE DESCRIPTION LINE LINE z j U) POWER / COMMUNICATIONS BOUNDARY Lu o .( a DISCIPLINE DESIGNATORS m OVERHEAD POWER OHP OHP PROPERTY LINE P/L P/L DISCIPLINE DESIGNATOR DESCRIPTION N UNDERGROUND POWER UP - - - UP - - PROPERTY LINE - - - - G ALL GENERAL � GI GENERAL INFORMATION OVERHEAD TELEPHONE OHT - - - - oHT - RIGHT OF WAY R/W R/w GENERAL GC GENERAL CONTRACTUAL �SS�oNAL FN�i UNDERGROUND TELEPHONE UT - - - - UT - - - TEMPORARY EASEMENT T/E T/E GR GENERAL RESOURCE o� ENS SURVEY/MAPPING V ALL SURVEY FIBER OPTIC F/0 - - - - F/C PERMANENT EASEMENT P/E P/E - - - - - - - - - GEOTECHNICAL B ALL GEOTECHNICAL �9rF CABLE TELEVISION CTV CTV TOWNSHIP AND RANGE of �• CIVIL C ALL CIVIL 9T�yEW C. S�QQ UNDERGROUND POWER, - - - -P,T,CTV— - - - SECTION LINE LANDSCAPE L ALL LANDSCAPE TEL, CABLE TV 12/15/2025 QUARTER SECTION LINE STRUCTURAL S ALL STRUCTURAL UNDERGROUND POWER, - - - P,T,CTV,G - - - ARCHITECTURAL A ALL ARCHITECTURE TEL CABLE TV GAS Z Z 1/16 SECTION LINE - - - - - - - - - EQUIPMENT Q ALL EQUIPMENT a Z w m o w w J STORM DRAIN � a Z H � STATE LINE - - - MECHANICAL M ALL MECHANICAL x w o w o o � w - c a T_ STORM DRAIN (GENERAL) SD - - - SD - - ELECTRICAL E ALL ELECTRICAL U o � J D } COUNTY LINE - - }Q � � o m STORM DRAIN X"SD - - - X"SD PLUMBING P ALL PLUMBING o U; X SITE PROCESS D ALL PROCESS Z a k ° m Q ROOF DRAIN RD - - - - RD - - - - Q � � � ZW z RESOURCE R ALL RESOURCE m w � O M R ~ B Z J of DRAIN LD - - - - LD - - - - FENCE X - X Oz = o ° 0 w _z MAJOR CONTOUR 2521 — — : U o SANITARY SEWER MINOR CONTOUR Q LD w o w SANITARY SEWER (GENERAL) ss - - - - SS - - - SHEET TYPE DESIGNATORS Zo ~ <—, w � m: GRADE BREAK GB w D w ~ o SANITARY SEWER X"SS - - - - X"ss DESIGNATOR SHEET TYPE W M w Q awocY TOP OF BANK TOB 0 GENERAL (SYMBOLS, LEGENDS, NOTES, ETC.) U) 0 Z � SANITARY SEWER SERVICE SS SS --- SS ----- - m w J w TOE OF SLOPE TOE 1 PLANS (HORIZONTAL VIEWS) ~ = Z o � ocnacn o z SEWER FORCE MAIN FM - - - - FM - - - CUT LIMITS — — 2 ELEVATIONS, PROFILES, COMBINED PLAN & PROFILES WATER 3 SECTIONS (SECTIONAL VIEWS) WATER (GENERAL) W - _ W - - - CUT LIMITS CUT 4 LARGE-SCALE VIEWS (PLANS, ELEVATIONS, ECT.) WATER (SPECIFIED SIZE) x"w _ - - _ X„W _ - - _ FILL LIMITS 5 DETAILS OR COMBINED DETAILS AND SECTIONS FILL LIMITS FILL 6 SCHEDULES AND DIAGRAMS o WATER SERVICE Ws—Ws ---ws-----ws-- 7 USER DEFINED C. DITCH N IRRIGATION 8 USER DEFINED N IRRIGATION IRR - - - - IRR STORM SWALE g 3D REPRESENTATIONS (ISOMETRICS, PERSPECTIVES, PHOTOS) 9 w EDGE OF WATER ti z Lu GRAVITY IRRIGATION GIRR - - - - ciRR Q 0 - - HIGH WATER z W z PRESSURE IRRIGATION PIRR — PiRR — — — — cn o POTABLE WATER pw - - - -PW- - - - WETLAND WET SECTION AND DETAIL IDENTIFIERS W J ~ 0 z NON-POTABLE WATER NPW WETLAND BOG BOG _l Co LL Q GAS WETLAND MARSH MRSH NOTE: Q Q 0 In Y A DASH MAY BE PLACED IN THE LOWER PORTION z WETLAND SWAMP sWMP OF THE IDENTIFIER IF THE DETAIL DRAWING OR J a NATURAL GAS G - - - - c - - - - SECTION VIEW IS LOCATED ON THE SAME SHEET. Q — U) 3: U N NATURAL GAS SERVICE G G --- G ----- C - ROADWAY Q ROAD SHOULDER HIGH PRESSURE GAS HPG HP� SECTION IDENTIFICATION DETAIL IDENTIFICATION J uj LIQUID GAS LG - - - - LG - - ROAD CENTERLINE — Ir SECTION LETTER DETAIL NUMBER UTILITY ROAD ASPHALT - - - - EP - - - - O ,q Al Ir CHLORINE LINE CHL - - - - CHL - ROAD GRAVEL EG - - - - Ec - - - - J - - - w J C-501 C-501 INDUSTRIAL WASTE WATER IWW - - - iww - - - TOP BACK OF CURB U SHEET NUMBER WHERE SHEET NUMBER WHERE SECTION DRAWING IS DETAIL DRAWING IS LOCATED ro w DRAIN LINE DL - - - - DL - - - - LIP OF GUTTER LOCATED FILE: 07 24 122 G 003 coJ Q U T a J U B PROJ.#:07-24-122 LANDSCAPING LIMITS LS L SECTION LETTER DETAIL NUMBER Z DRAWN BY: JA m w 0 c? J DESIGN BY: JA o p w CHECKED BY: CJF SECTIONd U m m DETAIL ONE INCH Q A 1 AT FULL SIZE, IF NOT ONE _0 SCALE: INCH SCALE ACCORDINGLY N SCALE: in N LAST UPDATED:4/23/2025 N O O SHEET NUMBER: N -0 4) cz � U G -003 o � d ID SYMBOL EXISTING PROPOSED SYMBOL EXISTING PROPOSED SYMBOL EXISTING PROPOSED SYMBOL EXISTING PROPOSED CJ-U-B DESCRIPTION SYMBOL SYMBOL DESCRIPTION SYMBOL SYMBOL DESCRIPTION SYMBOL SYMBOL DESCRIPTION SYMBOL SYMBOL SURVEY UTILITIES FITTINGS ROADWAY (CONT.) J-U-B ENGINEERS, INC. CAP (ALUMINUM) cl) MANHOLE (GENERIC) O • BEND (11 .25°) TYPE 2 BARRICADE • • U Z c: CAP (BRASS) PRESSURE CLEAN OUT Pcc Pcc BEND (22.5°) US ROUTE 287 — J N AT GRADE U) � o� CHISELED X ® BEND (45 ) O o0 M THRUST BLOCK TRAFFIC ATTENUATOR �� W .L 00 M o CTRL PT GENERIC 0 VAULT ❑ ❑� W U ( 0 M G C BEND (90 ) _ � JERSEY BARRIER � W � co o .� CTRL PT% COONTRNTROL PT" REBARzLl PIN COMMUNICATION CAP z C uJ i O O (D d CTRL PT %" REBAR 0 5/8" PIN TELE. MANHOLE (D COUPLING QQ # m Cfl CONTROL PT N CTRL PT 60D NAIL A 60D TELE. PEDESTAL OT Q CROSS CTRL PT HUB & TACK /C/)\ HT TELE. POLE $ f REDUCER (CONCENTRIC) ►� ABBREVIATIONS ABBREVIATIONS �`�S\C"p'L CTRL PT PK NAIL A PK TV PEDESTAL 0 0 REDUCER (ECCENTRIC) o� ENS ASSY ASSEMBLY ASSY ASSEMBLY CTRL PT TEMP BENCH MARK A TBM GUY WIRE 1p T TEE > ANGLE S SLOPE NAIL ® O D ME TI WATER TRUE UNION = @ AT (MEASUREMENTS) SPEC SPECIFICATION �q 9rF OFQ�`V O S C BLDG BUILDING STA STATION T�yEW C. NAIL AND TAG ®N/T FIRE HYDRANT A A WYE � � BM BENCH MARK STD STANDARD 12/15/2025 NAIL (PK) 3PK SPIGOT b B VALVES BSC BITUMINOUS SURFACE COURSE STL STEEL BSW BACK OF SIDEWALK ST STL STAINLESS STEEL o w BOLT YARD HYDRANT Q * AIR VALVE A A 0 0 BW BOTH WAYS TBC TOP BACK OF CURB 2 co 0 DRILL STEEL O WATER MANHOLE w C CHANNEL (STRUCTURAL) TYP TYPICAL a LD w Z w o Q O BLOW OFF 0 ® o � w - c C/L CENTER LINE TFC TOP FACE OF CONCRETE U in zcn � � D m REBAR (%") o • WATER METER EllCOMBO VALVE 0 © CMP CORRUGATED METAL PIPE W/ WITH o ui 3: 00 ul Z' 'o � w � � zo � WITHOUT Z a E m a CO CLEANOUT W/o � � t REBAR (/$ ) CONC CONCRETE W/REQ'D WHERE REWIRED w i o m w � o 5 O OO WATER VALVE ►� BALL VALVE (N.C.) ]�[ ]�[ o Q w j Z o LL � o Z STAINLESS STEEL ROD ® ELECTRIC BALL VALVE (N.O.) ]�[ ]�[ CONT CONTINUOUS WWF WELDED WIRE FABRIC ° o ° J w o cn � � pwm CPLG COUPLING W o IRON PIPE O ELEC. MANHOLE EO BUTTERFLY VALVE N N = � Z CU FT CUBIC FEET z L ? o wo RAILROAD SPIKE O ELEC. METER ® CHECK VALVE CU YD CUBIC YARD Q w W m: w > � o DEG OR ° DEGREE -j w m � Z ELEC. TRANS. E❑ ❑E Q of o � co R/W MONUMENT ❑O CHECK VALVE (FLANGE) N DET DETAIL U) 0 ? w E STONE JUNCTION BOX ❑� ❑J CHECK VALVE (MJ) DIA OR 0 DIAMETER °° = a } � � = z0 � � ocnacn Z DIP DUCTILE IRON PIPE 22 1 5 POWER POLE $ GATE VALVE DQ DIST DISTRIBUTION SECTION CORNER. MON. 21 1 6 POWER STUB EO QE PLUG VALVE (N.C.) DWG DRAWING EA EACH SECTION QUARTER MON. �� STREET LIGHT 3 PLUG VALVE (N.O.) ELB ELBOW SITE TRAFFIC SIGNAL POLE ROAD MARKINGS ELEV ELEVATION EW EACH WAY N' BOLLARD ® ® IRRIGATION TURN ARROW EXIST EXISTING W ��g FG FINISH GRADE _ BOULDER Q IRRIGATION VALVE IDa N w FH FIRE HYDRANT z uj ARROW STRAIGHT Q 0 cp DRINKING FOUNTAIN DF DF IRRIGATION VALVE BOX O QI FLG FLANGE Q W 0 z FT OR ' FEET ��E IDI I I z 0 FLAGPOLE OO OF SPRINKLER m ARROW STRAIGHT/TURN w o GV GATE VALVE LJJ J GATE NATURAL GAS HORIZ HORIZONTAL J � > BICYCLE ROUTE ID INSIDE DIAMETER m u- QD MAIL BOX n ® GAS METER ® 0 IN OR " INCH < 0 z Q G G CAR LB OR # POUND J � PARKING METER a GAS VALVE N N Q cn LF LINEAL FEET V N' POST 0 • SANITARY SEWER LN LINEAL N HANDICAP SYMBOL Q cn SIGN —� CLEANOUT O Q MAX MAXIMUM Steve O'Brien MIN MINIMUM 01/20/2026 J uj ROADWAY LDIR-2025 0021 Ir SPOT ELEVATION SEWER STUB O O NO OR # NUMBER o_ Z TREE (SHRUB) SS MANHOLE INTERSTATE ROUTE 25 PE POLYETHYLENE o PL PLATE Lu STORM DRAIN PL PROPERTY LINE 0 TREE (STUMP) MAST ARM cn PVC POLYVINYL-CHLORIDE ro W TREE (CONIFEROUS) o CATCH BASIN Q `' PEDESTRIAN SIGNAL R RADIUS FILE: 07-24-122_G-004 Q � DRY WELL Dw DW RP RADIUS POINT JUB PROJ.#:07 24 122 DRAWN BY: JA Ca Lu TREE (DECIDUOUS) o R&R REMOVE & REPLACE DESIGN BY: JA o FLARE END STATE ROUTE H4l REM REMOVE CHECKED BY: CJF d U REQ'D REQUIRED ONE INCH TEST HOLE GREASE TRAP TH ' C% ® O AT FULL SIZE, IF NOT ONE INCH SCALE ACCORDINGLY N TRAFFIC LIGHT [ REV REVISION LAST UPDATED:4/23/2025 in _� WELL Ow WO SD MANHOLE Q R/W RIGHT-OF-WAY SHEET NUMBER: N -0 cz WELL (MONITORING) ❑M ❑M o � G -004 o � d 0 rJUS W W , J-U-B ENGINEERS, INC. R/W R/W I LL.I ow Q U z 0 50 100 z J N V) Cfl \\I � O M SCALE IN FEET W L �O 00 ~ O ` co E W U � 0 M0 Q U z x aD 06 PT 502 L1J � z 3 -6 / d R/ R/W I \ R/W R/W R/W R/ R/W R/W Q\ Lij c m (fl CC� d EP I I 4� 4 1 R/W G 0+00 1+00FFR +pp 3+pp 4+pp 5+pp 6+00 7+00 8+00 9+00 N - - - - - - - - - - - - - - - - - - - - - - - - - w - - - - - w- - - - w - - - - - - - - - - - - 10�0� - - - - - - - - - - - - - NW 7TH ST - - - - - - - - - - - - - � � - - - - w\ \ /W R/W R/W R/W R/W R/W R/W I PC \ \ Cl I PT 503 � BEGIN DESIGN ALIGNMENT 7 N00°36'53.11"E 920.4 ' � STA:9+20.47 ��\ � � � � I STA:0+00.00 \ \�x ° N:710337.54 I J J � E:2452167.10 I 3 z PT aCD R/W I -j STA:10+97.41 I o CD N40022'22.94"E 15.87' z_ ry w Mlcq _ /II I J\� vP z °° M /� PC LU o�>- zF_wLU Q � LU Q STA:11+13.28 � � �= cn PT LUoao STA:13+11 .90 I Q o � W _ Wizn DO co a I >- < E 0 PT501 I �Q � I cn ° � � � w IJ _j � 3 I / � zQZ0 > Q I �J/ (nz W z \ I Q o m Wz 00 LLQ � z� O cA I Oz = � � >t W O D I N I 211BE9 " � o ° � � � I J2 � � � (n aOLU o Cn r R/W R R/W R/W R/W R/W z ElR/W S I I z o z m - m m I BASIS OF COORDINATES AND ELEVATIONS: w > Of � o M W- _ = 14+00. - - ss - - - _15+00- - - - - ss - -16+0 ss - - - - - ss -17+00 - - ss - - - - -18+00- - - - ss - - - 19+003 - - - - ss - -20+00- ss -20+50 z IDAHO STATE PLANE COORDINATE SYSTEM, WEST ZONE, NAD83 (2011)(EPOCH 2O10.00) w LU � Y O D - - - - - - - - w- - - -,- w- - _ _ _ _ _ _ _ _ `� J ADJUSTED FROM STATE PLANE GRID COORDINATES TO THE ADA COUNTY PUBLISHED = of z w w NW 7TH ST - w w - w I w GROUND PROJECTION m = a z W +o ° o R/ / R/w w R/W � I COMBINED SCALE FACTOR: 1.0001799590 = z o o O o o I I SCALED ABOUT THE COORDINATE ORIGIN OF 0,0. O a o o I O a� LJJ I ORIGIN LATITUDE: N 41°40'0.00000" I ° / N = I ORIGIN LONGITUDE: W 115°45'00.00000" N00026'36.32"E 738.10' PT 500 U FALSE NORTHING: 0.000 FEET I FALSE FASTING: 2625138.999 FEET J I J J J END DESIGN ALIGNMENT I DISTANCES ARE GROUND DISTANCES IN U.S. SURVEY FEET. I 1 VERTICAL DATUM: NAVD88(GEOID 09). STA:20+50.00 I oI N:712352.97 X �, MONUMENT PRESERVATION: E:2452321 .55 THE CONTRACTOR SHALL MAKE EVERY EFFORT TO PRESERVE AND PROTECT ALL �I MONUMENTS, WHICH INCLUDE BUT ARE NOT LIMITED TO: PARCEL/LOT CORNERS, N I PUBLIC LAND SURVEY SYSTEM (PLSS) CORNERS, SUBDIVISION, TRACT, AND N M/A 1 EASEMENT BOUNDARY CORNERS. ANY MONUMENT SUBECT TO DISTURBANCE BY = 9 CONSTRUCTION ACTIVITIES SHALL BE REFERENCED PRIOR TO DISTURBANCE AND z w RESET AFTER CONSTRUCTION PER IDAHO CODE 55-1613. CONTRACTOR SHALL Q J o COORDINATE ANY SUCH ACTIVITY WITH J-U-B ENGINEERS INC. z � ALIGNMENT CURVE TABLE w z o H � O J z CURVE # LENGTH RADIUS TANGENT DELTA CHORD DIRECTION CHORD LENGTH - > m LL W Q C1 176.95' 255.00' 92.20 039045'30" N20029'38"E 173.42' Q ° ° J C2 198.62 285.00 103.53 039 55 47 N20 24 30 E 194.62 Q Cn J U I N N N SURVEY CONTROL POINTS J NAME NORTHING EASTING EVATION DESCRIPTION STATION OFFSET Uj Ir o_ 1* 711491 .77 2451932.33 2592.88 CP5 10+30.49 297.80' Lt 2* 711492.87 2451946.39 2592.43 CMAG 10+33.80 285.61' Lt U Q 500 712340.63 2452389.69 2592.23 CHX 20+38.20 68.23' Rt 0 Uj 501 712337.33 2452253.82 2590.82 CHX 20+33.84 67.60' Lt 0 502 711101 .34 2452160.50 2592.83 CMAG 7+63.68 14.79' Lt co J 503 710317.77 2452189.54 2590.91 CHX - - Plans Are Accepted For Pubic Q U FILE: 07-24-122_C-10OX 504* 710542.77 2452001.24 2589.94 CHX 2+03.45 2016.60 Lt JUB PROD.#:07-24-122 Cz Street Construction DRAWN BY: JA z _0 9y stampin DESIGN BY: JA m Steve O'Brien B g and signing the improvement plans,the Registered CHECKED BY: CJF o * POINTS NOT DISPLAYED Engineer ensures the District that the plans conform to all District m ov2oi2o2s policies and standards. Variances or waivers must be s fcal ONE INCH and P AT FULL SIZE, IF NOT ONE Previously approved by the DiWkg in writing. Acceptance of INCH SCALE ACCORDINGLY I'� LO LDIR-2025-0021 the improvement plans by the District does not relieve the Registered Engineer of these responsibilities, LAST UPDATED: 12/11/2025 N N N o SHEET NUMBER: NBY t r _[ DarE- 12/17/2025 T ADA COON HIGHWAY DISTRICT C- 1 00 P U o � d 0 7 irJ-US 7,7� 1 J-U-B ENGINEERS, INC. 0 50 100 z c N Uj c (D M SCALE IN FEET Wu) o 0LD 000 E > Z X a) oo � o z 7v w M N R/W R/W II O I./ w I., w Lu .L 0 O J m a Q N J < < \ \ 4n BID ALTERNATIVE 3 ; �� o��`SS\o ENSfNc�'yF` BASE BID R/L- R/W III R/W R/W R/W R R/W R/W RR r Ls l 0+00 1+00 2 + + 00 + + R/w �q E of \QQ� - - — - - - — — - - - - - - - - - - w- - - - - w- - - - — w- - - - - w- - — — — 1 5/2 w- - - — I - - — - - - - ® R/W . . - - - - NW 7TH ST e R/W R/W \ \ I I R/W R/W R/W I IR/W \ co w �-: w o BID ALTERNATIVE 2 I \ x I 19 � Q z c I oIW � � \ 3 \ \ z m £ I 0- a_ I Q J o � Qam cn 0 R/W I w CL O 0 ui X / CD '� + � mU zCIO QQ�v \ > � �omw , O /y Cn �C S + (n w w o T � o o w _O M�(y / M /v O M � wOwIn a I Z_ LLJ WO ° � � � � U) � i = o � � vUi Z � � � ° o 0 I � > z �¢ � BID ALTERNATIVE 1 I w ' Q I Q W O W Y J 2 z p Q' cn � JW � I J J J J J IN 3 I V W I Q � J d IN INI H 2 z O J � Orn ¢ cn I I D I BASE BID cn I IW or I R/W R R/W R/ R/W R/W R/W S m z mm y Lw00 m Cn - - - - + - - - - - - + - - + + - - - - - + q — — — + - - - + 50 vv — v - - - - - - - - - w w NW 7TH ST NI CDO FV R/W W /w o v O 10 ®N O 7z W w I BID ALTERNATIVE 1 2 1 Z I I I ® I U � Q � Q , � �zo z I L o I £ I LEGEND W p I I J w I i BASE BID m L.L U Q0J Q I L BID ALTERNATIVE 1 Y M/� M/N I J F m BID ALTERNATIVE 2 J � U N / BID ALTERNATIVE 3 0 J U w O w 0- 0 z Q 0 Cc W 0 F- H z tV W fa J Q U FILE: 07-24-122 C-10OX J JUB PROJ.#:07-24-122 cV z DRAWN BY: JA m w 0 U DESIGN BY: JA o O CHECKED BY: CJF d U m ONE INCH a ? AT FULL SIZE, IF NOT ONE u INCH SCALE ACCORDINGLY N 'n N in O LAST UPDATED: 12/11/2025 N SHEET NUMBER: N � N In 0 C- 1 01 ocz2 d 0 fJ-U-B J-U-B ENGINEERS, INC. TYPICAL A N.T.S. U STA. 0+50.00 TO STA: 7+40.28 z J N STA. 11+01 .57 TO STA. 20+23.46 C co •2 M ti E CL LU Cn O 00 m 0 LU U � � M � z X (D 0o �_ C� W C Nod co z c uJ i O m co r*- G � N MATCH EXISTING LANDSCAPING/SOD 51 3' SIDEWALK EXISTING ASPHALT 51 SIDEWALK o�� ENS �yF SS�oru�l- FNc 1 .75% +/- 0.25% J L 1 F QQ� Tye C•S� RETAIN AND PROTECT EXISTING CURB & GUTTER 12/15/2025 RETAIN AND PROTECT EXISTING CURB & GUTTER UNLESS OTHERWISE SHOWN ON PLAN SHEETS UNLESS OTHERWISE SHOWN ON PLAN SHEETS o W 4 OF CRUSHED AGGREGATE W W J 4" OF CRUSHED AGGREGATE z Yj m Q FOR BASE TYPE 1, 3/4" MINUS 0 ITEM NO. 0802.4.1 .A.1 FOR BASE TYPE 1, 3/4" MINUS w 0 w o a ITEM NO. 0802.4.1 .A.1 a = Z M W Q o owW 5" THICK CONCRETE I }z C d 5" THICK CONCRETE a Q a m ° SIDEWALKS ITEM NO. o ' X 0706.4.1 .E.1 U z 10, + SIDEWALKS ITEM NO. 0706.4.1 .E.1 z � a � � W L Z -W, Z W � � LANDSCAPE REPAIR/SOD REPAIR SEE W i o 0o W a O PLAN SHEETS FOR REPAIR TYPE AND LANDSCAPE REPAIR/SOD REPAIR SEE LLo Q� ow Z O 0Z = ° w o 0 0 LOCATION PLAN SHEETS FOR REPAIR TYPE AND M 2 W o w m :1 2 a LOCATION , C) EXISTING GROUND a o o E W EXISTING GROUND Z a n w� : � � w > Lo W U3: z , W ,, Q Q W ~O n Y T of z :) l (n 0 J Of 2 z 0 0 (n Q (n Q Z SAWCUT AND MATCH EXISTING SAWCUT AND MATCH EXISTING CONCRETE DRIVEWAY ASPHALT PAVEMENT X T A N WIDTH VARIES H� C/) N 2' MINrl- 2 U WIDTH VARIES 5' SIDEWALK z Uj Uj Q n SLOPE ZO SLOPE VARIES 1.75% +/- 0.25% VARIES z — 0 z —► —� (D / 1 i4 4 �- � C J( 1 W W/'� W 2 n J CONCRETE REPAIR Steve O'Brien Co ! , QITEM NO. 0706.4.1 .G.1 01/20/2026 0 Y LDIR-2025-0021 Q N' 4" OF CRUSHED AGGREGATE EXISTING ASPHALT V N EXISTING DRIVEWAY N FOR BASE TYPE 1, 3/4" MINUS ASPHALT REPAIR - OTHER Q W ITEM NO. 0802.4.1 .A.1 ITEM NO. SSP 08125 U 0 5" THICK CONCRETE STANDARD 3" ROLLED CURB & Ir SIDEWALKS GUTTER, PER ACHD STD DRAWING ITEM NO. 0706.4.1 .E.1 SD-702, ITEM NO. 0706.4.1 .A.1 Z Q 0 w 4" OF CRUSHED AGGREGATE o FOR BASE TYPE 1 , 3/4" MINUS ITEM NO. 0802.4.1 .A.1 Z m W cis J Q U FILE: 07-24-122 C-20X Cz CURB & GUTTER DETAIL Plans Are Accepted For Public JUB PROJ.#:07 24 122 w 1 DRAWN BY: JA m SCALE: N.T.S. 0 0 treat Construction DESIGN BY: JA CHECKED BY: CJF U By stamping and signing the improvement plans,the Registered ONE INCH policies and standards. Varlayms or Waivers must be s fical AT FULL SIZE, IF NOT ONE Engineer ensures the District that the plans conform to all District Lo Ln PeG lY INCH SCALE ACCORDINGLY c� o and previously approved by the oishid in writing. Acceptance of LAST UPDATED: 12/11/2025 LO o21 Engineer of these rspon does not relieve the slbiNe$ Registered SHEET NUMBER: r N O N 2 Cz BY t f DAM 12/17/2025 o c; ADA COUNtY HIGHWAY DISTRICT C-200 o a o 0404.4.1.A.1 WATER SERVICE CONNECTION MATCHLINE SEE 1EA STA:1+45.59, 24.00' Lt (rJ-U-B SHEET C-203 _ 1 EA STA:4+98.34, 24.00' Lt J-U-B ENGINEERS, INC. SSP 29064 PED CROSSING 1104.4.1 .B.1 IN SEE NOTE 1 0706.4.1.H.1 0706.4.1.A.1 STANDARD 3-INCH ROLLED CURB & GUTTER 0706.4.1 .G.1 BSW BSW 1 \ z 0706.4.1 .E.1 U 0201.4.1 .C.1 DRIVEWAY STA:1+55.20 I O I 18 LF STA:0+50.00, 18.10' Lt TO STA:0+67.63, 16.26' Lt z J N 0706.4.1 .G.1 OFF:21 .58'L STA:1+57.70 0706.4.1 .H.1 o SP 02020 OFF:25.34'L I \\ J W y 0201 .4.1 .C.1 DRIVEWAY I 15 LF STA:1+17.00, 16.31' Lt TO STA:1+32.50, 16.34' Lt co � O M DRIVEWAY 0201 .4.1 .C.1 0404.4.1 .A.1 1 � � .Cn O ap E SSP 29064 \ LU co 0 Q Q I 23 LF STA:1+47.82, 15.26' Rt TO STA:1+69.45, 21 .09' Rt O tic-? U SSP 29064 Lu U " 0 cry � £ I 0706.4.1.G.1 I 18 LF STA:2+74.00, 15.19' Rt TO STA:2+92.12, 15.20' Rt z X ( 00 0706.4.1 .E.1 BSW � > W '- � � 1135.01 .07 SSP 29064 � c6 ai SSP 29064 STA:1+62.93 1 \ I 12 LF STA:4+10.00, 14.96' Rt TO STA:4+22.00, 14.93' Rt W � -6 U) o MATCH EXISTING SIDEWALK OFF:28.34'L 11 C) I O ( d o� 27 LF STA:4+56.00, 14.79' Rt TO STA:4+83.23, 15.03' Rt m cfl R/W R/W R/W R/W I (` - R/w R/w R/w0706.4.1 .A. w /w R/w 0706.4.1.A.5 STANDARD 6-INCH VERTICAL CURB & GUTTER N W W w W w W W LS W W W w W W W W w W 0706.4.1 .A.5 y y y y W y y 69 LF STA:2+12.08, 53.59' Rt TO STA:2+54.69, 13.11 Rt 8' 10' SSP 08125 i-� 18'V LEY GUTTER 0201.4.1 .C.1 °°°° 61 LF STA:2+17.55, 49.50' Lt TO STA:2+54.67, 16.46' LT AL CURB & GUTTER 0201 .4.1 .C.1 SEE NOTE S3\r FN� o CURB & GUTTER 0201 .4.1 .C.1 �� 0706.4.1 .B.1 0 0706.4.1.B.1 CONCRETE VALLEY GUTTERS o ENS �yF' 0706.4.1 .A.1 9.00 0201 .4.1 .C.1 CURB & GUTTER CDc� 0706.4.1.A.1 SSP 081259.00 0 0±0 SSP 08125 SSP 08125 PED CROSSING 1104.4.1.B.1 I c 5 LF STA:2+07.08, 31 .75' Rt TO STA:2+12.54, 31 .58' Rt - - - � - - - - - SS - -- - - ss - -- - - _ 1+00 � �-- -- - - - - - -�� _ - 2+00 s - - - - - ss - - - - - - - - ss - - - - - ss - - - - - ss -3� 13 LF STA:2+10.57, 16.30' Lt TO STA:2+26.17, 16.31' Lt � �9rFOF BEGIN IMPROVEMENTS PED CROSSING 1104.4.1 .B.1 CURB & GUTTER 0201 .4.1 .C.1 SSP 08125 w 0° 9T�yEW C.S\QQ�. NW 7TH ST � z w 0706.4.1.E.1 CONCRETE SIDEWALK, THICKNESS 5" i- - - - - w _ STA:0+50.00 o SSP 08125 C�& GUTTER 0201 .4.1.C.1 w 12/15/2025 OFF:0.00' - w- - - - - w- - - - - w- - - - - w - - - - - co w- - - _ _ _ _ �� 0706.4.1 .A.5 = CURB & GUTTER 0201 .4.1 .C.1 - w - w �`_ - - - - - - - w 0706.4.1 .A.1 - -I 65 SY STA:0+50.00, 18.10 Lt TO STA:1+64.03, 22.01 Lt RETAIN AND PROTECT 0706.4.1 .A.1 STREET LIGHT 18, 2 SY STA:1+47.82, 15.26' Rt TO STA:1+50.59, 15.26' Rt o w a SSP 08125 2 SY STA:1+66.79, 19.40' Rt TO STA:1+70.61 , 19.70' Rt = 2 i; - R/w R/w R/w PED RAMP 0201 .4.1.C.1 a z 0706.4.1 .H.2 SEE NOTE 1 r >- w ° a ° 0- R/w R/w R/W VALLEY 0201 .4.1 .C.1 87 SY STA:2+14.07, 63.35' Rt TO STA:3+00.00, 15.21' Rt o � W J o Q GUTTER � izn } SSP 29064 0706.4.1 .B-1 R/w R/ 76 SY STA:2+15.83, 71 .79' Lt TO STA:3+00.00, 16.58' Lt Q it m o m 0706.4.1 .G.1 �, - Ui 'x SIDEWALK 0201.4.1 .C.1 I 167 SY STA:3+00.00, 16.58' Lt TO STA:6+00.00, 16.87' Lt z a � E m Q o 0706.4.1 .H.1 I � 0- 0 0706.4.1 .E.1 I � omw � o DRIVEWAY 0201.4.1 .C.1 I 174 SY STA:3+00.00, 15.21 Rt TO STA:6+00.00, 15.02 Rt o g w z o I WOM, s 0706.4.1 .E.1 0706.4.1.G.1 o o CONCRETE REPAIR 2 E PED CROSSING 1104.4.1 .B.1 I I 0 0 � �- J IX 3 SY STA:0+56.19, 25.44' Lt TO STA:0+64.15, 25.38' Lt J = o (SSP 08125 I ZEwIs ° o SSP 29067B W 7 SY STA:1+19.29, 27.61' Lt TO STA:1+29.86, 27.65' Lt a w CURB & GUTTER 0201 .4.1 .C.1 3 SSP 29093 w z o � � � w z £ I SSP 29067B I 15 SY STA:2+61 .72, 29.01' Lt TO STA:2+79.86, 29.03' Lt = W z CQ � Of JO � SEE NOTE 1 0706.4.1 .H.1 14 SY STA:2+74.19, 27.28' Rt TO STA:2+92.15, 27.30' Rt °° = a } � � 2zo I � 0Cn < Cn 25 SY STA:3+56.15, 29.06 Lt TO STA:3+86.32, 29.02' Lt z I I 10 SY STA:4+11 .27, 29.00' Rt TO STA:4+21 .37, 29.00' Rt a_ a_ 0201 .4.1 .C.1 DRIVEWAY I 0201 .4.1.C.1 DRIVEWAY w Ir> IoR rAN;- 14 SY STA:4+58.38, 28.55' Rt TO STA:4+77.73, 28.68' Rt I I 8 SY STA:4+77.67, 28.93' Lt TO STA:4+87.58, 28.94' Lt I 0706.4.1.G.1 0706.4.1 .G.1 I 18 SY STA:5+67.06, 28.36' Rt TO STA:5+86.82, 28.36' Rt X I 0404.4.1 .A.1 I " 0706.4.1 .E.1 Steve O'Brien C/)_ N I I 0112012026 LDIR-2025-0021 SSP 29064 w I SSP 29064 SSP 29064LU CP ° Plans Are Accepted For Public z o �- R/W R/W R/W R/W R/W R Z 'z R/W /ti/ R/W R/W R/W R/W Street Construction o w w w w wLs W z LSW W W W y W W W W y W y LS W WL.S By stamping and signing the improvement plans,the Registered C Q w y � y . w . w . �. G I30' W W W W W W W W W W W w W W W W w W w Engineer ensures the District that the plans conform to all District _l J or waivers 10 policies prev pussy approved byin tNritincs t be spqdfically and A CDtanceof LL D o the improvement plans by the District doesli not relieve the Q 0 Y = I I + co Registered Engineer o these respons9ibilities. co , J m r 1006.4.1 .C.1 NW 7TH ST Q U BY ATE, 12/17/2025 Q a m z 00 ADA CCIUN HIGHWAY DISTRICT V _ _ _ _ _ 5+00- - - - - CO~ w N D � - - - ss - - - - - ss - - - - - ss - - - - - ss - - - - - ss - - - - - s4+00 - - - ss - - - - - ss - - - - - ss - - - - - SS ss - - __ _ SS SS ss - - - � ss - - - - - ss - - -6+ w w NOTES: N <G D I z 0 1 . 5' TRANSITION FROM 6" VERTICAL CURB TO 3" ROLLED CURB m CURB & GUTTER 0201 .4.1.C.1 SSP 08125 0201.4.1 .C.1 CURB & GUTTER = w W + I 0706.4.1 .A.1 0706.4.1.A.1 I U w 2. ALL NEW WATER SERVICE CONNECTIONS ARE ASSUMED TO J - - w- - - - - w - - - - - w- - - - - w - - - - - w- - - - - _ _ _ _ _ _ _ _ Q BE 1". CONTRACTOR TO VERIFY EXISTING WATER SERVICE - w - w CONNECTION SIZES. 0 0 - - w SSP 25080 - - - - w - - - - - w- - - - - w - - - - - w- - - - - w- - - - Ir CD >- 10' W y 19, y y yyyyyyyy 20' w W LEGEND Z LS* So �Ls LSW �w o � STA:4+91 .28 SIDEWALK/W /W R/W R/W R/W R/ R/W z R W OFF:20.03'R R/w Ribw R/W R/W I M W I SP 02020 I ASPHALT REPAIR Q 0706.4.1.E.1 0706.4.1 .E.1 STA:4+85.28 FILE: 07-24-122_C-20X T z I SSP 29093 SSP 29064 \ OFF:22.03'R I DRAWNJUB OJ.BY# JA 24 122 z J CONCRETE REPAIR ca � I SSP 29067B SSP 29064 DRIVEWAY 0201 .4.1 .C.1 DESIGN BY: JA o DRIVEWAY 0201 .4.1.C.1 STA:4+52.56 0706.4.1 .G.1 ' Q Q Q Q Q CHECKED BY:ONE INCH 0- 0706.4.1 .G.1 I OFF:19.82 R I a a a a a GAVEL REPAIR AT FULL SIZE, IF NOT ONE co �, STA:4+58.35 INCH SCALE ACCORDINGLY 0706.4.1 .G.1 OFF:21 .79 R 0201 .4.1.C.1 DRIVEWAY �' LAST UPDATED: 12/11/2025 N 2 I SSP 29064 I LANDSCAPE REPAIR 0 15 30 SHEET NUMBER: N 0 I SP 02020 I T SSP 20113 Q U w w w W � SOD REPAIR C-201 SCALE IN FEET d 0 0706.4.1.H.1 PEDESTRIAN RAMP W/DETECTABLE WARNING CssP 25080 REMOVE AND RESET MAILBOX DOMES, TYPE A CJMU-B , 1 EA STA:2+14.50, 43.06' Lt TO STA:5+15.74, 27.43' Lt 1 EA STA:4+83.57, 16.61' Rt 1 EA STA:2+18.01 , 43.51' Lt TO STA:2+20.57, 27.80' Lt SSP 29064 SOD REPAIR J-U-B ENGINEERS, INC. 18 SY STA:0+64.15, 25.38' Lt TO STA:1+19.31 , 24.31' Lt U 1 EA STA:2+32.73, 15.71' Rt TO STA:2+48.67, 15.02' Rt z J N 0 1 EA STA:2+32.74, 17.30' Lt TO STA:2+48.67, 16.45' Lt 12 sy STA:1+29.83, 24.49' Lt TO STA:1+62.24, 30.29' Lt (n C O (.0M w L �0 00 CO 0 PEDESTRIAN RAMP W/DETECTABLE WARNING 3 SY STA:1+47.80, 22.55' Rt TO STA:1+63.43, 27.62' Rt Lu U "t 0 Cl? 0706.4.1 .H.2 DOMES, TYPE G z W ( o . 0 � 23 SY STA.2+23.84, 71 .88 Lt TO STA.2+59.72, 29.01 Lt Ur c' co 1 EA STA:1+50.59, 15.26' Rt TO STA:1+66.79, 19.40, Rt z 1006.4.1.C.1 INLET PROTECTION 7 SY STA:2+81 .88, 29.03' Lt TO STA:3+00.00, 24.58' Lt W m � '� � a 20 SY STA:3+00.00, 24.58' Lt TO STA:3+54.15, 29.06' Lt N 1 EA STA:3+41 .50, 14.11' Rt 1 EA STA:3+42.60, 15.58' Lt 22 SY STA:3+49.01, 23.22' Rt TO STA:4+09.27, 38.58' Rt 32 SY STA:3+88.32, 29.02' Lt TO STA:4+75.67, 28.93' Lt 1104.4.1.B.1 THERMOPLASTIC PAVEMENT MARKINGS �SS�ONAL FN�� 10 SY STA:4+31 .80, 22.89' Rt TO STA:4+56.38, 28.55' Rt o� ENS 90 S F STA:1+59.48, 12.00' Rt TO STA:1+61.91, 11 .87' Lt 90 SF STA:1+84.78, 33.32 ' Lt TO STA:2+14.36, 34.98' Lt 32 SY STA:4+79.73, 28.68' Rt TO STA:5+65.06, 28.36' Rt �q�'ry OF 90 SF STA:1+85.72, 40.91' Rt TO STA:2+09.70, 39.79' Rt 39 SY STA:4+89.58, 28.94' Lt TO STA:6+00.00, 28.80' Lt EW C. 90 SF STA:2+40.68, 12.46' Lt TO STA:2+40.67, 13.11' Rt 6 SY STA:5+88.82, 28.36' Rt TO STA:6+00.00, 23.01' Rt 12/15/2025 1135.01.07 RELOCATE ROADSIDE SIGN SSP 29067B REPAIR LANDSCAPING w a Cd 29 SY STA:2+22.06, 66.51' Rt TO STA:2+72.19, 27.31' Rt o w W co 0 1 EA STA:2+52.37, 22.53' Lt o Q z Rcnoao } w U w H d 4 SY STA:2+94.15, 27.30' Rt TO STA:3+00.00, 23.21' Rt o o wz m ? } P 02020 S GRAVEL REPAIR �z � � � m a � mo 11 SY STA:3+00.00, 23.21' Rt TO STA:3+33.90, 23.23' Rt o 'i 3: :5 X 2 SY STA:0+50.00, 26.14' Lt TO STA:0+56.19, 25.44' Lt z o } Q z � m � SSP 29093 REMOVE TREE 6"+ L Z J z 5 SY STA:3+33.90, 23.23' Rt TO STA:3+49.01, 23.22' Rt w i c m w � O oao Zo <n 1 EA STA:2+27.10, 29.47' Rt 0 zo = ° >t w o 5 SY STA:4+23.37, 38.54' Rt TO STA:4+31 .80, 22.89' Rt M 2 o w m :12 tea d 1 EA STA:3+22.08, 18.66' Rt o SSP 08125 ASPHALT REPAIR - OTHER z ( w :0:) 0? 1 EA STA:3+30.25, 17.17' Rt w W o 3 SY STA:1+17.00, 12.31' Lt TO STA:1+32.50, 12.34' Lt � Ofw � o J w , a Q w ~O n Y CONTINUATION SHEET 6 SY STA:1+47.81 , 11.26' Rt TO STA:1+71 .89, 18.16' Rt W z w H 2 z O 11 SY STA:2+07.08, 34.76' Rt TO STA:2+07.08, 53.58' Rt o cn a cn o 53 SY STA:2+07.08, 7.40' Rt TO STA:2+54.80, 8.11 Rt 25 SY STA:2+10.57, 9.35' Lt TO STA:2+54.67, 9.46' Lt 26 SY STA:2+10.57, 18.25' Lt TO STA:2+10.57, 48.95' Lt c� X 4 SY STA:2+74.00, 11.18' Rt TO STA:2+92.12, 11 .20' Rt 0 N N N 3 SY STA:4+10.00, 10.96' Rt TO STA:4+21 .99, 10.93' Rt C/) C N 9 6 SY STA:4+56.00, 10.79' Rt TO STA:4+83.24, 11 .03 Rt z w Q W o SSP 20113 CONCRETE BLOCK RETAINING WALL �j C _ z cn 0 30 SF STA:5+87.82, 28.36' Rt TO STA:6+00.00, 23.00' Rt LJJ z Cn 0 z Co L.L J 0 z U Ov N N N O J 9 U uJ O Ir a r U Z a WE FIDI - w H z m w cis J Q U FILE: 07-24-122 C-20X Plans Are Accepted For Public DRAWNOJ.BY: JA:07-24 122 J C mw -6 U Street Construction DESIGN BY: JA o O CHECKED BY: CJF E: U By stamping and signing the improvement plans,the Registered ONE INCH :5D Engineer ensures the District that the plans conform to all District AT FULL SIZE, IF NOT ONE 00 Steve O'Brien policies and standards. Variances or waivers must be specifically INCH SCALE ACCORDINGLY N o and previously approved by the District in writing. Acceptance of LAST UPDATED: 12/11/2025 LO N 01/20/2026 LDIR-2025-0021 Registered Engineer of these responsibilities. SHEET NUMBER: N the improvement plans by the District does not relieve the T Cz BY t 12/17/2025 o ADA COUN HIGHWAY DISTRICT'DATE C-202 o awo 0404.4.1 .A.1 WATER SERVICE CONNECTION CJ-U-B SSP 29064 1 EA STA:6+00.51, 24.00' Lt I 0404.4.1.A.1 1 EA STA:7+07.95, 24.00' Lt J-U-B ENGINEERS, INC. I 0201 .4.1.C.1 DRIVEWAY 0201 .4.1.C.1 DRIVEWAY 0706.4.1.F.1 0706.4.1.A.1 STANDARD 3-INCH ROLLED CURB & GUTTER U I 0706.4.1.F.1 0706.4.1 .G.1 25 LF STA:6+00.00, 16.87' Lt TO STA:6+24.64, 16.97' Lt z J N o co I 0706.4.1 .G.1 O co 0706.4.1 .E.1 14 LF STA:7+16.84, •Fn O ti 17.02 Lt TO STA:7+30.50 17+06 Lt E I SSP 29067B CO ° � Lu L � - 0706.4.1.E.1 CONCRETE SIDEWALK, THICKNESS 5" W U " 0 Cl? I SSP 29064 z X O 00 o .� 45 SY STA:1+99.89, 150.61' TO STA:2+20.84, 71 .84' Lt LLJ '— co co N � 0404.4.1 .A.1 I � � ai R/W R/W / R/W R/ R/W R/W R/W 96 SY STA:6+00.00, 16.87' Lt TO STA:7+71 .98, 17.33' Lt W 77 O (1) i1 y y y y W W ' m y m y • W • y • W y • W y W ^ •LS W W W W W W W W W W I 128 SY STA:6+00.00, 15.00' Rt TO STA:7+69.74, 32' Rt m cfl 20130' I 0706.4.1.G.1 CONCRETE REPAIR ' A D 15 SY STA:6+01.82, 28.82' Lt TO STA:6+21 .62, 28.91' Lt � CURB & GUTTER 0201.4.1 .C.1 m = I 0201.4.1 .C.1 CURB & GUTTER 0706.4.1 .A.1 U 23 SY STA:6+51.58, 29.06' Lt TO STA:6+81 .25, 29.08' Lt �pNAL m r SSP 08125 I w SS FNc Cn z 0706.4.1.A.1 w O� ENS /yF= m 00 SS — — _— — SS — — — — —_ — — SS — — — SS — _ — — ��— _7+00_ — SSP 08125 — — — — — — — J O N 8+OC SSP 08125 ASPHALT REPAIR - OTHER m — — — - - - - - = a o n D I NW 7TH ST I Q = 6 SY STA:6+00.00, 12.87' Lt TO STA:6+24.64, 12.97' Lt 1P �o ow- - - - - w- - - - - w- - - - - w - - - - - w- - - - - w - - - - - - - L - - w 3 SY STA:7+16.84, 13.02' Lt TO STA:7+30.50, 13.06' Lt �-qj of o w w - - - - - - - - - - - - - - - - — UjT EW C. o SP 20113 S CONCRETE BLOCK RETAINING WALL 12/15/2025 W W W w W W W W � 258 SF STA:6+00.00, 23.00' Rt TO STA: 7+68.47, 37.80' Rt — WLS .Ls LS* W LS y w I ZS y o SSP 29064 SOD REPAIR z � Z R/W R/W R/W R/W R/W R/W = g U I ( 27 SY STA:2+06.74, 151 .94 Lt TO STA:2+23.84, 71.88 Lt C9 Q z Rco0 < 0 0706.4.1 .E.1 Cn 2 SY STA:6+00.00, 28.80 Lt TO STA:6+01 .82, 28.82' LT o � W J � I I Z � - � d I SSP 20113 SSP 29064 STA:7+69.747-1 I I O 57 SY STA:6+00.00, 23.00' Rt TO STA:7+68.47, 34.80' Rt o ��j� w I � 15zO � J� 32 SY STA:6+83.25, 29.84' Lt TO STA:7+71 .94, 25.33' Lt 'Z � Q E—STA II = SSP 29067B � n Z� WJ� z : 9 Z o oOFF:19.84'R REPAIR LANDSCAPING og o ° z J 0 W ° 20 °ZZ�15 SY STA:6+23.62, 28.92' Lt TO STA:6+48.80, 29.06' Lt o o � QQ a it C) � � � � U I O w ZE " � H 0 � ww) zo: � I I D w ~ o � w w m3: Q = ofz=) Cn J WE (:�+(E F,I D IA N � � = zo � o Cn Q (n QZ 0 X 0 N v Steve O'Brien NI 01/20/2026 LDIR-2025-0021 N w MIN , M/� MIN - z ~ Q Plans Are z Accepted For Public P z I Street Construction w \ LJ z w � By stamping and signing the improvement plans,the Registered J J Engineer ensures the District that the plans conform to all District z > policies and standards. Variances or waivers must be specifically CoLL \ Q W r 0706.4.1 .E.1 and previously approved by the District in writing. Acceptance of Q 0 Q \\ Z the improvement plans by the District does not relieve the Y Registered Engineer of these responsibilities. Q \ Q SSP 29064 {+ �/ } p J QU1 BY �� { IJATE' 12/17/2025 Q � \ J 1 ADA COUN�Y HIGHWAY DISTRICT (� N \ \ NOTES: Q N \\ V 1 . 5' TRANSITION FROM 6" VERTICAL CURB TO 3" ROLLED CURB 2. ALL NEW WATER SERVICE CONNECTIONS ARE ASSUMED TO \ > J W BE 1". CONTRACTOR TO VERIFY EXISTING WATER SERVICE CONNECTION SIZES. a I z \\ yw LEGEND \ I \ I � I SIDEWALK � I ro w \ I Q \� 0706.4.1 .A.5 ASPHALT REPAIR FILE: 07-24-122_C-20X J N JUB PR J. w MATCHLINE SEE 1717A CONCRETE REPAIR DRAWN BY: JA ca a70 U SHEET C-201 DESIGN BY: JA o O CHECKED BY: CJF U a a a a a GAVEL REPAIR 1 ONE INCH AT FULL SIZE, IF NOT ONE Lo LO INCH SCALE ACCORDINGLY N p LAST UPDATED: 12/11/2025 N o LANDSCAPE REPAIR 0 15 30 SHEET NUMBER: N -0 _ 2 Cz - o W w W W SOD REPAIR SCALE IN FEET 203 o � aw 0404.4.1.A.1 WATER SERVICE CONNECTION 0706.4.1 .G.1 CONCRETE REPAIR CJ-U-B 1 EA STA:12+08.81 26.00 Lt 6 SY STA:11+54.62, 23.02' Lt TO STA:11+78.10, 25.24' Lt J-U-B ENGINEERS, INC. 1 EA STA:12+48.07, 24.00' Rt 6 SY STA:12+80.32, 24.08' Lt TO STA:13+02.93, 25.77' Lt U 1 EA STA:13+11 .19, 28.00' Lt 15 SY STA:13+04.42, 28.71' Rt TO STA:13+23.52, 28.88' Rt z J N o co 0706.4.1.A.1 STANDARD 3-INCH ROLLED CURB & GUTTER � `� 6 SY STA:13+72.43, 25.13 Lt TO STA: 13+90.73, 25.12 LT W L O 0 E r(:�T�T(E FA,I D I PEDESTRIAN RAMP W/DETECTABLE WARNING W U 0 Cl?30 LF STA:12+34.08, 21.59 Rt TO STA:12+60.89, 17.57 Rt 0706.4.1.H.1 Z X (D ., 00 � DOMES, TYPE A LU o '3: 10 LF STA:12+38.78, 16.48' Lt TO STA:12+49.40, 16.51' Lt 1 EA STA:12+38.78, 16.48' Lt TO STA:12+49.40, 16.51' Lt Z > U) LU 0 34 LF STA:12+68.93, 16.63' Lt TO STA:13+04.77, 17.11' Lt 1 EA STA:12+39.01, 18.67' Rt TO STA:12+48.34, 17.65' Rt m ( a 1135.01.07 RELOCATE ROADSIDE SIGN N 29 LF STA:12+99.31 , 17.10' Rt TO STA:13+27.29, 16.94' Rt 1 EA STA:13+60.15, 23.61' Lt 0706.4.1.E.1 CONCRETE SIDEWALK, THICKNESS 5" SSP 08125 ASPHALT REPAIR - OTHER Steve O'Brien c�S\pvAAL FN� 01/20/2025 8 SY STA:12+31 .69, 18.50' Rt TO STA:12+60.90, 13.57' Rt o<c�' ENS LDIR-2025-0021 150 SY STA:11+18.47, 16.20' Lt TO STA:14+00.00, 17.11' Lt 2 SY STA:12+38.78, 12.48' Lt TO STA:12+49.40, 12.51' Lt 95 SY STA:12+34.08, 21.59' Rt TO STA:14+00.00, 16.63' Rt 8 SY STA:12+68.93, 12.63' Lt TO STA:13+04.77, 13.11' Lt �°rFOF \oP�o 6 SY STA:12+99.31, 13.14' Rt TO STA:13+27.29, 12.98' Rt 9T�yE►N C•S\QQ� SSP 11010 REMOVE AND RESET YARD LIGHT 12/15/2025 1 EA STA:11+81 .78, 25.00' Lt w SSP 29064 SOD REPAIR = w W 11 SY STA:1 1+18.35, 22.31' Lt TO STA:1 1+54.62, 23.02' Lt a = Z m w Q o � W _ c J 38 SY STA:11+84.69, 27.65' Lt TO STA:12+61.38, 24.58' Lt �Q m o 00 0uS3: :5x \v 23 SY STA:12+45.50, 29.02' Rt TO STA:13+02.60, 28.72' Rt U z o + mQ Q LZw Z 14 SY STA:13+11 .29, 26.21' Lt TO STA:13+52.23, 25.14' Lt o J i c j W 0 0 LL o Z 25 SY STA:13+25.52, 28.91' Rt TO STA:13+96.52, 24.65' Rt 0 0 T o o >t W :1 2 d Q\� 3 SY STA:13+90.73' 25.12' Lt TO STA:14+00.00, 25.11' Lt o = o QE "J 0 SSP 29067B REPAIR LANDSCAPING a w ) �j SSP 29064 I 5 SY STA:12+08.81, 23.10' Lt � U) m C Y 0404.4.1 .A.1 0� 0706.4.1 .G.1 I � LU of �j 3 SY STA:12+37.42, 27.24' Rt TO STA:12+45.50, 29.02' Rt � = Q } W 0201 .4.1 .C.1 DRIVEWAY REMOVE AND RELOCATE BRICKS J I ~ = Z o � 0Cn < Cn o >> \ss O� W 0706.4.1 .F.1 COORDINATE WITH PROPERTY 6 SY STA:12+61 .38, 24.58' Lt TO STA:12+80.09, 24.76' Lt Z OWNER PRIOR TO RELOCATION �\ SSP 11010 I 3 SY STA:13+05.13, 25.77' Lt TO STA:13+11.29, 26.21' Lt 3 G ti y 0706.4.1 .G.1 SSP 29067B 7 SY STA:13+52.23, 25.14' Lt TO STA:13+72.43, 25.13' Lt _j 1135.01 .07 I 1 SY STA:13+96.52, 24.66' Rt TO STA:14+00.00, 24.63' Rt SSP 29064 0706.4. 1.E.1 0201 .4.1.C.1 DRIVEWAY I 0706.4.1 .H.1 0706.4.1.F.1 0201 .4.1 .C.1 DRIVEWAY I N / ss �2' SSP 29067B 0706.4.1 .F.1 I C/) N \ 0404.4.1.A.1 W w 0706.4.1 .G.1 I = N y w \\� \� ss \\ W p 1,,- 0- Z \ � W SSP 29064I Q �p \ SSP 29067B Plans Are Accepted For Public o e\v Q\� �r \ CS w W W SSP 29064 + o - z �P 0706.4.1.E.1 y I Street Construction z / �O ' w L M/�J /W R/ QW By stamping and signing the improvement plans,the Registered CwC Z _ \ 2x� LS W W W W W W W w Engineer ensures the District that the plans conform to all District J G J \ W W W W w y W W = policies and standards. Variances or waivers must be specifically - the improvement p T SSP 08125 21 1 g� J w and previously approved by the 0100 in writing. Acceptance of Co O � \ ss \ = w p ovement plans by the District does not relieve the Q \ !y U CO Registered Engineer of these responsibilities. SSP 08125 0201.4.1 .C.1 CURB & GUTTER I BY 7Z, 11DATE• 12/17/2025 Q ADA COUN HIGHWAY DISTRICT - N �A ss - - - "' �v -as---- +% _sue- - ss - - - SS - 0706.4.1_A_1- w - ss - - - - - ss - - - � U- - w- w- - - - - w- - - - NW7THST N / 13+00 - - - - - w- - - - - w14 NOTES: Q 1 . 5' TRANSITION FROM 6" VERTICAL CURB TO 3" ROLLED CURB SSP 08125 0201.4.1 .C.1 CURB & GUTTER SSP 08125 2. ALL NEW WATER SERVICE CONNECTIONS ARE ASSUMED TO // �� r 0706.4.1 .A.1 I BE 1". CONTRACTOR TO VERIFY EXISTING WATER SERVICE o / J 0201 .4.1.C.1 CURB & GUTTER } Q� �p 0706.4.1 .A.1 CONNECTION SIZES. Q- �T LEGEND Q / Q y LSw y y 20, � W Ir V4�:/ w �A w w W W W w W W W SIDEWALK o LSW W y W WLS - y y W W W y y y WS W W y y Z SIDEWALK 0201.4.1 .C.1 0706.4.1 .E.1 R/W R/W R/W nmI M J I FILE: 07-24-122_C-20X J SSP 29067B SSP 29064 ° Cz ° JUB DRAWN OBYJ.# JA 24 122 ca w 0706.4.1.H.1 DRIVEWAY 0201 .4.1 .C.1 I CONCRETE REPAIR 0404.4.1 .A.1 DESIGN BY: JA a o I 0706.4.1 .F.1 SSP 29064 I CHECKED BY: CJF � U ONE INCH 0706.4.1 .G.1 a a a a a GAVEL REPAIR AT FULL SIZE, IF NOT ONE Lo � SSP 29067B INCH SCALE ACCORDINGLY N p LAST UPDATED: 12/11/2025 N o LANDSCAPE REPAIR 0 15 30 SHEET NUMBER: N -0 N � W W WwWWW -204 Y 2 SOD REPAIR SCALE IN FEET o � aw 0403.4.1.A.1 RELOCATE FIRE HYDRANT ASSEMBLY 1 EA STA:14+35.72, 23.21' Rt CJ-U-B I RETAIN AND PROTECT I J 0404.4.1 .A.1 WATER SERVICE CONNECTION IWATER METER I J-U-B ENGINEERS, INC. I 0404.4.1 .A.1 SSP 29064 I 1 EA STA:14+18.33, 24.00' Lt d 0201.4.1 .C.1 DRIVEWAY 0201 .4.1.C.1 DRIVEWAY z J N I 1 EA STA:14+24.62, 24.00' Rt SSP 29064 0706.4.1 .E.1 0706.4.1 .F.1 0706.4.1.F.1 I U) s= co 0 J SSP 29064 1 EA STA:15+96.90, 24.00' Lt O cY) � I 0706.4.1 .G.1 I vn O oo 0706.4.1 .G.1 1 EA STA:16+11 .81, 24.00' Rt Lu O COm 0404.4.1 .A.1 L1J U 0 Cl? I 0404.4.1 .A.1 I Z X O 1 EA STA:16+63.78, 24.00' Lt - Lu +r C B 1c� . 45 R/ R/W R/W R/W R/W R/W R/W R/W R/W R/W R/ R/W 1 EA STA:17+77.71, 24.00' Rt z � U) -0 o UJI W W w w W W W W W w W W W W W W W W LS W W W W W w W w W W W w W W w w W W w W W w W w W LS w w W w W w w W wLS w W w w W w 1 EA STA:18+11 .00, 24.00' Lt m s a I 20' 18' CD 1 EA STA:18+28.37, 24.00' Rt N D 0 1 EA STA:19+00.63, 24.00' Rt m � � - ss - - - - ss - - - - - ss - - - - - ss - - - - - ss SSP 08125 - - - ss - - - 0201 .4.1 .C.1 CURB & GUTTER- - - - - ss - - - - - s - - - ss - - - - - ss - - - - - ss - - - - ss - - - - - ss - - - - - I T 1 EA STA.19+45.49, 24.00 Lt = m 00 W- - - - w - - - 0706.4.1 .A.1 m - = w- - - w- - - w - - - 15+00 - 16+00 17 w �NsF m - - - _ _ - - - - - - - - - m 0706.4.1 .A.1 STANDARD 3-INCH ROLLED CURB & GUTTER o Fc^ D - - - - - - w - - - - - w- - - - w 0706.4.1 .E.1 - W- - - - - w- - - w n 0404.4.1.A.1 NW 7TH T - W- - - - - W - - - Z w 33 LF STA:15+02.47, 17.21' Lt TO STA:15+35.92, 17.27' Lt N RETAIN AND PROTECT I J co 0 o o SSP 29093 = o POWER POLE U 34 LF STA:17+00.22, 17.41' Lt TO STA:17+33.84, 17.35' Lt 9rf OF o I 9T�-- ( r'S\ee 14 LF STA:17+55.44, 17.39' Lt TO STA:7+69.31 , 17.38 Lt 22' 19, 16' 20' 12/15/2025 y W W y y y y W y W y . W 42 LF STA:18+35.17, 17.53' Lt TO STA:18+77.82, 17.46' Lt 2,C\N1% LW W W W W y W y y W y W y W y W y y y yDV y W 0706.4.1 .E.1 CONCRETE SIDEWALK, THICKNESS 5" o R/W R/W R/W ° R/ R/ R W R/W R/ R/W Z R/W /w R/w o /w 167 SY STA:14+00.00, 16.63' Rt TO STA:17+00.00, 16.63' Lt = 2 co 0 0706.4.1 .G.1 J t 0706.4.1 .E.1 BSW SSP 29067E 0 Q 0 w cnoQo o% STA:16+08.11 168 SY STA:14+00.00, 17.11' Lt TO STA:17+00.00, 16.63' Rt a = z m w Q O � w � � SSP 29064 0201 .4.1 .C.1 DRIVEWAY OFF:21 .59'R I }Q o m 0706.4.1 .G.1 0706.4.1 .G.1 182 SY STA:17+00.00, 17.41 Lt TO STA:20+23.46, 19.33 Lt o m X 0706.4.1 .F.1 J BSW SSP 29093 I � c, w 0706.4.1.G 1 0403.4.1 .A.1 STA:16+11 .80 180 SY STA:17+00.00, 16.63' Rt TO STA:20+19.83, 18.12' Rt Z a I E m Q 0201.4.1 .C.1 DRIVEWAY 0201.4.1 .C.1 DRIVEWAY o OFF:22.81'R I Q � � � ZJ z 0706.4.1 .F.1 0706.4.1 .F.1 0 �o °° w 0 o 0201 .4.1 .C.1 DRIVEWAY 0706.4.1.G.1 CONCRETE REPAIR o g � � z o <n SSP 29093 p I rE rIZ [A � woo } > z 0706.4.1 .F.1 0404.4.1 .A.1 SSP 290606 ° Z = B E E w o 8 SY STA:14+00.96, 24.63' Rt TO STA:14+22.88, 24.67' Rt o Z J SSP 29064 SSP 29064 BSW W o O � � J a SSP 29067B STA:16+16.80 BSW SSP 29064 I C) \ J STA:16+20.47 6 SY STA:14+48.50, 24.66 Rt TO STA:14+67.07, 24.47 Rt J = off : cn OFF:22.81 R acDw � o 0 OFF:21 .59'R Z U Is Z I 15 SY STA:15+06.95, 28.95' Lt TO STA:15+27.24, 28.94' Lt � w a w o w > of ~ 0 ' wm � z Sieve O'Brien 5 SY STA:15+35.18, 24.58' Rt TO STA:15+51 .42, 24.61' Rt = U) z 01/20/2026 J w Of LDIR-2025-0021 9 SY STA:15+73.01, 26.91' Lt TO STA:15+90.89, 26.93' Lt °° = Q } H 2 z O O � 0Cn < Cn Z 7 SY STA:16+29.25, 24.59' Rt TO STA:16+49.21 , 24.53' Rt 24 SY STA:17+00.67, 28.92' Lt TO STA:17+33.84, 28.91' Lt I 0706.4.1 .E.1 1135.01 .07 0201 .4.1 .C.1 DRIVEWAY J D 23 SY STA:17+16.91, 28.85' Rt TO STA:17+45.08, 28.87' Rt I 0201 .4.1 .C.1 DRIVEWAY 0- 0706.4.1 .F.1 SSP 29067B SSP 29067B O SSP 29064 0706.4.1 .F.1 1 5 SY STA:17+57.27, 26.03 Lt TO STA:17+69.32, 26.04' Lt o I SSP 29067B 0706.4.1 .G.1 SSP 29067B SSP 29064 DRIVEWAY 0201 .4.1 .C.1 1 3 0201 .4.1.C.1 DRIVEWAY SSP 29067B 0706.4.1 .F.1 23 SY STA:18+38.51, 28.89' Rt TO STA:18+66.44, 28.88' Rt ICD 0706.4.1.F.1 I SSP 29064 0404.4.1 .A.1 0706.4.1 .G.1 24 SY STA:18+39.30, 29.14' Lt TO STA;18+72.28, 29.14' Lt N 0706.4.1 .E.1 0 C� 0706.4.1 .G.1 SSP 29064 0404.4.1.A.1 I 6 SY STA:20+01 .43, 29.13' Lt TO STA:20+10.89, 29.04' Lt N = I SSP 29064 z w SSP 29067B 0706.4.1.G.1 R/W R/W R/W R/ R/W R/W R/W R/W R/W R/W R W R/ R/W R/ Plans Are Accepted For Public z - z ,Ls W W ; Street Construction I y y y Wks 33' 12' 33, y y W. yE y y y W w W w W W 9' I By stamping and signing the improvement plans,the Registered - CC Q Engineer ensures the District that the plans conform to all District J G J policies and standards. Variances or waivers must be specifically m SSP 08125 SSP 08125 1006.4.1 .C.1 1 and previausiy approved by the DisMct in writing. Acceptance of Q O I END IMPROVEMENTS < SS _ SSP 08125 o the improvement plans by the District does not relieve the ss - 0201 .4.1 .C.1 CURB & GUTTER ss - - - - ss - - - - - Registered Engineer of these responsibilities. Q m z 0201 .4.1 .C.1 CURB & GUTTER 0201 .4.1 .C.1 CURB & GUTTER - ss - - - - - ss - - - - - ss - - - - - s STA:20+23.46- - ss - - - - ss - - - - - sus - - - - - s f, ; J m m 00 0706.4.1 .A.1 0706.4.1 .A.1 OFF:0.00' I 9Yc l 12/17/2025 D - - - - - - 18+00 0706.4.1 .A.1 - - - 20+00 I 2 ADA COON HIGHWAY DISTRICT 19+00 - - - - ATE Q V N O D I- - w 0706.4.1 .E.1 - - - w- - - - - W- - - - - W- _ _ _ _ _ SSP29090 NOTES: N m - W - w- - - - - - - - W- - - - - V NW 7TH ST _ STOP BAnt I z 1 . 5' TRANSITION FROM 6" VERTICAL CURB TO 3" ROLLED CURB rl- I SSP 29090 - - - - �, + - w- - - - - W- - - - w- - - - - W- - - - 02. ALL NEW WATER SERVICE CONNECTIONS ARE ASSUMED TOwCD - w - - - BE 1". CONTRACTOR TO VERIFY EXISTING WATER SERVICE o CONNECTION SIZES. Ir 0 28' 28' W p w LEGEND z ILSW WWWwW W W W WwWw w WWw W W wW = Q 0 o LU - sD - - - - s ® I U SIDEWALK R/W R/ R/W R/W R/W W W /W -�2/ R/W /W W R/ R/W R/W 0 ro W 0404.4.1 .A.1 J ASPHALT REPAIR cis i I TQ 0404.4.1 .A.1 �0 1 FILE: 07-24-122_C-20X °` I 0706.4.1 .G.1 SSP 29064 RETAIN AND PROTECT O DRAWN BY: JA d JUB PROJ.#:07-24 122 ca U I J SSP 29064 FIRE HYDRANT 1135.01 .07 CONCRETE REPAIR DESIGN BY: JA ` 0706.4.1.G.1 0 X 0 0201 .4.1.C.1 DRIVEWAY FL U RETAIN AND CHECKED BY: CJF ', ONE INCH 0706.4.1.F.1 PROTECT DITCH �° GAVEL REPAIR 0706.4.1 .E.1 0201 .4.1 .C.1 DRIVEWAY a a a a a a AT FULL SIZE, IF NOT ONE to 0 I SSP 29067B CONTRACTOR MUST OBTAIN A 0706.4.1 .F.1 CONTRACTOR MUST OBTAIN A SP 02020 1 �, INCH SCALE ACCORDINGLY p LAST UPDATED: 12/11/2025 N PROPERTY USE AGREEMENT, PROPERTY USE AGREEMENT, LANDSCAPE REPAIR N o SSP 29064 0404.4.1 .A.1 1 0 15 30 SHEET NUMBER: N 0 I SIGNED BY THE OWNER, SIGNED BY THE OWNER, � I PRIOR TO TREE TRIMMING OPERATION. PRIOR TO TREE TRIMMING OPERATION. I W W W W W pa SOD REPAIR C-205 SCALE IN FEET o � aw0 1006.4.1.C.1 INLET PROTECTION 1 EA STA:20+21 .35, 17.87' Lt CJ-U-B 1 EA STA:20+21 .76, 17.08' Rt J-U-B ENGINEERS, INC. 1104.4.1 .B.1 THERMOPLASTIC PAVEMENT MARKINGS d 30 SF STA:20+13.65, 0.31' Rt TO STA:20+13.65, 15.31' Rt z J N 1:t o 1135.01.07 RELOCATE ROADSIDE SIGN .O M co In CD pp E 1 EA STA:19+31 .00, 24.00' Lt W p M O ti U 1 EA STA:20+15.55, 25.31' Rt Lj o co SP 02020 GRAVEL REPAIR W > o 7 SY STA:19+89.22, 24.42' Rt TO STA:20+48.96, 26.09, Rt m � 2 a SSP 08125 ASPHALT REPAIR - OTHER ? N 7 SY STA:15+02.47, 13.21' Lt TO STA:15+35.92, 13.27' Lt 8 SY STA:17+00.22, 13.41' Lt TO STA:17+33.84, 13.35' Lt �SS�oNAL FN�i 3 SY STA:17+55.44, 13.39' Lt TO STA:7+69.31 , 13.38 Lt ENS 9 SY STA:18+35.17, 13.53' Lt TO STA:18+77.82, 13.46' Lt SSP 29064 SOD REPAIR �q 9rF OF ° 4" 37 SY STA:14+00.00, 24.11' Lt TO STA:15+04.95, 28.95' Lt TTy �'S\e 12/15/2025 10 SY STA:14+22.88, 24.67' Rt TO STA:14+48.50, 24.66' Rt 23 SY STA:14+67.06, 24.47' Rt TO STA:15+35.18, 24.58' Rt o w a 16 SY STA:15+29.24, 28.94' Lt TO STA15+71 .01, 26.91' Lt = 2 CO 0 Rc i0 < 0 o% 22 SY STA:15+51 .42, 24.61' Rt TO STA:16+14.33, 25.92' Rt a = z m w Q o � w - o U p J D 39 SY STA:15+92.89, 26.93' Lt TO STA:17+00.00, 28.92' Lt o ? ° m cn � c91 � w 9 SY STA:16+74.16, 24.58' Rt TO STA:17+00.00, 21 .63' Rt Z a I E m Q Q L Z w z 1 SY STA:17+00.00, 28.92' Lt TO STA:17+00.67, 28.92' Lt w Q cwo bo w o ° ozw � o } > z 3 SY STA:17+00.00, 21 .63' Rt TO STA:17+08.33, 24.63' Rt M 2 o w m " g , U0 � H � Of 9 SY STA:17+35.84, 28.91' Lt TO STA:17+55.27, 26.03' Lt J = o w ZEL" ? o 34 SY STA:17+47.08, 28.87' Rt TO STA:18+36.54, 28.89' Rt a w W ° w > � � o C� wm � z 13 SY STA:17+85.33, 25.43' Lt TO STA:18+22.14, 25.50' Lt = C z CONTINUATION SHEET 43 SY STA:18+68.44, 28.88' Rt TO STA:19+89.22, 24.42' Rt m = Q } = z0 � ounaun z 12 SY STA:18+85.69, 25.46' Lt TO STA:19+22.02, 25.48' Lt 7 SY STA:19+32.14, 25.48' Lt TO STA:19+53.64, 25.52' Lt SSP 29067B REPAIR LANDSCAPING 1 SY STA:14+00.00, 24.63' Rt TO STA:14+00.91 , 24.67' Rt 0 6 SY STA:16+14.33, 25.92' Rt TO STA:16+29.25, 24.59' Rt X 8 SY STA:16+49.21, 24.53' Rt TO STA:16+74.16, 24.58' Rt N t� 4 SY STA:17+08.33, 24.63' Rt TO STA:17+14.91 , 28.85 N rl- w w 5 SY STA:17+71 .32, 26.04' Lt TO STA:17+85.33, 25.43' Lt Z Q Q W 7 SY STA:18+22.14, 25.50' Lt TO STA:18+37.30, 29.15' Lt �j _ U 0 5 SY STA:18+74.28, 29.14' Lt TO STA:18+85.69, 25.46' Lt I z W 3 SY STA:19+22.02, 25.48' Lt TO STA:19+32.14, 25.48' Lt 17 SY STA:19+53.64, 25.52' Lt TO STA:19+99.43, 29.13' Lt Co L.L Qp Z Q SSP 29090 TRIM TREE Q J Z 1 EA STA:18+18.01, 33.69' Rt ~ OO N 1 EA STA:18+85.55, 36.94' Rt Q rl- SSP 29093 REMOVE TREE 6"+ w 0 1 EA STA:14+31 .07, 18.66' Rt _ F_ 1 EA STA:15+09.71, 23.27' Rt U 0 1 EA STA:16+58.85, 22.37' Rt �WEF,1DIAN;7-w 0 z m w c6 J FILE: 07-24-122_C-20X Plans Are Accepted For Public JUB PROJ.#:07 24 122 J ca Uj Street C >, z Stru_y�on DRAWN BY: JA m w on A ((���i 1 , c? DESIGN BY: JA a o B stamping and signing the i Engineer ensures the District that the plans conform to all Distr� CHECKED BY: E I y P g l8 g improvement plans,the Registered ONE INCH policies and standards. Variances or waivers must be specifically AT FULL SIZE, IF NOT ONE PINCH,ly approved by the District in writiing. Acceptance of SCALE ACCORDINGLY °� N andrevious p p y does not relieve the LAST UPDATED: 12/11/2025 the improvement inns b the District Registered Engineer of these responsibilities. SHEET NUMBER: a � SteveO'Brien 0 T01/20/2026 By , 1 DATE' 12/1/2025 Cz LDIR-2025-0021 ADA COUNrY HIGHWAY DISTRICT C-206 o � o � 7 -1 i N r I I I \ \ A 1 10 I I CJ-U-B BSW 3 MATCH EXISTING STA:2+54.67 0� CURB & GUTTER I OFF:16.46'L I II I TBC J-U-B ENGINEERS, INC. STA:2+54.68 STA:2+54.67 STA:2+49.68 OFF:9.46'L OFF:16.44'L , OFF:15.10 R r U ELEV: 2589.62 STA:2+54.80 I TBC z J BSW OFF: R 1:t co BSW : . Cfl I coSTA:2+29.42 OFF:15.03'R .2O Mti E00OFF:32.91'L STA:2+48.84 4 W p o OFF:21 .45'L ELEV: 2589.96 LU qt 0 Cl? U STA:2+8579 BSW I I BSW Z X (D 00 OFF:40.16'L STA:2+44.66 2� �' STA:2+49.46 W co OFF:26.92'L PT/TBC OFF:20.03 R Z BSW BSW STA:2+38.68 I BSW BSW W p a STA:2+22.93 STA:2+37.45 OFF:16.41'L STA:2+44.41 STA:2+19.09 m CD 2t OFF:44.74'L OFF:26.93'L Q I I I OFF:25.43'R OFF:51 .48'R N TBC i BSW TBC STA:2+17.94 , STA:2+04.04 OFF:44.50'L I I 4 STA:2+37.85 STA:2+13.59 OFF:150.631 ELEV: 2589.90 STA:2+38.67 OFF:25.43'R OFF:48.54'R �, OFF:14.41'L I ELEV: 2590.14 �SS�ONAL FN�� TBC ELEV: 2589.42 �`Lh Mi TBC Mir _ o� ENS STA:2+17.55 _ 4 4 4' C' PC/TBC 0 STA:2+14.08 STA:2+05.17 �� OFF:49.49'L I STA:2+39.481 OFF:53.59'R OFF:147.99'L LS ,g1 OFF:14.38'R� 4' BSW �9r o � n pO STA:2+19.07 qj. F of � Q� Ls OFF:64.88'R `o O O O 12/15/2025 MATCH EXISTING P/IMATCH EXISTING LS CURB & GUTTER I SIDEWALK w MATCH EXISTING z w Q STA:2+26.17 w z J °° o STA:2+10.57 OFF:18.28'L I CURB & GUTTER = 2 co U CDaz �- OFF:48.95'L ELEV: 2589.44 I STA:2+14.61 >- w O w o a ss o Cn I OFF:28.52'R STA:2+07.08 a = z m w a O in - _ _ � ELEV: 2589.69 STA:2+12.63 PT/TBC OFF:53.58'R }Q E o m PC/TBC s N I OFF:34.58'R STA:2+14.11 0 Ui 3 X MATCH EXISTING SIDEWALK - - I STA:2+07.08 ELEV: 2589.70 OFF:39.84'R U, IS z o _ zaIFina STA:2+18.68 MATCH EXISTING STA:2+10.57 I OFF:7.40'R z < t Z W z W CARLTON AVE OFF:34.87'L ss' VALLEY GUTTER OFF:9.35'L I z MATCH EXISTING o i c m w � O a O 0 VALLEY GUTTER o Z w o } > z - WD� - D�- - W - - - - - - - - W- - - - - = � U - w O - - - - - - W -II W - - - - - W- - - - - W - - - w0H � c n i - - - - - W- - - - - W I PT/TBC W20 �Z: �- J STA:1+69.41 J = o OFF:21 .13'R a `-' w� �Io� w z � o MATCH EXISTING Q w L ° STA:1+71 .66 w �, > o SIDEWALK wwm3: z OFF:17.82R -, Un � wa I awonY Tofzp U) 0JUJOf = z0 STA:12+51.52 1 1 I I MATCH EXISTING � o � a � o OFF:16.541 I I CURB & GUTTER PC/TBC R3 Riw Riw R/W BSW I TBC STA:1+53.34 S STA:12+52.30 MATCH EXISTING N I STA:12+60.89 I OFF:15.25'R OFF:21 .541 CURB & GUTTER I� STA:12+60.90 OFF:17.57'R OFF:13.57'R I I BSW BSW / w I d STA:1+65.01 STA:12+48.18 4' STA:12+51 .55 f" X OFF:25.41'L OFF:12.54'L i I OFF:26.40'R N 3 I BSW BSW I I STA:12+50.79 I STA:1+47.82 N O O / I I OFF:20.55'R rl- -� O II OFF:22.73'R w BSW Y �TBCSTA:1+47.81w O MATCH EXISTING w STA:12+40.21 STA:1+47.82 QOFF:11 .26R z SIDEWALK J`P OFF:25.51'L Q : . _ z � a w / R - N 7TH ST AND W CARLTON AVENUE INTERSECTION DETAIL W w I BSW 1 H 0 STA:12+ BSW 4' 3 STA:12+46.97 SCALE: 1" : 20' J 2 Co L.L Z z o o OFF:27.05'R LEGEND Q p o OFF:21 .31'L � Y 3 STA:12+36.71 / Z PC/TBC �: IDI, a STA:12+43.15 O J OFF.12.47 L OFF:17.72'R SIDEWALK Q G MATCH EXISTING 't c� N CURB & GUTTER II d CONCRETE REPAIR Q N TBC / II /R�$ �Q J w 7 STA:12+36.66 / ASPHALT REPAIR STA:12+36.03 Ir OFF:16.47'L OFF:13.99'R / Z / MATCH EXISTING SIDEWLAK GAVEL REPAIR o / // STA:12+31.69 TBC Steve O'Brien 07 / I OFF:18.50'R / y olreoreo2s LANDSCAPE REPAIR o MATCH EXISTING / STA:12+34.07 F I / CURB & GUTTER OFF:21.56'R / LDIR-2025-0021 Z Q -i // / Q/ W W W W . . . SOD REPAIR FILE: 07 24 122_C 20X Plans Are Accepted For Public JUB PROJ.#:07 24 122 oy / / o o DRAWN BY: JA Ca � �/ cFpq / Street Construction 9.5/o (10.0/o MAX) DESIGN BY: JA R 0 0 i/ By VV stamping and signing the improvement plans,the Registered CHECKED BY: CJF Engineer ensures the District that the plans conform to all District 0§> 7.5% 8.33% MAX) ONE INCH policies and standards. variances or waivers must be specifically AT FULL SIZE, IF NOT ONE INCH SCALE ACCORDINGLY and Previously approved by the Distrld in writing. Acceptance of LAST UPDATED: 12/11/2025 LO y / the improvement plans by the District does not relieve the o 0 N Registered Engineer of these responsibilities. 1 .5/o (2.0 /o MAX) SHEET NUMBER: T N 7TH ST AND W CEDARBURG DR N -0 2 SCALE: 1" : 5' 9Y c DATE• 12/17/2025 U ADA COON HIGHWAY DISTRICT C-207 o � d 0 1 CJUB J-U-B ENGINEERS, INC. 3 0 U z J N co M O ch 0 2 I w o 3 o w .L pap tiv � } z X � fn w � N •� V W Z o WORK AREA • • WORK AREA z (n • • co C .O j N • • I O • • N o p • • � CD I 100' • I • • 100' 1 100, • • • o�`�SS\O�NSFNc�'yF • • • • c^� • • • • 3 2 1 �9rF \oP�o 4v TUBULAR MARKERS q�j of • Lu O • SPACED 10' O.C. TYP. m I— — — — 12/15/2025 U • ° • W CARLTON AVE • ~ z Z Z w w O O a Zwm Q Lu U • _ � nc) z J } 3 � az � � • pp w • 100, 100 LU • . • . . . o � W m x Q • Q z WORK AREA . . }z< °}° rXL • 00 Q I 3 • • 100, Co U O Lu � � z2 } a 2 • • • ga �omw � O H Z 2 LU a � ww � z0 to • • • 0z = 8 w O w OU 1 co) m z m m WORK AREA • w p • _ • = o 0 U) Iz w • ~ • aE � � ° o Z �' • z • Q a WORK AREA • > w > of o O w • z wW �- zuY H . ¢ itOco Ix wSQ • p w Z • • I 2 0 00 = a � w � H = z0 O • � O U) Q U) 0 • U) L • Z) 1 0 0 3 0 o TUBULAR MARKERS • SPACED 10' OC o INTERSECTION DETAIL - W CARLTON AVE X � 2 M TUBULAR MARKER SCALE: N.T.S. z N SPACED 10' OC 2 i N b 100, _ � O 0 3 � z W Q � o z z — O W CD1 0 LU U 1 J LL z Co LL Q J Q O W CHERRY LN J F_ °C SHOULDER CLOSURE DETAIL Q c) r 1 TUBULAR MARKERS O SCALE: N.T.S. SPACED 10' O.C. TYP. Q N n O J W 0 • • Ir d Q 1 ROAD 100' • s W SHOULDER • 2 WORK • > • z • T J WORK • a J AHEAD WORK AREA WORK AREA FILE: 07 24 122_C 300X cc END IHA Iti DRAWN BY: JA z o O ROAD WORK • • • DESIGN BY: JA z • CHECKED BY: CJF a U • ONE INCH � oo • a N W 7th St N W 7th t FULL SIZE, NOT ONE r�i 'v J • INCH.SCALE ACCORDINGLY Lo N N LAST UPDATED: 12/11/2025 Lo N N O1 O2 O3 • SHEET NUMBER: r � r co W20-1 W21-5 G20-2 INTERSECTION DETAIL - W CHERRY LN C-301 36"X36" 36"X36" 36"X18„ co SCALE: N.T.S. a 0 PEDESTRIAN TRAFFIC CONTROL NOTES C 1 . PEDESTRIAN TEMPORARY TRAFFIC CONTROL PLAN SHOWN FOR REFERENCE ONLY. CONTRACTOR SHALL SUBMIT TRAFFIC J-U-B ENGINEERS, INC. CONTROL PLAN TO ENGINEER FOR REVIEW. ALLOW UP TO 14 DAYS FOR ENGINEER REVIEW. 2. A CONTINUOUS ROUTE FOR ALL PEDESTRIANS, INCLUDING THE DISABLED, SHALL BE MAINTAINED AT ALL TIMES. WHEN r U EXISTING PEDESTRIAN FACILITIES ARE DISRUPTED, CLOSED, OR RELOCATED IN A TCC ZONE, THE TEMPORARY FACILITIES z J N SHALL BE DETECTABLE AND INCLUDE ACCESSIBILITY FEATURES CONSISTENT WITH THE FEATURE PRESENT IN THE EXISTING � o co PEDESTRIAN FACILITIES. O co ti 3. WHEN CROSSWALKS, SIDEWALKS, OR OTHER PEDESTRIAN FACILITIES ARE BLOCKED, CLOSED OR RELOCATED, TEMPORARY U) O 00 E LLI " p � o 11- 0 FACILITIES SHALL INCLUDE ACCESSIBILITY FEATURES CONSISTENT WITH THE FEATURES PRESENT IN THE EXISTING W U 't 0 cr? -6 PEDESTRIAN FACILITIES. O z X CO =3 4. TEMPORARY ROUTES AND TRAFFIC CONTROL DEVICES FOR PEDESTRIAN FLOW MUST MEET ACCESSIBILITY REQUIREMENTS (� W � N FOR PERMANENT FACILITIES AND SHALL BE INSTALLED PER THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT z Cn OF 1990 (ADA), MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTCD), AND ACHD STANDARD TRAFFIC CONTROL DETAILS. O CDW �� � 5. THE TEMPORARY PEDESTRIAN ACCESS ROUTE WIDTH SHALL BE 48" MIN., 60" OR WIDER PREFERRED. m C a 6. DIRECT CONFLICTS BETWEEN PEDESTRIAN AND VEHICULAR TRAFFIC, WORK VEHICLES, OR OTHER WORK ACTIVITIES MUST BE ~ REDUCED WITH PROTECTIVE BARRIERS OR CONTINUOUS HIGH CONTRACT FENCING (MIN. 36" HIGH WITH A 6" HIGH TOE SIDEWALK CLOSED j N BOARD). SEE MUTCD 6F.74 AND 6D.02 FOR ADDITIONAL DETAILS. SIDEWALK AHEAD 7. SEE ACHD STANDARD DETAIL NO. TC-203A FOR DETAILS REGARDING TEMPORARY CURB RAMPS. CLOSED CROSS HERE DETOUR 8. SEE ACHD STANDARD DETAIL NO. TC-203B FOR DETAILS REGARDING LONGITUDINAL CHANNELIZERS. 9. IF REQUIRED FOR PEDESTRIAN TRAFFIC CONTROL, TYPE II BARRICADES SHALL HAVE TYPE A FLASHERS IF CONDITIONS fib DICTATE THE PEDESTRIAN DETOUR ROUTE REMAIN IN EFFECT AT NIGHT. R9-9 R9-11 ENs 10. TEMPORARY TRUNCATED DOMES SHALL BE INSTALLED WHEN THERE IS A RECEIVING PEDESTRIAN RAMP ON THE OPPOSITE 24"X12" (R&L) 14 SIDE OF THE ROAD FROM WHERE CONSTRUCTION IS TAKING PLACE. 24"X18" 11 . TRAFFIC CONTROL DEVICES USED FOR PEDESTRIAN TRAFFIC CONTROL OR DETOUR WILL BE PAID UNDER THEIR RESPECTIVE M B Mrs !moo BID ITEMS WHEN APPLICABLE. INITIAL INSTALLATION AND FINAL REMOVAL OF EACH DEVICE SHALL BE INCLUDED IN THE BID 30,4-9 X24„ �f• E of �o �► ITEM; RELOCATION OF EACH DEVICE TO ANOTHER LOCATION SHALL BE PAID UNDER TRAFFIC CONTROL MAINTENANCE. C. ADDITIONAL MATERIALS, LABOR AND EQUIPMENT NEEDED TO COMPLETE AND MAINTAIN THE APPROVED PEDESTRIAN DETOUR 12/15/2025 WILL BE MEASURED AND PAID FOR BY FORCE ACCOUNT IN ACCORDANCE WITH SP 11551 - PEDESTRIAN TEMPORARY TRAFFIC CONTROL. 12. TAPER LENGTH SHALL BE DETERMINED BY THE FOLLOWING: o 40 MPH OR LESS: L=WS2/60 a z w m W W J 45 MPH OR MORE: L=WS O Q z 13. CANALIZING DEVICES SHALL BE SPACED 25' IN TAPERS, AND 50' IN TANGENTS. r co o w o a = z00W O H W J � }z � � c'i) � a � ma 0 (6 3: X W rn ~ 06 "-z c9 < � mp Q � 1;lfcaiLZW mW � OQw � Op w0H ' O � Nu " Owm woo OH � � H � � o � O Z � u Is = � �3 � 2 � > m wm3: Q Q WO (nY = OfzZ) (n 0� J W of SEE NOTE 6 m = = z 0 Qof J � � � 0co < co z I J 4 1 Z Q 0 WORK AREA 0- 3 J N 10 MIN 1 3 WORK AREA 2 � N 4 Z N E = cm)w � z W a 0 z LD o w 0 = L/3 z m LL Q } B= z 0 Q J 0- Q — w 3�: U N Q Z S Q O L cn 3 J U ui cn 3 3 W z LEGENDLu Q 0 W o WORK AREA z tz W N J Q U FILE: 07-24-122 C-30OX JUB PROJ.#:0 -2 - 22 TEMPORARY PEDESTRIAN RAMP z DRAWN BY: JA m W 0 c? DESIGN BY: JA o O CHECKED BY: CJF 2 m �— ADVANCED WARNING/DETOUR SIGN i ONE INCH a ? AT FULL SIZE, IF NOT ONE rn Lo o - - TYPICAL SIDEWALK BYPASS TYPICAL SIDEWALK DETOUR DETAIL LAST UPDATED: 12/11/2025 BARRICADE TYPE II N N r SCALE: N.T.S. SCALE: N.T.S. SHEET NUMBER: N -0 cz O DRUMS/CHANNELIZER o � C-302 � o Exhibit D "General Decision Number: ID20260090 01/02/2026 Superseded General Decision Number: ID20250090 State: Idaho Construction Type: Highway County: Ada County in Idaho. HIGHWAY CONSTRUCTION PROJECTS Modification Number Publication Date 0 01/02/2026 ENGI0302-034 01/01/2025 Rates Fringes POWER EQUIPMENT OPERATOR: Bulldozer GROUP 8. . . . . . . . . . . . . . . . . . . .$ 37.58 16.10 ---------------------------------------------------------------- LAB00238-035 06/01/2019 Rates Fringes LABORER: Pipelayer. . . . . . . . . . . . . .$ 28.48 13.00 Zone Differential (Add to Zone 1 rates): Zone 2 - $2.00 BASE POINTS: Pasco Zone 1: 0-45 radius miles from the main post office. Zone 2: 45 radius miles and over from the main post office ---------------------------------------------------------------- SUID2013-018 06/17/2013 Rates Fringes CARPENTER (Form Work Only). . . . . . .$ 26.24 9.48 CARPENTER, Excludes Form Work. . . .$ 23.92 9.75 CEMENT MASON/CONCRETE FINISHER. . .$ 16.00 5.41 ELECTRICIAN. . . . . . . . . . . . . . . . . . . . . .$ 26.97 12.10 HIGHWAY/PARKING LOT STRIPING: Painter. . . . . . . . . . . . . . . . . . . . . . . . .$ 25.47 9.52 LABORER: Asphalt, Includes Raker, Shoveler, Spreader and Distributor. . . . . . . . . . . . . . . . . . . . . .$ 21.57 8.61 LABORER: Common or General. . . . . .$ 17.31 4.66 LABORER: Grade Checker. . . . . . . . . .$ 15.95 3.86 LABORER: Mason Tender - Cement/Concrete. . . . . . . . . . . . . . . . . .$ 15.50 5.41 OPERATOR: Backhoe/Excavator/Trackhoe. . . . . . .$ 20.82 5.88 OPERATOR: Bobcat/Skid Steer/Skid Loader. . . . . . . . . . . . . . . .$ 21.15 8.20 OPERATOR: Broom/Sweeper. . . . . . . . .$ 19.58 6.87 OPERATOR: Crane. . . . . . . . . . . . . . . . .$ 23.34 9.45 OPERATOR: Forklift. . . . . . . . . . . . . .$ 23.13 9.17 OPERATOR: Grader/Blade. . . . . . . . . .$ 22.36 6.26 OPERATOR: Loader. . . . . . . . . . . . . . . .$ 23.45 6.62 OPERATOR: Mechanic. . . . . . . . . . . . . .$ 23.55 8.54 OPERATOR: Oiler. . . . . . . . . . . . . . . . .$ 22.51 5.83 OPERATOR: Paver (Asphalt, Aggregate, and Concrete). . . . . . . . .$ 20.46 3.86 OPERATOR: Roller (Subgrade). . . . .$ 19.99 7.99 OPERATOR: Roller. . . . . . . . . . . . . . . .$ 19.94 6.46 OPERATOR: Rotomill. . . . . . . . . . . . . .$ 28.05 10.00 OPERATOR: Screed. . . . . . . . . . . . . . . .$ 20.52 6.77 TRAFFIC CONTROL: Flagger. . . . . . .$ 14.02 4.66 TRAFFIC CONTROL: Laborer-Cones/ Barricades/Barrels - Setter/Mover/Sweeper. . . . . . . . . . . . .$ 16.17 4.66 TRUCK DRIVER: Dump Truck. . . . . . . .$ 20.56 10.35 TRUCK DRIVER: Lowboy Truck. . . . . .$ 26.61 13.21 TRUCK DRIVER: Oil Distributor Truck. . . . . . . . . . . . . . . .$ 23.93 11.27 TRUCK DRIVER: Water Truck. . . . . . .$ 22.33 9.40 ---------------------------------------------------------------- WELDERS - Receive rate prescribed for craft performing operation to which welding is incidental. ---------------------------------------------------------------- ---------------------------------------------------------------- Note: Executive Order (ED) 13706, Establishing Paid Sick Leave for Federal Contractors applies to all contracts subject to the Davis-Bacon Act for which the contract is awarded (and any solicitation was issued) on or after January 1, 2017. If this contract is covered by the EO, the contractor must provide employees with 1 hour of paid sick leave for every 30 hours they work, up to 56 hours of paid sick leave each year. Employees must be permitted to use paid sick leave for their own illness, injury or other health-related needs, including preventive care; to assist a family member (or person who is like family to the employee) who is ill, injured, or has other health-related needs, including preventive care; or for reasons resulting from, or to assist a family member (or person who is like family to the employee) who is a victim of, domestic violence, sexual assault, or stalking. Additional information on contractor requirements and worker protections under the EO is available at https://www.dol.gov/agencies/whd/government-contracts. Note: Executive Order 13658 generally applies to contracts subject to the Davis-Bacon Act that were awarded on or between January 1, 2015 and January 29, 2022, and that have not been renewed or extended on or after January 30, 2022. Executive Order 13658 does not apply to contracts subject only to the Davis-Bacon Related Acts regardless of when they were awarded. If a contract is subject to Executive Order 13658, the contractor must pay all covered workers at least $13.30 per hour (or the applicable wage rate listed on this wage determination, if it is higher) for all hours spent performing on the contract in 2025. The applicable Executive Order minimum wage rate will be adjusted annually. Additional information on contractor requirements and worker protections under Executive Order 13658 is available at www.dol.gov/whd/govcontracts. Unlisted classifications needed for work not included within the scope of the classifications listed may be added after award only as provided in the labor standards contract clauses (29CFR 5.5 (a) (1) (iii)). ---------------------------------------------------------------- The body of each wage determination lists the classifications and wage rates that have been found to be prevailing for the type(s) of construction and geographic area covered by the wage determination. The classifications are listed in alphabetical order under rate identifiers indicating whether the particular rate is a union rate (current union negotiated rate), a survey rate, a weighted union average rate, a state adopted rate, or a supplemental classification rate. Union Rate Identifiers A four-letter identifier beginning with characters other than ""SU"", ""UAVG"", ?SA?, or ?SC? denotes that a union rate was prevailing for that classification in the survey. Example: PLUM0198-005 07/01/2024. PLUM is an identifier of the union whose collectively bargained rate prevailed in the survey for this classification, which in this example would be Plumbers. 0198 indicates the local union number or district council number where applicable, i.e., Plumbers Local 0198. The next number, 005 in the example, is an internal number used in processing the wage determination. The date, 07/01/2024 in the example, is the effective date of the most current negotiated rate. Union prevailing wage rates are updated to reflect all changes over time that are reported to WHD in the rates in the collective bargaining agreement (CBA) governing the classification. Union Average Rate Identifiers The UAVG identifier indicates that no single rate prevailed for those classifications, but that 100% of the data reported for the classifications reflected union rates. EXAMPLE: UAVG-OH-0010 01/01/2024. UAVG indicates that the rate is a weighted union average rate. OH indicates the State of Ohio. The next number, 0010 in the example, is an internal number used in producing the wage determination. The date, 01/01/2024 in the example, indicates the date the wage determination was updated to reflect the most current union average rate. A UAVG rate will be updated once a year, usually in January, to reflect a weighted average of the current rates in the collective bargaining agreements on which the rate is based. Survey Rate Identifiers The ""SU"" identifier indicates that either a single non-union rate prevailed (as defined in 29 CFR 1.2) for this classification in the survey or that the rate was derived by computing a weighted average rate based on all the rates reported in the survey for that classification. As a weighted average rate includes all rates reported in the survey, it may include both union and non-union rates. Example: SUFL2022-007 6/27/2024. SU indicates the rate is a single non-union prevailing rate or a weighted average of survey data for that classification. FL indicates the State of Florida. 2022 is the year of the survey on which these classifications and rates are based. The next number, 007 in the example, is an internal number used in producing the wage determination. The date, 6/27/2024 in the example, indicates the survey completion date for the classifications and rates under that identifier. ?SU? wage rates typically remain in effect until a new survey is conducted. However, the Wage and Hour Division (WHD) has the discretion to update such rates under 29 CFR 1.6(c)(1). State Adopted Rate Identifiers The ""SA"" identifier indicates that the classifications and prevailing wage rates set by a state (or local) government were adopted under 29 C.F.R 1.3(g)-(h). Example: SAME2023-007 01/03/2024. SA reflects that the rates are state adopted. ME refers to the State of Maine. 2023 is the year during which the state completed the survey on which the listed classifications and rates are based. The next number, 007 in the example, is an internal number used in producing the wage determination. The date, 01/03/2024 in the example, reflects the date on which the classifications and rates under the ?SA? identifier took effect under state law in the state from which the rates were adopted. ----------------------------------------------------------- WAGE DETERMINATION APPEALS PROCESS 1) Has there been an initial decision in the matter? This can be: a) a survey underlying a wage determination b) an existing published wage determination c) an initial WHD letter setting forth a position on a wage determination matter d) an initial conformance (additional classification and rate) determination On survey related matters, initial contact, including requests for summaries of surveys, should be directed to the WHD Branch of Wage Surveys. Requests can be submitted via email to davisbaconinfo@dol.gov or by mail to: Branch of Wage Surveys Wage and Hour Division U.S. Department of Labor 200 Constitution Avenue, N.W. Washington, DC 20210 Regarding any other wage determination matter such as conformance decisions, requests for initial decisions should be directed to the WHD Branch of Construction Wage Determinations. Requests can be submitted via email to BCWD-Office@dol.gov or by mail to: Branch of Construction Wage Determinations Wage and Hour Division U.S. Department of Labor 200 Constitution Avenue, N.W. Washington, DC 20210 2) If an initial decision has been issued, then any interested party (those affected by the action) that disagrees with the decision can request review and reconsideration from the Wage and Hour Administrator (See 29 CFR Part 1.8 and 29 CFR Part 7). Requests for review and reconsideration can be submitted via email to dba.reconsideration@dol.gov or by mail to: Wage and Hour Administrator U.S. Department of Labor 200 Constitution Avenue, N.W. Washington, DC 20210 The request should be accompanied by a full statement of the interested party's position and any information (wage payment data, project description, area practice material, etc.) that the requestor considers relevant to the issue. 3) If the decision of the Administrator is not favorable, an interested party may appeal directly to the Administrative Review Board (formerly the Wage Appeals Board). Write to: Administrative Review Board U.S. Department of Labor 200 Constitution Avenue, N.W. Washington, DC 20210. ---------------------------------------------------------------- ---------------------------------------------------------------- END OF GENERAL DECISION Exhibit E CiWE ID� Community Development Block Grant(CDBG) Program Meridian CDBG Supplemental General Conditions Meridian CDBG Supplemental General Conditions These Supplemental General Conditions are to be part of City of Meridian Community Development Block Grant funded construction projects. They apply to Contractors and Subcontractors and must be included in contracts. CONTENTS Preconstruction Conference...............................................................................................................................................................2 Reportsand Information.....................................................................................................................................................................2 Conflictof Interest ...............................................................................................................................................................................2 Suspensionand Disbarment..................................................................................................................................................................2 Accessto Records..................................................................................................................................................................................2 Women and Minority Business Enterprise..........................................................................................................................................2 Insurance during Construction.............................................................................................................................................................3 Property or Builder's Risk Insurance...................................................................................................................................................3 Data, Patent, and Copyright................................................................................................................................................................3 Executive Order 11246: Equal Employment Opportunity..................................................................................................................3 Waste, Fraud,Abuse,and Whistleblower Protections..........................................................................................................................5 Certification of Nonsegregated Facilities............................................................................................................................................5 ContractPricing....................................................................................................................................................................................5 Standard Environmental Mitigation Measures................................................................................................................................6 CleanAir and Water Act.......................................................................................................................................................................6 HUDSection 3 .......................................................................................................................................................................................6 BuildAmerica Buy America (BABA)Act.................................................................................................................................................7 ArchitecturalBarrier Act.....................................................................................................................................................................7 LeadBased Paint..................................................................................................................................................................................7 HUDForm 4010.....................................................................................................................................................................................7 For questions, contact Meridian's CDBG Program at (208)489-0875 or cdbg@meridiancity.org. CiWE ID� Community Development Block Grant(CDBG) Program Meridian CDBG Supplemental General Conditions Preconstruction Conference After the contract(s) have been awarded but before the start of construction, a conference will be held for the purpose of discussing requirements on such matters as project supervision, progress schedule and reports, payrolls, payment to contractors, contract change order, insurance, safety and other items pertinent to the project. The contractor shall arrange to have all subcontractors and supervisory personnel connected with the project on hand to meet with representatives of the engineer and owner to discuss any problems anticipated. Reports and Information The contractor, at such times and in such forms as the City may require, shall furnish the City such periodic reports as requested pertaining to the work or services undertaken pursuant to this contract, the costs and obligations incurred or to be incurred in connection therewith, and any other matters covered by this contract. Conflict of Interest No member, officer, or employees of the grantee, or its designees or agents, no members of the grantee's governing body and no other public official of the grantee who exercises any functions or responsibilities with respect to this contract during his/her tenure or for one (1) year thereafter, shall have any interest, direct or indirect, in work to be performed in connection with this contract. All contractors shall incorporate, or cause to be incorporated, in all subcontracts, a provision prohibiting such interest. Suspension and Disbarment CDBG funds cannot be used to pay for goods or services from contractors or subcontractors that have been disbarred or suspended. Contractors are responsible for ensuring they or their subcontractors have not been disbarred or suspended according to the System for Award Management (SAM). CONTRACTORS MUST REGISTER WITH SAM.GOV PRIOR TO SUBMITTING THEIR BID. Access to Records The grantee,the federal grantor agency,the Comptroller General of the United States,the City of Meridian,or any of their duly authorized representatives,shall have access to any books,documents, papers,and records of the contractor which are directly pertinent to this specific contract,for the purpose of making audit,examination, excerpts,and transcriptions.All required records must be maintained by the contractor for three (3)years after grantee makes final payments and all other pending matters are closed.(24 CFR Part 85.36(i)(I 0)) Women and Minority Business Enterprise Affirmative steps will be taken to assure that minority businesses, women's business enterprises, and labor surplus area firms are used when possible as sources of supplies, equipment, construction and services. Affirmative steps must include: 1. Include any such qualified firms on solicitation lists. 2. Assure that such firms are solicited whenever they are potential sources. 3. When economically feasible, divide total requirements into small tasks or quantities so as to permit such firms maximum participation. 4. Where possible, establish delivery schedules which will encourage such participation. For questions, contact Meridian's CDBG Program at (208)489-0875 or cdbg@meridiancity.org. �E IDIAN - Community Development Block Grant(CDBG) Program innHo Meridian CDBG Supplemental General Conditions 5. Use the services and assistance of the Small Business Administration, Minority Business Development Agency of the Department of Commerce, Idaho Transportation Department's Disadvantage Business Enterprise Program, and other sources when appropriate. (2 CFR 200.321) Insurance during Construction The contractor shall have in effect without interruption from the date of construction commencement until final payment is made and the Project is closed-out pursuant to the terms of this Contract, the following types of insurance. Further, the contractor warrants such insurance coverage shall be written on an "occurrence" basis and will be obtained with the following minimum liability limits: 1. Workers' Compensation Insurance and Employer's Liability Insurance: (1) State Statutory Limits (2) Employer's Liability $100,000 per accident $500,000 Disease; Policy Limit $100,000 Disease; Each Employee 2. Comprehensive or Commercial General Liability Insurance which shall be endorsed to name the City as an additional insured. It shall include premises operation, owners and contractor's protective liability, products and completed operations liability, personal injury liability including employee acts, broad form property damage liability and blanket contractual liability,with no exclusion for explosion (X), collapse (C) and underground (U) hazards: $1,000,000 Each Occurrence $1,000,000 Personal Injury $2,000,000 Products/Completed Operations to be maintained for two (2)years following final payment $2,000,000 General Aggregate 3. Automobile Liability Insurance which shall be endorsed to name the City of Meridian as an additional insured. It shall include for bodily injury and property damage: $1,000,000 Combined Single Limit. Property or Builder's Risk Insurance If required by the City,the contractor shall have in effect Property or Builder's Risk Insurance.The Property or Builder's Risk Insurance shall include coverage for all direct physical loss, also known as "Special Causes of Loss" in an amount equal to one-hundred percent (100%) of the estimated maximum value of the Project upon completion with the broadest form of"all risk" coverage possible. Data, Patent, and Copyright The contractor shall hold and save the City and its officers,agents,servants and employees harmless from liability of any nature or kind,including cost and expenses for,or on account of, any patented or unpatented invention, process,article or appliance manufactured or used in the performance of the contract,including its use by the City, unless otherwise specifically stipulated in the contract documents. Executive Order 11246: Equal Employment Opportunity During the performance of this contract,the contractor agrees as follows: 1. The contractor will not discriminate against any employee or applicant for employment because of race, color, religion,sex,or national origin.The contractor will take affirmative action to ensure that applicants are employed, and that employees are treated during their employment without regard to their race, For questions, contact Meridian's CDBG Program at (208)489-0875 or cdbg@meridiancity.org. CiWE ID� Community Development Block Grant(CDBG) Program Meridian CDBG Supplemental General Conditions color, religion,sex, or national origin.Such action shall include, but not be limited to the following: employment, upgrading, demotion, or transfer; recruitment or recruitment advertising; layoff or termination;rates of pay or other forms of compensation; and selection for training, including apprenticeship. The contractor agrees to post in conspicuous places,available to employees and applicants for employment, notices to be provided setting forth the provisions of this nondiscrimination clause. 2. The contractor will, in all solicitations or advertisements for employees placed by or on behalf of the contractor,state that all qualified applicants will receive considerations for employment without regard to race,color, religion,sex,or national origin. 3. The contractor will send to each labor union or representative of workers with which he has a collective bargaining agreement or other contract or understanding,a notice to be provided advising the said labor union or workers' representatives of the contractor's commitments under this section,and shall post copies of the notice in conspicuous places available to employees and applicants for employment. 4. The contractor will comply with all provisions of Executive Order 11246 of September 24, 1965, and of the rules, regulations, and relevant orders of the Secretary of Labor. 5. The contractor will furnish all information and reports required by Executive Order 11246 of September 24, 1965, and by rules, regulations, and orders of the Secretary of Labor, or pursuant thereto, and will permit access to his books, records, and accounts by the administering agency and the Secretary of Labor for purposes of investigation to ascertain compliance with such rules, regulations, and orders. 6. In the event of the contractor's noncompliance with the nondiscrimination clauses of this contract or with any of the said rules, regulations, or orders, this contract may be canceled, terminated, or suspended in whole or part and the contractor may be declared ineligible for further government contracts or federally assisted construction contracts in accordance with procedures authorized in Executive Order 11246 of September 24, 1965, and such other sanctions may be imposed and remedies invoked as provided in Executive Order 11246 of September 24, 1965, or by rule, regulation, or order of the Secretary of Labor, or as otherwise provided by law. 7. The contractor will include the portion of the sentence immediately preceding paragraph (1) and the provisions of paragraphs (1) through (7) in every subcontract or purchase order unless exempted by rules, regulations, or orders of the Secretary of Labor issued pursuant to section 204 of Executive Order 11246 of September 24, 1965, so that such provisions will be binding upon each subcontractor or vendor. The contractor will take such action with respect to any subcontract or purchase order as the administering agency may direct as a means of enforcing such provisions, including sanctions for noncompliance: Provided, however, that in the event a contractor becomes involved in, or is threatened with, litigation with a subcontractor or vendor as a result of such direction by the administering agency the contractor may request the United States to enter into such litigation to protect the interests of the United States. 8. The applicant further agrees that it will be bound by the above equal opportunity clause with respect to its own employment practices when it participates in federally assisted construction work: Provided, that if the applicant so participating is a State or local government,the above equal opportunity clause is not applicable to any agency, instrumentality or subdivision of such government which does not participate in work on or under the contract. For questions, contact Meridian's CDBG Program at (208)489-0875 or cdbg@meridiancity.org. CiWE ID� Community Development Block Grant(CDBG) Program Meridian CDBG Supplemental General Conditions 9. The applicant agrees that it will assist and cooperate actively with the administering agency and the Secretary of Labor in obtaining the compliance of contractors and subcontractors with the equal opportunity clause and the rules, regulations, and relevant orders of the Secretary of Labor, that it will furnish the administering agency and the Secretary of Labor such information as they may require for the supervision of such compliance, and that it will otherwise assist the administering agency in the discharge of the agency's primary responsibility for securing compliance. 10. The applicant further agrees that it will refrain from entering into any contract or contract modification subject to Executive Order 11246 of September 24, 1965, with a contractor debarred from, or who has not demonstrated eligibility for, Government contracts and federally assisted construction contracts pursuant to the Executive order and will carry out such sanctions and penalties for violation of the equal opportunity clause as may be imposed upon contractors and subcontractors by the administering agency or the Secretary of Labor pursuant to Part II, Subpart D of the Executive order. In addition, the applicant agrees that if it fails or refuses to comply with these undertakings, the administering agency may take any or all of the following actions: Cancel, terminate, or suspend in whole or in part this grant (contract, loan, insurance, guarantee); refrain from extending any further assistance to the applicant under the program with respect to which the failure or refund occurred until satisfactory assurance of future compliance has been received from such applicant; and refer the case to the Department of Justice for appropriate legal proceedings. Waste, Fraud, Abuse, and Whistleblower Protections Any person who becomes aware of the existence or apparent existence of fraud,waste or abuse of any HUD award must report such incidents to both the HUD official responsible for the award and to HUD's Office of Inspector General (OIG). HUD OIG is available to receive allegations of fraud, waste, and abuse related to HUD programs via its hotline number(1-800-347-3735) and its online hotline form.You must comply with 41 U.S.C. § 4712, which includes informing your employees in writing of their rights and remedies, in the predominant native language of the workforce. Under 41 U.S.C. §4712, employees of a government contractor,subcontractor, grantee, and subgrantee—as well as a personal services contractor—who make a protected disclosure about a Federal grant or contract cannot be discharged, demoted, or otherwise discriminated against as long as they reasonably believe the information they disclose is evidence of: 1. Gross mismanagement of a Federal contract or grant; 2.Waste of Federal funds; 3.Abuse of authority relating to a Federal contract or grant; 4. Substantial and specific danger to public health and safety; or 5.Violations of law, rule, or regulation related to a Federal contract or grant. Certification of Nonsegregated Facilities For contracts over$10,000, contractors must ensure they do not maintain segregated facilities for employees, defined as spaces separated by race, color, religion, or national origin (e.g., restrooms, dining areas).Any violation breaches the Equal Opportunity Clause, and contractors must secure similar certifications from applicable subcontractors for subcontracts exceeding$10,000. Contract Pricing The cost plus a percentage of cost and percentage of construction cost method of contracting shall not be used. This clause overrides all references to the cost-plus method of pricing. For questions, contact Meridian's CDBG Program at (208)489-0875 or cdbg@meridiancity.org. CiWE ID� Community Development Block Grant(CDBG) Program Meridian CDBG Supplemental General Conditions Standard Environmental Mitigation Measures 1. The construction contractors must comply with the Rules for the Control of Air Pollution in Idaho, IDAPA 58.01.01.651, by implementing precautions to prevent particulate matter from becoming airborne. 2. If any items of suspected historical or archaeological value are uncovered during construction,the contractor will be required to stop work and contact the Idaho State Historic Preservation Office and the Idaho Department of Commerce. 3. The collection and disposal of storm and surface water runoff from the project site must comply with the Idaho Department of Environmental Quality's (DEQ) Catalog of Storm Water Best Management Practices for design of all storm water treatment and disposal systems. 4. The contractor shall comply with the provisions of the Environmental Protection Agency's Idaho Pollutant Discharge Elimination System (IPDES) General Permit for Storm Water Discharge from Construction Activities and the Construction Storm Water Pollution Prevention Plan (SWPPP). 5. If during the construction of the project, an underground storage tank, buried drum, other containers, contaminated soil, or debris not scheduled for removal under the contract are discovered, the Contractor shall immediately notify the Engineer and the City. No attempt shall be made to excavate, open, or remove such material without written approval. Clean Air and Water Act For all contracts and subcontracts exceeding $100,000,the contractor and all subcontractors shall comply with the requirements of the Clean Air Act, as amended, 42 USC 1857 et seq., the Federal Water Pollution Control Act, as amended, 33 USC 1368 et seq., and the regulations of the Environmental Protection Agency with respect thereto, at 40 CFR 15, as amended. 1. Any building, facility or site listed on the EPA List of Violating Facilities as of this contract may not be used in the performance of this contract. 2. The contractor will comply with all the requirements of Section 114 of the Air Act and Section 308 of the Water Act relating to inspection, monitoring, entry, reports and information, as well as other requirements specified in Sections 114 and 308 of the respective Acts, and all regulations and guidelines issued thereunder. 3. Prior to signing this contract, the contractor shall notify the grantee of any communication from EPA indicating that a facility to be used in the performance of this contract is under consideration to be listed on the EPA List of Violating Facilities. 4. The contractor shall include or cause to be included these four (4) provisions in every subcontract in excess of$100,000 and take such action as the government may direct as a means of enforcing such provisions. HUD Section 3 If funding from all sources for this project exceeds $200,000 of HUD housing and community development financial assistance to the project (or$100,000 of Lead Hazard or Healthy Homes funding),the parties to this contract will comply with the regulations set forth in 24 CFR Part 75 and all applicable rules and orders of the department issued thereunder. Section 3 requires that to the greatest extent feasible, opportunities for training and employment be given to lower income residents of the project area and contracts for work in For questions, contact Meridian's CDBG Program at (208)489-0875 or cdbg@meridiancity.org. CiWE ID� Community Development Block Grant(CDBG) Program Meridian CDBG Supplemental General Conditions connection with the project be awarded to business concerns which are located in, or owned in substantial part by persons residing in the area of the project. The parties to this contract certify and agree that they are under no contractual or other disability that would prevent them from complying with these requirements. The contractor will include the Section 3 requirements in every subcontract in connection with the project. Failure to fulfill these requirements shall subject the contractor and subcontractors, its successors, and assigns to those sanctions specified by the grant agreement through which federal assistance is provided, and to such sanctions as are specified by 24 CFR Part 75.19. For more information please visit the Section 3 webpage on the HUD Exchange. Build America Buy America (BABA) Act Per 41 USC 8301, projects with iron, steel, manufactured products, and construction materials with total federal assistance of$250,000 or greater must purchase domestic materials.A waiver may be requested if(1) a waiver is in the public interest, (2)the types of iron, steel, manufactured products, or construction materials are not produced in the United States in sufficient and reasonably available quantities or satisfactory quality, or(3)the application of the domestic content preference would increase the cost of the overall project by more than 25 percent.This requirement is effective for iron and steel included in projects that are awarded after November 15, 2022 and will be effective for all other materials included in projects awarded after September 30, 2024. Architectural Barrier Act Any building designed,constructed or altered must be made accessibleto people with disabilities. Exceptions include (1) alterations where access cannot be provided, i.e.roofs, heating systems,water and sewer systems; (2) alterations are not structurally feasible;or (3) where Uniform Federal Accessibility Standards(UFAS) or Americans with Disabilities Act (ADA) requirements cannot be met according to undue hardship criteria.(42 USC 4151 et seq., 24 CFR Part 40 (UFAS), 24 CFR Part 8) Lead Based Paint For all residential new construction or rehabilitation, use of lead-based paint on any interior surface,whether accessible or inaccessible, and exterior surfaces readily accessible to children under seven (7) years of age is prohibited. The surfaces of all existing structures must be inspected. If lead based paint is found on any interior surfaces or accessible surfaces, it must be treated and repainted with two (2) coats of nonlead paint; or completely removed;or covered with a suitable material such as gypsum wallboard,plywood or plaster.(42 USC 4801 et seq., 24 CFR Part 35) HUD Form 4010 The full document is provided below, including the following: • Davis-Bacon and Related Acts— please note that if construction does not start within 180 days of the bid opening an updated wage determination must be adhered to, even if this increases the cost of the project. • Copeland "Anti-Kickback" Act • Contract Work Hours and Safety Standards Act,Sections 103 and 107 For questions, contact Meridian's CDBG Program at (208)489-0875 or cdbg@meridiancity.org. Exhibit F WE RI Community Development Block Grant(CDBG) Program Certification of Non-Segregated Facilities Contact Project Name: Email: Contractor/Bidder Contact Name: Phone: For contracts in excess of$10,000,the contractor certifies that he/she does not maintain or provide for his/her employees any segregated facility at any of his/her establishments, and that he/she does not permit employees to perform their services at any location, under his/her control,where segregated facilities are maintained. He/she certifies further that he/she will not maintain or provide for employees any segregated facilities at any of his/her establishments, and he/she will not permit employees to perform their services at any location under his/her control where segregated facilities are maintained. The bidder, offeror, applicant or subcontractor agrees that a breach of this certification is a violation of the Equal Opportunity Clause of this contract.As used in this certification,the term "segregated facilities" means any waiting rooms, work areas, rest rooms and wash rooms, restaurants and other eating areas,time clocks, locker rooms, and other storage or dressing areas, transportation and housing facilities provided for employees which are segregated by explicit directive or are in fact segregated on the basis of race, color, religion, or national origin, because of habit, local custom, or otherwise. She/he further agrees that(except where she/he has obtained identical certifications from proposed subcontractors for specific time periods) she/he will obtain identical certification from proposed subcontractors prior to the award of subcontracts exceeding$10,000 which are not exempt from the provisions of the Equal Opportunity Clause; that she/he will forward the following notice to such proposed subcontractors (except where proposed subcontractors have submitted identical certifications for specific time periods). *Parking lots, drinking fountains, recreation or entertainment areas. Name Title Signature Date For questions, contact Meridian's CDBG Program at (208)489-0875 or cdbg@meridiancity.org. Exhibit G WE RI Community Development Block Grant(CDBG) Program Meridian CDBG Payroll Overview Project Number Project Name Company Name ❑ Prime Contractor Subcontractor Payroll Clerk Phone/Email Wage Decision # MOD# Complete the table for each job classification to be used throughout the project using the approved wage decision. If a specific classification is missing, contact the CDBG Administrator for assistance. Job Class Basic Hourly Rate Fringe Benefit Rate Check the applicable box: ❑ All fringe benefits are paid in cash for all employees. All fringe benefits are paid to a plan for all employees.* Fringe benefits are paid part in cash and part to a plan for all employees.* *If Fringe benefits are paid in whole or part to a plan, attach a copy of the: • Letter from U.S. Department of Labor declaring plan acceptable (if available) or; • Plan(s) and documentation(s) of payment for all funded plans, including but not limited to the Health Insurance Plan, Retirement Plan, Liability Insurance, and Disability Insurance. I certify the information provided is true and correct to the best of my knowledge. Name Title Signature Date For questions, contact Meridian's CDBG Program at (208)489-0875 or cdbg@meridiancity.org. Exhibit H �E IDIAN Community Development Block Grant(CDBG) Program Meridian CDBG Payroll Signature Authorization Certificate from Contractor Appointing Officer or Employee to Supervise Payment of Employees Project Number Project Name Company Name Prime Contractor ❑ Subcontractor Appointed Pay Supervisor(name) Signature of Appointed Pay Supervisor Beginning Service Date Designated Labor Standards Officer(name) I hereby certify that as the prime contractor/ or subcontractor for the above-named activity/ role in connection with construction of the above-named Project (1) (we) have appointed the above-named individual to supervise the payment of employees and certify the payroll statement of compliance. The appointed pay supervisor possesses full knowledge of the compliance mandates set forth in the payroll documents required by the Copeland "Anti-kickback" Act (TITLE 18, U.S.C., Sec. 874; 40 USC§3145)which he/she will execute with (my) (our) full authority and approval until such time as (1) (we) submit to the designated Labor Standards Officer a new certificate appointing some other person to supervise employee pay. The authorized officer of a corporation or partnership must execute this certificate prior to the first payroll and submit it therewith. Any change of appointee requires a new certificate to accompany the first payroll for which the new appointee executes a statement of compliance required by the Copeland "Anti-kickback" Act. Company owner hereby acknowledges that signing this certification in no way signifies relinquishment of full responsibility for compliance with applicable Davis-Bacon Act (DBA) and related labor laws. Authorized Officer Name Title Signature Date For questions, contact Meridian's CDBG Program at (208)489-0875 or cdbg@meridiancity.org. Exhibit I WE RI Community Development Block Grant(CDBG) Program Prime Contractor Certification Concerning Federal Labor Standards (Davis Bacon) Project No. Project Name Prime Contractor Address UEI No. Tax ID No. Woman-Owned Business yes F—Ino Minority-Owned Business yes no The undersigned prime contractor, having executed a contract with in the amount of$ for the construction of the above-identified project, certifies that: 1.The Federal Labor Standards Provisions (e.g. Davis-Bacon Act, Copeland Act, Contract Work Hours and Safety Standards Act) and Prevailing Wage Decision(s) are included in the project's contract documents. 2.All laborers and mechanics employed on the project will be paid according to the appropriate wage listed below: Wage Decision# MOD# 3.Corrections of any infractions of the Federal Labor Standards Provisions, including infractions by any subcontractors and any lower-tier subcontractors, is this contractor's responsibility. 4.Neither this contractor, any subcontractor, nor any affiliates, have been declared ineligible to participate in federally funded construction projects. S.Contractor agrees to obtain and forward all Subcontractors' Certification concerning Federal Labor Standards Provisions and Prevailing Wage requirements to the Local Government or Local Government's representative within ten (10) days after execution of any subcontract. Name Title Signature Date For questions, contact Meridian's CDBG Program at (208)489-0875 or cdbg@meridiancity.org. �E IDIAN Community Development Block Grant(CDBG) Program Subcontractor Certification Concerning Federal Labor Standards (Davis Bacon) Project No. Project Name Subcontractor Address UEI No. Tax ID No. Woman-Owned Business yes F—Ino Minority-Owned Business yes no The undersigned subcontractor, having executed a contract with Prime Contractor for in the amount of$ Nature of Work for the construction of the above-identified project, certifies that: 1.The Federal Labor Standards Provisions (e.g. Davis-Bacon Act, Copeland Act, Contract Work Hours and Safety Standards Act) and Prevailing Wage Decision(s) are included in the project's contract documents. 2.All laborers and mechanics employed on the project will be paid according to the appropriate wage listed below: Wage Decision# MOD# 3.Corrections of any infractions of the Federal Labor Standards Provisions, including infractions by any subcontractors and any lower-tier subcontractors, is this contractor's responsibility. 4.Neither this contractor, any subcontractor, nor any affiliates, have been declared ineligible to participate in federally funded construction projects. S.Contractor agrees to obtain and forward all Subcontractors' Certification concerning Federal Labor Standards Provisions and Prevailing Wage requirements to the Local Government or Local Government's representative within ten (10) days after execution of any subcontract. Name Title Signature Date For questions, contact Meridian's CDBG Program at (208)489-0875 or cdbg@meridiancity.org. EXHIBIT J MILESTONE / PAYMENT SCHEDULE A. Total and complete compensation for this Contract shall not exceed $414,652. MILESTONE DATES/SCHEDULE Milestone 1 Substantial Completion 60 Days From Date of NTP Milestone 2 Final Completion 90 Days From Date of NTP PRICING SCHEDULE Contract includes furnishing all labor, materials, equipment and incidentals as required for CDBG LMA Walkability NW 7th St.-Sidewalk Improvements per ITB BID# ED-2611-6003.178.b NOT-TO-EXCEED AMOUNT.............................................$414,652 Contract is a not to exceed amount. Line item pricing below will be used for invoice verification and any additional increases or decreases in work requested by City. The City will pay the Contractor based on actual quantities of each item of work in accordance with the contract documents. CONTRACT PRICING SCHEDULE [BASE BID] Item Quantity No. Description Required Unit Unit Price Total Cost 1 Removal of Obstructions 1 LS $18,000.00 $18,000.00 2 Excavation 309 CY $79.00 $24,411.00 3 Water Service Connection 10 EA $3,200.00 $32,000.00 4 Standard 3-Inch Rolled Curb & Gutter 209 LF $62.00 $12,958.00 5 Standard 6-Inch Vertical Curb & Gutter 61 LF $61.00 $3,721.00 6 Concrete Valley Gutters 13 LF $63.00 $819.00 7 Concrete Sidewalks, Thickness 5" 881 SY $103.00 $90,743.00 8 Concrete Repair 189 SY $107.00 $20,223.00 CDBG LMA Walkability NW7th St.-Sidewalk Improvements Page 13 of 18 Project 6003.178.b 9 Type Arian Ramp W/Detectable Warning Domes, 3 EA $950.00 $2,850.00 10 Crushed Aggregated Base Type 1, 3/4" Minus 131 CY $62.00 $8,122.00 11 Sediment Control 1 LS $850.00 $850.00 12 Inlet Protection 2 EA $170.00 $340.00 13 Construction Traffic Control 1 LS $3,300.00 $3,300.00 14 Thermoplastic Pavement Markings 108 SF $13.00 $1,404.00 15 Relocate Roadside Sign 3 EA $130.00 $390.00 16 Mobilzation 1 LS $130.00 $130.00 17 Pedestrian Traffic Control Plan 5,000 LS $1.00 $5,000.00 18 Contractor Furnished Surveying and Staking 1 LS $1,200.00 $1,200.00 19 Stormwater Management Plan Preparation 1 LS $1,225.00 $1,225.00 & Implementation 20 Asphalt Repair-Arterial & Collector 97 SY $88.00 $8,536.00 21 Remove & Reset Yard Light 1 EA $4,150.00 $4,150.00 22 Sod Repair (Include 4" Topsoil) 382 SY $35.00 $13,370.00 23 Remove and Reset Sprinkler System 1 LS $15,000.00 $15,000.00 24 Repair Landscaping 84 SY $18.00 $1,512.00 CONTRACT PRICING SCHEDULE [BID ADD ALTERNATE NO.1] Item Quantity No. Description Required Unit Unit Price Total Cost 1 Removal of Obstructions 1 LS $12,250.00 $12,250.00 2 Excavation 144 CY $79.00 $11,376.00 3 Relocate Fire Hydrant Assembly 1 EA $4,200.00 $4,200.00 CDBG LMA Walkability NW7th St.-Sidewalk Improvements Page 14 of 18 Project 6003.178.b 4 Water Service Connection 6 EA $3,200.00 $19,200.00 5 Standard 3-Inch Rolled Curb & Gutter 58 LF $63.00 $3,654.00 6 Concrete Sidewalks, Thickness 5" 444 SY $105.00 $46,620.00 7 Concrete Repair 87 SY $105.00 $9,135.00 8 Pedestrian Ramp W/Detectable Warning Domes, 1 EA $950.00 $950.00 Type A 9 Crushed Aggregated Base Type 1, 3/4" Minus 63 CY $63.00 $3,969.00 10 Sediment Control 1 LS $600.00 $600.00 11 Inlet Protection 1 EA $170.00 $170.00 12 Construction Traffic Control 1 LS $575.00 $575.00 13 Thermoplastic Pavement Markings 30 SF $13.00 $390.00 14 Relocate Roadside Sign 1 EA $130.00 $130.00 15 Gravel Repair 8 SY $20.00 $160.00 16 Pedestrian Traffic Control Plan 2,000 LS $1.00 $2,000.00 17 Contractor Furnished Surveying and Staking 1 LS $850.00 $850.00 18 Stormwater Management Plan Preparation 1 LS $400.00 $400.00 & Implementation 19 Asphalt Repair-Arterial & Collector 14 SY $88.00 $1,232.00 20 Sod Repair (Include 4" Topsoil) 189 SY $39.00 $7,371.00 21 Remove and Reset Sprinkler System 1 LS $9,500.00 $9,500.00 22 Repair Landscaping 37 SY $18.00 $666.00 23 Tree Removal 6"+ 3 EA $3,000.00 $9,000.00 CDBG LMA Walkability NW7th St.-Sidewalk Improvements Page 15 of 18 Project 6003.178.b CONTRACT PRICING SCHEDULE [BID ADD ALTERNATE NO.2] Item Quantity Description Q wired Unit Unit Price Total Cost No. q 1 Removal of Obstructions 1 LS $11,200.00 $11,200.00 2 Excavation 141 CY $78.00 $10,998.00 3 Standard 3-Inch Rolled Curb & Gutter 80 LF $63.00 $5,040.00 4 Standard 6-Inch Vertical Curb & Gutter 69 LF $63.00 $4,347.00 5 Concrete Valley Gutters 5 LF $163.00 $815.00 6 Concrete Sidewalks, Thickness 5" 389 SY $106.00 $41,234.00 7 Concrete Repair 57 SY $104.00 $5,928.00 8 Type Arian Ramp W/Detectable Warning Domes, 2 EA $1,000.00 $2,000.00 9 Crushed Aggregated Base Type 1, 3/4" Minus 56 CY $63.00 $3,528.00 10 Sediment Control 1 LS $450.00 $450.00 11 Inlet Protection 1 EA $170.00 $170.00 12 Construction Traffic Control 1 LS $750.00 $750.00 13 Thermoplastic Pavement Markings 180 SF $13.00 $2,340.00 14 Gravel Repair 10 SY $22.00 $220.00 15 Pedestrian Traffic Control Plan 2,000 LS $1.00 $2,000.00 16 Contractor Furnished Surveying and Staking 1 LS $850.00 $850.00 17 Stormwater Management Plan Preparation 1 LS $400.00 $400.00 & Implementation 18 Asphalt Repair-Arterial & Collector 82 SY $83.00 $6,806.00 19 Concrete Block Retaining Wall 288 SF $103.00 $29,664.00 20 Remove & Reset Mailbox 1 EA $350.00 $350.00 CDBG LMA Walkability NW7th St.-Sidewalk Improvements Page 16 of 18 Project 6003.178.b 21 Sod Repair (Include 4" Topsoil) 130 SY $35.00 $4,550.00 22 Remove and Reset Sprinkler System 1 LS $8,900.00 $8,900.00 23 Repair Landscaping 58 SY $21.00 $1,218.00 24 Tree Removal 6"+ 3 EA $3,300.00 $9,900.00 CONTRACT PRICING SCHEDULE [BID ADD ALTERNATE NO.31 Item Quantity No. Description Required Unit Unit Price Total Cost 1 Removal of Obstructions 1 LS $4,200.00 $4,200.00 2 Excavation 19 CY $103.00 $1,957.00 3 Water Service Connection 1 EA $3,400.00 $3,400.00 4 Standard 3-Inch Rolled Curb & Gutter 34 LF $93.00 $3,162.00 5 Concrete Sidewalks, Thickness 5" 69 SY $105.00 $7,245.00 6 Concrete Repair 10 SY $104.00 $1,040.00 7 Type Arian Ramp W/Detectable Warning Domes, 1 EA $1,525.00 $1,525.00 8 Crushed Aggregated Base Type 1, 3/4" Minus 10 CY $81.00 $810.00 9 Sediment Control 1 LS $150.00 $150.00 10 Construction Traffic Control 1 LS $550.00 $550.00 11 Thermoplastic Pavement Markings 90 SF $13.00 $1,170.00 12 Gravel Repair 2 SY $30.00 $60.00 13 Pedestrian Traffic Control Plan 1,000 LS $1.00 $1,000.00 14 Contractor Furnished Surveying and Staking 1 LS $450.00 $450.00 15 Stormwater Management Plan Preparation 1 LS $350.00 $350.00 & Implementation CDBG LMA Walkability NW7th St.-Sidewalk Improvements Page 17 of 18 Project 6003.178.b 16 Asphalt Repair-Arterial & Collector 8 SY $134.00 $1,072.00 17 Sod Repair (Include 4" Topsoil) 30 SY $38.00 $1,140.00 18 Remove and Reset Sprinkler System 1 LS $2,400.00 $2,400.00 CDBG LMA Walkability NW7th St.-Sidewalk Improvements Page 18 of 18 Project 6003.178.b CONTRACT CHECKLIST I. PROJECT INFORMATION Date: 5/1/2026 REQUESTING DEPARTMENT Economic Development Project Name: CDBG LMA Walkabilioty NW 7th St.-Sidewalk Improvements Project Manager: Crystal Campbell Contract Amount: $414,652.00 Contractor/Consultant/Design Engineer: J-U-B Engineers, Inc. Is this a change order? yes ❑ No 0 Change Order No. II. BUDGET INFORMATION (Project Manager to Complete) III. Contract Type Fund: 20 Budget Available(Purchasing attach report): Department 5290 Yes 0 No ❑ Construction 0 GL Account 53201 FY Budget: 2026 Task Order ❑ Project Number: 6003.178.b Enhancement: Yes ❑ No 0 Professional Service ❑ Supplies or Equipment ❑ Will the project cross fiscal years? Yes❑ No ❑ Grant ❑ IV. GRANT INFORMATION-to be completed only on Grant funded projects Grant#: Wage Determination Received Wage Verification 10 Days prior to bid due date Debarment Status(Federal Funded) N/A N/A N/A N/A Print and Attach the determination Print,attach and amend bid by addendum(if changed) www.sam.gov Print and attach V. BASIS OF AWARD BID RFP/RFQ TASK ORDER Award based on Low Bid Highest Ranked Vendor Selected Master Agreement Category (Bid Results Attached) Yes [2] No ❑ (Ratings Attached) Yes ❑No Date MSA Roster Approved: Typical Award Yes ❑ No 0 If no please state circumstances and conclusion: Base Bid and Bid Add Alternate No.1 awarded now. City may choose to add Bid Add Alternate Nos.2 and 3 if or when additional FY27 HUD funds become available approximately October 2026. Date Award Posted: April 24,2026 7 day protest period ends: May 1,2026 VI. CONTRACTOR/CONSULTANT REQUIRED INFORMATION PW License 11823 Expiration Date: 7/31/2026 Corporation Status Active Insurance Certificates Received(Date): 4/30/2026 Expiration Date: 8/1/2026 Rating: A++ Payment and Performance Bonds Received(Date): 4/30/2026 Rating: 100% Builders Risk Ins.Req'd: Yes ❑ No 0 If yes,has policy been purchased? (Only applicabale for projects above$1,000,000) VII. TASK ORDER SELECTION (Project Manager to Complete) Reason Consultant Selected ❑ 1 Performance on past projects Check all that apply ❑ Quality of work ❑ On Budget ❑On Time ❑ Accuracy of Construction Est ❑ 2 Qualified Personnel ❑ 3 Availability of personnel ❑ 4 Local of personnel Description of negotiation process and fee evaluation: Enter Supervisor Name Date Approve Vill. AWARD INFORMATION Date Submitted to Clerk for Agenda: May 1,2026 Approval Date May 12,2026 By: City Council Purchase Order NO.: TBD Date Issued: TBD WH5 submitted TBD (Only for PW Construction Projects) NTP Date: TBD Contract Request Checklist.5.24.2016.Final Cr��'✓�E IDIAN�-- IDAH^ BASE BID RESULTS BID NAME: CDBG LMA WALKABILITY NW 7TH ST. -SIDEWALK IMPROVEMENTS BID NUMBER: ED-2611-6003.178.b DUE DATE&TIME:4/22/2026,2:30 PM MDT BriCon,Inc. C&S Excavation Paul Construction Inc. Total Cost $270,254.0 $348,000.0 $381,789.0 Selected# 24 0 0 # Items Selected Lowest Quantity UOM UnitPrice TotalCost UnitPrice TotalCost UnitPrice TotalCost Required 1 Removal of Obstructions $18,000.0 $18,000.0 1 LS $18,000.0 $18,000.0 $43,000.0 $43,000.0 $30,500.0 $30,500.0 2 Excavation $24,411.0 $18,540.0 309 CY $79 $24,411.0 $60 $18,540.0 $75 $23,175.0 3 Water Service Connection $32,000.0 $20,000.0 10 EA $3,200.0 $32,000.0 $2,000.0 $20,000.0 $2,100.0 $21,000.0 4 Standard 3-Inch Rolled Curb&Gutter $12,958.0 $12,958.0 209 LF $62 $12,958.0 $75 $15,675.0 $75 $15,675.0 5 Standard 6-Inch Vertical Curb&Gutter $3,721.0 $3,721.0 61 LF $61 $3,721.0 $80 $4,880.0 $75 $4,575.0 6 Concrete Valley Gutters $819 $819 13 LF $63 $819 $150 $1,950.0 $100 $1,300.0 7 Concrete Sidewalks,Thickness 5" $90,743.0 $88,100.0 881 SY $103 $90,743.0 $100 $88,100.0 $140 $123,340.0 8 Concrete Repair $20,223.0 $18,900.0 189 SY $107 $20,223.0 $100 $18,900.0 $154 $29,106.0 9 Pedestrian Ramp W/Detectable Warning Domes,Type A $2,850.0 $2,850.0 3 EA $950 $2,850.0 $3,200.0 $9,600.0 $4,320.0 $12,960.0 10 Crushed Aggregated Base Type 1,3/4"Minus $8,122.0 $262 131 CY $62 $8,122.0 $2 $262 $107 $14,017.0 11 Sediment Control $850 $850 1 LS $850 $850 $2,200.0 $2,200.0 $1,200.0 $1,200.0 12 Inlet Protection $340 $240 2 EA $170 $340 $120 $240 $250 $500 13 Construction Traffic Control $3,300.0 $3,300.0 1 LS $3,300.0 $3,300.0 $25,000.0 $25,000.0 $6,100.0 $6,100.0 14 Thermoplastic Pavement Markings $1,404.0 $1,296.0 108 SF $13 $1,404.0 $12 $1,296.0 $12 $1,296.0 15 Relocate Roadside Sign $390 $390 3 EA $130 $390 $650 $1,950.0 $260 $780 16 Mobilzation $130 $130 1 LS $130 $130 $32,000.0 $32,000.0 $34,000.0 $34,000.0 17 Pedestrian Traffic Control Plan $5,000.0 $5,000.0 5000 LS $1 $5,000.0 $1 $5,000.0 $1 $5,000.0 18 Contractor Furnished Surveying and Staking $1,200.0 $1,200.0 1 LS $1,200.0 $1,200.0 $8,000.0 $8,000.0 $6,700.0 $6,700.0 19 Stormwater Management Plan Preparation&Implementation $1,225.0 $500 1 LS $1,225.0 $1,225.0 $500 $500 $2,000.0 $2,000.0 20 Asphalt Repair-Arterial&Collector $8,536.0 $7,275.0 97 SY $88 $8,536.0 $75 $7,275.0 $120 $11,640.0 21 Remove&Reset Yard Light $4,150.0 $1,500.0 1 EA $4,150.0 $4,150.0 $2,000.0 $2,000.0 $1,500.0 $1,500.0 22 Sod Repair(Include 4"Topsoil) $13,370.0 $12,797.0 382 SY $35 $13,370.0 $33.5 $12,797.0 $50 $19,100.0 23 Remove and Reset Sprinkler System $15,000.0 $7,925.0 1 LS $15,000.0 $15,000.0 $24,971.0 $24,971.0 $7,925.0 $7,925.0 24 Repair Landscaping $1,512.0 $1,512.0 84 SY $18 $1,512.0 $46 $3,864.0 $100 $8,400.0 (�WEIIIDIAN�-- BID ADD ALTERNATE NO.1 RESULTS BID NAME: CDBG LMA WALKABILITY NW 7TH ST. -SIDEWALK IMPROVEMENTS BID NUMBER: ED-2611-6003.178.b DUE DATE&TIME: 4/22/2026,2:30 PM MDT BriCon,Inc. C&S Excavation Paul Construction Inc. Total Cost $144,398.0 $140,000.0 $181,250.0 Selected# 0 23 0 # Items Selected Lowest Quantity UOM UnitPrice TotalCost UnitPrice Total Cost UnitPrice TotalCost Required 1 Removal of Obstructions $4,807.0 $4,807.0 1 LS $12,250.0 $12,250.0 $4,807.0 $4,807.0 $26,000.0 $26,000.0 2 Excavation $7,920.0 $7,920.0 144 CY $79 $11,376.0 $55 $7,920.0 $90 $12,960.0 3 Relocate Fire Hydrant Assembly $4,000.0 $2,250.0 1 EA $4,200.0 $4,200.0 $4,000.0 $4,000.0 $2,250.0 $2,250.0 4 Water Service Connection $14,400.0 $12,120.0 6 EA $3,200.0 $19,200.0 $2,400.0 $14,400.0 $2,020.0 $12,120.0 5 Standard 3-Inch Rolled Curb&Gutter $4,060.0 $3,654.0 58 LF $63 $3,654.0 $70 $4,060.0 $80 $4,640.0 6 Concrete Sidewalks,Thickness 5" $40,848.0 $40,848.0 444 SY $105 $46,620.0 $92 $40,848.0 $140 $62,160.0 7 Concrete Repair $9,135.0 $9,135.0 87 SY $105 $9,135.0 $105 $9,135.0 $140 $12,180.0 8 Pedestrian Ramp W/Detectable Warning Domes,Type A $3,750.0 $950 1 EA $950 $950 $3,750.0 $3,750.0 $4,200.0 $4,200.0 9 Crushed Aggregated Base Type 1,3/4"Minus $126 $126 63 CY $63 $3,969.0 $2 $126 $190 $11,970.0 10 Sediment Control $250 $250 1 LS $600 $600 $250 $250 $500 $500 11 Inlet Protection $150 $1S0 1 EA $170 $170 $150 $150 $250 $250 12 Construction Traffic Control $12,000.0 $575 1 LS $575 $575 $12,000.0 $12,000.0 $2,500.0 $2,500.0 13 Thermoplastic Pavement Markings $900 $390 30 SF $13 $390 $30 $900 $20 $600 14 Relocate Roadside Sign $450 $130 1 EA $130 $130 $450 $450 $400 $400 15 Gravel Repair $440 $160 8 SY $20 $160 $55 $440 $90 $720 16 Pedestrian Traffic Control Plan $2,000.0 $2,000.0 2000 LS $1 $2,000.0 $1 $2,000.0 $1 $2,000.0 17 Contractor Furnished Surveying and Staking $3,500.0 $850 1 LS $850 $850 $3,500.0 $3,500.0 $3,100.0 $3,100.0 18 Stormwater Management Plan Preparation&Implementation $250 $250 1 LS $400 $400 $250 $250 $500 $500 19 Asphalt Repair-Arterial&Collector $2,940.0 $1,232.0 14 SY $88 $1,232.0 $210 $2,940.0 $125 $1,750.0 20 Sod Repair(Include 4"Topsoil) $6,804.0 $6,804.0 189 SY $39 $7,371.0 $36 $6,804.0 $50 $9,450.0 21 Remove and Reset Sprinkler System $7,0S0.0 $2,800.0 1 LS $9,S00.0 $9,500.0 $7,050.0 $7,0S0.0 $2,800.0 $2,800.0 22 Repair Landscaping $2,220.0 $666 37 SY $18 $666 $60 $2,220.0 $100 $3,700.0 23 Tree Removal 6"+ $12,000.0 $4,500.0 3 EA $3,000.0 $9,000.0 $4,000.0 $12,000.0 $1,500.0 $4,500.0 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Memorandum of Agreement between the City of Meridian and Meridian Dairy and Stock Shows, Inc. for Meridian Dairy Days C� fIEN DL4,,A H �. MEMO TO CITY COUNCIL Request to Include Topic on the City Council Agenda From: Emily Kane, Deputy City Attorney Meeting Date: May 12, 2026 Presenter: Bill Nary, City Attorney Estimated Time: 0.5 minutes Topic: Memorandum of Agreement: Meridian Dairy Days Recommended Council Action: City Council please approve and Mayor please sign the MOA. Background: I. HISTORIC MERIDIAN SPECIAL EVENT ORDINANCE In 2014, by the adoption of Ordinance no. 14-1611, City Council added these provisions to Title 3, Chapter 4, Meridian City Code: Meridian City Code section 3-4-1: CITY SERVICES: Services provided by City employees in the course and scope of their employment for the protection of the public health, safety, or welfare and/or for the maintenance of public property. This definition shall include, but shall not be limited to, property maintenance services provided by employees of the Meridian Parks and Recreation Department, public safety services provided by employees of the Meridian Police Department,and fire protection and medical services provided by employees of the Meridian Fire Department. This definition shall not include services related to permitting, licensing, inspections, or the provision of services by City contractors. Meridian City Code section 3-4-1: SPECIAL EVENT: . . . A special event shall be classified as an "Historic Meridian Special Event" where such special event has occurred within Meridian on an annual basis for seventy-five (75) years or more. Meridian City Code section 3-4-5(F)(3)(b): City may provide city services necessary to support Historic Meridian Special Events at no or reduced charge to organizer, as established by written agreement, where the provision of such services is deemed feasible and appropriate in the discretion of the respective department director(s). Notwithstanding the execution of such contract, all provisions of this chapter, including penalties for noncompliance, shall apply, in addition to any remedies set forth in such contract. By the adoption of Ordinance no. 14-1614, City Council also amended the Parks Code: Meridian City Code section 13-2-4(C)(1): No reservation fee shall apply to historic Meridian special events as defined in Title 3, Chapter 4 of this Code. This provision is now codified at Meridian City Code section 5-1-2(C)(1). II. AMOUNT OF CITY'S INVESTMENT In 2014,the City invested a total of$8,168 in Dairy Days, of which $S,982 was for the parade. ACHD also provided materials and flaggers at a cost of$5,374 to ACHD. 2014 Parade: $50 Citizen's use permit fee waived $2,005 Police staffing for parade (18 officers) $3,927 Specialty Construction traffic control plan, signs, barricades, flaggers per ACHD requirements 2014 other: $150 Temporary use permit fee waived $1,400 Parks &Recreation staffing Storey Park during event + $636 Storey Park reservation fee $8,168 In 2015,the City invested $9,936 for Dairy Days, of which approximately$7,750 was for the parade. 2015 Parade: $50 Citizen's use permit fee waived $2,000 Police staffing for parade (15-18 officers) $5,000 Traffic control plan, signs,barricades, flaggers per ACHD requirements $700 Fire Department EMS/first aid staffing (8 paramedics) 2015 other: $150 Temporary use permit fee waived $1,400 Parks &Recreation staffing Storey Park during event + $636 Storey Park reservation fee $9,936 In 2016,the City invested $10,037 in Dairy Days, of which approximately$7,541 was for the parade. 2016 Parade: $50 Citizen's use permit fee waived $2,192 Police staffing for parade $4,339 Traffic control plan, signs, barricades, flaggers per ACHD requirements $960 Fire Department EMS/first aid command post staffing 2016 other: $150 Temporary use permit fee waived $1,400 Parks &Recreation staffing Storey Park during event $869 Storey Park reservation fee + $77 Electrical permit fee $10,037 In 2017, the City invested $11,573 in Dairy Days, of which approximately$8,030 was for the parade. 2017 Parade: $50 Citizen's use permit fee waived $2,094 Police staffing for parade $4,806 Traffic control plan, signs, barricades, flaggers per ACHD requirements $1080 Fire Department staffing for parade (3 bike medics) 2017 other: $150 Temporary use permit fee waived $2,364 Parks &Recreation staffing Storey Park during event $964 Storey Park reservation fee + $65 Electrical permit fee $11,573 In 2018,the City invested $7,596.72 in Dairy Days, of which approximately$5,142.12 was for the parade. 2018 Parade: $150 Large-Scale Temporary Use Permit fee waived $664.12 Police staffing for parade $4,078 Traffic control plan, signs, barricades, flaggers per ACHD requirements $250 Fire Department staffing for parade 2018 other: $1,420 Parks &Recreation staffing Storey Park during event $964.60 Storey Park reservation fee + $70 Electrical permit fee $7,596.72 In 2019,the City invested $11,015.86 in Dairy Days, of which approximately$ 8,561.26 was for the parade. 2019 Parade: $150 Large-Scale Temporary Use Permit fee waived $ 2,161.26 Police staffing for parade $6,000 Traffic control plan, signs, barricades, flaggers per ACHD requirements $250 Fire Department staffing for parade 2019 other: $1,420 Parks &Recreation staffing Storey Park during event $964.60 Storey Park reservation fee + $70 Electrical permit fee $11,015.86 In 2020, Dairy Days was canceled in order to avoid the spread of COVID-19. In 2021,the City invested $15,158.27 in Dairy Days, of which approximately$10,814.15 was for the parade. 2021 Parade: $ 150.00 Large-Scale Temporary Use Permit fee waived $ 2,400.00 Police staffing for parade $ 7,304.15 Traffic control plan, signs, barricades, flaggers per ACHD requirements $ 960.00 Fire Department staffing for parade 2021 other: $ 3,199.32 Parks &Recreation staffing Storey Park during event + $ 1,144.80 Storey Park reservation fee $15,158.27 In 2022,the City invested $18,083.83 in Dairy Days, of which approximately$13,739.71 was for the parade. 2022 Parade: $ 150.00 Large-Scale Temporary Use Permit fee waived $ 3,272.15 Police staffing for parade $ 9,357.56 Traffic control plan, signs, barricades, flaggers per ACHD requirements $ 960.00 Fire Department staffing for parade 2022 other: $ 3,199.32 Parks &Recreation staffing Storey Park during event + $ 1,144.80 Storey Park reservation fee $ 18,083.83 In 2023,the City invested $17,699.67 in Dairy Days, of which approximately$13,355.55 was for the parade. 2023 Parade: $ 150.00 Large-Scale Temporary Use Permit fee waived $ 4,500.00 Police staffing for parade $ 7,745.55 Traffic control plan, signs, barricades, flaggers per ACHD requirements $ 960.00 Fire Department staffing for parade 2023 other: $ 3,199.32 Parks &Recreation staffing Storey Park during event + $ 1,144.80 Storey Park reservation fee $ 17,699.67 In 2024,the City invested approximately$20,331.41 in Dairy Days, of which approximately $14,986.61 was for the parade. 2024 Parade: $ 150.00 Large-Scale Temporary Use Permit fee waived $ 4,472.15 Police staffing for parade (10 officers) $10,364.46 Traffic control plan, signs, barricades, flaggers per ACHD requirements $ 1,000.00 Fire Department staffing for parade (approx..) 2024 other: $ 3,200.00 Parks &Recreation staffing Storey Park during event (approx..) + $ 1,144.80 Storey Park reservation fee $ 20,331.41 In 2025, the City invested approximately$17,563.69 in Dairy Days, of which approximately $12,238.89 was for the parade. 2025 Parade: $ 150.00 Large-Scale Temporary Use Permit fee waived $ 1,443.04 Police staffing for parade (5 officers) $10,645.85 Traffic control plan, signs, barricades, flaggers per ACHD requirements $ 1,000.00 Fire Department staffing for parade (approx..) 2025 other: $ 3,200.00 Parks &Recreation staffing Storey Park during event (approx..) + $ 1,144.80 Storey Park reservation fee $ 17,563.69 III.CONTRIBUTION TO DAIRY DAYS A. HISTORY OF CITY'S ROLE IN DAIRY DAYS In 2014, ACHD a) completed the Split Corridor, which added a crossover from Main Street to Meridian Road, b) advised the Dairy Board that it would no longer provide traffic safety devices such as barricades and cones, and c) determined that only certified flaggers and law enforcement officers could conduct traffic control. City staff advised City Council that the costs of providing City services to support the parade, as well as the event and carnival in the park, were increasing, due to increased attendance at these events. An interdepartmental team of City staff members proposed an ordinance for historic Meridian events that would help formalize the City's relationship with the Dairy Board as a partner in providing services necessary to support Dairy Days. City Council passed the ordinance, and since that time, staff has worked with the Dairy Board to identify and waive or pay costs and fees related to City or ACHD regulations. B. HISTORICAL AND FY26 AMOUNT OF CITY'S COMMITMENT, PROCESSES,AND DOCUMENTATION Since 2014, the City has waived all permit fees, absorbed all staffing costs, and paid the vendor directly for traffic control planning and equipment. Before 2022, City Council's directive to this effect was memorialized in the minutes reflecting City Council's authorization of the City's investment (and in Mayor De Weerd's 2015 letter). At that time, the City Attorney's Office was advised not to prepare a written agreement with the Dairy Board regarding the use of City services and/or City facilities for Dairy Days. In 2022, and in subsequent years, the City Attorney's Office was directed to prepare a written memorandum of agreement with the Dairy Board detailing the City's contributions to Dairy Days. A summary of each year's process is as follows: • FY15: On March 24, 2015, the Dairy Board president made a presentation to City Council requesting that the City absorb all costs related to City services and the traffic control plan. Following City Council deliberation, City Council agreed to fulfill this request, committing up to $9,000 for in-kind/staffing contributions and payment for the traffic plan. The Mayor sent a letter to the Dairy Board advising them of the City's contribution to Dairy Days. • FY16: On May 17, 2016, the Dairy Board president made a presentation to City Council requesting that the City absorb all costs related to City services and the traffic plan. On May 24, 2016, the Mayor stated that the cost of the City services necessary to support Dairy Days, including the traffic plan, would be absorbed as part of the departments' respective budgets. • FY17: On May 23, 2017, the Dairy Board president appeared before City Council to make a request for the City's contribution, and, following deliberation, Council authorized an expenditure of$4,600 for the traffic control plan and directed staff to coordinate with the Dairy Board to provide other necessary City services, with all fees waived. The costs of the City services were absorbed as part of the departments' respective budgets. • FY18: On May 22, 2018, the Dairy Board president appeared before City Council to make a request from the City of$6,000 to be used for preparation of the traffic control plan. City Council authorized an amount not to exceed $6,000 to the Dairy Board. The costs of the City services were absorbed as part of the departments' respective budgets. • FY19: On May 21, 2019, the Dairy Board president appeared before City Council to make a request from the City of$6,000 to be used for preparation of the traffic control plan. City Council authorized an amount of approximately $6,000 to the Dairy Board. (The City had budgeted $4,900, so the additional amount required a budget amendment.) The costs of the City services were absorbed as part of the departments' respective budgets. • FY21: On May 18, 2021, the Dairy Board president appeared before City Council to make a request from the City of$8,900 to be used for preparation of the traffic control plan. City Council authorized a not-to-exceed amount of approximately $8,900 to the Dairy Board. (The City had budgeted $5,000, so the additional amount required a budget amendment.) The costs of the City services were absorbed as part of the departments' respective budgets. • FY22: On May 10, 2022, the Dairy Board president appeared before City Council to make a request from the City of$9,249 to be used for preparation of the traffic control plan. City Council authorized this amount. The costs of the City services were absorbed as part of the departments' respective budgets. The Dairy Board also executed a memorandum of agreement with the City memorializing the City's contribution to Dairy Days. • FY23: MPD budgeted $7,950 for services to be provided at the Dairy Days parade - $4,450 for the traffic plan and $3,500 for police services. The direction provided was that from FY23 on, unless otherwise directed by the Mayor or Council President,the Dairy Board would not present to City Council prior to Dairy Days; rather, a Memorandum of Agreement would serve as the Dairy Board's request for, and the City's agreement to,the City's contribution. • FY24: MPD budgeted $10,000 for Dairy Days parade services. • FY25: MPD budgeted $10,000 for Dairy Days parade services. • FY26: MPD has budgeted $9,009 for Dairy Days parade services, which includes staffing by MPD and paying the vendor for preparation of the traffic control plan. Under the proposed MOA, the City also commits to providing Fire Department staffing, Parks and Recreation Department staffing, and the park reservation fee at the City's cost, as well as waiver of th e temporary use permit fee for the event. MEMORANDUM OF AGREEMENT: MERIDIAN DAIRY DAYS This Memorandum of Agreement (hereinafter"Agreement") is made this 12th day of May, 2026 (the "EtTective Date"), by and between the City of Meridian, a municipal corporation organized under the laws of the State of Idaho (hereinafter"City"), and Meridian Dairy & Stock Shows, Inc., a non-profit organization organized under the laws of the State of Idaho (hereinafter "Organizer"). WHEREAS, Meridian Dairy Days has been celebrated in Meridian since 1929, and Organizer continues to uphold this historic legacy of community spirit, agricultural heritage, and building strong leaders for our future by supporting 4-H and Future Farmers of America in the Meridian area; WHEREAS, Meridian City Code section 3-4-5(F)(3)(b) authorizes the provision of City services necessary to support historic Meridian special events at no or reduced charge to the organizer, as established by written agreement; WHEREAS, Meridian City Code section 5-1-2(C)(1) states that no park reservation fee shall apply to historic Meridian special events; WHEREAS, Meridian City Council finds that investing public funds in Organizer's event will enhance the Meridian community's quality of life, highlight a vital part of Meridian's history and future, and stimulate economic development by showcasing downtown Meridian; 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, City and Organizer agree as follows: i.CITY'S COMMITMENTS. A. Use of Park. At no charge to Organizer, City shall allow Organizer to host the historic Meridian special event known as Meridian Dairy Days ("Event") in City's Storey Park, located at 205 E. Franklin Road ("Park"), from June 25, 2026 to June 28, 2026, at the time, place, and manner set forth in this Agreement and in City of Meridian Temporary Use Permit no. TUP-26-0036. B. Parks & Recreation staffing. At no charge to Organizer, City shall provide services of Meridian Parks & Recreation Department personnel as needed to support the Event, including trash removal,janitorial services, and ongoing and on-call facility oversight and maintenance. C. Traffic control plan. City shall directly pay one (1) vendor, selected by Organizer, and approved by the Ada County Highway District, to provide a tragic control plan for the parade, for review and approval by the Ada County Highway District and Meridian Police Department, as well as barricades, cones, candles, and any other equipment necessary for MEMORANDIIM OF MiRITMh:Nl: MERIDIAN DAIRY DAYS PALL vehicle and pedestrian traffic safety and control. City shall pay the vendor directly within thirty (30) days of receipt of vendor's invoice. D. Meridian Police staffing. At no charge to Organizer, City shall provide services of Meridian Police Department personnel as needed to support the Event, primarily traffic and crowd control for the parade. E. Meridian Fire staffing. At no charge to Organizer, City shall provide services of Meridian Fire Department personnel as needed to support the Event, primarily available to provide emergency medical services for patrons of the parade. F. Application fee waived. City shall waive the temporary use permit application fee for TUP no. TUP-26-0036. G. Facility operation. City shall provide general maintenance, mowing, irrigation, and custodial services with regard to Park facilities, infrastructure, and vegetation. City shall provide all necessary utilities and services to Park facilities, including, but not limited to, electricity, potable water, sewage service, and/or typical waste and refuse removal. II.ORGANIZER'S COMMITMENTS. A. Reasonable use. Organizer shall employ best efforts to ensure that its use of Park and Park facilities, amenities, infrastructure, and/or vegetation is appropriate and reasonable. Organizer shall exercise best efforts to see that any and all use of Park, to the extent reserved by Organizer, is in compliance with all laws and with City's policies regarding use of City parks and/or facilities, including, but not limited to, policies be adopted or enacted by the Director of the Meridian Parks and Recreation Department. B. Permitting. In addition to compliance with all terms and provisions of this Agreement, Organizer shall separately obtain and comply with each and all of the following permits, as required by law: l. City of Meridian Temporary Use Permit for a Historic Meridian Special Event; 2. Any and all applicable licenses, permits, inspections, and/or certifications from the Ada County Highway District; 3. Any and all applicable licenses, permits, inspections, and/or certifications from the Central District Health Department; and 4. Any and all reservations, scheduling arrangements, and inspections required by the Meridian Parks and Recreation Department, Meridian Police Department, Meridian Fire Department, and Meridian Community Development Department, including, without limitation, permits, plan review, and inspections for any stage or other structure constructed for this event. C. Manner of Park use. Organizer's use of Park for Event shall be subject to all terms and conditions as set forth in this Agreement, in City of Meridian Temporary Use Permit no. TUP-26-0036, and any applicable laws and policies, including, without limitation, the MEMORANDUM ol.AGREEMENT:MERIDIAN DAIRY DAYS PAU:2 Meridian Parks and Recreation Event Planners' Handbook. Such terms and conditions shall include, but shall not be limited to, the following: l. Park is public property, the public must have general access to all open areas of Park at all times. 2. Organizer shall make every effort to provide and maintain access to Event for persons with disabilities. 3. No smoking shall be allowed in Park. 4. Used water, grease, charcoal, and other materials and supplies must be carried out of Park at the conclusion of Event, and may not be disposed of at Park. D. Insurance. Organizer shall submit to City proof of an insurance policy issued by an insurance company licensed to do business in Idaho protecting Organizer, Organizer's employees, and Organizer's agents from all claims for damages to property and bodily injury, including death, which may arise during or in connection with Event, including Event set-up and tear-down. Such insurance shall name City as additional insured, and shall afford at least one million dollars ($1,000,000.00) per person bodily injury, one million dollars ($1,000,000.00) per occurrence bodily injury, and one million dollars ($1,000,000.00) per occurrence property damage. The limits of insurance shall not be deemed a limitation of the covenants to indemnify and save and hold harmless City as set forth in this Agreement or any permit. E. Hot air balloon launch. Pursuant to the authority vested in the Director of the Parks and Recreation Department under Meridian City Code section 5-1-4, Greg Ashton shall be allowed to launch a hot air balloon from Storey Park on June 27, 2026, between sunrise and 8:00 a.m, for one hour (including set-up and tear-down), and between sunset and 11:00 p.m, for one hour(including set-up and tear-down), subject to the following conditions: 1. This permission extends to Greg Ashton and his employees and agents only, and shall not be transferrable or assignable to any other individual. 2. Mr. Ashton and all of his employees and/or agents shall be properly licensed and certified to launch and pilot a hot air balloon. 3. Mr. Ashton shall submit proof of an insurance policy, naming the City of Meridian as an additional insured protecting himself and/or any employees and/or agents from all claims for damages to property and bodily injury, including death, which may arise from operations under or in connection with this permission. Such policy shall afford minimum limits of five hundred thousand dollars ($500,000.00) per person bodily injury, five hundred thousand dollars ($500,000.00) per occurrence bodily injury, and five hundred thousand dollars ($500,000.00) per occurrence property damage. 4. Mr. Ashton and all of his employees, agents, and invitees shall follow all local, state, and federal laws and regulations. 5. Mr. Ashton shall provide plans and launch information to the Meridian Fire Department for review prior to launch. IV.GENERAL PROVISIONS. A. Notice. Communication between Organizer and the City Contact regarding day-to-day matters shall occur via e-mail or telephone. All other notices required to be given by either MUMORANDUM OF AORFF.MI-Nf:M}'.RIUTAN DAIRY DAYS PAUF 3 of the parties hereto shall be in writing and be deemed communicated when personally served, or mailed in the United States mail, or via e-mail, addressed as follows: City: Organizer: City of Meridian Hans Bruijn, President Attn: City Clerk Meridian Dairy & Stock Shows, Inc. 33 E. Broadway Avenue P.O. Box 862 Meridian, Idaho 83642 Meridian, Idaho 83680-0862 cityclerk@meridiancity.org bruijn@centurylink.net B. No right to exclude conveyed. Use of Park under this Agreement shall include neither the right to exclude any law-abiding person from Park where such person is not unduly interfering with Organizer's use thereof, nor the right to interfere with any person's concurrent, lawful use of Park where such concurrent use does not conflict or interfere with Organizer's use. At all times Organizer shall be on an equal footing with the general public regarding its use of Park. Organizer shall exercise any exclusive use granted by this Agreement only in accordance with the terms of this Agreement and in accordance with any and all applicable laws and City policies. C. No agency. Neither Organizer nor Organizer's employees, agents, contractors, officials, officers, servants, guests, and/or invitees shall be considered agents of City in any manner or for any purpose whatsoever in their use and occupancy of Park. D. Indemnification. Organizer and each and all of Organizer's employees, agents, contractors, officials, officers, servants, guests, and/or invitees, including any and all participants in Event or related activities, shall indemnify and save and hold harmless City from and for any and all losses, claims, actions,judgments for damages, or injury to persons or property and losses and expenses caused or incurred by Organizer or any Organizer employee, agent, contractor, official, officer, servant, guest, and/or invitee, or any participant in or observer of Organizer programming, at or in its use of Park or any lack of maintenance or repair thereon and not caused by or arising out of the tortious conduct of City. E. No warranty. City makes no warranty or promise as to the condition, safety, usefulness, or habitability of the premises; Organizer accepts Park for use as is, both at the Effective Date of this Agreement and throughout the course of Event and all related activities. F. Compliance with laws. In performing the scope of services required hereunder, City and Organizer shall comply with all applicable laws, ordinances, and codes of Federal, State, and local governments. G. State of Idaho requirements. Organizer certifies compliance with Idaho Code sections 18- 8703, 67-2346, 67-2347A, and 67-2359, and the definitions included therein, and certifies it is not engaged in any of the activities prohibited by those sections. Organizer shall not assign or seek to assign the Agreement to a person who operates in violation of these statutes. The City may immediately terminate the Agreement at its convenience upon receipt of information Organizer is in violation of the terms of this section. MEMORANDUM oi:AGREEMIiNI: MERIDIAN DAIRY DAYS PAGE 4 H. Attorney Fees. Should any litigation be commenced between the parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may be granted, to court costs and reasonable attorneys' fees as determined by a court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. I. Time of the essence. The parties shall fulfill obligations described in this Agreement in a timely manner, as set forth herein. The parties acknowledge and agree that time is strictly of the essence with respect to this Agreement, and that the failure to timely perform any of the obligations hereunder shall constitute a default of this Agreement. J. Termination. 1. Grounds. Grounds for termination of this Agreement shall include, but shall not be limited to: an act or omission by either party which breaches any term of this Agreement; an act of nature or other unforeseeable event which precludes or makes impossible the performance of the terms of this Agreement by either party; or a change in or occurrence of circumstances that renders the performance by either party a detriment to the public health, safety, or welfare. 2. Process. Either party may terminate this Agreement by providing twenty-four(24) hours notice of intention to terminate. Such notice shall include a description of the breach or circumstances providing grounds for termination. A twenty-four (24) hour cure period shall commence upon provision of the notice of intention to terminate. If, upon the expiration of such cure period, cure of the breach or circumstances providing grounds for termination has not occurred, this Agreement shall be terminated upon mailing or e- mailing of notice of termination. K. Nonappropriation. Organizer acknowledges that City is a governmental entity, and the validity of this Agreement is based upon the availability of public funding under the authority of its statutory mandate. Notwithstanding anything in this Agreement to the contrary, City's obligations under this Agreement shall be subject to and dependent upon appropriations being made by City Council for such purpose. L. Construction and severability. If any part of this Agreement is held to be invalid or unenforceable, such holding will not affect the validity or enforceability of any other part of this Agreement so long as the remainder of the Agreement is reasonably capable of completion. M. Entire Agreement. This Agreement and Temporary Use Permit no. TUP-26-0036 contain the entire agreement of the parties and supersede any and all other agreements or understandings, verbal or written, whether previous to the execution hereof or contemporaneous herewith. N. Applicable law. This Agreement shall be governed by and construed and enforced in accordance with the laws of the State of Idaho. MEMORANDUM OF MiREIiMENI: MERIDIAN DAIRY DAYS PAGE 5 O. Approval required. This Agreement shall not become effective or binding until approved by the respective governing boards of both Organizer and City. IN WITNESS WHEREOF,the parties shall cause this Agreement to be executed by their duly authorized officers to be effective as of the day and year first above written. ORGANIZE BY: ans Bruijn President, Meridi airy & Stock Shows, Inc. CITY OF MERIDIAN: Attest: BY: Robert E. Simison, Mayor 5-12-2026 Chris Johnson, City Clerk 5-12-2026 MEMORAND[IM of A6RHMEN'I MFRIDIAN DAIRY DAYS PAGE 6 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Agreement for Use of Kleiner Park by Meridian Library District for Summer Reading Kick-Off Special Event AGREEMENT FOR USE OF KLEINER PARK FOR SPECIAL EVENT This AGREEMENT FOR USE OF KLEINER PARK FOR SPECIAL EVENT ("Agreement") is made this 12th day of May, 2026 ("Effective Date"),by and between the City of Meridian, a municipal corporation organized under the laws of the State of Idaho ("City"), the Meridian Library District, a public corporation duly organized and existing as a library district organized under the laws of the State of Idaho ("Organizer"). WHEREAS,the respective governing bodies of City and Organizer are mutually interested in enhancing the Meridian community's quality of life by providing and supporting special event opportunities for members of the Meridian and greater communities; WHEREAS, City and Organizer recognize that publicly-held facilities are resources requiring heightened stewardship and protection; WHEREAS, Organizer has agreed to be responsible for any costs incurred by City in the course of the large-scale special event hosted by Organizer at Julius M. Kleiner Memorial Park("Park"), located at 1900 N. Records Avenue, in Meridian, Idaho, on May 21, 2026; and WHEREAS,the Meridian City Council finds that it is fiscally responsible and in the best interest of the community to enter into a contractual agreement establishing the terms and conditions of Organizer's use of Park; 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, City and Organizer agree as follows: I.PERMISSION GRANTED. Subject to the terms and conditions set forth herein, City hereby grants to Organizer permission to utilize Park at the time,place, and manner set forth in this Agreement and in City of Meridian Temporary Use Permit no. TUP-26-0030 for a large-scale special event known as "Summer Reading Kick-Off' ("Event"). II.OBLIGATIONS OF ORGANIZER. A. Reasonable use. Organizer shall employ best efforts to ensure that its use of Park and Park facilities, amenities, infrastructure, and/or vegetation are appropriate and reasonable. Where Organizer's use of Park and Park facilities, infrastructure, and/or vegetation causes disproportionately excessive damage to same, Organizer shall reimburse City for the cost or proportionate cost of necessary repairs and/or replacement. Organizer shall exercise best efforts to see that any and all use of Park, to the extent reserved by Organizer, is in compliance with all laws and with City's policies regarding use of City parks and/or facilities, including,but not limited to, policies be adopted or enacted by the Director of the Meridian Parks and Recreation Department. AGREEMENT FOR USE OF KLEINER PARK FOR SPECIAL EVENT PAGE I OF 7 B. Permitting. In addition to compliance with all terms and provisions of this Agreement, Organizer shall separately obtain and comply with each and all of the following permits, as required by law: 1. City of Meridian Temporary Use Permit for Large Scale Special Event; 2. Any and all applicable licenses,permits, inspections, and/or certifications from the Ada County Highway District; 3. Any and all applicable licenses,permits, inspections, and/or certifications from the Central District Health Department; 4. Any and all reservations, permits, and inspections required by the Meridian Parks and Recreation Department. C. Fees. By noon (12:00 p.m.) on Friday, May 15, 2026, Organizer shall remit to City nine hundred and sixty-six dollars and ninety-seven cents ($966.97), which amount includes: $ 766.97 Fee for reserving Park for five (5) hours $ 200.00 Fee for Meridian Parks and Recreation personnel to provide facility maintenance and janitorial services before, during, and after the Event(1 staff member @ $40/hour x 4 staff hours) If additional staffing or extended hours are required for the protection of public safety or maintenance of Park, Organizer shall reimburse City for all staffing costs within fourteen(14) days of City's invoice for such costs. If Organizer fails to timely reimburse City pursuant to such invoice, the City may decline to provide extra-duty personnel staffing, decline to reserve City facilities, release existing reservations of City facilities, or decline to allow the subsequent use of City facilities for Event or any iteration thereof. D. Time and place. The permission extended under this Agreement shall apply to the areas of Park detailed on the event site plan approved by City under City of Meridian Temporary Use Permit no. TUP-26-0030, from 3:30 p.m. to 7:30 p.m. on Thursday, May 21, 2026. E. Manner. The permission extended under this Agreement shall be subject to all terms and conditions as set forth in this Agreement, in City of Meridian Temporary Use Permit no. TUP-26-0030, and in any applicable laws and policies, including, without limitation, the Meridian Parks and Recreation Event Planners' Handbook. Such terms and conditions shall include,but shall not be limited to, the following: 1. The public must have general access to all areas of Park at all times, so long as such access does not unduly interfere with Organizer's use of Park for Event. 2. Driving or parking vehicles on non-designated driving or parking surfaces shall be prohibited, except at the direction of Meridian Parks & Recreation Department staff. Further, Organizer or his designee may operate one (1) golf cart at Park during event, so long as such operation may be undertaken safely. 3. Where activities or equipment related to Event damage or destroy turf, landscaping, sprinklers, or other Park infrastructure or facilities, or otherwise require City to incur additional expenses, Organizer shall reimburse City for all costs of repair, replacement, or expense within fourteen (14) days of City's invoice for such costs. AGREEMENT FOR USE OF KLEINER PARK FOR SPECIAL EVENT PAGE 2 OF 7 4. Organizer shall provide and maintain access to Event for persons with disabilities. 5. No smoking shall be allowed in Park, except in designated parking areas. 6. Used water, grease, charcoal, and other materials and supplies must be carried out of Park at the conclusion of Event, and may not be disposed of at Park. 7. Organizer is authorized to post signs for the purpose of identifying,promoting, advertising, or directing patrons to Event as represented and approved in City of Meridian Temporary Use Permit no. TUP-26-0030. Organizer acknowledges that the permission extended by City under this Agreement to post signs shall extend only to the locations approved in City of Meridian Temporary Use Permit no. TUP-26-0030, and that it is unlawful to post a sign identifying, promoting, advertising, or directing patrons to Event without the permission of the owner of such property. Organizer shall remove all signs identifying,promoting, advertising, or directing patrons to Event by sunset on Thursday, May 21, 2026. F. Insurance. As required by Meridian City Code, Organizer shall submit to City proof of an insurance policy, issued by an insurance company licensed to do business in Idaho,protecting Organizer, Organizer's employees, and Organizer's agents from all claims for damages to property and bodily injury, including death, which may arise during or in connection with Event, including Event set-up and tear-down. Such insurance shall afford at least one million dollars ($1,000,000.00) per person bodily injury, one million dollars ($1,000,000.00)per occurrence bodily injury, and one million dollars ($1,000,000.00)per occurrence property damage. G. Primary Source of Contact for Organizer. Organizer shall provide City the name, e-mail address, and telephone number of specific personnel (hereinafter"Organizer Contact") who shall serve as Organizer's primary contact between Organizer and City for all day-to-day matters regarding set-up, operation, and tear-down of in Park. Organizer Contact for Event shall be: Organizer Contact: Melissa Hadden E-mail: mhadden@mld.org Phone: 208-888-4451, ext. 1527 III.OBLIGATIONS OF CITY. A. Facility operation. Except as otherwise set forth herein, City shall provide general maintenance, mowing, irrigation, and custodial services with regard to Park facilities, infrastructure, and vegetation. City shall provide all necessary utilities and services to Park facilities, including, but not limited to, electricity,potable water, sewage service, and/or typical waste and refuse removal. City shall cause the repair and/or replacement of any and all Park facilities, infrastructure, and/or vegetation that are physically damaged by acts of nature. To the extent that the cause of damage is attributable to Event activities, Organizer shall be responsible for the cost of repair or replacement. B. Primary Source of Contact for City. City shall provide Organizer the name, e-mail address, and telephone number of specific City personnel (hereinafter"City Contact") who shall serve as City's primary contact between City and Organizer for all day-to-day matters regarding set-up, operation, and tear-down of in Park. City Contact for Event shall be: AGREEMENT FOR USE OF KLEINER PARK FOR SPECIAL EVENT PAGE 3 OF 7 City Contact: Skyler Cook, Recreation Coordinator, Sports & External Events Meridian Parks and Recreation Department E-mail: scook@meridiancity.org Phone: 208-888-3579 IV.GENERAL PROVISIONS. A. Notice. Communication between Organizer and the City Contact regarding day-to-day matters shall occur via e-mail or telephone. All other notices required to be given by either of the parties hereto shall be in writing and be deemed communicated when personally served, or mailed in the United States mail, or via e-mail, addressed as follows: If to Ci : If to MLD: City of Meridian Meridian Library District Attn: City Clerk Attn: Library Director 33 E. Broadway Avenue P.O. Box 940 Meridian ID 83642 Meridian ID 83680 cityclerk@meridiancity.org director@mld.org Either party may change its address for the purpose of this paragraph by giving written notice of such change to the other in the manner herein provided. B. Public park. The parties hereto expressly acknowledge that Park is a public space, the management and scheduling of which shall at all times be within the sole purview of City. City shall have the right to allow the use of Park, and close all or any portion of Park, for any and all purposes and under any and all conditions. C. No right to exclude conveyed. Any exclusive use granted to Organizer by this Agreement shall include neither the right to exclude any law-abiding person from Park where such person is not interfering with Organizer's use thereof, nor the right to interfere with any person's concurrent, lawful use of Park where such concurrent use does not conflict or interfere with Organizer's use. At all times Organizer shall be on an equal footing with the general public regarding its use of Park. Organizer shall exercise any exclusive use granted by this Agreement only in accordance with the terms of this Agreement and in accordance with any and all applicable laws and City policies. D. Assignment. Organizer shall not assign or sublet all or any portion of Organizer's interest in this Agreement or any privilege or right hereunder, either voluntarily or involuntarily, without the prior written consent of City. This Agreement and each and all of the terms and conditions hereof shall apply to and are binding upon the respective organizations, legal representative, successors, and assigns of the parties. E. No agency. Neither Organizer nor Organizer's employees, agents, contractors, officials, officers, servants, guests, and/or invitees shall be considered agents of City in any manner or for any purpose whatsoever in their use and occupancy of Park. F. No warranty. City makes no warranty or promise as to the condition, safety, usefulness, or habitability of the premises; Organizer accepts Park for use as is, both at the Effective Date of this Agreement and throughout the course of Event and all related activities. AGREEMENT FOR USE OF KLEINER PARK FOR SPECIAL EVENT PAGE 4 OF 7 G. Compliance with laws. In performing the scope of services required hereunder, City and Organizer shall comply with all applicable laws, ordinances, and codes of Federal, State, and local governments. H. Attorney Fees. Should any litigation be commenced between the parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may be granted, to court costs and reasonable attorneys' fees as determined by a court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. I. Time of the essence. The parties shall fulfill obligations described in this Agreement in a timely manner, as set forth herein. The parties acknowledge and agree that time is strictly of the essence with respect to this Agreement, and that the failure to timely perform any of the obligations hereunder shall constitute a default of this Agreement. J. State of Idaho requirements. Organizer certifies compliance with Idaho Code sections 18-8703 and the definitions included therein, and certifies it is not engaged in any of the activities prohibited by that section. Organizer shall not assign or seek to assign this Agreement to a person who operates in violation of these statutes. The City may immediately terminate the Agreement at its convenience upon receipt of information Contractor is in violation of the terms of this provision. K. Termination. Grounds for termination of this Agreement shall include, but shall not be limited to: an act or omission by either party which breaches any term of this Agreement; an act of nature or other unforeseeable event which precludes or makes impossible the performance of the terms of this Agreement by either party; or a change in or occurrence of circumstances that renders the performance by either party a detriment to the public health, safety, or welfare. Either party may terminate this Agreement by providing twenty-four(24)hours notice of intention to terminate. Such notice shall include a description of the breach or circumstances providing grounds for termination. A twenty-four(24) hour cure period shall commence upon provision of the notice of intention to terminate. If, upon the expiration of such cure period, cure of the breach or circumstances providing grounds for termination has not occurred, this Agreement shall be terminated upon mailing or e- mailing of notice of termination. L. Breach. Any act or omission by either party which breaches any term of this Agreement may provide grounds for termination. In the event of breach, the City may also decline to provide extra- duty personnel staffing, decline to reserve City facilities, release existing reservations of City facilities, or decline to allow the subsequent use of City facilities for Event or any iteration thereof. M. Construction and severability. If any part of this Agreement is held to be invalid or unenforceable, such holding will not affect the validity or enforceability of any other part of this Agreement so long as the remainder of the Agreement is reasonably capable of completion. N. Entire Agreement. This Agreement contains the entire agreement of the parties and supersedes any and all other agreements or understandings, oral or written, whether previous to the execution hereof or contemporaneous herewith. AGREEMENT FOR USE OF KLEINER PARK FOR SPECIAL EVENT PAGE 5 OF 7 O. Applicable law. This Agreement shall be governed by and construed and enforced in accordance with the laws of the State of Idaho. P. Warranty of Authority. Each parry represents that all corporate action necessary for the authorization, acceptance and delivery of this Agreement by such parry and the performance of its obligations hereunder has been taken. This Agreement shall not become effective or binding until approved by Meridian City Council. IN WITNESS WHEREOF,the parties shall cause this Agreement to be executed by their duly authorized officers to be effective as of the day and year first above written. ORGANIZER: BY: ,1 6— Dan Pearson, Assistant Director of Operations Meridian Library District CITY OF MERIDIAN: Attest: BY: Robert E. Simison, Mayor 5-12-2026 Chris Johnson, City Clerk 5-12-2026 AGREEMENT FOR USE OF KLEINER PARK FOR SPECIAL EVENT PAGE 6 OF 7 C� fIEN DL4,,A H �. MEMO TO CITY COUNCIL Request to Include Topic on the City Council Agenda From: Emily Kane, Deputy City Attorney Meeting Date: May 12, 2026 Presenter: Bill Nary, City Attorney Estimated Time: 0.5 minutes Topic: Agreement for Use of Kleiner Park by Meridian Library District for Summer Reading Kick-Off Special Event Recommended Council Action: City Council please approve and Mayor please sign the Agreement. Background: Agreement establishing terms and conditions of use of Kleiner Park for large-scale special event. E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approval of Sole Source for Redline Gear PPE Cleaning and Inspection ((1E IDIAN,, MEMO TO CITY COUNCIL Request to Include Topic on the City Council Agenda From: Sandra Ramirez, Procurement Division Meeting Date: 5/12/2026 Presenter: N/A, Consent Estimated Time:N/A Topic: Approval of Sole Source for Redline Gear PPE Cleaning and Inspection Recommended Council Action: Approval of Sole Source service for on-site PPE Cleaning and Inspection by Redline Gear Cleaning. Competitive solicitation is impractical under the circumstances. Background: The City has identified only one company that can provide on-site PPE gear cleaning and inspection services. The City has previously sourced and partnered with Redline in previous years just at a different dollar threshold. T�EDLINE Redline Gear Cleaning 0410612026 RE: Sole Source Letter To Whom It May Concern, This letter is to inform you that Redline Gear Cleaning is the Sole Source of the following item(s) and/or service(s): On-site PPE Gear Cleaning and Inspection The above named company or firm is the Sole Source of the item(s) and/or service(s) listed above, and no other company or firm sells or distributes such item(s) and/or service(s). Competition in providing the above named item(s) and/or service(s) is precluded by the existence of a patented Mobile Extraction UnitTM There is/are no other item(s) and/or service(s) available for purchase that would serve the same purpose or function. This allows Firefighter gear to be cleaned and inspected onsite same day Sincerely, Michael Matros President 1 17ED 1L NE- Redline - Colorado 9217 Eastman Park Dr Unit 5 Windsor CO 80550 United States Meridian Fire Department 33 E Broadway Avenue Ste 210 Meridian ID 83642 United States Quotation # S00739 Quotation Date Expiration Salesperson 09/25/2025 09/30/2026 Devin Becker Description Quantity Unit Price Amount NFPA 1850 Inspections/Cleaning $43,500.00 PPE:Advanced Cleaning and Inspection 300.00 Units 145.00 $43,500.00 Jacket/Liner(1 ea.), Pants/Liner(1 ea.), Helmet(1), Hood (1), Gloves(1 pair), Boots(1 pair) NFPA Compliant Web Portal $0.00 [WEBSITE] Redline Gear Cleaning -Website Deployment/Access 1.00 each 0.00 $0.00 REDLINE GEAR CLEANING - NFPA 1850 Compliant Web Portal Mobile Repair Trailer Deployment $0.00 Mobile Repair Trailer(MRU) - Deployment 1.00 Repair 0.00 $0.00 Earnest money deposit to deploy MRU. Any repair work completed will be Deposit attributed to the earnest money deposit up to$250. Travel Expenses $2,331.00 Travel Charge (Standard) 777.00 Units 3.00 $2,331.00 Additional travel costs Total $45,831.00 Page 1 /2 1 IwED 1L NE- Redline - Colorado 9217 Eastman Park Dr Unit 5 Windsor CO 80550 United States Terms&Conditions:https://redIinegearcleaning.odoo.com/terms Payment terms: 30 Days Page 2/2 City Of Meridian Statement of Revenues and Expenditures - Rev and Exp Report - Sandra 2240 - Fire Health and Safety 01 - General Fund From 10/1/2025 Through 9/30/2026 Budget with Current Year Budget Amendments Actual Remaining OPERATING COSTS 54104 Turnout Equipment 78,833.59 10,461.61 68,371.98 Total OPERATING COSTS 78,833.59 10,461.61 68,371.98 DEPT EXPENDITURES 78,833.59 10,461.61 68,371.98 TOTAL EXPENDITURES 78,833.59 10,461.61 68,371.98 Date: 4/30/26 01:55:50 PM Page: 1 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Fiscal Year 2026 Net-Zero Budget Amendment in the amount of$11,500 for Traffic Enforcement Grant from Office of Highway Safety from the Idaho Transportation Department (ITD) 5-12-2026 4/14/2026 7:49AM City of Meridian FY2026 Budget Amendment Form Total Amendment Cost-Lifetime Prior Year(s) Fiscal Year Fiscal Year Fiscal Year Fiscal Year Fiscal Year Department Name: Police Funding 2026 2027 2028 2029 2030 Title: FY2O26 Traffic Enforcement Grant Personnel $ 11,500 $ $ $ $ Instructions for Submitting Budget Amendments: Operating $ - $ $ $ $ ➢Department will send Amendment with Directors signature to Finance(Budget Manager)for review Capital $ - D Finance will send Amendment to Council Liaison for signature Total $ - $ 11,500 $ $ $ $ ➢Council Liaison will send signed Amendment to Mayor Total Estimated Project Cost: $ 11,500 ➢Mayor will send signed Amendment to Finance(Budget Manager) Evaluation Questions ➢Finance(Budget Manager)will send approved copy of Amendment to Department Please answer all Evaluation Questions using the financial data referenced above. ➢Department will add copy of Amendment to Council Agenda using Mumcode Agenda Manager 1. Describe what is being requested? Spend Authority of$11,500 for Grant award from ITD for Impaired Driving,Distracted Driving,and Seat Belts Usage for Overtime of$11,500.This grant does not have a match IfI from the City. I 2. Why was this budget request not submitted during the current fiscal year budget cycle? The grant award occurred after the FY26 budget cycle was completed. i ! 3. What is the explanation for not submitting this budget request during the next fiscal year budget cycle? Grant award if for FY26-Oct 1,2025-Sept 30,2026-and cannot wait until the next budget cycle without losing the grant funding. I I 4.Describe the proposed method of funding? If funding is split between Funds(i.e. General,Enterprise,Grant),please include the percentage split. List the amounts and sources of anticipated additional revenue that will result from approval of this request. Grant funding from Office of Highway Safety through ITD. I I 5.Does this request align with the Department/City's strategic plan? If not,please explain how this request was not included in the Department/City strategic plan? Yes Continue to provide public safety via enhanced traffic enforcements. 6. Does this request require resources to be provided by other departments? If yes,please describe the necessary resources to be provided by other departments. No 7.Does this Amendment include any needed Equipment or Software that will utilize the Cit 's network? Yes or No No, 8.Is the amendment going to result in the disposal of an asset?(Yes or No) L No v 9.Any additional comments? i i _...... Total Amendment Request—$ (0) Every effort should be made to avoid reopening the budget for an amendment. Departments will need to provide backup and appear before the City Council to justify budget amendments. Budget amendments are intended for emergency or mandatory changes to the original balanced budget. Changes to the original balanced budget may cause a funding shortfall. City of Meridian FY2026 Budget Amendment Form F:\Hccounting\Grants\5008 Radar—Traffic Grant-Mobilization\FY26 Mobilization-Traffic Grant\FY26 Budget Amendment-Traffic Enforcement Grant E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Downtown Overlay Project Update MEMORANDUM E COMMUNITY DEVELOPMENT DEVELOPMENT DEPARTMENT I D A H O May 5, 2026 TO: Mayor and City Council CC: David Miles, Director Caleb Hood, Deputy Director FROM: Brian McClure, Long-Range Planning Supervisor RE: Downtown Overlay and Standards Status Update Community Development Department staff last discussed the concept of a Downtown overlay and development standards with City Council during the February 17th, 2026 workshop. Since that time, staff, along with Council representation)have met as a Steering Committee, which also includes representation from the City's Urban Renewal Agency (MDC) and their architecture consultants to refine a proposed Downtown Zoning Overlay, identify a focus area for initial standards based on feedback, and begin organizing a participation process to support downtown, infill-focused standards. Based on prior Mayor and Council feedback, and the steering committee meetings, staff refined the proposed overlay approach, including recommendations for the initial area of focus. The attached exhibits depict the proposed overlay boundary and highlight the initial areas of focus. The proposed overlay boundary aligns with the Comprehensive Plan Old Town designation and reflects logical extents for future code application. The expanded city core reflects prior Council and MDC feedback, including areas north of Carlton and extending south to Franklin. The proposed focus generally follows the existing Title 8 City Core framework and provides an opportunity to refine coordination with the Ada County Highway District related to streets and the public realm. These boundaries are intended to function similarly, while still allowing for subareas or unique elements (e.g., the railroad corridor)to be addressed. Additionally, the recommended initial area of focus also takes into consideration the area near Franklin as an entry point into the downtown area, and also limits the norther extent accounting for the current change in zoning of primarily residential uses. Initial focus is also anticipated to remain outside of the neighborhood preservation areas east and west of the City Core, which are functionally different from the original and expanded City Core. The working timeline for this project continues to follow the three-phase approach, with elements progressing in parallel but arriving at approval times based on complexity and level of effort. As a reminder,phase 1 includes enabling code (creating the tool), followed by Phase 2 (defining Downtown geography and public realm emphasis) and Phase 3 (priority area standards). With available resources, staff expect this work to continue into next year. This phased approach is intended to keep both project management and Council decision points focused and progressing. Page 1 Staff have also initiated development of enabling code concepts in Title 11 (Phase 1),begun structuring potential standards (Phase 3), and started developing a stakeholder work group make- up and organizing the process to support future work. As this work continues, staff anticipate further refinement of standards concepts, development of draft code, and additional outreach. The intended decision making and feedback loop for this process, is for a steering committee to oversee work, receive feedback on phase-relevant changes from appropriate stakeholder work groups and subject matter experts, and to consider other public comment and feedback prior to seeking Council approval (also a public hearing process). For example, staff would expect the UDC focus group and infill specialists to receive additional communication on code changes for Phase 2, and an architectural committee to be of special interest for phase 3. Other groups like Planning and Zoning Commission, Historical Preservation Commission, and Chamber of Commerce would be involved throughout. The public and development partners would also be informed of this process and be able to participate throughout. Staff will continue to identify and engage relevant stakeholders as part of this process, with ongoing coordination with Council. Additional input may be incorporated as the work progresses. Following is the proposed boundary including initial focus area, and also some additional details on the purpose and context of this project. Future Council action is anticipated to confirm the proposed boundary and overall structure prior to proceeding further. Attachments: 1. Proposed Overlay and Priority Standards Area 2. 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' CL lRAILRO D� M O i WER BOWER �.I ��Ill� 1�■C 1�I '=�� r ir� KING CTAYLOR 1 ■,�' 111 0■1�■■ i= ;� =■■■�„■1 -- �wtiLLI�s�� ■ �.��� _ FRANKLIN _ Downtown Overlay Feet 0 Print Date:5/5/2026 1 User:bmcclure The information shown or)this map is compiled frorn various sources and is subject to constant remsion.The City of Meridian m akes no warranty or guarantee as to the content,accuracy,timeliness,or completeness of any of the data promded,and assumes no legal responsibility for the information contained or)this map. j�/rE IDIAN IDAHO Attachment 2: Additional Project Phasing Context Additional Project Phasing Context Based on what staff have heard from the Mayor and Council, areas of interest, focus, no rezones to properties, application to properties that are not zoned Old Town, and given resources and time, staff is confident that this process is the best approach. The phased work is intended to have discrete end points to help keep the process on track and remain focused. It is outlined by level of effort and requirements to make findings, provide sincere opportunities for outreach and to simply recognize the realities of the topics being discussed, their complexity, and time to arrive at recommendations for Council review. Most of this process has been staged based on the specific requested and identified needs by others, the current status of the Destination Downtown vision plan, to remain clearly aligned with the Comprehensive Plan, and to demonstrate clear process, with context, when contemplating changes to design review and express standards. Following is a more detailed review of the phases. Phase l: The first step forward is sometimes the most difficult, but in this case the level of work is seen as simple. Code changes to enable the Overlay tool are not complex, and key direction has already been discussed(to use the tool rather than rezoning properties). Something to be aware of in a future decision, is who can make use of the tool. Staff anticipate this to be City initiated only for defining new areas. While there have been mixed discussions on timing, resources, and areas of priority, and especially in the context of City Councils ongoing discussions with MDC on the Destination Downtown Plan, staff have generally understood support on the overlay approach versus the alternatives (currently fragmented zoning-based review, or rezones). This work could be submitted as an application almost immediately if not for the need to verify support with City Council and also prepare outreach materials for stakeholders and the public to understand the lager project and timing. Staff hope to begin work on communication materials after the May 12th meeting. Phase 2: Enabling the specific downtown overlay is both simple and complex. Establishing an intended boundary is simple so long as the City is adhering to other adopted plans and documents and remaining within the vision of the adopted Comprehensive Plan. Staff is hopeful that after the May 12th meeting, and based on previous feedback, that direction to proceed can be confirmed and work can begin in earnest. Changes may occur later based on new information or public comment, but the boundary itself is not new given the Comprehensive Plan framework and various Urban Renewal District boundaries. The complexity here will depend on future discussions with working groups and City Council (future meetings). Staff for example intend to require public realm improvements (sidewalks, chiefly) with new and redevelopment. It's a simple requirement given mission, vision, and values, and the resources already spent to make downtown Meridian attractive. MDC and City Council have discussed many other standards though, such as parking, which could also be integrated here or in the future. Where things may get complex is what other stakeholders communicate and how much of Destination Downtown's proposals are integrated. There will be differing opinions regardless, but conceptually most of these elements should simply implement Comprehensive Plan policies and Strategic Plan related directives, and work to better the community without creating Page 4 additional regulation hurdles or create unreasonable costs. For staff, these are simply stop gaps to address existing expectations that are missed. There is no City or ACHD fee to pay for sidewalks on small infill projects later; either development does it or the public pays to improve it later. It would not be intended to exact this work out of existing residents with other unrelated permitting. For architectural standards, and most site standards, work in phase 3 would be constrained to the priority standard area. Those areas outside the priority area but within the overlay would not be the focus of new architectural building requirements and could either remain business as usual or apply Traditional Neighborhood Standards (already developed)until some future phase. Phase 3: Standards development is the most complex because they are express standards. Not discretionary design review based on guidelines. There is no pressure relief for administrative review by staff when something is not working well, without another public meeting process. Not having discretionary design review, the complexity of design language, the desire for creative freedom, the understanding of perception and preference, and critically the environment that these standards are applied,building envelopes and the public realm, result in a longer conversation. This work phase is not starting last, it is either finishing last or holding up prior work, because it will take longer based on expectations communicated to staff and due diligence, for defensible recommendations. Several additional or several less blocks of area are unlikely to affect this work unless it creeps into dissimilar land use patterns west of Meridian Road, or east of East 3rd Street. Page 5 Downtown Overlay + Standards May 12, 2026Meridian City Council Presentation Outline Standards AreaProposed Boundary and Priority Making Process-Review and Decision-Outreach Phased Approach–Overlay Review Why We’re Here Why We’re Here Establish expectationsBuild consistencymore detail for area and context in DowntownStaff is proposing to keep Express Standards, with greenfield development, not DowntownExisting architectural standards were designed for inconsistent in downtown.Architectural review is based on zoning; frontage, form, and streetscape outcomes.Multiple base zones result in inconsistent realm expectations-zoning districts but shared publicThe Downtown area has properties with multiple  Phased Approach\[Phase 3\]Standards(and what it means)\[Phase 2\]Geography\[Phase 1\]Tool Preserves Council decision pointsmanageable with limited resourcesBuild momentum and show progress, committing to outcomes-Avoid pretransparency.Supports communication and Phases overlap; they can all start now Phased Approach H = Hearings (typically three months beginning to end)W = Work 3. Standards WWWWWH 2. Geography WWWWH 1. Tool WH PhaseSpring 26Summer 26Fall 26Winter 26Spring 27Summer 27 Broad engagement and development of Standards (Summer 2027)Align with Urban Renewal and stakeholders on Geography (Winter 2026)Continue internal refinement of Tool (Summer 2026)Next StepsTimeline- Outreach decides)(Council Public Hearing Team & Staffphase)(Changes by ExpertsSubject Matter Mailers, website, SMEGeneral Public Engagement.supports)(directs and Council Mayor & decides)(Council Public Hearing Team & Staffphase)(Changes by ExpertsSubject Matter Mailers, website, SMEGeneral Public Engagement.supports)(directs and Council Mayor & Infill Development SpecialistsChamber of CommerceUDC Focus GroupHistoric Preservation CommissionArchitectural Experts (a work group)Examples of Subject Matter ExpertsDevelopment CommunityBusinessesGeneral Engagementit changes based on phase and need.participate, but the focus is on SME, and Concept: Everyone may review and  Boundaries(expanded City Core)Focus Area (expanded City Core)Focus Area (expanded City Core)Focus Area (expanded City Core)Focus Area