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Home My WebLink About2026-05-12 Regular Mayor Robert E. Simison City Council Members: John Overton, President Anne Little Roberts, Vice President Brian Whitlock Liz Strader Doug Taylor Luke Cavener CITY COUNCIL REGULAR MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Tuesday, May 12, 2026 at 6:00 PM The City of Meridian is committed to providing equal access to all public meetings. If you need accommodation, an alternative format, or language assistance to fully participate, please contact the City Clerk’s Office at cityclerk@meridiancity.org 72 hours prior the scheduled meeting. Materials presented at public meetings are subject to disclosure pursuant to the Idaho Public Records Act. Public Meetings of the Meridian City Council are streamed live at https://meridiancity.org/live and can be joined virtually at https://bit.ly/meridianzoommeeting Minutes ROLL CALL ATTENDANCE PRESENT Councilman John Overton Councilwoman Anne Little Roberts Councilman Brian Whitlock Councilwoman Liz Strader Councilman Doug Taylor Councilman Luke Cavener Mayor Robert E. Simison PLEDGE OF ALLEGIANCE COMMUNITY INVOCATION ADOPTION OF AGENDA Adopted PROCLAMATIONS 1. World NF Awareness Day Proclamation ANNOUNCEMENTS AND RECOGNITION PUBLIC FORUM Members of the public may address elected officials regarding topics of general interest, concern, or other public matters provided they are not related to current or future public hearings. Those who sign up in advance of the meeting may be allotted up to three minutes to speak. A sign up sheet is available in City Council Chambers. The public may also sign up to speak at https://apps.meridiancity.org/SIGNINCOUNCIL/. No further discussion or debate may take place, but the topic could be added to a future meeting agenda at the discretion of the Mayor or City Council. PUBLIC HEARINGS \[Action Item\] Public Hearings will be conducted by the meeting chair following applicable federal, state, and local laws. Application Materials related to most public hearings are available at https://apps.meridiancity.org/phnotices 2. Public Hearing for Establishment of a Commercial Property Assessed Capital Expenditure (C-PACE) Program 3. Resolution 26-2587: A Resolution Establishing a Commercial Property Assessed Capital Expenditure Program ("C-PACE Program"); Authorizing Certain Administrative Actions Concerning the C-PACE Program, Adopting New C-PACE Program Fees; and Providing an Effective Date 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 4. Public Hearing (Continued from March 10, 2026) for Shafer View Ridge Subdivision (H- 2025-0047) by Gregg Davis, Breckon Land Design, located at Lot 18 of the Shafer View Estates Subdivision at the intersection of S. Meridian Rd. and E. Shafer View Dr. Approved A. Request: Annexation of 15.2 acres of land from RUT in Ada County to the R-4 zoning district. B. Request: Preliminary Plat consisting of 38 lots (29 building lots and 9 common lots) on 13.437 acres of land. Motion to approve made by Councilman Cavener, Seconded by Councilman Overton. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener 5. Public Hearing for Skybreak Rim (H-2026-0001) by Conger Group, located near the southeast corner of S. Eagle Rd., and E. Lake Hazel Rd. Approved A. Request: Modified Development Agreement to the existing development agreement (Inst. #2021-042520). B. Request: Planned Unit Development to remove the subject property from the boundary of the approved Pura Vida Ridge Ranch Subdivision and enter into a new development agreement. C. Request: Rezone of approximately 6.64 acres of land from the R-8 zone to the R-15 zone. D. Request: Preliminary Plat consisting of 38 single-family residential building lots, 5 common lots, 2 common drive lots and one private street lot on 9.74 acres of land in the proposed R-15 zone. E. Request: Private Street to provide access to the proposed development. Motion to approve made by Councilwoman Strader, Seconded by Councilwoman Little Roberts. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener ORDINANCES \[Action Item\] 6. Ordinance No. 26-2124: An Ordinance (Pine 43 Mixed-Use Subdivision H-2024-0071) for rezone of a parcel of land located 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, as depicted in the map exhibit, rezoning 3.08 acres of land from C-G (General Retail and Service Commercial) zoning district to the R-15 (Medium High-Density Residential) zoning district in the Meridian City Code; directing city staff to alter all applicable use and area maps as well as the official zoning maps and all applicable official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by law; and providing an effective date. Approved Motion to approve made by Councilman Taylor, Seconded by Councilman Overton. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener 7. Ordinance No. 26-2125: An Ordinance (North Meridian Fields – H-2026-0003) annexing land located in a portion of the west half of the northeast quarter of Section 29, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho, as depicted in the map exhibit; rezoning 71.445 acres of such real property from RUT (Rural Urban Transition) to R-8 (Medium-Density Residential) (47.79 acres) and C-N (Neighborhood Business District) (23.655 acres) zoning districts; directing city staff to alter all applicable use and area maps as well as the official zoning maps and all official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by law; repealing conflicting ordinances; and providing an effective date. Approved Motion to approve made by Councilman Taylor, Seconded by Councilman Overton. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener 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 into 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: 7:08 PM Out of session: 7:50 PM FUTURE MEETING TOPICS ADJOURNMENT 7:50 PM Meridian City Council May 12, 2026. A Meeting of the Meridian City Council was called to order at 6:00 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, Bill Parsons, Linda Ritter. 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 the meeting to order. For the record it is May 12th, 2026, at 6:00 p.m. We will begin tonight's regular City Council meeting with roll call attendance. PLEDGE OF ALLEGIANCE Simison: Next is the Pledge of Allegiance. If you would all, please, rise and join us in the pledge. (Pledge of Allegiance recited.) COMMUNITY INVOCATION Simison: Our next item will be our community invocation, which tonight will be delivered by Mick Armstrong. If you would all, please, join us in the community invocation or take this as a moment of silence and reflection. There -- there is a button down below that you may have to -- down at the very base. Mick, down at the -- there is a -- Bill's coming to get it on. Armstrong: There we go. So, I apologize for my casual attire. Our youngest grandson has a baseball -- Meridian Baseball League game as soon as -- after this, but -- Father, I just want to thank you for the way you have blessed this community. You blessed us with good leaders and there is just in reading in Isaiah it talks about how we are like grass and yet your word endures forever and -- and, Father, that -- just the decisions we make we intend to do good for our community and do things that are lasting and help make the community better and I just pray for the Council and Mayor as we make decisions tonight and discernment and that they would make choices that would improve this community. It's feeling the strain of growth and there is a tug and pull on Meridian City Council May 12,2026 Page 2 of 26 what we would like to do about that growth and just pray that you would give them wisdom as we navigate that. I pray this in Jesus' name. Amen. Simison: Thank you, Mick. Cavener: Hope the game goes well. ADOPTION OF AGENDA Simison: With that move on to Adoption of the Agenda. Overton: Mr. Mayor? Simison: Councilman Overton. Overton: There is one small change to tonight's agenda. On the Executive Session we will be vacating the last section, Idaho Code 74-206(1)0) to consider labor contract matters authorized under Section 74-206-(a)(1)(a) and (1)(b) of Idaho Code. Other than that the agenda will stand as published. Little Roberts: Second. Simison: I have a motion and a second to approve the agenda as amended. Is there any discussion? If not, all in favor say aye by saying aye. Those opposed nay? The ayes have it and the agenda is agreed to. MOTION CARRIED: ALLAYES. PROCLAMATIONS 1. World NF Awareness Day Proclamation Simison: Next up will be a proclamation for World NFF -- NF Awareness Day. Shannon, if you and anybody else would like to join us at the podium. So, as was mentioned we are here to do a proclamation for NF Day. We will go ahead and read the proclamation and, then, Shannon, I will turn it over to you for any comments, so -- whereas neurofibromatosis, NF, causes tumors to grow on nerves throughout the body, which can affect the development of the brain, cardiovascular system, bones and skin and affects all populations equally regardless of race, ethnicity or gender and whereas the Children's Tumor Foundation unites patients, families, researchers and industry leaders to break down barriers, strengthen the NF community, accelerate the development of new treatments and whereas patient and family support is provided by the Children's Tumor Foundation through its informed resources, youth programs and local chapter activities and whereas much remains to be done in raising public awareness of NF to help promote early diagnosis, proper management and treatment, prevention of complications and support of research and whereas the Children's Tumor Meridian City Council May 12,2026 Page 3 of 26 Foundation is declaring May 17th, 2026, as World Neurofibromatosis, NF, Awareness Day to educate the public about this rare genetic disorder. Therefore, I'm, Mayor, Robert E. Simison, hereby proclaim May 17th, 2026, as World NF Awareness Day in the City of Meridian encourage all citizens and committee members to become informed and involved in the fight, so we can imagine a world without NF. Dated this 12th day of May 2026. So, on behalf of the City of Meridian I want to present this proclamation to you and, Shannon, be happy to turn over the microphone. McNall: Thank you so much. Hi, everyone. Carson, come up. So, this is our fourth time coming here. The first time that we came here Carson was six years old and his sister was four and back then -- NF is a genetic disorder that causes tumors to grow anywhere on the nervous system and it affects now -- it used to be one in 3,000. Now they know it's one in 2,000 births in America and we have been fighting it as a family. That's the other two right there. Literally ever -- our entire lives and a lot has changed. When we first came here there was no cure and, then, I think the second time we came here they had had their first effective treatment and now they have three effective treatments. They are all for different types of tumors, but the foundation itself is growing. But what I really want to say is that these proclamations mean the world. When you have a disorder that -- I mean I don't think anybody could spell neurofibromatosis, let alone say it. It -- bringing out awareness to it is so important and for Carson being able to have that awareness and get the therapies and the treatments that he has needed -- he has gone through a lot, but I will say he is in -- for those who have seen him on the Council he is now in his first year at Boise State. He just pulled a 4.0 and he is thriving because of the awareness that's brought. So, we just want to say thank you to the City of Meridian. ANNOUNCEMENTS AND RECOGNITION Simison: Okay. Council, with that anything for announcements and recognition? PUBLIC HEARINGS [Action Item] 2. Public Hearing for Establishment of a Commercial Property Assessed Capital Expenditure (C-PACE) Program Simison: Okay. Then with that we will move -- we will move on to our first public hearing of this evening, Item 2, which is a public hearing for establishment of a Commercial Property Assess Capital Expenditures, C-PACE program. We will open this public hearing with any comments from Curtis. Calder: Good evening, Mayor and Council. I have no further comments, but I'm here to answer any questions that might arise during the public hearing. Simison: Council, any questions from the presentation as you have already received? Or any information you would like for the public to hear as part of this public hearing? Okay. Thank you, Curtis. Meridian City Council May 12,2026 Page 4 of 26 Calder: Thank you. Simison: Mr. Clerk, do we have anyone signed up? Johnson: Mr. Mayor, we did not. Simison: Okay. Is there anybody present who would like to provide comments on this item, either online or -- if you are online you can use the raise your hand function. If you are present you are welcome to come forward at this time. Seeing no one raising their hand online or coming forward, do I have a motion to close the public hearing? Overton: Mr. Mayor? Simison: Councilman Overton. Overton: I move that we close the public hearing for the establishment of a Commercial Property Assessment Capital Expenditures, C-PACE program. Little Roberts: Second. Simison: I have a motion and a second to close the public hearing. All in favor signify by saying aye. Opposed nay? The ayes have and the public hearing is closed. MOTION CARRIED: ALLAYES. 3. Resolution 26-2587: A Resolution Establishing a Commercial Property Assessed Capital Expenditure Program ("C-PACE Program"); Authorizing Certain Administrative Actions Concerning the C-PACE Program, Adopting New C-PACE Program Fees; and Providing an Effective Date Simison: Next item up is Item 3, Resolution 26-2587. Overton: Mr. Mayor? Simison: Councilman Overton. Overton: Move that we approve Resolution 26-2587. Little Roberts: Second. Simison: Have a motion and a second to approve Resolution No. 26-2587. Is there discussion on the motion? If not, all in favor signify by saying aye. Opposed nay? The ayes have it. The item is agreed to. Congratulations, Curtis. And good luck and hope you go find some people that can take advantage of this to do better projects in our community. Meridian City Council May 12,2026 Page 5 of 26 MOTION CARRIED: ALLAYES. 4. Public Hearing (Continued from March 10, 2026) for Shafer View Ridge Subdivision (H-2025-0047) by Gregg Davis, Breckon Land Design, located at Lot 18 of the Shafer View Estates Subdivision at the intersection of S. Meridian Rd. and E. Shafer View Dr. A. Request: Annexation of 15.2 acres of land from RUT in Ada County to the R-4 zoning district. B. Request: Preliminary Plat consisting of 38 lots (29 building lots and 9 common lots) on 13.437 acres of land. Simison: Okay. With that we will move on to Item 4, which is a public hearing continued from March 10th, 2026, for Shafer View Ridge Subdivision, H-2025-0047. We will continue this public hearing with comments from staff. Ritter: Good evening, Mayor and Council. So, at the -- our last hearing staff was -- and the applicant was asked to meet with the regulatory agencies. So, staff and the applicant met with ITD and ACHD and also talked with the school district. During that meeting we talked about the potential closure for Shafer View Drive. At that time all parties agreed that we would have no issue with that -- with Shafer View Drive being closed, with the understanding that ITD is the regulatory agency for State Highway Meridian Road, which is a state highway, so they had no objection. ACHD had no objection even though -- they are not in charge of that, but they had no objection to the proposal. They did require that the applicant put a cul-de-sac at the end of Meridian Road and it could be used for emergency access only and, then, the school district -- oops. Apologies. So, this is kind of their proposal, which the applicant will be addressing and the school district had no issue, because this is the location off Quartz Drive of the school bus stop. We were kind of wondering where that -- where that actual stop was. That is the location. So, the applicant -- after our meeting the applicant did meet with the neighbors and based on the applicant's response to the city is that the neighbors were in approval of closing this road, too, so -- but the applicant will give you more information on that. So, I don't want to steal his thunder. So, just wanted to kind of make you aware of where we were when we last met and what you requested and, then, what the city and the applicant did to meet your request. So, unless you have other questions for me I will let the applicant kind of give you the information on his meeting with the neighbors and his design. Simison: Thank you, Linda. Council, any questions for staff? Okay. Would the applicant like to come forward. Breckon; Jon Breckon. 6661 North Glenwood Street, Garden City. I -- I brought some of the drawings that we had at the neighborhood meeting and -- and, then, I have some overview for -- for reference. Let's see here. But at the neighborhood meeting we -- we discussed, you know, the option to -- to close off and provide the cul-de-sac with the Meridian City Council May 12,2026 Page 6 of 26 neighbors -- neighbors. We also showed them an overview plan. This was something I brought to the neighborhood meeting as well, just talked about overall circulation and how that would function into the future with that closure and open -- ultimately, after answering all their questions, they were in favor of this option to close and provide the cul-de-sac, which was acceptable to ACHD and -- and ITD. But I -- I -- I have -- I don't really have a whole lot more to present on this. It was -- we had a lot of discussion, answered all their questions, it was -- it was a very productive meeting I felt like with the neighbors. But I -- I brought some drawings and additional information here to answer any questions that Council might have. Simison: Okay. Thank you. Council, any questions for the applicant? Overton: Mr. Mayor? Simison: Councilman Overton. Overton: Either for the applicant or for staff. So, I heard the early description that this will be a turnaround. It will not be -- but it will have emergency access. Do we have any type of rendering on what that's supposed to look like? Is that going to be bollard style? Gate style? What are we -- what are we talking about? Breckon: Mr. Mayor, Councilman Overton, so my understanding would this be like a steel gate -- a steel vehicle -- vehicle gate with -- I don't know, I haven't talked to fire as to what kind of locking mechanism they would like, but probably like a Knox Box or something like that and, then, it would go just -- well, off of that -- off of that approach, so that the gate would be away from the highway, so that a fire truck could pull off, they could get out, unlock the gate, and access in -- in that event. Overton: Thank you. Simison: Council, any additional questions? All right. Thank you very much. Mr. Clerk, anyone signed up to provide testimony on this item? Johnson: Mr. Mayor, yes. Dave Morgan. Mr. Morgan's representing an HOA. Simison: Good evening. State your name and address for the record. Morgan: Good evening. Dave Morgan. 498 East Shafer View Drive, Meridian, Idaho. I'm also the HOA president for Shafer View Estates. So, just kind of basically want to step up here and just see what they had. I wasn't able to attend that last meeting, but I did get an update on everything from that and it looks like all the changes -- kind of things that we had asked for, things that we are going to do and weren't -- we are taking care of. So, from what I can see that looks like a fairly acceptable proposal as far as that goes for the subdivision. So, I didn't know if there were any -- we had quite a few questions for me last time, so I don't know if there were any more additional this time. No? Okay. Meridian City Council May 12,2026 Page 7 of 26 Simison: Council, any questions? No. Thank you very much. Morgan: Thank you. Johnson: Mr. Mayor, that was everyone. Simison: Okay. Is there anybody else who would like to provide testimony on this item, either in the room or online? If you are online use the raise your hand function. Seeing no one raising their hand or coming forward, would the applicant like to make any final comments or the applicant waive? Applicant waives. Okay. Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: I -- I did have a -- a question, though, then, for the applicant. Simison: Okay. Cavener: I know he waived, but I did have a -- Mr. Breckon, appreciate you being here and getting -- working with our staff and ITD and ACHD. Government times government times government is never easy, so I appreciate that. When you were here last month we talked a little bit about kind of just my concern around sidewalk, curb, gutter on that other side. I -- I didn't know if you had any updates for me on kind of any progress on that. Is it still intended that we are not going to -- we are only going to do it on one side? Breckon: Mr. Mayor, Councilman Cavener, topic did come up at the neighborhood meeting and the neighbors would much prefer to not have that sidewalk in there. So, I -- you know, I guess -- Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: Mr. Breckon, I'm going to let you off. I -- I understand you -- you find yourself between a rock and a hard place and that the neighbors that you are trying to work are saying we don't want it and a decision maker saying, boy, we really think that we need to have it. We have got another application later on tonight that deals with something similar. It's on private roads, so it's a little bit different and I'm -- I'm trying to be really -- really consistent in kind of my decision making. I think when I was -- last month I said, boy, I don't -- I don't think I can be supportive of this if it doesn't have it. I'm -- I'm certainly going to be contemplative. I appreciate you engaging with the neighborhood one more time on that. It's -- it's hard to force what I think is an important amenity onto somebody who -- who doesn't see the value in it, so -- Mr. Mayor, thanks. I appreciate it. Meridian City Council May 12,2026 Page 8 of 26 Simison: Okay. Thank you. Breckon: Thank you. Simison: Would you like to come back -- yeah, since there was a question and directed -- yeah. Morgan: We don't have a problem with it, so -- to kind of answer your question, since I do represent the entire sub, no, we don't want that. You are tearing up a lot of people's yards, landscaping going into that. You are just having on one side of the street. It's not meant to walk through our subdivision. It's meant to walk through their subdivision. So, I would suggest that. And also we are county at that point, too. We are not -- that's not city property at that point, so up to that I think where I described before, if you saw on the map, just past that cul-de-sac -- actually right where that road -- first road comes out, sidewalk ends, you have a little sidewalk -- or, excuse me, a crosswalk right there, then, that goes -- so you can walk clear around Shafer View Terrace, back in through Pinnacle, all in through that direction. So, just to let you know as far as the sidewalk goes that's 15 in -- not in favor of, so -- all right. Appreciate it. Thanks. Simison: Thank you. Well, with that does the applicant have any final comments or would they like to waive again? Applicant waives again. Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: Nobody else looking to make comment, I move that we are going to close the public hearing on Item No. 4, application H-2025-0047. Overton: Second. Simison: Have a motion and a second to close the public hearing. Is there any discussion? If not, all in favor signify by saying aye. Opposed nay? The ayes have it and the public hearing is closed. MOTION CARRIED: ALLAYES. Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: Quick appreciation to staff being -- doing that proactive engagement with the highway district and the state. Be easy to say applicant go figure it out. But I think you really served as a liaison, represented the Meridian Way and I just want to commend you on that. Also appreciate the applicant working proactive in it. So, broken clock is always right twice a day, so I'm going to move that we approve Item No. 4, application Meridian City Council May 12,2026 Page 9 of 26 H-2025-0047, as presented in the staff report of May 12th, 2026, and include all staff, applicant and public testimony. Overton: Second. Simison: Have a motion and a second to approve Item 4, H-2025-0047. Is there discussion on the motion? Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: I just wanted to make sure that that's inclusive of the closure of Shafer within the -- if the staff comments had already been updated to include that or if that needs to be part of the motion. Ritter: That will need to be part of your motion. Cavener: Okay. Mr. Mayor, I -- Simison: Councilman Cavener. Cavener: I -- I -- I took it because it was presented this afternoon with the memo that it would be inclusive of that, but thank you, Council Member Strader, for the clarification and, staff, for providing that clarification to be inclusive of the -- the road closure. Simison: Second concur? Overton: Second agrees. Simison: Okay. Is there any further discussion on the motion? Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Just a comment. I normally am not a fan of any kind of roadway in Meridian, even if it's in the county, not having sidewalks and all of the things that we normally expect. In this one instance I think an exception is warranted, because of the road closure. That gave me some comfort that we are not going to see the same kind of traffic level that we would normally see, but I just wanted to provide that rationale for people listening, so they understand that I would not look favorably upon a similar situation in the future most likely. Simison: Okay. Any further comments on this item? If not clerk call the roll. Meridian City Council May 12,2026 Page 10 of 26 Roll Call: Cavener, yea; Strader, yea; Overton, yea; Little Roberts, yea; Taylor, yea; Whitlock, yea. Simison: All ayes. Motion carries and the item is agreed to. Good luck. MOTION CARRIED: ALLAYES. 5. Public Hearing for Skybreak Rim (H-2026-0001) by Conger Group, located near the southeast corner of S. Eagle Rd., and E. Lake Hazel Rd. A. Request: Modified Development Agreement to the existing development agreement (Inst. #2021-042520). B. Request: Planned Unit Development to remove the subject property from the boundary of the approved Pura Vida Ridge Ranch Subdivision and enter into a new development agreement. C. Request: Rezone of approximately 6.64 acres of land from the R-8 zone to the R-15 zone. D. Request: Preliminary Plat consisting of 38 single-family residential building lots, 5 common lots, 2 common drive lots and one private street lot on 9.74 acres of land in the proposed R-15 zone. E. Request: Private Street to provide access to the proposed development. Simison: Next item up is Item 5, public hearing for Skybreak Rim, H-2026-0001. We will open this public hearing with staff comments. Ritter: Okay. So, this application is for the request to modify the existing development agreement to create a new development agreement, planned unit development modification to remove the subject property from the boundary of the approved Pura Vida Ridge Ranch Subdivision, rezone of approximately 6.64 acres of land from R-8 to R-15. A preliminary plat consisting of 38 single family residential lots -- building lots, five common lots, two common drive lots and one private street, for the property located at 3727 East Lake Hazel Drive -- Road. So, this particular property in 2001 , it was included in the planned unit development consisting of mixed -- a mix of residential housing types, including single family detached, attached and townhome units. So, the applicant is now proposing to remove this portion of the property from the PUD, rezone the parcel to R-15 from R-8, add eight additional lots and develop it as a standalone subdivision. To proceed with these changes the applicant must amend the existing PUD to demonstrate that removing the parcel will not negatively impact the integrity of the remaining development and the existing development agreement must be modified to exclude the subject parcel and the new development agreement must be established Meridian City Council May 12,2026 Page 11 of 26 for proposed standalone subdivision. So, again, the applicant is proposing to remove this portion from the PUD and so the -- the PUD itself it approved -- the approval also included deviations from the dimensional standards of the R-15 zoning district to accommodate a variety of housing types and the overall developments. So, all of the R- 4 -- R-8 lots were required to comply with the required dimensional standards. This portion of the property that the applicant is proposing to rezone to R-15 and the development of the single family detached homes, similar to the previous approval. So, the rezone allows the applicant to increase the number of lots from 30 to 38. Like the previous approval, no deviations to the dimensional standards are requested or being asked to be approved at this time. Staff has concluded that the portion of the PUD will still provide a mix of housing types as required. Therefore, staff is supportive of the applicant increasing the density and providing all single family detached homes within the proposed development. The original PUD also established specific requirements for amenities and open space to serve the overall development. Based on staff's review the majority of the proven amenities and open space are located and the remaining property that will continue to be governed by the PUD. By removing the subject property from the PUD boundary the applicant is required to independently meet the current open space and amenity requirements. So, based on that -- that analysis staff is supportive of being -- of the property being excluded from the boundary of the PUD. So, although it's not required, the applicant tends to have both developments, Skybreak and Skybreak Rim, share the amenities and open space. This is the preliminary plat and their landscape plan. This is their open space requirement. So, based on the -- the UDC a minimum of 15 percent for the R-15 zoning district a qualified open space is required to be provided within development. An open space -- this -- this open space exhibit shows that 49.1 percent or 4.7 acres of open space and they meet the -- they actually exceed the requirements for qualified open space standards and they only need one amenity point, which they are providing a picnic seating area and a shade structure and they are doing enhanced landscaping. So, the -- their open space area for the picnic area is 5,000 square feet inside, so it qualifies for a maximum of too many amenity appoints, so they exceed that also. And this is like their proposed amenity. Simison: Linda, can you get closer to the mic? Ritter: Oh. Sorry. So, this shows their pedestrian connectivity. So, this -- on the right- hand side this is what was proposed with the previous approval for -- for Pura Vida. So, this is what is actually being proposed for the new subdivision. They will continue this pathway. It's like a natural pathway. So, it won't be paved. It's a steeped area and, then, the private road will connect to an existing private road that connects to the private road and, then, goes out to this pathway that will continue on to connect to existing pathways in this area. So, this is the emergency access. This is a common drive, which will connect to another common drive that gets out to the private road. So, that has been approved by the fire marshal. These are the amenities that exist within Skybreak that will be shared with Skybreak Rim. These are the building elevations that were submitted for Skybreak Rim. So, we are going to talk about some issues and waivers that came about as we were reviewing this. So, common drives. So, based on our code common drives are not allowed off of a private street, unless at least one side Meridian City Council May 12,2026 Page 12 of 26 of the street or the development has designed -- has designated adequate guest parking dispersed throughout as determined by the director. The applicant is providing parking on one side of the street as required. However, Council needs to determine if adequate parking has been provided. The applicant is required to comply with the private street requirements outlined in the UDC. To serve 30 -- the 38 lot development the applicant is proposing the private street. In doing so they are proposing to utilize the existing private street network within Skybreak development. While the proposed subdivision does not include additional gates, the development will connect and rely on the existing private streets and gated entrance that currently serves Skybreak Community. UDC 11-3F-4B.4 states proposed gate developments shall serve no more than one hundred dwelling units. The applicant is proposing to construct private streets that tie into the existing private street network approved with the Skybreak project. A gate is -- again a gate is not being proposed with this development, which means 38 additional homes will be used and the two existing gates approved with the Skybreak Subdivision. So with this, again, we are asking you to consider if the additional homes being served by the private streets is adequate, because with this -- the previously approved Skybreak development was approved with 106 homes served by that private street with the two gated accesses. So, this will add an additional 38 homes to that. So, the code and the fact at the time when the gated entry was approved it was for every 50 dwelling units. So, given that the previously approved development already exceeds the one hundred unit threshold and the applicant's proposing to add an additional 38 homes to the existing private street network, so we are -- we are just asking you to look at this and consider whether expanding the number of homes served by this private street system remains appropriate and consistent with the intent of the Meridian City Code. This is the parking space that they are providing along the street and this is their design for the private street, so they will have the sidewalk on the -- the right-hand side of the private street and not on -- nothing on the left-hand side. Again, our code states that private streets serving dwellings -- a five foot wide attached sidewalk or four foot wide detached sidewalk shall be provided on both sides of the private street. This requirement may be waived or modified by decision making body if the applicant can demonstrate that an alternative similar pedestrian path exists that, again, the applicant is requesting a Council waiver to construct a five foot sidewalk on one side of the street as previously approved with the Skybreak project. With this subdivision the applicant will be required to modify some -- Skybreak No. 1 Subdivision. They will be removing a lot to add this private road. So, that modification will need to take place before they submit for their final plan if approved. So, the Commission recommended approval with conditions. They had no changes to staff's recommendation -- like they had no issues with what the applicant is proposing. We -- some of the key issues that were talked about at the hearing were the shared amenities, the additional lots utilizing the existing private streets and gates, smaller lots and smaller side yard setbacks, on-street parking and consistency with the Pura Vida Ranch development. We did have several people commenting at the public hearing. We had two people -- two written comments. We have not received any comments since the Commission public hearing. The outstanding things for Council is the Commission supported the applicant's waiver signed that there was adequate on-street parking, sidewalk connectivity and allowing additional homes to use the existing gated private Meridian City Council May 12,2026 Page 13 of 26 streets that were approved and constructed with the Skybreak Subdivision. So, those are the waivers that we are asking Council to carefully consider and at this time with that we -- I will stand for any questions that you may have. Simison: Thank you, Linda. Council, any questions for staff? Overton: Mr. Mayor? Simison: Councilman Overton. Overton: Just a couple of quick ones. So, this section -- this -- what we are talking about tonight was part of the PUD. Ritter: Correct. Overton: So, that was all one development, but it was 30 lots. Ritter: Correct. Overton: And at that time it was sharing all the amenities, because it was one PUD. Ritter: Correct. It was sharing the amenities with this -- if you can see my mouse here. So, this is part of this development over here. So, it was sharing the amenities with this and, then, there is a portion that goes down, crosses the canal there. Overton: All right. Thank you. Cavener: Mr. Mayor? Ritter: Bill will elaborate on that. Parsons: Mayor and Council, I'm -- I'm happy to. I think -- I don't -- Linda wasn't around when this came through. So, I'm -- I'm tag teaming this one with her. But, essentially, you are correct, it was -- it came through as one development. But if you have ever been out to this site you can definitely see that this project is quite a bit higher than the -- the -- the remainder project. So, when it was approved a lot of the deviations through the PUD process happened on the lower half of the property where they are building the townhomes and the attached product down below the ridge and so when the applicant came through with the PUD for the 30 lots, it was -- there was no vehicular connection. It was only a pedestrian connection. So, although it came in as one part, it is somewhat disjointed from Pura Vida, just because of the nature of the slope and the topography in the area and that's why you -- you saw it connect into Skybreak originally back when Sky -- they happened about the same time. Skybreak was annexed in about the same time as Pura Vida and so they worked with this applicant to make sure that they were tying in with their utilities and their street network and just to be clear on the record that this 30 lot sub portion did not request any deviations from the dimensional standards, Meridian City Council May 12,2026 Page 14 of 26 because, again, it was intended that it would be single family and potentially blend in more with this portion of the development than down below, so -- and that's really what we are here to talk about tonight is how -- how does this piece fit into the puzzle now when you don't really have good vehicular connectivity to the area down below and so I think the count -- the -- the applicant will provide a lot of that information, but it's -- just kind of give you that back story. This was always kind of -- we will do R-8, because it's medium density. We really think access is an issue for the fire department. We can't do more than 30 homes on this without having a secondary access. So, that's where the -- the 30 came in and R-8 along the perimeter seemed to blend in with what was the existing development to the south of this one. Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: Bill or Linda, kind of along Council President Overton's comment, I'm living in the subject area. How do I get to the amenities? Can you just -- can you walk me through my -- my paths to get there? Parsons: Mayor, Members of the Council, third time is a charm. So, as Linda mentioned there will be some common driveways that connect on the -- the west boundary and, then, that private street will have to be extended. So, they do have another portion of that subdivision that hasn't been platted yet, so you will be able to walk down the public streets to get to some of those amenities. If you recall when Skybreak was approved originally staff was focused on having a central location -- a central amenity for the development and at that time Council -- when you guys acted on the application you guys were fine with these nodes of open space being broken up -- dispersed throughout the development, because you thought that provided a good additional -- this is a large development, so it made sense to have it dispersed throughout the development. So, that's why I was just as critical that when we reviewed this one that this site was a standalone, had their own amenities, own open space, so that if residents didn't -- or wanted to at least stay here in their gated portion they could still have a way to enjoy that amenity and recreation. But there is plenty of connectivity that will come through this, it's just hard to see it at this scale, but I'm sure the applicant can probably elaborate more on that for you. But they will have access to the pool and the clubhouse. It's, I don't know, a couple hundred feet away. Cavener: Okay. Okay. Mr. Mayor, maybe a couple just quick for staff. Simison: Councilman Cavener. Cavener: Bill -- Bill or Linda, I want to talk about the -- the hundred units for a -- for a gate. Like what -- talk to me the -- the basis why -- why a hundred? Why not two hundred? Why not fifty? What happens at a hundred that would cause staff or Council that we should be concerned? Like we -- we granted an exception, passed a hundred Meridian City Council May 12,2026 Page 15 of 26 to I think 106 or 108, but what -- what has accelerated to make things dramatically worse at the amount that the applicant is proposing? Parsons: Yeah. Mayor, Council, I think -- I think you are aware we recently changed code. Based the direction of the UDC focus group you guys recently passed that, but the reason why we capped it at a hundred originally was we wanted -- we want to promote public streets, not private streets because of the cost and expense. We want neighborhood connectivity. So, the more you add homes behind that the more impact you could have over time to that road network. So, that was the rationale that the code always said a limited gated community. So, what does limited mean? So, a hundred seemed to be the right number. There -- there is no magical -- Cavener: Okay. Parsons: -- but originally when we had it it was 50 -- the -- the fire code was no more than 50 homes behind the -- on a single access. So, that's why we landed one per 50 and we ended up -- you -- you would have to provide a gate for every 50 homes. Now with the change what we say is you can have up to a hundred homes unless you go through a PUD process. So, that's what we did with Apex Cadence. They went through that PUD process, they did 200 plus homes behind two gates and so that's how we arrived at that. We have -- we have given the applicant the out. The -- the only oddity with this is when you are trying to take an existing private street and roll more into it, because it doesn't make sense to do a PUD on this little piece of -- of a pie. So, that's why we try to make the case to you that they are not adding a gate, they are just using existing gates and so that gives you the ability to say you are still meeting the intent or not, was how we try to at least portray that in the staff report, that you could still get there under -- because they are not actually providing a gate. So, that's the rationale we wanted to provide. And, then, of course, as Linda mentioned this came up before you in 2021 when you took action on this application and you guys were comfortable with more than a hundred homes behind the two gates. Cavener: Mr. Mayor, just my final question. Simison: Councilman Cavener. Cavener: The -- the private drive that runs along -- was it Lot 17, 18 and 19? What's the -- what's the length on that? Do we know? Parsons: Mayor, Members of the Council, if I had to guess probably about -- the lots are about 40 feet wide. So, about 120. But you add the other one into it, so the total length of the two common driveways will be definitely be over a couple -- couple hundred feet. But there will be a -- a gate between the -- separating the two common driveways from -- from each phase. Cavener: Thank you. Meridian City Council May 12,2026 Page 16 of 26 Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: Just a quick question, Bill. Going back to the gates and PUDs. Tonight we would -- we would be considering waiving that requirement, as opposed to allowing more than a hundred with the PUD, because as I was kind of looking at it we -- we -- the PUD granted them some excess homes. More than a hundred. We did it in -- was it Apex Cadence or one of the other -- it was a couple hundred homes through a PUD. This is not a PUD tonight. So, we -- if we are going to allow it we are allowing it via a waiver? Am I understanding that correctly? The city would be waiving that requirement? Parsons: Mayor, Members of the Council, it's not necessarily a waiver. It's just -- you are making the finding they are still meeting in the intent of the private streets, because the fact that they are not really providing another gate. Taylor: Yeah. Mr. Mayor? And I -- just real quick. I was -- wasn't sure if what we were doing tonight was anything unusual or if it was -- Parsons: Yeah. It shouldn't be anything out of the ordinary or unusual. Again, it's -- it's consistent with -- what you will hear from the applicant is -- again, it's -- it's kind of always been this way coming -- it's always been branded or part of this development. They are just trying to make it official now. Simison: Council, any additional questions for staff? Okay. Would the applicant like to come forward? Clark: Good evening, everybody. Good to see everyone. Hethe Clark. 251 East Front Street, representing the applicant. So, this is I think a pretty straightforward application. Essentially we are trying to take an -- an orphan part of another subdivision and bring it in with the rest of the family in a way that I think makes a lot of practical sense. So, this is the location of the project and you can see how it sits between the -- the two existing projects, Pura Vida and Skybreak. The area itself everybody is familiar with. There has been a lot of work done in that area, lots of infrastructure that's gone in, but one thing -- we added here was this kind of red hashed area and -- because I'm going to talk about that a lot during this evening's presentation and that is the hillside there and it's pretty steep and it really drives a lot of the conversation about why we are doing what we are doing here tonight. Another element that I do want to emphasize is -- is the Comprehensive Plan. So, you can see that there is a dividing line between existing Skybreak and Pura Vida where you have medium -- medium density residential on the south for -- for Skybreak and, then, this project is actually in the medium high density residential, which is the eight to 12 units. So, that, in part, was part of why we are -- we are looking at this trying to make it match up with the city's Comprehensive Plan, but we are very much well below the Comprehensive Plan band of eight to 12 units. We are -- we are below six. So, this may help Council Member Overton's questions. You can Meridian City Council May 12,2026 Page 17 of 26 kind of get a -- get a feel for the -- the difference here. So, if you -- if you stand on the side of the hillside there you are looking down at slopes of two to one. That's in part why we don't have as many pathways as we are shown originally on the Pura Vida plan, because they are just not possible. You are looking down about 60 feet and it's about the equivalent of a five to six story building. It's kind of surprising you wouldn't realize that there is that much, but you can see the Skybreak lots looking down over Boise Ranch Golf Course there. So, that gives you a feel for, you know, how they -- these two projects really didn't connect physically. Now, as a -- as an entitlement you can see the difference here as well. So, the -- the PUD area for Pura Vida is really the stuff that's down in the bottom of the valley. That's where the attached stuff was, where the dimensional standards were tweaked and it sits separated from the R-8 area that's up on top of the hill 60 feet away -- or 60 feet above and that was driven by a lot of things, but you can see that it has just the single access, right, so they were really capped at doing the 30 lots there despite the medium high density residential. So, they did the -- the 30 lots at an R-8. Made sense. And, then, they moved forward, so -- but the -- you know, I think the -- the point in looking at this is that you can see that this is very much separated. So, if you were a homeowner within -- if this were to stay in Pura Vida and it was developed that way, if you wanted to take the kids down to go use the park or the -- the neighborhood HOA amenities, you would not -- you would be either jumping in the car and driving around and down Eagle Road and, then, back up to Lake Hazel and down to get into the project or you would have been getting on one of those -- a switch back pathway to get down and travel down the -- the 50, 60 feet. So, you are really not connected. What you were probably going to have happen is just the unsecured amenities at Skybreak are probably going to be the ones that these folks were going to use anyway. So, from there it made sense to try to bring them in together, make them part of the same neighborhood. So, no longer would those residents be on an island, they would be part of the HOA whose amenities they are most likely to use. They would be able to walk to those amenities and -- and have much better access to them. One other item I wanted to mention, too. You know, the amenities came up a couple of minutes ago. After the Skybreak approval was completed, this developer ended up adding more amenities than what were part of the original entitlement. So, in addition to what was part of the original entitlement we also added a pool and two more pickleball courts and so you can see these are actual pictures from the -- from the project. We feel very confident and very comfortable that the additional 38 lots can easily be accommodated with the amenities that we have in the project. So, with that the -- there were the three items that staff had mentioned and I will -- I will jump through those real quick and, then, answer questions. The first one is parking. You guys are pretty familiar with this drawing. This is the one we use on all of them. But you can see that we do have parking on one side of the street. So, we have the additional, you know, conservatively 18 on-street parking spot. So, we think parking is -- is adequately handled. With regard to the gates -- and this is probably the one I would spend the most time with. So, as -- as mentioned with Skybreak, the original application, there was the 106 lots that were approved behind the gate. So, you can see those on this drawing. They are all shaded blue. So, they are all on the east side. That gated area is accessed by two gates, not one. So, those gates are the green arrows that you can see on there and, then, in addition there will be the two emergency accesses. So, very Meridian City Council May 12,2026 Page 18 of 26 porous. Oops. Excuse me. Very -- you know, a lot of ability to get in and out. Should not be a congestion issue. I -- I want to also mention one thing about kind of the thought process here. So, the gated area includes the rim lots. It also is R-15 product. So, the stuff that's on the west is primarily R-8 product. Stuff that's on the east is R-15. So, part of our thought process in including the Skybreak Rim area within the gated areas is that it's like for like. So, those are -- those are also rim lots. They are R-15, because we are trying to get it to the medium high density residential designation, so -- and -- and to be frank, if we had owned Skybreak Rim at the time of the application those -- those lots would have been behind the gate at that time as well, so -- so -- and as Bill mentioned, no new gates are proposed. We are asking to add the rim lots to the existing gated area and, you know, we -- we feel very confident that the -- those roadway networks are porous enough and they can certainly handle it. Then last sidewalks. The sidewalks are -- that we are requesting are -- would be -- the layout with the sidewalk on one side of the private streets, that's consistent with what was approved with Skybreak and so we would like to continue that. That's been something that the residents have liked quite a bit. It kind of provides for a more kind of intimate street setting over there and if we have it -- continue that, then, we don't have a sidewalk that connects to nothing; right? Because you already have the one -- the one sidewalk set up on -- in the existing areas of Skybreak. You can also see the pathways here. So, you can see that we would maintain that foothills trail in the location on the north. That's the one that we do think is feasible. So, that would provide some pedestrian connection that way and, then, we would also have the future one going off to the east, so you can see in blue. So, I will wrap up. Again, no new entitlements that we are really talking about here tonight. Instead we are trying to alter two project boundaries to bring Skybreak Rim into Skybreak itself and to do so consistent with Skybreak's existing entitlements. We were appreciative of P&Z's comments and their recommendation of approval. We are in agreement with the staff conditions and happy to answer any other questions. Simison: Thank you. Council, any questions for the applicant? Good for now. Clark: Okay. Thank you. Simison: Mr. Clerk, do we have anyone signed up to provide testimony? Johnson: Mr. Mayor, we do not. Okay. Is there anybody present who would like to provide testimony on this item, either in the room or online? If you are online use the raise your hand feature. Seeing no one wishing to testify, do you want the applicant to come back up for final comments? Any other questions that Council has? Okay. Council Woman Little Roberts. Little Roberts: Thank you. Thank you, Hethe. Sorry about that. Clark: No. No problem. Meridian City Council May 12,2026 Page 19 of 26 Little Roberts: I was drawing lines thinking all my questions were answered, but just out of curiosity -- I think it was mentioned that there was 49 percent open space. What if you include everything? What's the percentage of them then? I'm assuming it's not going to be 49 percent. Clark: Sure. The -- and, Council Member Little Roberts, I think you are meaning if we include that within all of Skybreak -- Little Roberts: Right. Clark: -- as well. Do we have a number on that? I don't know that we have a number. But it's -- it is well in excess of the overall open space requirements. I just don't know exactly where it would be. Little Roberts: Okay. And my second question is -- I'm curious about the area that's too steep to include in anything. Is that going to be maintained in any way? Of course this year with what we are looking at I think fire season, how is it going to be maintained or left natural? Clark: Yeah. Council Member Little Roberts, so the -- the -- the hillside area itself -- think that's what you are focusing on? Little Roberts: Yes. Clark: It will be a common lot. So, the ultimate long-term maintenance of it would be the association with the -- with those areas we do try to focus on that issue of trying to make sure that we are not having combustible materials build up and, then, when we -- if we are touching the hillside at all that we are doing a revegetation plan that makes sure that we are not using the -- you know, not allowing like a bunch of cheat grass and that sort of thing to get in there. So, it would be those kind of, you know, responsible hillside development pieces. But long-term maintenance would be the association. Little Roberts: Great. Thank you. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Hi, Hethe. It's great to see you. I'm not loving the sidewalk on one side. I'm sure that's not a surprise to you, because I have been pretty consistent about it, but refresh my memory as to what other adjacent approvals you have in terms of your sidewalk set up, because I recall that there were not sidewalks on both side on one of the neighboring developments. If you just want to walk us through how this kind of compares to the surrounding developments. Meridian City Council May 12,2026 Page 20 of 26 Clark: Council Member Strader, the primary -- so, I mean if we look at Skybreak itself and -- and -- and I don't know if you are referring to Skybreak itself or if you are asking about other projects, which I don't know that we -- Jim, do we have any other projects with sidewalk on one side? Movado? Okay. So, in the -- the -- excuse me. What's that? Okay. So, I will talk about Skybreak first, but -- so, when I said, for example, that the -- if the sidewalk would connect to the sidewalk in -- if you had it on the one side and if you had it on the other it would go into a dead end, if you can see my -- or an area that doesn't have a sidewalk if you can see my cursor, this is where the sidewalk's being proposed and it would connect through and, then, match up against sidewalk that's on that inner block there. The only other places that we have used that type of layout is also behind gates and on private streets and one example would be Movado. Strader: Mr. Mayor? Simison: Councilman Strader. Strader: So -- but just to confirm, so this entire gated area that would be consistent with having the sidewalk on one side? Clark: That's correct. Strader: Okay. Thank you. That's what I thought. I just wanted to make sure I wasn't remembering incorrectly. Clark: No. You are correct. So, everything in the blue is the area that has the -- the sidewalk on the one side. Strader: Uh-huh. And, then, I had one more question, just -- I had had concerns previously about the topography of this area and just the drainage and how things are going. Is there any update on what is the status of the surrounding projects that you guys control? How are things going? Are you selling? Like where -- where is everything at? Clark: Yeah. So, I think -- if I can pull up a neighborhood map. So, the -- I think you might be referring to these areas over here and up on the front up against Lake Hazel. Mr. Cafferty owns all of this, so it's not stuff that we are in control of. We have pre-app'd on a portion of it, so, you know, it is moving forward and we anticipate that coming before this Council at some point, but we don't have a specific time frame for those yet. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: You know, that's helpful. I -- I think maybe to be more specific, how is it going with Pura Vida? If -- if you guys control that still how is that going? And, then, how is it going with Skybreak? Like have you -- I don't live in south Meridian, so I don't drive by it Meridian City Council May 12,2026 Page 21 of 26 all the time. So, just like where is it at? Did we build -- did we build a bunch of houses? Are we selling the houses? Clark: Okay. Yeah. That's a good point. Jim just reminded me that I live across the street. Strader: And Jim -- and Jim knows how -- knows my weird obsession with the topography here, so there is none of this surprised him, so -- Clark: No. That's great. So, we -- Skybreak itself is probably about 60 percent through. A lot of the customs are going. Pura Vida is -- is moving somewhat. The rumor is is that Brighton might be taking that over. So, if that's the case, then, I would expect that it would be going gangbusters at that point and, then, like I mentioned, the stuff that's up at the hard corner is also -- is still on -- on the plan and would move forward in the relatively near future. So, hopefully, that answers all of that, but -- Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: I think you answered some of it. So, at least -- I don't need to worry too much about neighbors concerned about a bait and switch on the PUD, because they really have not bought most of the homes at this point. My -- my other question was just about the drainage situation. So, how is that going? Because from -- and this is like a while ago, so I'm trying to remember back, but I recall that the Pura Vida Subdivision was like at the bottom of a very big slope, which I think is that same five to six story differential. So, I was just curious how is that going? When you get a lot of precipitation there is it fine? I -- I -- and I realize it's not relevant to this direct application, but more of a curiosity honestly on my part. Clark: And I'm going to bring the construction manager guy in to talk about that. Conger: Yeah. Mr. Mayor, Council Member Strader, Jim Conger. 810 East Central Lane, Meridian. Yep. No, Council Member Strader, the good part about our area of Skybreak is we are up -- which is really a pit run shelf. So, that drainage is all in the ground and subsurface. Strader: Okay. Conger: None of it is ponds or anything of that nature and none of it have we taken any advantage of pre-development flows to push water over the edges and we actually have at our lower area by our -- below our phase one we actually have another future phase, once Pura Vida does their phase two, that has 18 or 25 lots still at the bottom of it that will be unaffected by anything up on top. Strader: Okay. Meridian City Council May 12,2026 Page 22 of 26 Conger: But -- but, no, the Pura Vida, which we don't control the bottom area, all of that is along the Ten Mile and -- and does have a little higher groundwater, but -- but up on our top area it's all subsurface straight -- straight into the ground through ACHD sand filters and even on our private streets the City of Meridian standards have to match ACHD standards, which all of that is filtered drain water through that C33 sand and things of that nature. Strader: Okay. Conger: So, absolutely no drainage issues amongst neighbors or to any -- any of our own -- I mean drainage thank goodness on this one is just fine. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Thank you. That's helpful. I just wanted to close the loop on that, because it was an issue that stood out to me from before. That was a little while ago, but -- thanks. Okay. Clark: Council Member Strader, I made my boys dig multiple large holes to plant plants for Mother's Day last weekend and we basically had to have pick axes to get into. There is just a lot of rock, so -- Strader: Not a bad thing. Clark: Yeah. No. It was good to -- they need to do more manual labor, so -- Strader: Okay. Thank you. Simison: Council, any additional questions at this time? Well, would the applicant like to close then? Clark: I think we are good. If there is any questions we are happy to answer them, but we appreciate your consideration. Simison: Applicant waives a closing. Okay. Thank you. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: I think we have had a good discussion. I would move that we close the public hearing on this item. Taylor: Second. Meridian City Council May 12,2026 Page 23 of 26 Simison: Have a motion and a second to close the public hearing on Item H-2026- 0001. Is there discussion? If not, all in favor signify by saying aye. Opposed nay? The eyes have it. The public hearing is closed. MOTION CARRIED: ALLAYES. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Happy to kick off a discussion. I think a little bit of an unusual situation, but think there are some decent mitigating factors here. It -- it doesn't bother me so much the sharing of the gated community, if that makes sense. I just think in the context of the topography and this property it does make a lot more sense for it to sort of be joined together with Skybreak more, share those amenities. They know -- and I have said before I hate having sidewalks on one side. I don't agree with that. But we approved it for you on -- on literally the adjacent development. So, I think we should be consistent with City Council's past decisions on that. So, with that I'm happy to make a motion. After considering all staff, applicant and public testimony, I move to approve file number H-2026-0001 as presented in the staff report for today's hearing date. Little Roberts: Second. Simison: Have a motion and a second to approve Item 5. Is there discussion on the motion? If not, clerk call the roll. Roll Call: Cavener, yea; Strader, yea; Overton, yea; Little Roberts, yea; Taylor, yea; Whitlock, yea. Simison: All ayes. Motion carries and the item is agreed to. Thank you. Keep building those sidewalks. Only half. MOTION CARRIED: ALLAYES. ORDINANCES [Action Item] 6. Ordinance No. 26-2124: An Ordinance (Pine 43 Mixed-Use Subdivision H-2024-0071) for rezone of a parcel of land located 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, as depicted in the map exhibit, rezoning 3.08 acres of land from C-G (General Retail and Service Commercial) zoning district to the R-15 (Medium High-Density Residential) zoning district in the Meridian City Code; directing city staff to alter all applicable use and area maps as well as the official zoning maps and all applicable official maps depicting the boundaries and the zoning Meridian City Council May 12,2026 Page 24 of 26 districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by law; and providing an effective date. Simison: Okay. With that we will move on to Item 6, which is Ordinance No. 26-2124. Ask the clerk to read this ordinance by title. Johnson: Thank you, Mr. Mayor. It's an ordinance for rezone of a parcel of land located 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, as depicted in the map exhibit, rezoning 3.08 acres of land from C-G zoning district to the R-15 zoning district in the Meridian City Code; directing city staff to alter all applicable use and area maps as well as the official zoning maps and all applicable official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by law; and providing an effective date. Simison: Thank you. Council, you heard this ordinance read by title. Is there anybody that would like it read in its entirety? If not do I have a motion? Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: I move that we approve Ordinance No. 26-2124. Overton: Second. Simison: Have a motion and a second to approve Ordinance No. 26-2124. Is there any discussion? If not, clerk call the roll. Roll Call: Cavener, yea; Strader, yea; Overton, yea; Little Roberts, yea; Taylor, yea; Whitlock, yea. Simison: All ayes. Motion carries and the item is agreed to. MOTION CARRIED: ALLAYES. 7. Ordinance No. 26-2125: An Ordinance (North Meridian Fields — H- 2026-0003) annexing land located in a portion of the west half of the northeast quarter of Section 29, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho, as depicted in the map exhibit; rezoning 71.445 acres of such real property from RUT (Rural Urban Meridian City Council May 12,2026 Page 25 of 26 Transition) to R-8 (Medium-Density Residential) (47.79 acres) and C-N (Neighborhood Business District) (23.655 acres) zoning districts; directing city staff to alter all applicable use and area maps as well as the official zoning maps and all official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by law; repealing conflicting ordinances; and providing an effective date. Simison: Next up is Item No. 7, which is Ordinance No. 26-2125. Ask the clerk to read this ordinance by title. Johnson: Thank you, Mr. Mayor. It's an ordinance annexing land located in a portion of the west half of the northeast quarter of Section 29, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho, as depicted in the map exhibit; rezoning 71.445 acres of such real property from RUT to R-8 and C-N zoning districts; directing city staff to alter all applicable use and area maps as well as the official zoning maps and all official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by law; repealing conflicting ordinances; and providing an effective date. Simison: Thank you. Council, you have heard this ordinance ready by title. Is there anybody that would like it read in its entirety? If not do I have a motion? Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: I move that we approve Ordinance No. 26-2125. Cavener: Second. Simison: I have a motion and a second to approve Ordinance No. 26-2125. Is there any discussion? If not, clerk call the roll. Roll Call: Cavener, yea; Strader, yea; Overton, yea; Little Roberts, yea; Taylor, yea; Whitlock, yea. Simison: All ayes. Motion carries and the item is agreed to. MOTION CARRIED: ALLAYES. Meridian City Council May 12,2026 Page 26 of 26 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)0): To consider labor contract matters authorized under section 74-206A (1)(a) and (b), Idaho Code. Simison: Next item up is Executive Session. Overton: Mr. Mayor? Simison: Councilman Overton. Overton: I move that we move into Executive Session for Idaho Code 74-206 Subsection (1)(c) and (1)(f). Little Roberts: Second. Simison: Have a motion and a second to go into Executive Session. Is there a discussion? If not clerk call the roll. Roll Call: Cavener, yea; Strader, yea; Overton, yea; Little Roberts, yea; Taylor, yea; Whitlock, yea. Simison: All ayes. Motion carries and we will go into Executive Session. MOTION CARRIED: ALL AYES. EXECUTIVE SESSION: (7:08 p.m. to 7:50 p.m.) (Motion-Second out of Executive Session-Overton/Little Roberts) (Motion-Second to adjourn-Overton/Little Roberts) MEETING ADJOURNED AT 7:50 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) MAYOR ROBERT SIMISON 5-26-2026 ATTEST: CHRIS JOHNSON - CITY CLERK 5-26-2026 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: World NF Awareness Day Proclamation (:: WEty I The Office of the .Mayor PRO C .LA .MATION WHEREAS, Neurofibromatosis (NF ) causes tumors to grow on nerves throughout the body which can affect development of the brain, cardiovascular system, bones and skin and affects all populations equally, regardless of race , ethnicity or gender; and, WHEREAS, The Children ' s Tumor Foundation unites patients , families , researchers , and industry leaders to break down barriers , strengthen the NF community, and accelerate the development of new treatments ; and, WHEREAS, Patient and family support is provided by the Children ' s Tumor Foundation through its information resources , youth programs , and local chapter activities ; and, WHEREAS, much remains to be done in raising public awareness of NF to help promote early diagnosis , proper management and treatment, prevention of complications, and support for research ; and, WHEREAS, The Children ' s Tumor Foundation is observing May 17 , 2026 as World Neurofibromatosis (NF) Awareness Day to educate the public about this rare genetic disorder . THEREFORE, I , Mayor Robert E . Simison , hereby proclaim May 17 , 2026 as ' World jVF Awareness Day in the City of Meridian and encourage all citizens and community members to become informed and involved in the fight so we can imagine a world without NF . .� Dated this 12th day of May, 2026 ARoertqSiison . Mayor John Overton , City Council President Anne Little Roberts , City Council Vice -President Brian Whitlock, City Council Liz Strader, City Council Doug Taylor, City Council Luke Cavener, City Council r, . r �y f G ee el I _ I � r 10 i —� a >~ • -. � s ^ w el — Lo ee ee Ile er r ere, -_ v rt � �\ C� E IDIAN;--- /hl R AGENDA ITEM Public Forum - Future Meeting Topics The Public are invited to sign up in advance of the meeting at www.meridiancity.org/forum to address elected officials regarding topics of general interest or concern of public matters. Comments specific to an active land use/development applications are not permitted during this time. By law, no decisions can be made on topics presented at the Public Forum. However, City Council may request the topic be added to a future meeting agenda for further discussion or action. The Mayor may also direct staff to provide followup assistance regarding the matter. CITY OF MERIDIAN CITY COUNCIL PUBLIC FORUM SIGN - IN SHEET Date : May 12 , 2026 Please sign in below if you wish to address the Mayor and City Council and provide a brief description of your topic . Please observe the following rules of the Public Forum : • DO NOT : o Discuss active applications or proposals pending before Planning and Zoning or City Council o Complain about city staff, individuals , business or private matters • DO o When it is your turn to speak, state your name and address first o Observe a 3 - minute time limit ( you may be interrupted if your topic is deemed is for this forum ) Name ( please print ) Brief Description of Discussion Topic E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Public Hearing for Establishment of a Commercial Property Assessed Capital Expenditure (C-PACE) Program C l0 00 V m N N r+ N � O c N _- 01 S C N c O fD = mmh v Z fu E+ 3 n fD c cr O A 0 CD _ a =% CD T C: D -` OL (A _ . n — a� 3 r+ � aU M m r+ X 13 3 CL r+ m n v v `° r D o x C) �h m (D � ro =O 0 v4 L/) rr 0 0 � m r+ olq E IDIAN:-- IDAHO C� MEMO TO CITY COUNCIL Request to Include Topic on the City Council Agenda From: Curtis Calder Meeting Date: May 12, 2026 Economic Development/Mayor's Office Presenter: Curtis Calder Estimated time: 10 minutes Economic Development Administrator Topic: Commercial Property Assessed Capital Expenditure (C-PACE) Program Public Hearing Recommended Council Action: Conduct Public Hearing for Commercial Property Assessed Capital Expenditure (C-PACE) Program. No specific Council Action is necessary. Background: On April 7, 2026, the City Council adopted Resolution 26-2581, a Resolution Expressing the City of Meridian's Intent to Establish a Commercial Property Assessed Capital Expenditure Program. As a result, a Public Hearing was scheduled for May 12, 2026. The purpose of the Public Hearing is to allow the public to comment on the proposed program. Following such hearing, the City Council may adopt a Resolution establishing the program and its terms. W/attachments(s): Final Draft C-PACE Program Guidebook Resolution 26-2581 Idaho Press Proof-Notice of Public Hearing E N DIA ll� I DAHO PROGRAM GUIDEBOOK: C-PACE PROGRAM Meridian, Idaho Table of Contents I. Introduction 3 II. Definitions 4 III. C-PACE Financing Program Rules 6 A. Establishment of C-PACE Program Boundaries 6 B. Administration of Program; Authorized Officials 6 C. Eligibility Requirements 7 D. Application Process 8 E. Application Documents 9 F. Closing Documents 11 G. Recording 11 H. Financing Requirements and Interest Rates 12 I. Billing, Collection, and Enforcement of C-PACE Liens 12 J. Program Fee 12 K. Term of an Assessment 12 L. Written Consent from Mortgage Holder(s) Required 13 M. Provisions for Marketing and Participant Education 13 N. Government Has No Liability or Financial Responsibility 13 O. Amendments and Interpretation 13 IV. Application Check List 14 V. Forms 15 Form 1 -Program Application 16 Form 2—Assessment Agreement for C-PACE Financing 20 PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 1 Form 3 —Notice of Assessment and C-PACE Lien 36 Form 4—Assignment of Notice of Assessment and C-PACE Lien and Assignment of Assessment Agreement 41 Form 5 —Certificate of C-PACE Improvement Completion 45 Form 6—Mortgage Holder Consent 48 Form 7—Program Certificate of Compliance 52 Form 8 —Certificate of Qualified Improvements 55 PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-2 I. Introduction A. About C-PACE In 2024, the Idaho Legislature passed the Commercial Property Assessed Capital Expenditure Act ("C-PACE Act"), creating a new Chapter 38 in Title 67 of the Idaho Code. This legislation allows local governments to establish C-PACE programs within their respective jurisdictions. A C-PACE Program permits owners of eligible commercial property to seek and obtain long-term financing from private Capital Providers for certain Qualified Improvements, including facilities and equipment to promote energy efficiency, renewable energy, water conservation, and resiliency for qualifying buildings. Improvements made to reduce lead in drinking water are also considered Qualified Improvements. In short, C-PACE programs help developers make buildings more efficient and resilient. Furthermore, a C-PACE Program allows a local government to impose a voluntary assessment to repay the financing of the improvements, and to record a lien on the property to ensure repayment. This approach to financing has been used on thousands of properties in more than 30 states and the District of Columbia. The City of Meridian has created and administers a C-PACE Program pursuant to the C- PACE Act. Under this Program, financing is available in four categories: energy efficiency, renewable energy, water conservation, and resiliency improvements. Improvements that reduce greenhouse gas emissions would also qualify,provided that the improvements also fall under one of the aforementioned categories. A C-PACE loan is secured by a first and prior lien on the property and paid back over time,which lien is junior only to liens for property taxes or ad valorem taxes. Like other assessments, C-PACE financing is non-accelerating, which means only current or past due payments can be collected,while future payments are the responsibility of the Property Owner at the time. The C-PACE repayment obligation transfers automatically to the next owner if the property is sold. In the event of default, only the payments in arrears are due. This arrangement spreads the cost of qualifying improvements — such as energy-efficient HVAC equipment, upgraded insulation,new windows,or solar installations—over the useful life of the improvements. The City's C-PACE Program exists under Idaho's C-PACE Act and the rules established by this Program Guidebook. B. Idaho C-PACE Program Guidebook The purpose of this C-PACE Program Guidebook is to provide statutorily compliant guidelines, criteria, and application forms, consistent for local governments across Idaho. This Program Guidebook (the "Guidebook") is prepared as required by the C-PACE Act, at the direction of the City of Meridian, and is approved in connection with the enabling resolution for this program(the"C-PACE Resolution")dated[ ]. Capitalized terms used herein,but not defined herein, have the meaning given to such terms in the C-PACE Resolution. PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-3 II. Definitions A. "Capital Provider" means a private third-party lender, including its designee, successor, and assigns, that provides or funds C-PACE financing, including refinancing, pursuant to Chapter 38, Title 67, Idaho Code. B. "City" means the City of Meridian and its officials with authority over this Program. C. "Commercial Property"means: 1. Privately owned commercial, industrial, or agricultural real property; or 2. Privately owned residential real property consisting of five (5) or more dwelling units. 3. Property owned by nonprofit, charitable, or religious organizations; or 4. One (1) or more owner-occupied or rental condominium units affiliated with a hotel. D. "C-PACE"means Commercial Property Assessed Capital Expenditure. E. "C-PACE Act"means the Commercial Property Assessed Capital Expenditure Act, codified as Chapter 38, Title 67, Idaho Code. F. "C-PACE Program" or "Program" means the program established by the City pursuant to the provisions of the C-PACE Act. G. "Eligible Property" means any privately-owned commercial, agricultural, industrial,or multi-family real property with five(5)or more dwelling units located within the boundaries of the City, including properties owned by nonprofit, charitable, or religious organizations, or one (1) or more owner-occupied or rental condominium units affiliated with a hotel. H. "Financing" means financing and refinancing for a Qualified Project pursuant to the C-PACE Act. 1. "Financing Agreement" means a contract under which a Property Owner agrees to repay a Capital Provider for the Financing, including but not limited to details of finance charges, fees, debt servicing, accrual of interest and penalties, and terms relating to treatment of prepayment and partial payment, billing, collection, and enforcement of the Financing. J. "Program Administrator" means the City's Economic Development Administrator or his or her designee, or other designee determined by the City Council, including PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-4 a third-party consultant, to administer the Program in conformance with the administration procedures provided by this Program Guidebook. K. "Program Guidebook" or "Guidebook" means this document which defines Qualified Improvements, establishes appropriate guidelines, specifications, underwriting and approval criteria, and provides application forms consistent with the administration of the Program pursuant to the C-PACE Act, including: 1. The form for an assessment contract between the City and the Property Owner for specifying the terms of assessment under the Program,Financing provided by a third party, and remedies for default or foreclosure; 2. The form for the notice of assessment and C-PACE lien; and 3. The form for a notice of assignment of assessment and C-PACE lien between the City and a Capital Provider. L. "Project Application" means an application submitted to the Program Administrator to demonstrate that a proposed project qualifies for C-PACE financing and for a C-PACE assessment and lien. M. "Property Owner"means the legal owner of qualifying Eligible Property, which is the record owner of title to the Eligible Property or the owner of an estate for years created pursuant to a written lease agreement or similar agreement. The Property Owner must be current on any mortgage and property tax payments on the Eligible Property,and cannot be insolvent or in bankruptcy proceedings. Title to the Eligible Property cannot be in dispute. N. "Qualified Improvement"means a permanent improvement installed and affixed to Eligible Property and intended to: 1. Decrease energy consumption or demand through the use of efficiency technologies, products, or activities that reduce or support the reduction of energy consumption; 2. Support the production of renewable energy, including through the use of a product, device, or interacting group of products or devices on the customer's side of the meter that provides thermal energy or regulates temperature; 3. Decrease water consumption or demand, increase water conservation and storage, and address safe drinking water through the use of efficiency technologies, products, or activities that reduce or support the reduction of water consumption or increase the storage of water; PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-5 4. Allow for the reduction or elimination of lead from water that may be used for drinking or cooking; or 5. Increase water or wastewater resilience, including through storm retrofits, flood mitigation, and stormwater management, or increase wind resistance, energy storage, microgrids, or structures, measures, or other improvements that reduce land use impact, and other resilience projects approved by the City. O. "Qualified Project" means a project approved by the Program Administrator, involving the installation or modification of a Qualified Improvement, including new construction or the adaptive reuse of Eligible Property with a Qualified Improvement. A Qualified Improvement installed and operational no more than three (3)years prior to the date of application is eligible as a Qualified Project. P. "Special assessment" means a voluntary assessment imposed by the City on Eligible Property located within the boundaries of the Program. III. C-PACE Program Rules This Guidebook establishes the guidelines, eligibility, and approval criteria, and adopts forms for the administration of the Program in accordance with the C-PACE Act. The intent of the Program is to enable financing for Eligible Property owners to make certain Qualified Improvements, including energy efficiency, renewable energy, water conservation, and resiliency improvements as described in the C-PACE Act. The City Council finds that the Program serves a valid public purpose because it will increase economic development, lower insurance costs, lower disaster and emergency response costs, decrease energy and water costs, and encourage energy and water sustainability. Qualified Improvements, including all eligible costs that are to be financed as described in a project application approved by the Program, constitute a Qualified Project. Property Owners may receive funding for their Qualified Improvements only from Capital Providers pursuant to a separate Financing Agreement negotiated between the Property Owner and Capital Provider. A. Establishment of C-PACE Program Boundaries The Meridian City Council adopted Resolution number on , 2026, establishing the C-PACE Program for all Eligible Properties. The Program boundaries are all Eligible Property within the City of Meridian. B. Administration of Program; Authorized Officials The Economic Development Administrator is the Program Administrator, and is designated and authorized to review each Project Application to confirm that it is complete and contains no errors on its face. The Economic Development Administrator may designate another City employee, or a private third-party consultant, to act as the Program Administrator for a PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-6 Project, as provided by this Program Guidebook. The Mayor is authorized to execute the Assessment Agreement and C-PACE Lien documents on behalf of the City, and the Program Administrator is authorized to work with the Ada County Recorder's Office to record the Notice of Assessment Interest and C-PACE Lien with the City. The Program Administrator is authorized to: 1. Accept Project Applications from Property Owners and Capital Providers; 2. Review the Project Application to determine conformance with the Project Application Checklist; 3. Approve, conditionally approve, or disapprove the Project Application and communicate the decision to the applicant; 4. Record the Notice of Assessment Interest and C-PACE Lien. Note: Only the Mayor is authorized to execute the Assessment Agreement,Notice of Assessment Interest, and C-PACE Lien. C. Eligibility Requirements Any Property Owner of Eligible Property may apply for the Program. Qualifying costs that can be C-PACE financed include: 1. Materials and labor necessary for installation or modification of a Qualified Improvement; 2. Permit fees; 3. Inspection fees; 4. Lender fees; 5. Program application and administrative fees; 6. Project development and engineering fees; 7. Interest reserves; 8. Capitalized interest, in an amount determined by the Property Owner and Capital Provider; and 9. Other fees or costs that may be incurred by the Property Owner incidental or ancillary to the installation, modification, or improvement on a specific or pro rata basis, as determined by the City. PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-7 D. Application Process The Program Administrator will review the Project Application (Form 1) for evidence of compliance with the C-PACE Act and City of Meridian requirements that are necessary for the City to approve the Project Application and execute the applicable documents for the proposed C- PACE transaction. The process of obtaining financing under the Program starts when a Property Owner approaches a Capital Provider. The Capital Provider will work with the Property Owner to collect a number of due diligence items. Once all the items have been received, reviewed, and approved by the Capital Provider, the parties should settle on the loan terms. The general flow of the C-PACE application process will be as follows: 1. The Property Owner and the Capital Provider prepare the Project Application, consisting of the Project Application Checklist and all supporting documents (described below). Applicants should review the Project Application Checklist accompanying the Project Application to ensure the types of information that the City will rely upon to verify compliance with the C-PACE Act and C-PACE Resolution are present in the completed Project Application. 2. The Program Administrator will review the Project Application in a timely manner. If there are an unusually high number of applications, or if review is delayed because of some force majeure event,the Program Administrator may notify the applicant that the application review and approval will be delayed. a. The City application review process is confined to confirming that the Project Application is complete, and all attachments conform to these guidelines. City approval does not constitute endorsement of any representations that may be made with regard to the operation and any savings associated with the Qualified Improvements. The Program Administrator will review the Project Application for proof of compliance with the requirements of the C-PACE Act and C- PACE Resolution that are necessary for the City to approve the Project Application and execute the applicable documents for the proposed C-PACE transaction. b. If the Project Application and supporting documents comply with the Project Application Checklist, the Program Administrator is authorized to approve the Project Application and communicate such approval in writing to the applicant. The Project Application may be conditionally approved if the application is complete but the attachment regarding lender consent is not yet available. PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 8 Conditional approval will be treated the same as an approval, with exceptions noted below. C. Incomplete Project Applications will be returned to the applicant, and the Program Administrator will notify the applicant about which items from the Project Application Checklist were not provided or are insufficient or inaccurate on their face. 3. Upon receipt of approval, the Capital Provider will draft the following "Closing Documents": the Assessment Agreement (Form 2), the Notice of Assessment Interest and C-PACE Lien (Form 3), and the Assignment of Notice of Assessment and C-PACE Lien and Assignment of Assessment Agreement (Form 4). At or before closing, at the request of the applicant, the designated and authorized official will execute Closing Documents. If the Project Application received conditional approval, the Closing Documents executed by the City shall not be released from escrow unless and until all lender consents have been received and executed in accordance with the C-PACE Act and C-PACE Resolution. 4. At closing, the City will record the Assessment Agreement, the Notice of Assessment Interest and C-PACE Lien, and the Assignment of Notice of Assessment and C-PACE Lien and Assignment of Assessment Agreement with the Ada County Recorder's Office. 5. Upon confirmation of recordation, the Capital Provider will disburse funds in accordance with the Financing Agreement. 6. The Property Owner begins making assessment payments per the Assessment Agreement and in accordance with the Financing Agreement. 7. After project completion, the Property Owner will submit the Certificate of C-PACE Improvements Completion (Form 5) to the City, which provides written verification provided by a licensed professional engineer or engineering firm stating that the qualified project was properly completed and is operating as intended. E. Application Documents The Project Application must be submitted with the following documents appended: 1. Project Application Checklist 2. Mortgage Holder Consent (Form 6) 3. Certificate of Compliance for Public Benefits (Form 7), which includes: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-9 a. Certification that the project provides one or more of the following benefits to the public: i. Energy or water resource conservation ii. Reduced public health costs or risks iii. Reduced public emergency response cost or risk 4. Certificate of Qualified Improvements (Form 8) a. A licensed Engineer or an authorized representative of a licensed engineering firm will certify the Qualified Improvements as applicable for the existing building or new construction. The certifying individual may hold additional licenses or qualifications demonstrating their qualifications, as listed on the form of Certificate of Qualified Improvements. 5. For Existing Buildings: a. For Renewable Energy IMprovements, Energy Efficiency Improvements, or Water Efficiency Improvements: A statement by the author of the energy analysis that the Qualified Improvements will or did result in either more efficient use or conservation of energy or water, or the addition of renewable sources of energy or water. The energy analysis must be performed by an Idaho licensed engineering firm or engineer. b. For Resilience Improvements: A statement by the author of the analysis that the Qualified Improvements will or did result in improved water or wastewater resilience, including through storm retrofits, flood mitigation and stormwater management, or increase wind resistance, energy storage, microgrids, or structures, measures or other improvements that reduce land use impact. The analysis must be performed by an Idaho licensed engineering firm or engineer. 6. For New Construction: A certification that the proposed Qualified Improvements will enable the subject property's project to exceed the current building code requirements for energy efficiency, water efficiency, renewable energy, or renewable water. For resilience improvements, a certification that the proposed Qualified Improvements will enable the project to meet or exceed resilience standards for the local government's building codes or, if none are available, compliance with a nationally available and recognized resiliency standard. The certification must be provided by an Idaho licensed engineering firm or engineer. PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 10 F. Closing Documents The Program has adopted the following form Closing Documents, which require the signature of the Program Administrator and shall be part of the closing of any C-PACE transaction. A Property Owner and Capital Provider may adapt the forms to the needs of their particular transaction but must not modify or omit any material substantive terms contained in the forms. 1. Assessment Agreement 2. Notice of Assessment Interest and C-PACE Lien 3. Assignment of Notice of Assessment Interest and C-PACE Lien and Assignment of Assessment Agreement G. Recording In accordance with the C-PACE Act, the City shall: I. File a written notice of assessment and C-PACE lien through the Ada County Recorder's Office. The notice shall contain: a. The amount of the assessment; b. The legal description of the property; C. The name of each property owner; d. A copy of the written assessment contract; and e. A reference to the C-PACE Act authorizing the placement of the assessment and C-PACE lien on the property. 2. File and record each C-PACE lien with the Ada County Recorder. The recording shall contain: a. The legal description of the property; b. The name of each property owner; C. The date on which the lien was created; d. The principal amount of the lien; and e. The term of the lien. 3. Record the executed assignment of the assessment agreement, notice of assignment of assessment, and C-PACE lien. 4. The City may delegate the recording responsibilities set forth in this Section G to the Capital Provider receiving the assignment. If billing, collection, and enforcement are delegated to the Capital Provider, a copy of the assignment and delegation shall also be recorded with the Ada County Recorder. PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 11 H. Financing Requirements and Interest Rates Under the C-PACE Act, the amount of the assessment plus any existing indebtedness on the property cannot exceed ninety percent (90%) of the fair market value of the property as determined by a qualified appraiser. In addition, the amount of the assessment in the case of new construction cannot exceed thirty-five percent (35%) of the fair market value of the property as completed or as stabilized, and, in the case of a retrofit of existing property, cannot exceed twenty- five percent (25%) of the fair market value of the property as completed or as stabilized, all as determined by a qualified appraiser. The determination of fair market value will be established by a qualified appraisal completed no more than twelve (12)months prior to the time of application. Interest rates are negotiated in a Financing Agreement between the Property Owner and the Capital Provider. The City has no role in reviewing, setting, or opining on such interest rates or other aspects of the Financing Agreement. Market forces — such as competition, the intended use of the property, and potential risk —will affect the terms negotiated by the Property Owners and Capital Providers. I. Billing, Collection, and Enforcement of C-PACE Liens Billing, collection and enforcement of C-PACE Liens and financing installment payments will be the responsibility of the Capital Provider. The Capital Provider will enforce the C-PACE Lien in the same manner as a deed of trust. In accordance with Chapter 15, Title 45, Idaho Code, delinquent installments of the assessment incur interest and penalties as specified in the financing agreement between the Property Owner and Capital Provider. In an enforcement action, assessments not yet due shall not be accelerated or eliminated by foreclosure of the past due amount of the lien. J. Program Fee To make the costs of administering the C-PACE Program cost-neutral,the City will collect a servicing fee equal to one percent(1%) of the total amount financed by the Property Owner, not to exceed fifty thousand and no/100 dollars ($50,000.00). This fee is due at the time of disbursement of funds by the Capital Provider, or any portion thereof. An application fee of five hundred and no/100 dollars ($500.00) will be paid with submission of the Program Application. K. Term of an Assessment The maximum term of an assessment may not exceed the useful life of the Qualified Improvement or weighted average useful life if more than one Qualified Improvement is included in the Qualified Project. PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 12 L. Written Consent from Mortgage Holder(s) Required Before entering into an Assessment Agreement with the City, the Property Owner must obtain and furnish to the City the written consent to the placement of the assessment and C-PACE Lien from any holder of a mortgage or a deed of trust on the property. M. Provisions for Marketing and Participant Education This Guidebook will be made available to the public on the City's website.It is determined that there is no need for marketing and additional participant education at this time. It is presumed that Property Owners and Capital Providers understand the principles and processes associated with C-PACE financing and will look to the Guidebook for understanding and clarification of the Program. N. City Has No Liability or Financial Responsibility The City,its governing bodies,executives,or employees are not personally liable as a result of exercising any rights or responsibilities granted under this Program. The City shall not pledge, offer, or encumber its full faith and credit for any lien amount through a C-PACE program. No public funds may be used to fund or repay any C-PACE financing obligation between a Capital Provider and Property Owner. O. Amendments and Interpretation This Guidebook is intended to establish the general rules and procedures applicable to the Program. Amendments must be presented to the City Council for approval. The Program Administrator is authorized to interpret the rules and procedures set forth in this Guidebook if it becomes evident that any provision of the Guidebook is reasonably capable of being understood in more than one sense. In making such interpretation, the Program Administrator shall consider the intent,purposes, and plain language of the Guidebook, in light of State law.No provision of the Guidebook should be interpreted so as to render any other provision superfluous or ineffective. PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 13 APPLICATION/CLOSING CHECKLIST The Application/Closing Checklist is offered to the applicant as a means of checking the C-PACE Program Application to ensure that a complete Application is submitted, free from omissions and errors that could possibly lead to rejection of the Application. Check off each item in Section I when completed and submit with the Application. Submission of a complete Application is solely the responsibility of the applicant. Check off each item in Section II when completed and submit at the time of Closing. Completion of this form does not relieve the applicant of the responsibility for providing all documents needed for the Application and Closing. I. Application (documents needed for approval of Application): 1. Are all blank spaces filled out on C-PACE Program Application? 2. Is the Mortgage Holder Consent form completed and attached for each mortgagee or beneficiary of a deed of trust? 3. Is the C-PACE Program Certificate of Compliance—Public Benefits attached? 4. Is the Certificate of Qualified Improvement attached? 5. Are authorized signatures properly affixed to the Application? II. Closing (documents needed before Closing): 6. Is the Assessment Agreement completed and signed,with all required attachments? 7. Is the Notice of Assessment and C-PACE Lien completed and signed, with all the required attachments? 8. Is the Assignment of Notice of Assessment and C-PACE Lien and Assignment of Assessment Agreement completed and ready for the City's signature? 9. Is all information which is necessary for Recording provided (see Program Guidebook at page 11)? PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 14 FORMS PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 15 PROGRAM APPLICATION FORM 1 PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 16 For office use only CiQ fERJDIAN*_--- City of Meridian, Idaho Application Fee: $500.00 IDAHO Mayor's Office Servicing Fee: $ Economic Development Date Paid: 33 E. Broadway Ave. Approved by: Meridian, ID 83642 Date of Approval: C-PACE PROGRAM APPLICATION All blanks must be filled in. If the requested information does not apply, indicate "Does Not Apply"or "N/A. " Property Owner Name: Mailing Address: Physical Address: Telephone Number: Email: Tax ID Number(EIN or SSN): Project Name: Address of Project: Legal Description: Assessed Value and Date of Assessment: Appraised Value and Date of Appraisal: Building Size: Year Built(if applicable): Project Type (e.g. commercial, multi-family): Total Amount Financed: Capital Provider: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 17 Contact person: Mailing Address: Telephone Number: Email: Project Narrative (Briefly describe the overall project. Use additional sheets if necessary.): Project Details (Describe the proposed Qualified Improvements applicable to the C-PACE Program, e.g., improvements that promote or support energy efficiency, renewable energy, water conservation, reduction or elimination of lead from water, water or wastewater resilience, etc. If the application is for improvements installed within the last three (3) years, include the date of installation of each improvement. Use additional sheets if necessary): PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 18 Please answer the following questions. You must answer "no" to each question to qualify for the C-PACE Program. Yes No Is any mortgage or deed of trust payment past due? Are any propertytax assessments past due? Is the property owner insolvent? Is the property owner currently in bankruptcy roceedin s? Is the total debt secured by the property, including any C-PACE assessment, in excess of 90%of the fair market value of the property as complete or stabilized? For new construction, will the C-PACE assessment exceed 35% of the fair market value of the property as complete or stabilized? For a retrofit of existing property, will the C-PACE assessment exceed 25% of the fair market value of the property as complete or stabilized? Was the appraisal setting the fair market value of the property (by a qualified appraiser) completed more than 12 months before the date of this application? Does the period of the proposed special assessment exceed the weighted average of the useful life of the qualified project that is the basis for the assessment? Will the voluntary assessment under the C-PACE program constitute an event of default under any current mortgage or deed of trust on the propert ? The property owner must submit the following with this application: 1. For an existing building, an energy analysis by a licensed engineering firm or engineer, which includes a statement that the improvements will result in more efficient use or conservation of energy or water or the addition of renewable sources of energy or water, OR that the improvements will result in improved resilience. 2. For new construction, a written certification by a licensed engineering firm or engineer, which includes a statement that the improvements will enable the project to exceed building code requirements for energy efficiency, water efficiency, renewable energy, and/or renewable water, or meet or exceed resilience standards in the City's adopted building code or, if none, a nationally available and recognized resiliency standard. 3. A copy of the appraisal for the property. 4. A written statement from an authorized officer of each holder of a mortgage or deed of trust consenting to the assessment and indicating that the assessment does not constitute an event of default under the mortgage or deed of trust. 5. A written certification by the Capital Provider that the property owner and project meet the requirements of the C-PACE Act and Program Guidebook,and qualify for financing under this Program. PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 19 ASSESSMENT AGREEMENT FOR C-PACE FINANCING FORM 2 PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-20 ASSESSMENT AGREEMENT FOR C-PACE FINANCING This ASSESSMENT AGREEMENT for C-PACE FINANCING (the "Agreement") is made and entered into as of this day of , 20 , (the "Effective Date")by and between the City of Meridian,Idaho, a City government organized and existing under the laws of the state of Idaho, (the"City")and ,the record owner(s)(the"Property Owner") of the real property described in Exhibit"A" (the "Property"). RECITALS WHEREAS, the City, on , 2026 established the Commercial Property Assessed Capital Expenditure Program (the "Program") through the adoption of a resolution of City Council ("C-PACE Resolution") to allow the financing of certain renewable energy, energy and water efficiency, and resiliency improvements ("Qualified Improvements"), through contractual assessments pursuant to the Commercial Property Assessed Capital Expenditure Act, Title 67, Chapter 38, Idaho Code, (the "Act") (as may be amended from time to time); and WHEREAS, the City has designated the Economic Development Administrator as the Program Administrator; and WHEREAS,the purpose and method of approval of C-PACE financing under the Program are described in the Program Guidebook(the"Program Guidebook"),as the same may be amended from time to time prior to the Effective Date of this Agreement; and WHEREAS, the City has consented to the participation in the Program by owners of eligible properties within the boundaries of the City; and WHEREAS, the Property Owner's Property is an eligible property within the boundaries of the City; and WHEREAS, the Property Owner has submitted application materials (the "C-PACE Application") including a description of the Qualified Improvements that will be acquired, constructed on and/or installed on the Property; and WHEREAS, the City, through its Program Administrator, has reviewed the C-PACE Application of the Property Owner to assess compliance with the Act, the C-PACE Resolution, and Program Guidebook, and the City has determined that the project proposed by the Property Owner complies with such criteria and is approved for participation in the Program(the"Approved Project"); and WHEREAS,the Approved Project is to be financed pursuant to a financing agreement(the "Financing Agreement") between the Property Owner and (the "Capital Provider")pursuant to which the Property Owner agrees to repay such Capital Provider; and WHEREAS, pursuant to the Act, the City and the Property Owner must enter into an agreement whereby the Property Owner voluntarily consents to have an assessment imposed and PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-21 a lien placed on the Property in exchange for receiving and repaying C-PACE financing; and WHEREAS, it is a condition to closing of the Financing Agreement that the Property Owner and the City enter into this Agreement; and WHEREAS, the Property Owner voluntarily and willingly agrees to have an assessment imposed on the Property and to enter into this Agreement in order to finance the installation of the Qualified Improvements on the Property contemplated as part of the Approved Project, all on the terms set forth in this Agreement and the Financing Agreement. NOW, THEREFORE, in consideration of the covenants and agreements hereinafter contained, and for other good and valuable consideration the receipt and sufficiency of which are hereby acknowledged, the Property Owner and the City enter into an Agreement as follows, with the intent to bind themselves and their respective successors and assigns. Section 1. Purpose. The Property Owner and the City are entering into this Agreement for the purpose of subjecting the Property to a C-PACE assessment to finance or refinance the purchase, installation, or construction of the Qualified Improvements identified in Exhibit"B" on the Property. Section 2. The Property. This Agreement relates to the real property identified in Exhibit"A." The Property Owner has supplied to the City current evidence of his/her/their/its fee ownership or an estate for years created pursuant to a written lease agreement or similar agreement in the Property, and possesses all legal authority necessary to execute and deliver this Agreement. Section 3. Assessment and Lien. a. The Property Owner agrees that upon the execution and delivery of this Agreement by the parties, the Property Owner voluntarily and willingly consents to the placement of an assessment imposed against the Property by the City pursuant to this Agreement and applicable law in the principal amount of $ (the "Assessment"), together with all interest, penalties, and fees as described in the Financing Agreement, Exhibit"C"attached hereto, and in the Assessment Schedule, Exhibit"D"attached hereto. Upon execution and delivery of this Agreement, the City will execute and cause to be recorded in the Ada County Recorder's Office, together with a copy of this Agreement, pursuant to Idaho Code § 67-3808(3),the Notice of Assessment Interest and C-PACE Lien ("Notice of Assessment"), substantially in the form of Exhibit "E." The recording of the Notice of Assessment will cause the Assessment to attach as a lien upon the Property for the benefit of the City and provide record notice to third parties of the existence of the lien. b. The execution and delivery of this Agreement by the parties authorizes and effectuates the imposed Assessment by the City against the Property without any further action required by the parties. C. The Property Owner hereby promises to pay the Assessment over a period of years on the due dates set forth in Exhibits"C"and"D"hereto. The Property Owner agrees to pay the amount due in installments according to the Assessment schedule, each such PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-22 installment to be paid by the Property Owner by its due date in order to avoid delinquencies and the accrual of interest and related penalties. d. The Assessment shall be secured by the lien until paid in full. Failure to pay any installment, like failure to pay any property taxes pertaining to the Property, will result in penalties and interest accruing on the amounts due on the terms and provisions set forth in the Financing Agreement. In addition, under those circumstances, the lien may be subject to foreclosure in the manner of a deed of trust as set forth in Title 45, Chapter 15, Idaho Code. e. The Property Owner hereby certifies to the City that: (1) the Property Owner is the legal owner of the Property; (2) the Property Owner is current on mortgage and property tax payments related to the Property; (3) the Property Owner is not insolvent or in bankruptcy proceedings; (4) the title of the Property is not in dispute; (5) the amount of the Assessment plus any other existing indebtedness on the property does not exceed ninety percent (90%) of the fair market value of the Property as completed or stabilized, as determined by a qualified appraiser in an appraisal report completed no more than twelve (12) months prior to the date on which the application was submitted; and (6) if the Project constitutes a retrofit of existing property, the amount of the Assessment does not exceed twenty-five percent(25%) of the fair market value of the Property as completed or as stabilized,as determined by a qualified appraiser in an appraisal report completed not more than twelve(12)months prior to the date on which the application was submitted; and (7) if the Project constitutes new construction, the amount of the Assessment does not exceed thirty-five percent (35%) of the fair market value of the Property as completed or as stabilized, as determined by a qualified appraiser in an appraisal report completed not more than twelve(12)months prior to the date on which the application was submitted. Section 4. Collection of Assessment; Assignment of Rights; Private Foreclosure. a. The Assessment installments shall be collected in the manner specified in the Program Guidebook. b. The City hereby irrevocably assigns its right to receive all installments of the Assessment required to be paid by the Property Owner pursuant to this Agreement,whether PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-23 in accordance with the Assessment schedule or upon prepayment of the Assessment in whole or in part in,and any and all sums collected pursuant to foreclosure and enforcement, together with all payments of interest due and payable, including penalty interest if delinquent, to the Capital Provider, its successors or assigns. The parties hereby acknowledge and agree that in the event an Assessment installment is not received by the due date as indicated in the Assessment schedule,the Capital Provider may enforce the lien as provided in the Act, in the same manner as that of a deed of trust, pursuant to Title 45, Chapter 15, Idaho Code, irrespective of whether real property taxes (or any other taxes, charges, or assessments) are due and owing at the time. Section 5. Term; Agreement Runs with the Land. a. Except as may otherwise be set forth in this Agreement, this Agreement shall terminate upon the final payment or prepayment of the Assessment. Following such termination, the City at the direction of the Capital Provider shall cause to be executed, delivered, and/or recorded such instruments as are necessary in order to release the lien. The lien placed pursuant to this Agreement establishes rights and obligations that are for the benefit of the Property and, therefore, such rights and obligations run with the land. b. The balance of the lien that has not yet become due is not accelerated or eliminated by a tax sale based upon the lien or any lien for taxes imposed by the state, a local government, or junior taxing district against the Property, or any other foreclosure of an indebtedness on the Property. C. While any portion of the Assessment remains unpaid, the Property shall not be subdivided without the Capital Provider's prior written consent. In the event the Property is subdivided while any portion of the Assessment remains unpaid,the Assessment will be assigned to each of the newly created parcels on the basis of relative valuation at the time of the subdivision, unless the Financing Agreement provides that the Assessment should be allocated in an alternate manner. d. The Property Owner hereby acknowledges and agrees that this Agreement constitutes written notice that the Property Owner may be responsible for the payment of any remaining principal balance of the Assessment upon the refinance or sale of the Property unless the remaining principal balance is assumed by the acquiring property owner. Section 6. Assignment of Assessment Billing, and Collection to Capital Provider. In accordance with Idaho Code § 67-3808(4): a. The City shall,pursuant to an Assignment of Notice of Assessment Interest and lien and Assignment of Assessment Agreement ("Notice of Assignment"), delegate to the Capital Provider the sole responsibility for billing,collecting and enforcing the Assessment and the lien. b. Delinquencies Private Foreclosure. After one (1) year from the date of any delinquency related to the Assessment, the Capital Provider shall enforce any delinquent PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-24 Assessment installment as provided in the Act, in the same manner as a deed of trust, provided that any sale proceeds in excess of the amount of the overdue Assessment installment and related penalties and interest will be distributed by the Capital Provider in accordance with applicable law governing distribution of proceeds following the foreclosure of a deed of trust. Section 7. Recordation of Documents. The City shall cause to be recorded, or will delegate to the Capital Provider to record, in the Ada County Recorder's Office, the Notice of Assessment,which includes this Agreement as an attachment,the Notice of Assignment, and such other documents that are attached as Exhibits to this Agreement. Section 8. Amendment. a. This Agreement may be modified only by the written agreement of the City and the Property Owner, or any successor or assign of the parties. b. The Property Owner agrees, from time to time, to execute, acknowledge and deliver,or cause to be executed,acknowledged and delivered, such supplements hereto and such further instruments as may reasonably be required in order to carry out the expressed intention of this Agreement. Section 9. Binding Effect; Assignment. This Agreement inures to the benefit of and is binding upon the City,the Property Owner, and their respective successors and assigns; Provided, however, that the City may not assign its rights and obligations under this Agreement without the prior written consent of the Capital Provider. The obligation to pay the Assessment set forth in this Agreement is an obligation of the Property and no agreement or action of the Property Owner (other than repayment of the Assessment in full in accordance with the terms of the Financing Agreement)will impair in any way the right to pursue a foreclosure with respect to the lien or the right to enforce the collection of the Assessment or any Assessment installment against the Property. Section 10. No Liability of the City. Pursuant to the Act, so long as the City complies in good faith with the Act, the C-PACE Resolution, and its obligations under this Agreement, the City shall incur no liability as a result of any provision of this Agreement, nor shall any members of the governing body, employees, and officers of the City be personally liable for exercising any rights or responsibilities pursuant to or in furtherance of this Agreement. This provision shall inure only to the City, its governing body, employees, and officers, and not to the benefit of the City's successors or assigns of this Agreement. Section 11. Indemnification. The Property Owner agrees to defend,indemnify,and hold the City, its governing body, employees, agents, and contractors harmless from any and all claims, including but not limited to reasonable attorney fees, demands, losses and liabilities to or by third parties arising from, resulting from, or connected with this Agreement, the Approved Project, the Assessment, and the lien. The Property Owner's duty to indemnify the City shall not apply to liability for damages to the extent caused by or resulting from gross negligence or willful misconduct of the City,its governing body,employees,agents,or contractors. The Property Owner agrees to defend, indemnify and hold the Capital Provider, its directors, officers, employees, agents, and representatives harmless hereunder in the same manner provided in the Financing Agreement. PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-25 Section 12. Governing Law; Venue. This Agreement is governed by and shall be construed in accordance with the laws of the state of Idaho. Venue shall be Ada County, Idaho. Section 13. Severability. Each and every provision of this Agreement is, and shall be construed to be, a separate and independent covenant and agreement. If any term or provision of this Agreement or the application thereof shall to any extent be held to be invalid or unenforceable, the remainder of this Agreement, or the application of such term or provision to circumstances other than those to which it is invalid or unenforceable, shall not be affected thereby, and each term and provision of this Agreement shall be valid and shall be enforced to the extent permitted by law. Section 14. Counterparts. This Agreement may be executed in several counterparts, each of which is an original and all of which constitutes one and the same instrument. IN WITNESS WHEREOF,the City and the Property Owner have caused this Agreement to be executed in their respective names by their duly authorized representatives, all as of the date first above written. CITY OF MERIDIAN: By: Robert E. Simison, Mayor ATTEST: Chris Johnson, City Clerk PROPERTY OWNER: By: Its: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-26 CITY'S ACKNOWLEDGEMENT STATE OF IDAHO ) ) ss. City of Meridian ) On this day of ,20 ,before me, a Notary Public,personally appeared Robert E. Simison and Chris Johnson known to me to be the Mayor and City Clerk,who executed the foregoing instrument and acknowledged to me that they executed the same with the authority of and on behalf of the City of Meridian. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal the day and year in this certificate first above written. Notary Public for Idaho Residing at My Commission expires: PROPERTY OWNER'S ACKNOWLEDGEMENT STATE OF IDAHO ) ) ss. City of Meridian) On this day of ,20_,before me, a Notary Public,personally appeared , known to me to be the person who executed the foregoing instrument and acknowledged to me that he executed the same with the authority of and on behalf of IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal the day and year in this certificate first above written. Notary Public for Idaho Residing at My Commission expires: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-27 EXHIBIT A PROPERTY LEGAL DESCRIPTION [To be inserted] PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-28 EXHIBIT B LIST OF QUALIFIED IMPROVEMENTS [To be inserted] PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-29 EXHIBIT C FINANCING AGREEMENT [to be inserted] PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-30 EXHIBIT D ASSESSMENT SCHEDULE Delinquent Principal Annual Total Period Bill date After Date Payment Interest Principal Remaining Collection Payment Due 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-31 EXHIBIT E NOTICE OF ASSESSMENT INTEREST and C-PACE LIEN INSTRUMENT PREPARED BY AND WHEN RECORDED,RETURN TO: CITY OF MERIDIAN 33 E. Broadway Ave. Meridian, ID 83642 NOTICE OF ASSESSMENT AND C-PACE LIEN (GRANTEE) CITY OF MERIDIAN (GRANTOR) Notice is hereby given that the City of Meridian,Idaho, at the request of the Property Owner named below,is placing a C-PACE Lien pursuant to Idaho Code § 67-3810 on the described Property. In support of this lien the following information is submitted: 1. THE ASSESSMENT LIEN GRANTEE City of Meridian,Idaho 2. DATE ON WHICH THE ASSESSMENT AGREEMENT WAS SIGNED GRANTING THE RIGHT TO PLACE AN ASSESSMENT AND C-PACE LIEN ON THE PROPERTY 3. THE PROPERTY OWNER(s)GRANTING THE PLACEMENT OF THE ASSESSMENT AND C-PACE LIEN 4. THE PROPERTY AGAINST WHICH THE ASSESSMENT AND C-PACE LIEN IS PLACED IS LOCATED AT THE FOLLOWING ADDRESS 5. LEGAL DESCRIPTION OF THE PROPERTY IS AS SEE EXHIBIT A TO THE FOLLOWS ASSESSMENT AGREEMENT, ATTACHED HERETO 6. ASSESSOR'S PARCEL NUMBER OF THE PROPERTY 7. PRINCIPAL AMOUNT OF ASSESSMENT SECURED BY C-PACE LIEN SEE EXHIBITS C AND D TO THE 8. TERMS AND LENGTH OF ASSESSMENT ASSESSMENT AGREEMENT, SECURED BY C-PACE LIEN ATTACHED HERETO SEE EXHIBIT A TO THE 9. COPY OF ASSESSMENT AGREEMENT ASSESSMENT AGREEMENT, ATTACHED HERETO PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-32 IN WITNESS WHEREOF, Grantee and Grantor have caused this Notice of Assessment Interest and C-PACE Lien to be executed in their respective names by their duly authorized representatives, all as of the date first above written. CITY OF MERIDIAN By: Robert E. Simison, Mayor ATTEST: Chris Johnson, City Clerk STATE OF IDAHO ) ) ss. City of Meridian ) On this day of ,20_,before me, a Notary Public,personally appeared Robert E. Simison and Chris Johnson, known to me to be the Mayor and City Clerk of the City of Meridian, who executed the foregoing instrument and acknowledged to me that they executed the same with the authority of and on behalf of the City of Meridian. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal the day and year in this certificate first above written. Notary Public for Idaho Residing at My Commission expires: GRANTOR: [PROPERTY OWNER] By: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-33 STATE OF IDAHO ) ) ss. City of Meridian ) On this day of ,20 ,before me, a Notary Public,personally appeared , known to me to be the person who executed the foregoing instrument and acknowledged to me that he executed the same with the authority of and on behalf of IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal the day and year in this certificate first above written. Notary Public for Residing at My Commission expires: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-34 EXHIBIT A ASSESSMENT AGREEMENT [see attached] PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-35 NOTICE OF ASSESSMENT AND C-PACE LIEN FORM 3 PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-36 INSTRUMENT PREPARED BY AND WHEN RECORDED,RETURN TO: CITY OF MERIDIAN 33 E. Broadway Ave. Meridian, ID 83642 NOTICE OF ASSESSMENT AND C-PACE LIEN (GRANTEE) CITY OF MERIDIAN, IDAHO (GRANTOR) Notice is hereby given that the City of Meridian, Idaho, at the request of the Property Owner(s) named below,is placing a C-PACE Lien pursuant to Idaho Code § 67-3810 on the described Property. In support of this lien the following information is submitted: 1. THE ASSESSMENT LIEN GRANTEE City of Meridian,Idaho 2. DATE ON WHICH THE ASSESSMENT AGREEMENT WAS SIGNED GRANTING THE RIGHT TO PLACE AN ASSESSMENT AND C-PACE LIEN ON THE PROPERTY 3. THE PROPERTY OWNER(s) GRANTING THE PLACEMENT OF THE ASSESSMENT AND C-PACE LIEN 4. THE PROPERTY AGAINST WHICH THE ASSESSMENT AND C-PACE LIEN IS PLACED IS LOCATED AT THE FOLLOWING MUNICIPAL ADDRESS: 5. LEGAL DESCRIPTION OF THE PROPERTY IS AS SEE EXHIBIT A TO THE FOLLOWS ASSESSMENT AGREEMENT, ATTACHED HERETO 6. ASSESSOR'S PARCEL NUMBER OF THE PROPERTY 7. PRINCIPAL AMOUNT OF ASSESSMENT SECURED BY C-PACE LIEN PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-37 8. TERMS AND LENGTH OF ASSESSMENT SEE EXHIBIT C AND D TO THE SECURED BY C-PACE LIEN ASSESSMENT AGREEMENT, ATTACHED HERETO 9. COPY OF ASSESSMENT AGREEMENT SEE EXHIBIT A TO THE ASSESSMENT AGREEMENT, ATTACHED HERETO IN WITNESS WHEREOF, Grantee and Grantor have caused this Notice of Assessment Interest and C-PACE Lien to be executed in their respective names by their duly authorized representatives, all as of the date first above written. CITY OF MERIDIAN, IDAHO By: Robert E. Simison, Mayor ATTEST: Chris Johnson, City Clerk STATE OF IDAHO ) ) ss. City of Meridian ) On this day of ,20_,before me, a Notary Public,personally appeared Robert E. Simison and Chris Johnson, known to me to be the Mayor and City Clerk of the City of Meridian, Idaho, who executed the foregoing instrument and acknowledged to me that they executed the same with the authority of and on behalf of the City of Meridian. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal the day and year in this certificate first above written. Notary Public for Idaho Residing at My Commission expires: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-38 GRANTOR: [PROPERTY OWNER] By: STATE OF IDAHO ) ss. City of Meridian ) On this day of ,20 ,before me, a Notary Public,personally appeared , known to me to be the person who executed the foregoing instrument and acknowledged to me that he executed the same with the authority of and on behalf of IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal the day and year in this certificate first above written. Notary Public for Residing at My Commission expires: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-39 EXHIBIT A ASSESSMENT AGREEMENT [see attached] PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-40 ASSIGNMENT OF NOTICE OF ASSESSMENT AND C-PACE LIEN AND ASSIGNMENT OF ASSESSMENT AGREEMENT FORM 4 PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-41 INSTRUMENT PREPARED BY AND WHEN RECORDED, RETURN TO: CITY OF MERIDIAN 33 E. Broadway Ave. Meridian, ID 83642 ASSIGNMENT OF NOTICE OF ASSESSMENT AND C-PACE LIEN AND ASSIGNMENT OF ASSESSMENT AGREEMENT This ASSIGNMENT OF NOTICE OF ASSESSMENT AND C-PACE LIEN AND ASSIGNMENT OF ASSESSMENT AGREEMENT (the "Assignment") is dated the day of , 20_by the CITY OF MERIDIAN, IDAHO, a City government organized and existing by virtue of the laws of the state of Idaho, (the "Assignor") to , a corporation, (the "Assignee"). For value received, Assignor hereby grants, assigns and transfers to Assignee, without recourse or warranty of any kind,express or implied,all of Assignor's rights in,title to,and interest under, that certain Notice of Assessment and C-PACE Lien, dated as of[ ], 20-9 by [ ] ("Property Owner") and Assignor, recorded on [ ], 20 as Instrument No. in Ada County, Idaho(the"Notice of Assessment Interest"), and the Assessment Agreement dated as of[ ], 20 (the "Assessment Agreement"), among Property Owner, Assignee and Assignor and attached to such Notice of Assessment Interest, together with the obligations secured by the C-PACE Lien (as such term is as defined in the Assessment Agreement) and all other instruments, documents and certificates executed in connection therewith. Assignee hereby accepts all of Assignor's rights in, title to, and interest under the Assessment Agreement, the Notice of Assessment Interest and the C-PACE Lien, together with the obligations secured by the C-PACE Lien and all other instruments, documents and certificates executed in connection therewith. Consistent with Idaho Code § 67-3808(4), by accepting this Assignment, Assignee agrees for the benefit of Assignor that Assignee shall be solely responsible for the billing and collection of the Assessment and for enforcing the obligation of Property Owner to pay the Assessment described in the Assessment Agreement, including pursuing a foreclosure of the C-PACE Lien in accordance with Chapter 15 of Title 45, Idaho Code. Assignor shall have no obligation to pursue such foreclosure on behalf of Assignee, or to otherwise participate in such foreclosure, except to the extent that any action on the part of Assignor or any official of Assignor is required in order to allow Assignee to prosecute or effectuate the foreclosure under Chapter 15 of Title 45,Idaho Code, or to ratify or confirm any action of Assignee taken in furtherance of the foregoing. The Assignee may assign any or all of its rights under the Assessment Agreement without the consent of Assignor or the Property Owner, provided that the Assignee provides notice of the assignment to the Assignor and the Property Owner. PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-42 IN WITNESS WHEREOF, Assignor has executed this Assignment as of the day and year first above written. CITY OF MERIDIAN By: Name: Robert E. Simison, Mayor ATTEST: Chris Johnson, City Clerk STATE OF IDAHO ) ) ss. City of Meridian ) On this day of ,20 ,before me, a Notary Public,personally appeared Robert E. Simison and Chris Johnson, known to me to be the Mayor and City Clerk of the City of Meridian, who executed the foregoing instrument and acknowledged to me that they executed the same with the authority of and on behalf of the City of Meridian. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal the day and year in this certificate first above written. Notary Public for Idaho Residing at My Commission expires: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-43 [CAPITAL PROVIDER] By: Name: Title: STATE OF IDAHO ) ss. City of Meridian ) On this day of ,20 ,before me, a Notary Public,personally appeared , known to me to be the person who executed the foregoing instrument and acknowledged to me that he executed the same with the authority of and on behalf of IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal the day and year in this certificate first above written. Notary Public for Residing at My Commission expires: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-44 CERTIFICATE OF C-PACE IMPROVEMENTS COMPLETION FORM 5 PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-45 C� (1E NI]IAN� IDAHO CERTIFICATE OF C-PACE IMPROVEMENTS COMPLETION Property Owner: Property Address: C-PACE application approval date: C-PACE financing closing date: I am an authorized representative of the Property Owner listed above and hereby certify that the Project under the above-approved C-PACE Application, attached as Exhibit"A"hereto, has been properly completed and all improvements are operating as intended. Signature: NAME: Business name: Business address: Business contact email: Business contact phone: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-46 EXHIBIT A C-PACE APPLICATION [See attached] PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-47 MORTGAGE HOLDER CONSENT FORM 6 PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-48 MORTGAGE HOLDER CONSENT Date: Mortgage Holder: BANK NAME: BANK ADDRESS: BANK CITY, STATE, ZIP: PHONE NUMBER: Loan Number(s): Property Owner and Mailing Address: OWNER NAME: OWNER ADDRESS: OWNER CITY, STATE, ZIP: Property (as more particularly described in the attached Exhibit A): PROPERTY ADDRESS: PROPERTY CITY, STATE, ZIP: Recording Information: [Date] and [Book] and [Page] or [Document No.] This is a Mortgage Holder Consent("Consent")by the undersigned entity(the"Mortgage Holder") with respect to the above-referenced loan(s) (the "Loan") secured by the Property. The Property Owner intends to finance the installation of eligible improvements in an amount of up to $[ ] through an imposed contractual assessment(the"Assessment")pursuant to the Commercial Property Assessed Capital Expenditure Act, Title 67, Chapter 38, Idaho Code, (the "Act") in order to reduce energy consumption, to reduce water consumption, to increase resiliency, or to install renewable energy systems on the Property by participating in the commercial property assessed capital expenditure ("C-PACE") program ("Program") authorized by the City of Meridian in which the Property is located pursuant to the Act. Pursuant to the Program, the Property Owner agrees to the imposed Assessment against the Property that will be collected in installments. In no circumstances will the amount owing on the assessment be accelerated on account of a payment default or for any other reason, but rather any proceeding to enforce the Assessment shall be limited to the collection of the amount then currently due with respect to the Assessment, including past-due interest, past-due fees, and costs of collection as permitted under the Act, state tax code, and contracts with local government governing the Program. By signing below, Mortgage Holder hereby: (i) acknowledges and consents to the Assessment in the amount set forth above; (ii) agrees that the Assessment will not constitute an event of default or trigger the exercise of any remedies under the loan documents between Mortgage Holder and Property Owner, and (iii) acknowledges that this Consent is being relied on by all parties participating in, lending in or administering the Program. PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-49 The undersigned hereby represents that he/she is an officer authorized to execute and deliver this Consent on behalf of Mortgage Holder. [MORTGAGE HOLDER]: By (SEAL) Name Title STATE OF ) SS. City of ) On this day of ,20_,before me, a Notary Public,personally appeared , known to me to be the person who executed the foregoing instrument and acknowledged to me that he executed the same with the authority of and on behalf of IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal the day and year in this certificate first above written. Notary Public for Residing at My Commission expires: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-50 EXHIBIT A LEGAL DESCRIPTION PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-51 C-PACE PROGRAM CERTIFICATE OF COMPLIANCE Public Benefits FORM 7 PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 52 E N D I !AN -- C-PACE PROGRAM CERTIFICATE OF COMPLIANCE Public Benefits I, the undersigned, have reviewed the Project and hereby certify the following information with respect to the proposed Qualified Improvements described in the project proposal(e.g.,equipment specifications; design drawings/modeling; permit applications; an ASHRAE Level I assessment/energy assessment; an ASHRAE Level 2 full building model): Please describe: (Use additional sheets if necessary.) I CERTIFY THAT THE PROPOSED QUALIFIED IMPROVEMENTS PROVIDE THE FOLLOWING BENEFITS TO THE PUBLIC FOR THE FOLLOWING REASONS (please check all that apply; use additional sheets if necessary): Energy or water resource conservation Please describe: Reduced public health costs or risk Please describe: Reduced public emergency response cost or risk Please describe: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-53 Signature: NAME: Business name: Business address: Business contact email: Business contact phone: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-54 CERTIFICATE OF QUALIFIED IMPROVEMENTS FORM 8 PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-55 �E IDIAN�-- IDAHO CERTIFICATE OF QUALIFIED IMPROVEMENTS Energy,Water,Renewable Energy, Resilience I, the undersigned, hereby certify the following facts with respect to the proposed Qualified Improvements described in the project proposal: I. I am either a licensed Professional Engineer or an authorized representative of a licensed engineering firm, whose registration number and stamp are shown below. 2. If applicable: I am accredited by or belong to a firm with an accreditation from(please denote with an "X" or checkmark, and attach verification of professional accreditation): Building Energy Assessment Professional (BEAP) Building Energy Modeling Professional (BEMP) Certified Building Energy Assessment Professional (BEAP) (offered by ASHRAE) Certified Energy Auditor (CEA) (offered by Association of Energy Engineers [AEE]) Certified Energy Manager(CEM) (offered by AEE) Certified FORTIFIED CommercialTM Evaluator(offered by IBHS) Certified GeoExchange Designer(CGD) Certified High-Performance Building Design Professional (HBDP) (offered by ASHRAE) _Certified Measurement and Verification Professional (CMVP) (offered by AEE and EfficiencyValuation Organization) Investor Confidence Project (ICP) Quality Assurance Assessor Investor Confidence Project (ICP) Project Developer _LEED Accredited Professional _Licensed Architect _Water Quality Association Professional Certification North American Board of Certified Energy Practitioners (NABCEP) (for solar PV only, a design specialist certification is acceptable) 3. The application is for: an existing building new construction 4. Please describe your relationship to the project: I am employed by the project applicant in my professional capacity I am a contracted independent third-party reviewer PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-56 5. I reviewed the following information regarding the project (e.g., equipment specifications; design drawings/modeling; permit applications; an ASHRAE Level 1 assessment/energy assessment; an ASHRAE Level 2 full building model) Please describe: 6. The project proposal includes "Qualified Improvements", as defined in Section 67- 3803(11) of the Commercial Property Assessed Capital Expenditure Act, Chapter 38 of Title 67, Idaho Code and the Program Guidebook, and the estimated useful life of each Qualified Improvement(please attach). 7. The Qualified Improvements will be permanently affixed to the property. FOR AN EMS TING BUILDING I CERTIFY (please check all that apply): I am the author of the energy analysis (please attach). The proposed Qualified Improvements will result in either the more efficient use or conservation of energy or water or the addition of renewable sources of energy or water. The Qualified Improvements will result in (a) improved water or wastewater resilience, which may include, without limitation, flood mitigation, stormwater management and storm retrofits, or (b) increased wind resistance, energy storage, microgrids, or structures, measures, or other improvements that reduce land use impact. If other,please specify: FOR NEW CONSTRUCTION I CERTIFY: The proposed Qualified Improvements will enable the subject property's project to exceed the energy efficiency,water efficiency,renewable energy or renewable water requirements of the jurisdiction's current building code, or meet or exceed the resilience standards of the jurisdiction's current building and/or fire codes. Signature: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-57 NAME: Business name: Business address: Business contact email: Business contact phone: IF APPLICABLE License No. Stamp: ATTACHMENTS (please denote using an "X"or checkmark, and attach to this Certificate of Compliance) verification of accreditation (if applicable): project proposal with list of estimated useful life of Qualified Improvements energy analysis (if applicable) other(please specify): other(please specify): PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-58 CITY OF MERIDIAN RESOLUTION NO. 26-2581 BY THE CITY COUNCIL: CAVENER,LITTLE ROBERTS, OVERTON, STRADER, TAYLOR, WHITLOCK A RESOLUTION EXPRESSING THE CITY OF MERIDIAN'S INTENT TO ESTABLISH A COMMERCIAL PROPERTY ASSESSED CAPITAL EXPENDITURE PROGRAM AND ADDRESSING ACTIONS RELATED THERETO; AND PROVIDING AN EFFECTIVE DATE. WHEREAS,the Commercial Property Assessed Capital Expenditure Act, Chapter 38, Title 67, Idaho Code ("Act") authorizes municipalities, counties and other political subdivisions of the State of Idaho to establish a commercial property assessed capital expenditure program ("C-PACE Program") to assist in financing the costs of certain renewable energy, energy and water efficiency, and resiliency improvements ("Qualified Improvements") owned by certain commercial, industrial, agricultural, or multifamily housing property owners through the levy of special assessments; and, WHEREAS, the City Council finds that the financing of Qualified Improvements through special assessments is a valid public purpose; and, WHEREAS, the City desires to establish a C-PACE Program pursuant to the Act; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN, IDAHO: Section 1. The terms defined or described in the recitals hereto shall have the same meanings when used in the body of this Resolution. All other capitalized terms used herein and not otherwise defined shall have the meaning given such terms in the Act. Section 2. Pursuant to the Act,the City hereby expresses its intent to authorize direct financing between Property Owners and Capital Providers as a means to finance Qualified Projects and to authorize Special Assessments, entered into voluntarily by a Property Owner with the City by means of an Assessment Agreement for C-PACE Financing, to repay the financing for Qualified Projects available to Property Owners. Section 3. Pursuant to the Act, it is intended that projects involving the installation or modification of a Qualified Improvement, including,but not limited to,new construction or the adaptive reuse of property with a Qualified Improvement may qualify for financing under the C-PACE Program through the levy of special assessments. In addition, it is also intended that Qualified Improvements which are installed and operational no more than three (3) years prior to the date when a C-PACE financing application is submitted to the City may qualify for financing under the C-PACE Program. Section 4. The City intends that the C-PACE Program shall be available to all Property Owners of Commercial Property within the boundaries of the City in accordance with the Act. RESOLUTION—C-PACE PROGRAM Section 5. Pursuant to the Act and in accordance with Section 67-3806(4) of the Act, the City proposes to designate the City's Economic Development Administrator as the administrator of the C-PACE Program(the"Program Administrator"). The Program Administrator will prepare a Program Guidebook describing the C-PACE Program and its requirements, review and approve applications for C-PACE financing, provide notice of approval or disapproval of such applications,and collect any fees. The Program Guidebook shall be approved by the City Council. Section 6. The City shall hold a public hearing on May 12, 2026, at the hour of 6:00 p.m. to receive input from the public with respect to the proposed C-PACE Program as outlined in this Resolution. Section 7. If the C-PACE Program is approved after the public hearing has concluded, the Program Administrator shall be authorized to administer the C-PACE Program and take such actions as necessary or advisable in order to impose voluntary assessments on properties approved for financing under the C-PACE Program and carry out and perform the purpose of this Resolution. The Mayor shall be authorized to execute C-PACE documents on behalf of the City. Section 8. The sections, paragraphs, sentences, clauses and phrases of this Resolution shall be severable. In the event that any such section, paragraph, sentence, clause or phrase of this Resolution is found by a court of competent jurisdiction to be invalid,the remaining portions of this Resolution are valid,unless the court finds the valid portions of the Resolution are so essential to and inseparably connected with and dependent upon the void portion that it cannot be presumed that the City has enacted the valid portions without the void ones, or unless the court finds that the valid portions, standing alone, are incomplete and are incapable of being executed in accordance with the legislative intent. Section 9. This Resolution shall take effect immediately upon its approval and adoption. ADOPTED by the City Council of the City of Meridian, Idaho, this 7th day of April, 2026. APPROVED by the Mayor of the City of Meridian, Idaho, this 7th day of April, 2026. APPROVED: Robert E. Simison, Mayor ATTEST: By: Chris Johnson, City Clerk RESOLUTION—C-PACE PROGRAM -r IDAHO MEMO INVOICE c/o ISj Payment Processing Center Pa XSS MERIDIAN PAE55 PO Box 1570, Local News Worth Holding ,,,y„�ridlanp aom Pocatel lo,I D 83204 Emmett Ph. (208) 542-6796 Fax: (907)452-5054 17 Messenger Index BILLING DATE: ACCOUNT NO: 04/21/26 21410 MERIDIAN, CITY OF 33 E. BROADWAYAVENUE MERIDIAN, ID 83642 AD# DESCRIPTION START STOP TIMES AMOUNT 736443 PH 5/12/2026 04/28/26 05/05/26 4 $115.16 Payments: Date Method Card Type Last 4 Digits Check Amount Discount: $0.00 Gross:$115.16 Surcharge: $0.00 Paid Amount:$0.00 Credits: $0.00 Amount Due:$115.16 We Appreciate Your Business! 736443 AD#736443AD# LEGAL NOTICE CITY OF MERIDIAN NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN, pursuant to the ordinances of the City of Meridian and the laws of the State of Idaho, that the City Council of the City of Meridian will hold a public hear- ing at 6:00 p.m., on Tuesday, May 12, 2026, at Meridian City Hall,33 E.Broadway Avenue, Meridian, Idaho,concerning(a) the establishment of a Commercial Property Assessed Capital Expenditure Program(C-PACE Program)under Title 67,Chap- ter 38, Idaho Code and(b)the establishment of new C-PACE Program fees,as set forth below,to offset the actual and rea- sonable costs of administering the C-PACE Program. Further information is available from the Economic Development Administrator at Meridian City Hall, 33 E. Broadway Avenue, Meridian, Idaho.Any and all interested persons shall be heard at the public hearing. Written testimony is welcome; written materials should be submitted to the City Clerk.All testimony and materials presented shall become property of the City of Meridian. For auditory, visual, or language accommodations, please contact the City Clerk's Office at (208) 888-4433 at least 48 hours prior to the public hearing. New Fee Description Proposed New Fee C-PACE Application Fee $500.00 C-PACE Servicing Fee One percent(1%)of the total amount financed,not to exceed $50,000.00 Published:April 28,&May 5,2026 736443 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Resolution 26-2587: A Resolution Establishing a Commercial Property Assessed Capital Expenditure Program ("C-PACE Program"); Authorizing Certain Administrative Actions Concerning the C-PACE Program, Adopting New C-PACE Program Fees; and Providing an Effective Date CITY OF MERIDIAN RESOLUTION NO. 26-2587 BY THE CITY COUNCIL: CAVENER,LITTLE ROBERTS, OVERTON, STRADER, TAYLOR,WHITLOCK A RESOLUTION ESTABLISHING A COMMERCIAL PROPERTY ASSESSED CAPITAL EXPENDITURE PROGRAM (C-PACE PROGRAM"); AUTHORIZING CERTAIN ADMINISTRATIVE ACTIONS CONCERNING THE C-PACE PROGRAM; ADOPTING NEW C-PACE PROGRAM FEES; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the Commercial Property Assessed Capital Expenditure Act, Chapter 38, Title 67, Idaho Code ("Act") authorizes municipalities, counties and other political subdivisions of the State of Idaho to establish a commercial property assessed capital expenditure program ("C-PACE Program") to assist in financing certain renewable energy, energy and water efficiency, and resiliency improvements ("Qualified Improvements") by certain property owners through the imposition of special assessments; and WHEREAS, the City Council has determined that the financing of Qualified Improvements through the imposition of special assessments is a valid public purpose; and WHEREAS, the City Council held a public hearing on May 12, 2026 to receive input from the public with respect to the proposed C-PACE Program and related fees; and WHEREAS, the City has complied with the procedures set forth in the Act and Idaho Code section 63-1311A to establish the C-PACE Program and adopt related fees; and WHEREAS, the City desires to establish a C-PACE Program and adopt related fees; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN, IDAHO: Section 1. The terms defined or described in the recitals hereto shall have the same meanings when used in the body of this Resolution. All other capitalized terms used herein and not otherwise defined shall have the meaning given such terms in the Act. Section 2. Pursuant to the Act, the City hereby establishes the C-PACE Program as set forth in the Program Guidebook,which is attached hereto as Exhibit A and incorporated herein. Section 3. Pursuant to the Program Guidebook, the City's Economic Development Administrator shall be the Program Administrator of the C-PACE Program and shall be authorized to perform the duties set forth in the Program Guidebook. RESOLUTION—ESTABLISHMENT OF C-PACE PROGRAM Section 4. The Mayor shall be authorized to execute C-PACE documents on behalf of the City in accordance with the Program Guidebook. Section 5. The City hereby adopts the following C-PACE fees: a "C-PACE Application Fee,"which shall be $500.00 per C-PACE application; a "C-PACE Servicing Fee," which shall be one percent (1%) of the total amount financed under the C-PACE Program, not to exceed $50,000.00. Section 6. The sections, paragraphs, sentences, clauses and phrases of this Resolution shall be severable. In the event that any such section, paragraph, sentence, clause or phrase of this Resolution is found by a court of competent jurisdiction to be invalid,the remaining portions of this Resolution are valid,unless the court finds the valid portions of the Resolution are so essential to and inseparably connected with and dependent upon the void portion that it cannot be presumed that the City has enacted the valid portions without the void ones, or unless the court finds that the valid portions, standing alone, are incomplete and are incapable of being executed in accordance with the City Council's intent. Section 7. This Resolution shall take effect immediately upon its approval and adoption. ADOPTED by the City Council of the City of Meridian, Idaho, this 12th day of May , 2026. APPROVED by the Mayor of the City of Meridian, Idaho, this�l 2th day of May , 2026. APPROVED: Robert E. Simison, Mayor ATTEST: By: Chris Johnson, City Clerk Attachment: Exhibit A-Program Guidebook RESOLUTION—ESTABLISHMENT OF C-PACE PROGRAM EXHIBIT A PROGRAM GUIDEBOOK RESOLUTION-ESTABLISHMENT OF C-PACE PROGRAM E N DIA ll� I DAHO PROGRAM GUIDEBOOK: C-PACE PROGRAM Meridian, Idaho Table of Contents I. Introduction 3 II. Definitions 4 III. C-PACE Financing Program Rules 6 A. Establishment of C-PACE Program Boundaries 6 B. Administration of Program; Authorized Officials 6 C. Eligibility Requirements 7 D. Application Process 8 E. Application Documents 9 F. Closing Documents 11 G. Recording 11 H. Financing Requirements and Interest Rates 12 I. Billing, Collection, and Enforcement of C-PACE Liens 12 J. Program Fee 12 K. Term of an Assessment 12 L. Written Consent from Mortgage Holder(s) Required 13 M. Provisions for Marketing and Participant Education 13 N. Government Has No Liability or Financial Responsibility 13 O. Amendments and Interpretation 13 IV. Application Check List 14 V. Forms 15 Form 1 -Program Application 16 Form 2—Assessment Agreement for C-PACE Financing 20 PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 1 Form 3 —Notice of Assessment and C-PACE Lien 36 Form 4—Assignment of Notice of Assessment and C-PACE Lien and Assignment of Assessment Agreement 41 Form 5 —Certificate of C-PACE Improvement Completion 45 Form 6—Mortgage Holder Consent 48 Form 7—Program Certificate of Compliance 52 Form 8 —Certificate of Qualified Improvements 55 PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-2 L Introduction A. About C-PACE In 2024, the Idaho Legislature passed the Commercial Property Assessed Capital Expenditure Act ("C-PACE Act"), creating a new Chapter 38 in Title 67 of the Idaho Code. This legislation allows local governments to establish C-PACE programs within their respective jurisdictions. A C-PACE Program permits owners of eligible commercial property to seek and obtain long-term financing from private Capital Providers for certain Qualified Improvements, including facilities and equipment to promote energy efficiency, renewable energy, water conservation, and resiliency for qualifying buildings. Improvements made to reduce lead in drinking water are also considered Qualified Improvements. In short, C-PACE programs help developers make buildings more efficient and resilient. Furthermore, a C-PACE Program allows a local government to impose a voluntary assessment to repay the financing of the improvements, and to record a lien on the property to ensure repayment. This approach to financing has been used on thousands of properties in more than 30 states and the District of Columbia. The City of Meridian has created and administers a C-PACE Program pursuant to the C- PACE Act. Under this Program, financing is available in four categories: energy efficiency, renewable energy, water conservation, and resiliency improvements. Improvements that reduce greenhouse gas emissions would also qualify, provided that the improvements also fall under one of the aforementioned categories. A C-PACE loan is secured by a first and prior lien on the property and paid back over time,which lien is junior only to liens for property taxes or ad valorem taxes. Like other assessments, C-PACE financing is non-accelerating, which means only current or past due payments can be collected,while future payments are the responsibility of the Property Owner at the time. The C-PACE repayment obligation transfers automatically to the next owner if the property is sold. In the event of default, only the payments in arrears are due. This arrangement spreads the cost of qualifying improvements — such as energy-efficient HVAC equipment, upgraded insulation,new windows,or solar installations—over the useful life of the improvements. The City's C-PACE Program exists under Idaho's C-PACE Act and the rules established by this Program Guidebook. B. Idaho C-PACE Program Guidebook The purpose of this C-PACE Program Guidebook is to provide statutorily compliant guidelines, criteria, and application forms, consistent for local governments across Idaho. This Program Guidebook (the "Guidebook") is prepared as required by the C-PACE Act, at the direction of the City of Meridian, and is approved in connection with the enabling resolution for this program(the"C-PACE Resolution")dated[ ]. Capitalized terms used herein,but not defined herein, have the meaning given to such terms in the C-PACE Resolution. PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-3 II. Definitions A. "Capital Provider" means a private third-party lender, including its designee, successor, and assigns, that provides or funds C-PACE financing, including refinancing, pursuant to Chapter 38, Title 67, Idaho Code. B. "City" means the City of Meridian and its officials with authority over this Program. C. "Commercial Property"means: 1. Privately owned commercial, industrial, or agricultural real property; or 2. Privately owned residential real property consisting of five (5) or more dwelling units. 3. Property owned by nonprofit, charitable, or religious organizations; or 4. One (1) or more owner-occupied or rental condominium units affiliated with a hotel. D. "C-PACE"means Commercial Property Assessed Capital Expenditure. E. "C-PACE Act"means the Commercial Property Assessed Capital Expenditure Act, codified as Chapter 38, Title 67, Idaho Code. F. "C-PACE Program" or "Program" means the program established by the City pursuant to the provisions of the C-PACE Act. G. "Eligible Property" means any privately-owned commercial, agricultural, industrial,or multi-family real property with five(5)or more dwelling units located within the boundaries of the City, including properties owned by nonprofit, charitable, or religious organizations, or one (1) or more owner-occupied or rental condominium units affiliated with a hotel. H. "Financing" means financing and refinancing for a Qualified Project pursuant to the C-PACE Act. 1. "Financing Agreement" means a contract under which a Property Owner agrees to repay a Capital Provider for the Financing, including but not limited to details of finance charges, fees, debt servicing, accrual of interest and penalties, and terms relating to treatment of prepayment and partial payment, billing, collection, and enforcement of the Financing. J. "Program Administrator" means the City's Economic Development Administrator or his or her designee, or other designee determined by the City Council, including PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-4 a third-party consultant, to administer the Program in conformance with the administration procedures provided by this Program Guidebook. K. "Program Guidebook" or "Guidebook" means this document which defines Qualified Improvements, establishes appropriate guidelines, specifications, underwriting and approval criteria, and provides application forms consistent with the administration of the Program pursuant to the C-PACE Act, including: 1. The form for an assessment contract between the City and the Property Owner for specifying the terms of assessment under the Program,Financing provided by a third party, and remedies for default or foreclosure; 2. The form for the notice of assessment and C-PACE lien; and 3. The form for a notice of assignment of assessment and C-PACE lien between the City and a Capital Provider. L. "Project Application" means an application submitted to the Program Administrator to demonstrate that a proposed project qualifies for C-PACE financing and for a C-PACE assessment and lien. M. "Property Owner"means the legal owner of qualifying Eligible Property, which is the record owner of title to the Eligible Property or the owner of an estate for years created pursuant to a written lease agreement or similar agreement. The Property Owner must be current on any mortgage and property tax payments on the Eligible Property,and cannot be insolvent or in bankruptcy proceedings. Title to the Eligible Property cannot be in dispute. N. "Qualified Improvement"means a permanent improvement installed and affixed to Eligible Property and intended to: 1. Decrease energy consumption or demand through the use of efficiency technologies, products, or activities that reduce or support the reduction of energy consumption; 2. Support the production of renewable energy, including through the use of a product, device, or interacting group of products or devices on the customer's side of the meter that provides thermal energy or regulates temperature; 3. Decrease water consumption or demand, increase water conservation and storage, and address safe drinking water through the use of efficiency technologies, products, or activities that reduce or support the reduction of water consumption or increase the storage of water; PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-5 4. Allow for the reduction or elimination of lead from water that may be used for drinking or cooking; or 5. Increase water or wastewater resilience, including through storm retrofits, flood mitigation, and stormwater management, or increase wind resistance, energy storage, microgrids, or structures, measures, or other improvements that reduce land use impact, and other resilience projects approved by the City. O. "Qualified Project" means a project approved by the Program Administrator, involving the installation or modification of a Qualified Improvement, including new construction or the adaptive reuse of Eligible Property with a Qualified Improvement. A Qualified Improvement installed and operational no more than three (3)years prior to the date of application is eligible as a Qualified Project. P. "Special assessment" means a voluntary assessment imposed by the City on Eligible Property located within the boundaries of the Program. III. C-PACE Program Rules This Guidebook establishes the guidelines, eligibility, and approval criteria, and adopts forms for the administration of the Program in accordance with the C-PACE Act. The intent of the Program is to enable financing for Eligible Property owners to make certain Qualified Improvements, including energy efficiency, renewable energy, water conservation, and resiliency improvements as described in the C-PACE Act. The City Council finds that the Program serves a valid public purpose because it will increase economic development, lower insurance costs, lower disaster and emergency response costs, decrease energy and water costs, and encourage energy and water sustainability. Qualified Improvements, including all eligible costs that are to be financed as described in a project application approved by the Program, constitute a Qualified Project. Property Owners may receive funding for their Qualified Improvements only from Capital Providers pursuant to a separate Financing Agreement negotiated between the Property Owner and Capital Provider. A. Establishment of C-PACE Program Boundaries The Meridian City Council adopted Resolution number on , 2026, establishing the C-PACE Program for all Eligible Properties. The Program boundaries are all Eligible Property within the City of Meridian. B. Administration of Program; Authorized Officials The Economic Development Administrator is the Program Administrator, and is designated and authorized to review each Project Application to confirm that it is complete and contains no errors on its face. The Economic Development Administrator may designate another City employee, or a private third-party consultant, to act as the Program Administrator for a PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-6 Project, as provided by this Program Guidebook. The Mayor is authorized to execute the Assessment Agreement and C-PACE Lien documents on behalf of the City, and the Program Administrator is authorized to work with the Ada County Recorder's Office to record the Notice of Assessment Interest and C-PACE Lien with the City. The Program Administrator is authorized to: 1. Accept Project Applications from Property Owners and Capital Providers; 2. Review the Project Application to determine conformance with the Project Application Checklist; 3. Approve, conditionally approve, or disapprove the Project Application and communicate the decision to the applicant; 4. Record the Notice of Assessment Interest and C-PACE Lien. Note: Only the Mayor is authorized to execute the Assessment Agreement,Notice of Assessment Interest, and C-PACE Lien. C. Eligibility Requirements Any Property Owner of Eligible Property may apply for the Program. Qualifying costs that can be C-PACE financed include: 1. Materials and labor necessary for installation or modification of a Qualified Improvement; 2. Permit fees; 3. Inspection fees; 4. Lender fees; 5. Program application and administrative fees; 6. Project development and engineering fees; 7. Interest reserves; 8. Capitalized interest, in an amount determined by the Property Owner and Capital Provider; and 9. Other fees or costs that may be incurred by the Property Owner incidental or ancillary to the installation, modification, or improvement on a specific or pro rata basis, as determined by the City. PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-7 D. Application Process The Program Administrator will review the Project Application (Form 1) for evidence of compliance with the C-PACE Act and City of Meridian requirements that are necessary for the City to approve the Project Application and execute the applicable documents for the proposed C- PACE transaction. The process of obtaining financing under the Program starts when a Property Owner approaches a Capital Provider. The Capital Provider will work with the Property Owner to collect a number of due diligence items. Once all the items have been received, reviewed, and approved by the Capital Provider, the parties should settle on the loan terms. The general flow of the C-PACE application process will be as follows: 1. The Property Owner and the Capital Provider prepare the Project Application, consisting of the Project Application Checklist and all supporting documents (described below). Applicants should review the Project Application Checklist accompanying the Project Application to ensure the types of information that the City will rely upon to verify compliance with the C-PACE Act and C-PACE Resolution are present in the completed Project Application. 2. The Program Administrator will review the Project Application in a timely manner. If there are an unusually high number of applications, or if review is delayed because of some force majeure event,the Program Administrator may notify the applicant that the application review and approval will be delayed. a. The City application review process is confined to confirming that the Project Application is complete, and all attachments conform to these guidelines. City approval does not constitute endorsement of any representations that may be made with regard to the operation and any savings associated with the Qualified Improvements. The Program Administrator will review the Project Application for proof of compliance with the requirements of the C-PACE Act and C- PACE Resolution that are necessary for the City to approve the Project Application and execute the applicable documents for the proposed C-PACE transaction. b. If the Project Application and supporting documents comply with the Project Application Checklist, the Program Administrator is authorized to approve the Project Application and communicate such approval in writing to the applicant. The Project Application may be conditionally approved if the application is complete but the attachment regarding lender consent is not yet available. PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 8 Conditional approval will be treated the same as an approval, with exceptions noted below. C. Incomplete Project Applications will be returned to the applicant, and the Program Administrator will notify the applicant about which items from the Project Application Checklist were not provided or are insufficient or inaccurate on their face. 3. Upon receipt of approval, the Capital Provider will draft the following "Closing Documents": the Assessment Agreement (Form 2), the Notice of Assessment Interest and C-PACE Lien (Form 3), and the Assignment of Notice of Assessment and C-PACE Lien and Assignment of Assessment Agreement (Form 4). At or before closing, at the request of the applicant, the designated and authorized official will execute Closing Documents. If the Project Application received conditional approval, the Closing Documents executed by the City shall not be released from escrow unless and until all lender consents have been received and executed in accordance with the C-PACE Act and C-PACE Resolution. 4. At closing, the City will record the Assessment Agreement, the Notice of Assessment Interest and C-PACE Lien, and the Assignment of Notice of Assessment and C-PACE Lien and Assignment of Assessment Agreement with the Ada County Recorder's Office. 5. Upon confirmation of recordation, the Capital Provider will disburse funds in accordance with the Financing Agreement. 6. The Property Owner begins making assessment payments per the Assessment Agreement and in accordance with the Financing Agreement. 7. After project completion, the Property Owner will submit the Certificate of C-PACE Improvements Completion (Form 5) to the City, which provides written verification provided by a licensed professional engineer or engineering firm stating that the qualified project was properly completed and is operating as intended. E. Application Documents The Project Application must be submitted with the following documents appended: 1. Project Application Checklist 2. Mortgage Holder Consent (Form 6) 3. Certificate of Compliance for Public Benefits (Form 7), which includes: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-9 a. Certification that the project provides one or more of the following benefits to the public: i. Energy or water resource conservation ii. Reduced public health costs or risks iii. Reduced public emergency response cost or risk 4. Certificate of Qualified Improvements (Form 8) a. A licensed Engineer or an authorized representative of a licensed engineering firm will certify the Qualified Improvements as applicable for the existing building or new construction. The certifying individual may hold additional licenses or qualifications demonstrating their qualifications, as listed on the form of Certificate of Qualified Improvements. 5. For Existing Buildings: a. For Renewable Energy IMprovements, Energy Efficiency Improvements, or Water Efficiency Improvements: A statement by the author of the energy analysis that the Qualified Improvements will or did result in either more efficient use or conservation of energy or water, or the addition of renewable sources of energy or water. The energy analysis must be performed by an Idaho licensed engineering firm or engineer. b. For Resilience Improvements: A statement by the author of the analysis that the Qualified Improvements will or did result in improved water or wastewater resilience, including through storm retrofits, flood mitigation and stormwater management, or increase wind resistance, energy storage, microgrids, or structures, measures or other improvements that reduce land use impact. The analysis must be performed by an Idaho licensed engineering firm or engineer. 6. For New Construction: A certification that the proposed Qualified Improvements will enable the subject property's project to exceed the current building code requirements for energy efficiency, water efficiency, renewable energy, or renewable water. For resilience improvements, a certification that the proposed Qualified Improvements will enable the project to meet or exceed resilience standards for the local government's building codes or, if none are available, compliance with a nationally available and recognized resiliency standard. The certification must be provided by an Idaho licensed engineering firm or engineer. PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 10 F. Closing Documents The Program has adopted the following form Closing Documents, which require the signature of the Program Administrator and shall be part of the closing of any C-PACE transaction. A Property Owner and Capital Provider may adapt the forms to the needs of their particular transaction but must not modify or omit any material substantive terms contained in the forms. 1. Assessment Agreement 2. Notice of Assessment Interest and C-PACE Lien 3. Assignment of Notice of Assessment Interest and C-PACE Lien and Assignment of Assessment Agreement G. Recording In accordance with the C-PACE Act, the City shall: 1. File a written notice of assessment and C-PACE lien through the Ada County Recorder's Office. The notice shall contain: a. The amount of the assessment; b. The legal description of the property; C. The name of each property owner; d. A copy of the written assessment contract; and e. A reference to the C-PACE Act authorizing the placement of the assessment and C-PACE lien on the property. 2. File and record each C-PACE lien with the Ada County Recorder. The recording shall contain: a. The legal description of the property; b. The name of each property owner; C. The date on which the lien was created; d. The principal amount of the lien; and e. The term of the lien. 3. Record the executed assignment of the assessment agreement, notice of assignment of assessment, and C-PACE lien. 4. The City may delegate the recording responsibilities set forth in this Section G to the Capital Provider receiving the assignment. If billing, collection, and enforcement are delegated to the Capital Provider, a copy of the assignment and delegation shall also be recorded with the Ada County Recorder. PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 11 H. Financing Requirements and Interest Rates Under the C-PACE Act, the amount of the assessment plus any existing indebtedness on the property cannot exceed ninety percent (90%) of the fair market value of the property as determined by a qualified appraiser. In addition, the amount of the assessment in the case of new construction cannot exceed thirty-five percent (35%) of the fair market value of the property as completed or as stabilized, and, in the case of a retrofit of existing property, cannot exceed twenty- five percent (25%) of the fair market value of the property as completed or as stabilized, all as determined by a qualified appraiser. The determination of fair market value will be established by a qualified appraisal completed no more than twelve (12)months prior to the time of application. Interest rates are negotiated in a Financing Agreement between the Property Owner and the Capital Provider. The City has no role in reviewing, setting, or opining on such interest rates or other aspects of the Financing Agreement. Market forces — such as competition, the intended use of the property, and potential risk —will affect the terms negotiated by the Property Owners and Capital Providers. I. Billing, Collection, and Enforcement of C-PACE Liens Billing, collection and enforcement of C-PACE Liens and financing installment payments will be the responsibility of the Capital Provider. The Capital Provider will enforce the C-PACE Lien in the same manner as a deed of trust. In accordance with Chapter 15, Title 45, Idaho Code, delinquent installments of the assessment incur interest and penalties as specified in the financing agreement between the Property Owner and Capital Provider. In an enforcement action, assessments not yet due shall not be accelerated or eliminated by foreclosure of the past due amount of the lien. J. Program Fee To make the costs of administering the C-PACE Program cost-neutral,the City will collect a servicing fee equal to one percent(1%) of the total amount financed by the Property Owner, not to exceed fifty thousand and no/100 dollars ($50,000.00). This fee is due at the time of disbursement of funds by the Capital Provider, or any portion thereof. An application fee of five hundred and no/100 dollars ($500.00)will be paid with submission of the Program Application. K. Term of an Assessment The maximum term of an assessment may not exceed the useful life of the Qualified Improvement or weighted average useful life if more than one Qualified Improvement is included in the Qualified Project. PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 12 L. Written Consent from Mortgage Holder(s) Required Before entering into an Assessment Agreement with the City, the Property Owner must obtain and furnish to the City the written consent to the placement of the assessment and C-PACE Lien from any holder of a mortgage or a deed of trust on the property. M. Provisions for Marketing and Participant Education This Guidebook will be made available to the public on the City's website.It is determined that there is no need for marketing and additional participant education at this time. It is presumed that Property Owners and Capital Providers understand the principles and processes associated with C-PACE financing and will look to the Guidebook for understanding and clarification of the Program. N. City Has No Liability or Financial Responsibility The City,its governing bodies,executives,or employees are not personally liable as a result of exercising any rights or responsibilities granted under this Program. The City shall not pledge, offer, or encumber its full faith and credit for any lien amount through a C-PACE program. No public funds may be used to fund or repay any C-PACE financing obligation between a Capital Provider and Property Owner. O. Amendments and Interpretation This Guidebook is intended to establish the general rules and procedures applicable to the Program. Amendments must be presented to the City Council for approval. The Program Administrator is authorized to interpret the rules and procedures set forth in this Guidebook if it becomes evident that any provision of the Guidebook is reasonably capable of being understood in more than one sense. In making such interpretation, the Program Administrator shall consider the intent,purposes, and plain language of the Guidebook, in light of State law.No provision of the Guidebook should be interpreted so as to render any other provision superfluous or ineffective. PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 13 APPLICATION/CLOSING CHECKLIST The Application/Closing Checklist is offered to the applicant as a means of checking the C-PACE Program Application to ensure that a complete Application is submitted, free from omissions and errors that could possibly lead to rejection of the Application. Check off each item in Section I when completed and submit with the Application. Submission of a complete Application is solely the responsibility of the applicant. Check off each item in Section II when completed and submit at the time of Closing. Completion of this form does not relieve the applicant of the responsibility for providing all documents needed for the Application and Closing. I. Application (documents needed for approval of Application): 1. Are all blank spaces filled out on C-PACE Program Application? 2. Is the Mortgage Holder Consent form completed and attached for each mortgagee or beneficiary of a deed of trust? 3. Is the C-PACE Program Certificate of Compliance—Public Benefits attached? 4. Is the Certificate of Qualified Improvement attached? 5. Are authorized signatures properly affixed to the Application? II. Closing (documents needed before Closing): 6. Is the Assessment Agreement completed and signed,with all required attachments? 7. Is the Notice of Assessment and C-PACE Lien completed and signed, with all the required attachments? 8. Is the Assignment of Notice of Assessment and C-PACE Lien and Assignment of Assessment Agreement completed and ready for the City's signature? 9. Is all information which is necessary for Recording provided (see Program Guidebook at page 11)? PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 14 FORMS PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 15 PROGRAM APPLICATION FORM 1 PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 16 For office use only CiQ fERJDIAN*_--- City of Meridian, Idaho Application Fee: $500.00 IDAHO Mayor's Office Servicing Fee: $ Economic Development Date Paid: 33 E. Broadway Ave. Approved by: Meridian, ID 83642 Date of Approval: C-PACE PROGRAM APPLICATION All blanks must be filled in. If the requested information does not apply, indicate "Does Not Apply"or "N/A. " Property Owner Name: Mailing Address: Physical Address: Telephone Number: Email: Tax ID Number(EIN or SSN): Project Name: Address of Project: Legal Description: Assessed Value and Date of Assessment: Appraised Value and Date of Appraisal: Building Size: Year Built(if applicable): Project Type (e.g. commercial, multi-family): Total Amount Financed: Capital Provider: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 17 Contact person: Mailing Address: Telephone Number: Email: Project Narrative (Briefly describe the overall project. Use additional sheets if necessary.): Project Details (Describe the proposed Qualified Improvements applicable to the C-PACE Program, e.g., improvements that promote or support energy efficiency, renewable energy, water conservation, reduction or elimination of lead from water, water or wastewater resilience, etc. If the application is for improvements installed within the last three (3) years, include the date of installation of each improvement. Use additional sheets if necessary): PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 18 Please answer the following questions. You must answer "no" to each question to qualify for the C-PACE Program. Yes No Is any mortgage or deed of trust payment past due? Are any propertytax assessments past due? Is the property owner insolvent? Is the property owner currently in bankruptcy roceedin s? Is the total debt secured by the property, including any C-PACE assessment, in excess of 90%of the fair market value of the property as complete or stabilized? For new construction, will the C-PACE assessment exceed 35% of the fair market value of the property as complete or stabilized? For a retrofit of existing property, will the C-PACE assessment exceed 25% of the fair market value of the property as complete or stabilized? Was the appraisal setting the fair market value of the property (by a qualified appraiser) completed more than 12 months before the date of this application? Does the period of the proposed special assessment exceed the weighted average of the useful life of the qualified project that is the basis for the assessment? Will the voluntary assessment under the C-PACE program constitute an event of default under any current mortgage or deed of trust on the propert ? The property owner must submit the following with this application: 1. For an existing building, an energy analysis by a licensed engineering firm or engineer, which includes a statement that the improvements will result in more efficient use or conservation of energy or water or the addition of renewable sources of energy or water, OR that the improvements will result in improved resilience. 2. For new construction, a written certification by a licensed engineering firm or engineer, which includes a statement that the improvements will enable the project to exceed building code requirements for energy efficiency, water efficiency, renewable energy, and/or renewable water, or meet or exceed resilience standards in the City's adopted building code or, if none, a nationally available and recognized resiliency standard. 3. A copy of the appraisal for the property. 4. A written statement from an authorized officer of each holder of a mortgage or deed of trust consenting to the assessment and indicating that the assessment does not constitute an event of default under the mortgage or deed of trust. 5. A written certification by the Capital Provider that the property owner and project meet the requirements of the C-PACE Act and Program Guidebook,and qualify for financing under this Program. PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 19 ASSESSMENT AGREEMENT FOR C-PACE FINANCING FORM 2 PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-20 ASSESSMENT AGREEMENT FOR C-PACE FINANCING This ASSESSMENT AGREEMENT for C-PACE FINANCING (the "Agreement") is made and entered into as of this day of , 20 , (the "Effective Date")by and between the City of Meridian,Idaho, a City government organized and existing under the laws of the state of Idaho, (the"City")and ,the record owner(s)(the"Property Owner") of the real property described in Exhibit"A" (the "Property"). RECITALS WHEREAS, the City, on , 2026 established the Commercial Property Assessed Capital Expenditure Program (the "Program") through the adoption of a resolution of City Council ("C-PACE Resolution") to allow the financing of certain renewable energy, energy and water efficiency, and resiliency improvements ("Qualified Improvements"), through contractual assessments pursuant to the Commercial Property Assessed Capital Expenditure Act, Title 67, Chapter 38, Idaho Code, (the "Act") (as may be amended from time to time); and WHEREAS, the City has designated the Economic Development Administrator as the Program Administrator; and WHEREAS,the purpose and method of approval of C-PACE financing under the Program are described in the Program Guidebook(the"Program Guidebook"),as the same may be amended from time to time prior to the Effective Date of this Agreement; and WHEREAS, the City has consented to the participation in the Program by owners of eligible properties within the boundaries of the City; and WHEREAS, the Property Owner's Property is an eligible property within the boundaries of the City; and WHEREAS, the Property Owner has submitted application materials (the "C-PACE Application") including a description of the Qualified Improvements that will be acquired, constructed on and/or installed on the Property; and WHEREAS, the City, through its Program Administrator, has reviewed the C-PACE Application of the Property Owner to assess compliance with the Act, the C-PACE Resolution, and Program Guidebook, and the City has determined that the project proposed by the Property Owner complies with such criteria and is approved for participation in the Program(the"Approved Project"); and WHEREAS,the Approved Project is to be financed pursuant to a financing agreement(the "Financing Agreement") between the Property Owner and (the "Capital Provider")pursuant to which the Property Owner agrees to repay such Capital Provider; and WHEREAS, pursuant to the Act, the City and the Property Owner must enter into an agreement whereby the Property Owner voluntarily consents to have an assessment imposed and PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-21 a lien placed on the Property in exchange for receiving and repaying C-PACE financing; and WHEREAS, it is a condition to closing of the Financing Agreement that the Property Owner and the City enter into this Agreement; and WHEREAS, the Property Owner voluntarily and willingly agrees to have an assessment imposed on the Property and to enter into this Agreement in order to finance the installation of the Qualified Improvements on the Property contemplated as part of the Approved Project, all on the terms set forth in this Agreement and the Financing Agreement. NOW, THEREFORE, in consideration of the covenants and agreements hereinafter contained, and for other good and valuable consideration the receipt and sufficiency of which are hereby acknowledged, the Property Owner and the City enter into an Agreement as follows, with the intent to bind themselves and their respective successors and assigns. Section 1. Purpose. The Property Owner and the City are entering into this Agreement for the purpose of subjecting the Property to a C-PACE assessment to finance or refinance the purchase, installation, or construction of the Qualified Improvements identified in Exhibit"B" on the Property. Section 2. The Property. This Agreement relates to the real property identified in Exhibit"A." The Property Owner has supplied to the City current evidence of his/her/their/its fee ownership or an estate for years created pursuant to a written lease agreement or similar agreement in the Property, and possesses all legal authority necessary to execute and deliver this Agreement. Section 3. Assessment and Lien. a. The Property Owner agrees that upon the execution and delivery of this Agreement by the parties, the Property Owner voluntarily and willingly consents to the placement of an assessment imposed against the Property by the City pursuant to this Agreement and applicable law in the principal amount of $ (the "Assessment"), together with all interest, penalties, and fees as described in the Financing Agreement, Exhibit"C"attached hereto, and in the Assessment Schedule, Exhibit"D"attached hereto. Upon execution and delivery of this Agreement, the City will execute and cause to be recorded in the Ada County Recorder's Office, together with a copy of this Agreement, pursuant to Idaho Code § 67-3808(3),the Notice of Assessment Interest and C-PACE Lien ("Notice of Assessment"), substantially in the form of Exhibit "E." The recording of the Notice of Assessment will cause the Assessment to attach as a lien upon the Property for the benefit of the City and provide record notice to third parties of the existence of the lien. b. The execution and delivery of this Agreement by the parties authorizes and effectuates the imposed Assessment by the City against the Property without any further action required by the parties. C. The Property Owner hereby promises to pay the Assessment over a period of years on the due dates set forth in Exhibits"C"and"D"hereto. The Property Owner agrees to pay the amount due in installments according to the Assessment schedule, each such PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-22 installment to be paid by the Property Owner by its due date in order to avoid delinquencies and the accrual of interest and related penalties. d. The Assessment shall be secured by the lien until paid in full. Failure to pay any installment, like failure to pay any property taxes pertaining to the Property, will result in penalties and interest accruing on the amounts due on the terms and provisions set forth in the Financing Agreement. In addition, under those circumstances, the lien may be subject to foreclosure in the manner of a deed of trust as set forth in Title 45, Chapter 15, Idaho Code. e. The Property Owner hereby certifies to the City that: (1) the Property Owner is the legal owner of the Property; (2) the Property Owner is current on mortgage and property tax payments related to the Property; (3) the Property Owner is not insolvent or in bankruptcy proceedings; (4) the title of the Property is not in dispute; (5) the amount of the Assessment plus any other existing indebtedness on the property does not exceed ninety percent (90%) of the fair market value of the Property as completed or stabilized, as determined by a qualified appraiser in an appraisal report completed no more than twelve (12) months prior to the date on which the application was submitted; and (6) if the Project constitutes a retrofit of existing property, the amount of the Assessment does not exceed twenty-five percent(25%) of the fair market value of the Property as completed or as stabilized,as determined by a qualified appraiser in an appraisal report completed not more than twelve(12)months prior to the date on which the application was submitted; and (7) if the Project constitutes new construction, the amount of the Assessment does not exceed thirty-five percent (35%) of the fair market value of the Property as completed or as stabilized, as determined by a qualified appraiser in an appraisal report completed not more than twelve(12)months prior to the date on which the application was submitted. Section 4. Collection of Assessment; Assignment of Rights; Private Foreclosure. a. The Assessment installments shall be collected in the manner specified in the Program Guidebook. b. The City hereby irrevocably assigns its right to receive all installments of the Assessment required to be paid by the Property Owner pursuant to this Agreement,whether PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-23 in accordance with the Assessment schedule or upon prepayment of the Assessment in whole or in part in,and any and all sums collected pursuant to foreclosure and enforcement, together with all payments of interest due and payable, including penalty interest if delinquent, to the Capital Provider, its successors or assigns. The parties hereby acknowledge and agree that in the event an Assessment installment is not received by the due date as indicated in the Assessment schedule,the Capital Provider may enforce the lien as provided in the Act, in the same manner as that of a deed of trust, pursuant to Title 45, Chapter 15, Idaho Code, irrespective of whether real property taxes (or any other taxes, charges, or assessments) are due and owing at the time. Section 5. Term; Agreement Runs with the Land. a. Except as may otherwise be set forth in this Agreement, this Agreement shall terminate upon the final payment or prepayment of the Assessment. Following such termination, the City at the direction of the Capital Provider shall cause to be executed, delivered, and/or recorded such instruments as are necessary in order to release the lien. The lien placed pursuant to this Agreement establishes rights and obligations that are for the benefit of the Property and, therefore, such rights and obligations run with the land. b. The balance of the lien that has not yet become due is not accelerated or eliminated by a tax sale based upon the lien or any lien for taxes imposed by the state, a local government, or junior taxing district against the Property, or any other foreclosure of an indebtedness on the Property. C. While any portion of the Assessment remains unpaid, the Property shall not be subdivided without the Capital Provider's prior written consent. In the event the Property is subdivided while any portion of the Assessment remains unpaid,the Assessment will be assigned to each of the newly created parcels on the basis of relative valuation at the time of the subdivision, unless the Financing Agreement provides that the Assessment should be allocated in an alternate manner. d. The Property Owner hereby acknowledges and agrees that this Agreement constitutes written notice that the Property Owner may be responsible for the payment of any remaining principal balance of the Assessment upon the refinance or sale of the Property unless the remaining principal balance is assumed by the acquiring property owner. Section 6. Assignment of Assessment Billing, and Collection to Capital Provider. In accordance with Idaho Code § 67-3808(4): a. The City shall,pursuant to an Assignment of Notice of Assessment Interest and lien and Assignment of Assessment Agreement ("Notice of Assignment"), delegate to the Capital Provider the sole responsibility for billing,collecting and enforcing the Assessment and the lien. b. Delinquencies Private Foreclosure. After one (1) year from the date of any delinquency related to the Assessment, the Capital Provider shall enforce any delinquent PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-24 Assessment installment as provided in the Act, in the same manner as a deed of trust, provided that any sale proceeds in excess of the amount of the overdue Assessment installment and related penalties and interest will be distributed by the Capital Provider in accordance with applicable law governing distribution of proceeds following the foreclosure of a deed of trust. Section 7. Recordation of Documents. The City shall cause to be recorded, or will delegate to the Capital Provider to record, in the Ada County Recorder's Office, the Notice of Assessment,which includes this Agreement as an attachment,the Notice of Assignment, and such other documents that are attached as Exhibits to this Agreement. Section 8. Amendment. a. This Agreement may be modified only by the written agreement of the City and the Property Owner, or any successor or assign of the parties. b. The Property Owner agrees, from time to time, to execute, acknowledge and deliver,or cause to be executed,acknowledged and delivered, such supplements hereto and such further instruments as may reasonably be required in order to carry out the expressed intention of this Agreement. Section 9. Binding Effect; Assignment. This Agreement inures to the benefit of and is binding upon the City,the Property Owner, and their respective successors and assigns; Provided, however, that the City may not assign its rights and obligations under this Agreement without the prior written consent of the Capital Provider. The obligation to pay the Assessment set forth in this Agreement is an obligation of the Property and no agreement or action of the Property Owner (other than repayment of the Assessment in full in accordance with the terms of the Financing Agreement)will impair in any way the right to pursue a foreclosure with respect to the lien or the right to enforce the collection of the Assessment or any Assessment installment against the Property. Section 10. No Liability of the City. Pursuant to the Act, so long as the City complies in good faith with the Act, the C-PACE Resolution, and its obligations under this Agreement, the City shall incur no liability as a result of any provision of this Agreement, nor shall any members of the governing body, employees, and officers of the City be personally liable for exercising any rights or responsibilities pursuant to or in furtherance of this Agreement. This provision shall inure only to the City, its governing body, employees, and officers, and not to the benefit of the City's successors or assigns of this Agreement. Section 11. Indemnification. The Property Owner agrees to defend,indemnify,and hold the City, its governing body, employees, agents, and contractors harmless from any and all claims, including but not limited to reasonable attorney fees, demands, losses and liabilities to or by third parties arising from, resulting from, or connected with this Agreement, the Approved Project, the Assessment, and the lien. The Property Owner's duty to indemnify the City shall not apply to liability for damages to the extent caused by or resulting from gross negligence or willful misconduct of the City,its governing body,employees,agents,or contractors. The Property Owner agrees to defend, indemnify and hold the Capital Provider, its directors, officers, employees, agents, and representatives harmless hereunder in the same manner provided in the Financing Agreement. PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-25 Section 12. Governing Law; Venue. This Agreement is governed by and shall be construed in accordance with the laws of the state of Idaho. Venue shall be Ada County, Idaho. Section 13. Severability. Each and every provision of this Agreement is, and shall be construed to be, a separate and independent covenant and agreement. If any term or provision of this Agreement or the application thereof shall to any extent be held to be invalid or unenforceable, the remainder of this Agreement, or the application of such term or provision to circumstances other than those to which it is invalid or unenforceable, shall not be affected thereby, and each term and provision of this Agreement shall be valid and shall be enforced to the extent permitted by law. Section 14. Counterparts. This Agreement may be executed in several counterparts, each of which is an original and all of which constitutes one and the same instrument. IN WITNESS WHEREOF,the City and the Property Owner have caused this Agreement to be executed in their respective names by their duly authorized representatives, all as of the date first above written. CITY OF MERIDIAN: By: Robert E. Simison, Mayor ATTEST: Chris Johnson, City Clerk PROPERTY OWNER: By: Its: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-26 CITY'S ACKNOWLEDGEMENT STATE OF IDAHO ) ) ss. City of Meridian ) On this day of ,20 ,before me, a Notary Public,personally appeared Robert E. Simison and Chris Johnson known to me to be the Mayor and City Clerk,who executed the foregoing instrument and acknowledged to me that they executed the same with the authority of and on behalf of the City of Meridian. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal the day and year in this certificate first above written. Notary Public for Idaho Residing at My Commission expires: PROPERTY OWNER'S ACKNOWLEDGEMENT STATE OF IDAHO ) ) ss. City of Meridian) On this day of ,20_,before me,a Notary Public,personally appeared , known to me to be the person who executed the foregoing instrument and acknowledged to me that he executed the same with the authority of and on behalf of IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal the day and year in this certificate first above written. Notary Public for Idaho Residing at My Commission expires: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-27 EXHIBIT A PROPERTY LEGAL DESCRIPTION [To be inserted] PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-28 EXHIBIT B LIST OF QUALIFIED IMPROVEMENTS [To be inserted] PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-29 EXHIBIT C FINANCING AGREEMENT [to be inserted] PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-30 EXHIBIT D ASSESSMENT SCHEDULE Delinquent Principal Annual Total Period Bill date After Date Payment Interest Principal Remaining Collection Payment Due 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-31 EXHIBIT E NOTICE OF ASSESSMENT INTEREST and C-PACE LIEN INSTRUMENT PREPARED BY AND WHEN RECORDED,RETURN TO: CITY OF MERIDIAN 33 E. Broadway Ave. Meridian, ID 83642 NOTICE OF ASSESSMENT AND C-PACE LIEN (GRANTEE) CITY OF MERIDIAN (GRANTOR) Notice is hereby given that the City of Meridian,Idaho, at the request of the Property Owner named below,is placing a C-PACE Lien pursuant to Idaho Code § 67-3810 on the described Property. In support of this lien the following information is submitted: 1. THE ASSESSMENT LIEN GRANTEE City of Meridian,Idaho 2. DATE ON WHICH THE ASSESSMENT AGREEMENT WAS SIGNED GRANTING THE RIGHT TO PLACE AN ASSESSMENT AND C-PACE LIEN ON THE PROPERTY 3. THE PROPERTY OWNER(s)GRANTING THE PLACEMENT OF THE ASSESSMENT AND C-PACE LIEN 4. THE PROPERTY AGAINST WHICH THE ASSESSMENT AND C-PACE LIEN IS PLACED IS LOCATED AT THE FOLLOWING ADDRESS 5. LEGAL DESCRIPTION OF THE PROPERTY IS AS SEE EXHIBIT A TO THE FOLLOWS ASSESSMENT AGREEMENT, ATTACHED HERETO 6. ASSESSOR'S PARCEL NUMBER OF THE PROPERTY 7. PRINCIPAL AMOUNT OF ASSESSMENT SECURED BY C-PACE LIEN SEE EXHIBITS C AND D TO THE 8. TERMS AND LENGTH OF ASSESSMENT ASSESSMENT AGREEMENT, SECURED BY C-PACE LIEN ATTACHED HERETO SEE EXHIBIT A TO THE 9. COPY OF ASSESSMENT AGREEMENT ASSESSMENT AGREEMENT, ATTACHED HERETO PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-32 IN WITNESS WHEREOF, Grantee and Grantor have caused this Notice of Assessment Interest and C-PACE Lien to be executed in their respective names by their duly authorized representatives, all as of the date first above written. CITY OF MERIDIAN By: Robert E. Simison, Mayor ATTEST: Chris Johnson, City Clerk STATE OF IDAHO ) ) ss. City of Meridian ) On this day of ,20_,before me, a Notary Public,personally appeared Robert E. Simison and Chris Johnson, known to me to be the Mayor and City Clerk of the City of Meridian, who executed the foregoing instrument and acknowledged to me that they executed the same with the authority of and on behalf of the City of Meridian. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal the day and year in this certificate first above written. Notary Public for Idaho Residing at My Commission expires: GRANTOR: [PROPERTY OWNER] By: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-33 STATE OF IDAHO ) ) ss. City of Meridian ) On this day of ,20 ,before me, a Notary Public,personally appeared , known to me to be the person who executed the foregoing instrument and acknowledged to me that he executed the same with the authority of and on behalf of IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal the day and year in this certificate first above written. Notary Public for Residing at My Commission expires: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-34 EXHIBIT A ASSESSMENT AGREEMENT [see attached] PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-35 NOTICE OF ASSESSMENT AND C-PACE LIEN FORM 3 PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-36 INSTRUMENT PREPARED BY AND WHEN RECORDED,RETURN TO: CITY OF MERIDIAN 33 E. Broadway Ave. Meridian, ID 83642 NOTICE OF ASSESSMENT AND C-PACE LIEN (GRANTEE) CITY OF MERIDIAN, IDAHO (GRANTOR) Notice is hereby given that the City of Meridian, Idaho, at the request of the Property Owner(s) named below,is placing a C-PACE Lien pursuant to Idaho Code § 67-3810 on the described Property. In support of this lien the following information is submitted: 1. THE ASSESSMENT LIEN GRANTEE City of Meridian,Idaho 2. DATE ON WHICH THE ASSESSMENT AGREEMENT WAS SIGNED GRANTING THE RIGHT TO PLACE AN ASSESSMENT AND C-PACE LIEN ON THE PROPERTY 3. THE PROPERTY OWNER(s) GRANTING THE PLACEMENT OF THE ASSESSMENT AND C-PACE LIEN 4. THE PROPERTY AGAINST WHICH THE ASSESSMENT AND C-PACE LIEN IS PLACED IS LOCATED AT THE FOLLOWING MUNICIPAL ADDRESS: 5. LEGAL DESCRIPTION OF THE PROPERTY IS AS SEE EXHIBIT A TO THE FOLLOWS ASSESSMENT AGREEMENT, ATTACHED HERETO 6. ASSESSOR'S PARCEL NUMBER OF THE PROPERTY 7. PRINCIPAL AMOUNT OF ASSESSMENT SECURED BY C-PACE LIEN PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-37 8. TERMS AND LENGTH OF ASSESSMENT SEE EXHIBIT C AND D TO THE SECURED BY C-PACE LIEN ASSESSMENT AGREEMENT, ATTACHED HERETO 9. COPY OF ASSESSMENT AGREEMENT SEE EXHIBIT A TO THE ASSESSMENT AGREEMENT, ATTACHED HERETO IN WITNESS WHEREOF, Grantee and Grantor have caused this Notice of Assessment Interest and C-PACE Lien to be executed in their respective names by their duly authorized representatives, all as of the date first above written. CITY OF MERIDIAN, IDAHO By: Robert E. Simison, Mayor ATTEST: Chris Johnson, City Clerk STATE OF IDAHO ) ) ss. City of Meridian ) On this day of ,20_,before me, a Notary Public,personally appeared Robert E. Simison and Chris Johnson, known to me to be the Mayor and City Clerk of the City of Meridian, Idaho, who executed the foregoing instrument and acknowledged to me that they executed the same with the authority of and on behalf of the City of Meridian. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal the day and year in this certificate first above written. Notary Public for Idaho Residing at My Commission expires: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-38 GRANTOR: [PROPERTY OWNER] By: STATE OF IDAHO ) ss. City of Meridian ) On this day of ,20 ,before me,a Notary Public,personally appeared , known to me to be the person who executed the foregoing instrument and acknowledged to me that he executed the same with the authority of and on behalf of IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal the day and year in this certificate first above written. Notary Public for Residing at My Commission expires: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-39 EXHIBIT A ASSESSMENT AGREEMENT [see attached] PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-40 ASSIGNMENT OF NOTICE OF ASSESSMENT AND C-PACE LIEN AND ASSIGNMENT OF ASSESSMENT AGREEMENT FORM 4 PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-41 INSTRUMENT PREPARED BY AND WHEN RECORDED, RETURN TO: CITY OF MERIDIAN 33 E. Broadway Ave. Meridian, ID 83642 ASSIGNMENT OF NOTICE OF ASSESSMENT AND C-PACE LIEN AND ASSIGNMENT OF ASSESSMENT AGREEMENT This ASSIGNMENT OF NOTICE OF ASSESSMENT AND C-PACE LIEN AND ASSIGNMENT OF ASSESSMENT AGREEMENT (the "Assignment") is dated the day of , 20_by the CITY OF MERIDIAN, IDAHO, a City government organized and existing by virtue of the laws of the state of Idaho, (the "Assignor") to , a corporation, (the "Assignee"). For value received, Assignor hereby grants, assigns and transfers to Assignee, without recourse or warranty of any kind,express or implied,all of Assignor's rights in,title to,and interest under, that certain Notice of Assessment and C-PACE Lien, dated as of[ ], 20-9 by [ ] ("Property Owner") and Assignor, recorded on [ ], 20 as Instrument No. in Ada County, Idaho(the"Notice of Assessment Interest"), and the Assessment Agreement dated as of[ ], 20 (the "Assessment Agreement"), among Property Owner, Assignee and Assignor and attached to such Notice of Assessment Interest, together with the obligations secured by the C-PACE Lien (as such term is as defined in the Assessment Agreement) and all other instruments, documents and certificates executed in connection therewith. Assignee hereby accepts all of Assignor's rights in, title to, and interest under the Assessment Agreement, the Notice of Assessment Interest and the C-PACE Lien, together with the obligations secured by the C-PACE Lien and all other instruments, documents and certificates executed in connection therewith. Consistent with Idaho Code § 67-3808(4), by accepting this Assignment, Assignee agrees for the benefit of Assignor that Assignee shall be solely responsible for the billing and collection of the Assessment and for enforcing the obligation of Property Owner to pay the Assessment described in the Assessment Agreement, including pursuing a foreclosure of the C-PACE Lien in accordance with Chapter 15 of Title 45, Idaho Code. Assignor shall have no obligation to pursue such foreclosure on behalf of Assignee, or to otherwise participate in such foreclosure, except to the extent that any action on the part of Assignor or any official of Assignor is required in order to allow Assignee to prosecute or effectuate the foreclosure under Chapter 15 of Title 45,Idaho Code, or to ratify or confirm any action of Assignee taken in furtherance of the foregoing. The Assignee may assign any or all of its rights under the Assessment Agreement without the consent of Assignor or the Property Owner, provided that the Assignee provides notice of the assignment to the Assignor and the Property Owner. PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-42 IN WITNESS WHEREOF, Assignor has executed this Assignment as of the day and year first above written. CITY OF MERIDIAN By: Name: Robert E. Simison, Mayor ATTEST: Chris Johnson, City Clerk STATE OF IDAHO ) ) ss. City of Meridian ) On this day of ,20 ,before me, a Notary Public,personally appeared Robert E. Simison and Chris Johnson, known to me to be the Mayor and City Clerk of the City of Meridian, who executed the foregoing instrument and acknowledged to me that they executed the same with the authority of and on behalf of the City of Meridian. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal the day and year in this certificate first above written. Notary Public for Idaho Residing at My Commission expires: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-43 [CAPITAL PROVIDER] By: Name: Title: STATE OF IDAHO ) ss. City of Meridian ) On this day of ,20 ,before me, a Notary Public,personally appeared , known to me to be the person who executed the foregoing instrument and acknowledged to me that he executed the same with the authority of and on behalf of IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal the day and year in this certificate first above written. Notary Public for Residing at My Commission expires: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-44 CERTIFICATE OF C-PACE IMPROVEMENTS COMPLETION FORM 5 PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-45 C� (1E NI]IAN� IDAHO CERTIFICATE OF C-PACE IMPROVEMENTS COMPLETION Property Owner: Property Address: C-PACE application approval date: C-PACE financing closing date: I am an authorized representative of the Property Owner listed above and hereby certify that the Project under the above-approved C-PACE Application, attached as Exhibit"A"hereto, has been properly completed and all improvements are operating as intended. Signature: NAME: Business name: Business address: Business contact email: Business contact phone: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-46 EXHIBIT A C-PACE APPLICATION [See attached] PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-47 MORTGAGE HOLDER CONSENT FORM 6 PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-48 MORTGAGE HOLDER CONSENT Date: Mortgage Holder: BANK NAME: BANK ADDRESS: BANK CITY, STATE, ZIP: PHONE NUMBER: Loan Number(s): Property Owner and Mailing Address: OWNER NAME: OWNER ADDRESS: OWNER CITY, STATE, ZIP: Property (as more particularly described in the attached Exhibit A): PROPERTY ADDRESS: PROPERTY CITY, STATE, ZIP: Recording Information: [Date] and [Book] and [Page] or [Document No.] This is a Mortgage Holder Consent("Consent")by the undersigned entity(the"Mortgage Holder") with respect to the above-referenced loan(s) (the "Loan") secured by the Property. The Property Owner intends to finance the installation of eligible improvements in an amount of up to $[ ] through an imposed contractual assessment(the"Assessment")pursuant to the Commercial Property Assessed Capital Expenditure Act, Title 67, Chapter 38, Idaho Code, (the "Act") in order to reduce energy consumption, to reduce water consumption, to increase resiliency, or to install renewable energy systems on the Property by participating in the commercial property assessed capital expenditure ("C-PACE") program ("Program") authorized by the City of Meridian in which the Property is located pursuant to the Act. Pursuant to the Program, the Property Owner agrees to the imposed Assessment against the Property that will be collected in installments. In no circumstances will the amount owing on the assessment be accelerated on account of a payment default or for any other reason, but rather any proceeding to enforce the Assessment shall be limited to the collection of the amount then currently due with respect to the Assessment, including past-due interest, past-due fees, and costs of collection as permitted under the Act, state tax code, and contracts with local government governing the Program. By signing below, Mortgage Holder hereby: (i) acknowledges and consents to the Assessment in the amount set forth above; (ii) agrees that the Assessment will not constitute an event of default or trigger the exercise of any remedies under the loan documents between Mortgage Holder and Property Owner, and (iii) acknowledges that this Consent is being relied on by all parties participating in, lending in or administering the Program. PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-49 The undersigned hereby represents that he/she is an officer authorized to execute and deliver this Consent on behalf of Mortgage Holder. [MORTGAGE HOLDER]: By (SEAL) Name Title STATE OF ) SS. City of ) On this day of ,20_,before me, a Notary Public,personally appeared , known to me to be the person who executed the foregoing instrument and acknowledged to me that he executed the same with the authority of and on behalf of IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal the day and year in this certificate first above written. Notary Public for Residing at My Commission expires: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-50 EXHIBIT A LEGAL DESCRIPTION PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-51 C-PACE PROGRAM CERTIFICATE OF COMPLIANCE Public Benefits FORM 7 PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM- 52 E N D I !AN -- C-PACE PROGRAM CERTIFICATE OF COMPLIANCE Public Benefits I, the undersigned, have reviewed the Project and hereby certify the following information with respect to the proposed Qualified Improvements described in the project proposal(e.g.,equipment specifications; design drawings/modeling; permit applications; an ASHRAE Level I assessment/energy assessment; an ASHRAE Level 2 full building model): Please describe: (Use additional sheets if necessary.) I CERTIFY THAT THE PROPOSED QUALIFIED IMPROVEMENTS PROVIDE THE FOLLOWING BENEFITS TO THE PUBLIC FOR THE FOLLOWING REASONS (please check all that apply; use additional sheets if necessary): Energy or water resource conservation Please describe: Reduced public health costs or risk Please describe: Reduced public emergency response cost or risk Please describe: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-53 Signature: NAME: Business name: Business address: Business contact email: Business contact phone: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-54 CERTIFICATE OF QUALIFIED IMPROVEMENTS FORM 8 PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-55 �E IDIAN�-- IDAHO CERTIFICATE OF QUALIFIED IMPROVEMENTS Energy,Water,Renewable Energy, Resilience I, the undersigned, hereby certify the following facts with respect to the proposed Qualified Improvements described in the project proposal: I. I am either a licensed Professional Engineer or an authorized representative of a licensed engineering firm, whose registration number and stamp are shown below. 2. If applicable: I am accredited by or belong to a firm with an accreditation from(please denote with an "X" or checkmark, and attach verification of professional accreditation): Building Energy Assessment Professional (BEAP) Building Energy Modeling Professional (BEMP) Certified Building Energy Assessment Professional (BEAP) (offered by ASHRAE) Certified Energy Auditor (CEA) (offered by Association of Energy Engineers [AEE]) Certified Energy Manager(CEM) (offered by AEE) Certified FORTIFIED CommercialTM Evaluator(offered by IBHS) Certified GeoExchange Designer(CGD) Certified High-Performance Building Design Professional (HBDP) (offered by ASHRAE) _Certified Measurement and Verification Professional (CMVP) (offered by AEE and EfficiencyValuation Organization) Investor Confidence Project (ICP) Quality Assurance Assessor Investor Confidence Project (ICP) Project Developer _LEED Accredited Professional _Licensed Architect _Water Quality Association Professional Certification North American Board of Certified Energy Practitioners (NABCEP) (for solar PV only, a design specialist certification is acceptable) 3. The application is for: an existing building new construction 4. Please describe your relationship to the project: I am employed by the project applicant in my professional capacity I am a contracted independent third-party reviewer PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-56 5. I reviewed the following information regarding the project (e.g., equipment specifications; design drawings/modeling; permit applications; an ASHRAE Level 1 assessment/energy assessment; an ASHRAE Level 2 full building model) Please describe: 6. The project proposal includes "Qualified Improvements", as defined in Section 67- 3803(11) of the Commercial Property Assessed Capital Expenditure Act, Chapter 38 of Title 67, Idaho Code and the Program Guidebook, and the estimated useful life of each Qualified Improvement(please attach). 7. The Qualified Improvements will be permanently affixed to the property. FOR AN EMS TING BUILDING I CERTIFY (please check all that apply): I am the author of the energy analysis (please attach). The proposed Qualified Improvements will result in either the more efficient use or conservation of energy or water or the addition of renewable sources of energy or water. The Qualified Improvements will result in (a) improved water or wastewater resilience, which may include, without limitation, flood mitigation, stormwater management and storm retrofits, or (b) increased wind resistance, energy storage, microgrids, or structures, measures, or other improvements that reduce land use impact. If other,please specify: FOR NEW CONSTRUCTION I CERTIFY: The proposed Qualified Improvements will enable the subject property's project to exceed the energy efficiency,water efficiency,renewable energy or renewable water requirements of the jurisdiction's current building code, or meet or exceed the resilience standards of the jurisdiction's current building and/or fire codes. Signature: PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-57 NAME: Business name: Business address: Business contact email: Business contact phone: IF APPLICABLE License No. Stamp: ATTACHMENTS (please denote using an "X"or checkmark, and attach to this Certificate of Compliance) verification of accreditation (if applicable): project proposal with list of estimated useful life of Qualified Improvements energy analysis (if applicable) other(please specify): other(please specify): PROGRAM GUIDEBOOK: CITY OF MERIDIAN C-PACE PROGRAM-58 C� E IDIAN Planning and Zoning Department Presentation and Outline h2 City Council MeetingMay 12, 2026 Slide 1 h2 Agenda Item Numbers/Order: hoodc, 12/19/2006 Zoning MapAerialFLUM Zoning MapAerialFLUM and a structure shade.benches, landscaping amenity including tables, proposed picnic area exhibit showing the to provide an amenity The applicant is required LandscapingAttractive Seating AreaShade Structure Additional 38 homes added to the gated community which was approved with a maximum of 106 homes. feel it’s not consistent.to the southwest and now density of the subdivision as it previously matched the 15 8 to Rrezoning from Rthe number of lots and Expressed concern about SubdivisionSkybreake xisting sharing amenities with the Expressed concern about The Boiseor restricted regarding water entering or departing their respective properties.Adjoining landowners will not have their conveyance ditches (live water and drainage) altered historically and that no harm is being incurred from the newly proposed development. The purpose of this requirement is to ensure their patrons have use of their water as they have Engineer’s certificate stating the capacity on any new conveyance and drainage system. 7.adequate to supply the water rights and drain the land. Engineer' s certificate that new irrigation and drainage conveyance systems capacity is 6.GIS maps for any newly installed conveyance systems or drain ditches. 5.proposed development as well as adjoining properties. GIS map of existing conveyance systems; irrigation easements and drainage ditches, on 4.Irrigation design for delivery to any adjoining properties that are impacted by the change. 3.lots. A design of irrigation deliveries and drainage ditches on both existing and proposed new 2.A map that clearly shows the lots. 1.Kuna Irrigation District is requiring the applicant to provide the following:- Number of Students EnrolledHigh SchoolMountain View 21752516SchoolVictory Middle 10001094Elementary SchoolMary McPherson 550 (Program Capacity)526SchoolCapacity of School Debbie Boyd (on behalf of the Shafer View Estates HOA) or oncoming vehicles. complicated by blind spots caused by road curvature, making it hard to see parked cars use the side median which is unsafe. Turning from the north onto Shafer View Drive is mph speed limit. The lack of a deceleration lane forces many to -rarely adheres to the 55a rise to the south. Drivers must pull past the white line for a clear view, and the traffic Meridian Road or into Shafer View Drive and the view corridor is further impacted by road poses safety hazards due to limited visibility, especially when turning onto lane -to significantly increase daily traffic on Shafer View Drive. Currently the singlethe proposed Shafer View Ridge and approved Sky Ranch subdivisions can be expected View Drive) and its impact to motorist and pedestrians. The addition of homes from Safety concerns regarding increased traffic volumes on the existing roadway (Shafer E IDIAN*-- -)AHO AGENDA ITEM ITEM TOPIC: Public Hearing (Continued from March 10, 2026) for Shafer View Ridge Subdivision (H-2025-0047) by Gregg Davis, Breckon Land Design, located at Lot 18 of the Shafer View Estates Subdivision at the intersection of S. Meridian Rd. and E. Shafer View Dr. A. Request:Annexation of 15.2 acres of land from RUT in Ada County to the R-4 zoning district. B. Request: Preliminary Plat consisting of 38 lots (29 building lots and 9 common lots) on 13.437 acres of land. 00 V G) Ul 44h W N O � I� N � N � O N � O S ID �s U) c: (D EMEMENEW MODEMS ± C �v C. Er 0 _ -S m MEMEMEME y� . Q. y/y y \ Q. V_'f DDDDS _ • rLn n C Q O S m lz:zz- _ rt � N O � N O rtx V o X 0 r mo ftdqj (DD 0 rDD : m 0 c ° r+ � � ' Mayor Robert E. Simison City Council Members: E �-'� John Overton, President IDIAN Anne Little Roberts,Vice President Brian Whitlock I D A H Liz Strader Doug Taylor Luke Cavener May 12, 2026 MEMORANDUM TO: Mayor and City Council CC: City Clerk, City Attorney FROM: Linda Ritter,Associate Planner RE: Shafer View Ridge Subdivision AZ,PP(H-2025-0047) On March 10,2026,the City Council directed the applicant to meet with City staff and other regulatory agencies to discuss the proposed closure of E. Shafer View Drive. On March 25,2026,City staff met with representatives from the Idaho Transportation Department(ITD),the Ada County Highway District(ACHD), and the applicant. During this meeting, all parties agreed there were no concerns with closing the roadway,provided that neighboring property owners did not object. Staff also received input from the School District,which indicated no objection to the proposal as the school bus stop was relocated to E. Quartz Creek Street(see map below). �� I1 Page 12 A neighborhood meeting was held on April 9,2026, during which the applicant reported that all attendees were in agreement with the proposed road closure,to be constructed in accordance with ACHD standards. See the attached proposed roadway layout. ��[aY1��4 a M4rawwi yyyyyy�� Id 55y1��.tr Pig 1$ � a d .� 4-1 0 c } 4 Li ci El i , • � e ti e m SIIAFEE VIEW FdDGE SHAFER VIEW DROVDE vl - MENDLAN.OMO 83842 LANDSCAPE PLAN -OVERALL Development Application Transmittal Link to Project Application: Shafer View Ridge Subdivision H-2025-0047 Hearing Date: December 18,2025 Assigned Planner: Linda Ritter 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. COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT HEARING 3/10/2026 -- - Legend � DATE: - Project Location t TO: Mayor& City Council Area of Impact }= City Limits FROM: Linda Ritter,Associate Planner O Analysis 208-884-5533 ---- -.--- " J-,� lritter@meridiancity.org APPLICANT: Gregg Davis,Breckon Land Design SUBJECT: H-2025-0047 I , Shafer View Ridge Subdivision AZ,PP I' � I LOCATION: Lot 18 of the Shafer View Estates Y '" "-� • ; I Subdivision,located at the intersection of ' S. Meridian Road and E. Shafer View Drive in the North%2 of the Southwest'/4 of Section 31,Township 3N,Range 1E. Parcel No. R7824220180 I. PROJECT OVERVIEW A. Summary Annexation of 15.2-acres of land from RUT in Ada County to the R-4 zoning districts; and a Preliminary Plat consisting of 38 lots(29 building lots and 9 common lots) on 13.437-acres of land. The minimum lot size proposed is 8,300 square feet(s.f.) and the largest lot size proposed is 24,000 s.f. The minimum lot size in the R-4 district is 8,000 s.f. B. Issues/Waivers • Waiver for block face length as the block face for the proposed development on the south side of the existing street exceeds the 750 feet requirement between S. Snowden Way and S. Mondt Meadows Way. • Sewer is not available to the Eastern portion of development at this time. Sewer is dependent on Mondt Meadows Subdivision bringing sewer to and through their development to Shafer View Ridge Subdivision. C. Recommendation Staff recommend approval of the proposed annexation and preliminary plat per the provisions in Section IV in accord with the Findings in Section V. D. Decision City of Meridian I Department Report I. Project Overview I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant - Proposed Land Use(s) Residential - Existing Zoning Rural Urban Transition(RUT VII.A.2 Proposed Zoning R-4 Adopted FLUM Designation Low Density Residential VII.A.3 Proposed FLUM Designation Low Density Residential Table 2: Process Facts Description Details Preapplication Meeting date 6/12/2025 Neighborhood Meeting 3/17/2025 Site posting date 2/11/2026 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received Yes, Staff Report - • Commission Action Required No - • Access Meridian Road - • Traffic Level of Service N/A - ITD Comments Received No Comments received Meridian Public Works Wastewater � IV.B • Distance to Mainline Not available to the site • Impacts or Concerns Sewer not available to the Eastern portion of development at this time.Availability of sewer dependent Mondt Meadows Subdivision bringing sewer to and through their development to Shafer View Ridge Subdivision. Meridian Public Works Water IV.B • Distance to Mainline Available at the site • Impacts or Concerns No School District(s) West Ada School District IV.B • Capacity of Schools Mary McPherson Elementary School—550(Program Capacity) Victory Middle School— 1000 Mountain View High School-2175 • Number of Students Enrolled Mary McPherson Elementary School—526 Victory Middle School— 1094 Mountain View High School-2516 ' Note: City/Agency Comments and Conditions Section and public record for all department/agency comments received. Shafer View Ridge Subdivision AZ,PP H-2025-0047 (copy this link into a separate browser). City of Meridian I Department Report II. Community Metrics Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:R7824220180 Date Retrieved:2025/6/26 Parcel Count Parcel Acreage Infill Indicator: 335 1,094 Surrounding Area 5 D% Not City 419 ® City Limits Not City Household Household& Population Growth Households 02020 Population Change:160.1°I° Population ■Growth (Household and Population Change since 2010 Decennial) 2,000 4,000 6,000 Use Types Residential Addresses All Addresses a% ■ Single-family 2195 Multi-family 100% 79% ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved Approved 0 1000 2000 3000 4000 0 0.5 1 1.5 0 Single-family ® Multi-family City of Meridian I Department Report II. Community Metrics 2.00 500 Single-family y T 1.50 (AResidential Q 01.25 Parcel Diversity (A 1.00 OParcel Count Zn- 0.50 0.36 L Average Acres 0.00 a 0.16Fdh .09 0 a R-2 R-4 R-8 R-15 Average Single-family Density by Zoning Average 15.00 Residential - Density 10.00 10.78 5.00 •)6.39 C `]■81 a 2.76 0.00 0.90 Dwelling Units 1 Acre R-2 R-4 R-8 R-15 Notes: See VIII.Additional Notes&Details for Staff Repo rt Maps,Tables,and Charts. 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 SH-691Meridian Road 509-feet Principal Arkerial N/A NIA Shafer View Drive 1,434-feet Local N/A NIA *ACHD does not set level of service thresholds for State Highways or local roadways. 2. Average Daily Traffic Count (VDT) Average daily traffic counts are baser!on ACHD's most current traffic counts. + The average daily traffic count for SH-69.'hleridian Road south of Amity Road was 3 9,54 8 on October S, 2024_ There are no average daily traffic counts for Shafer View Drive_ 1. Capital Improvements Plan (CIP)l Fine Year Plan (FYP): • Amity Road is scheduled in the FYP to be widened to 5-lanes from SH-6911tleridian Road to Locust Grove Road with a design year and construction year yet to be determined. • The intersection of Amity Road and Locust Grove Road is scheduled in the FYP to be reconstructed with a multi-lane roundabout with 1-lane on the north leg, '1-1aneson the south, 2-lanes east, and 2-lanes on the west leg with a design year of 2023-2024 and a construction year yet to be determined. * Locust Grove Road is listed in the CIP to be widened to 3-lanes from Lake Hazel Road to Amity Road between 2036 and 2040. Notes: See VIII.Additional Notes&Details for Staff Repo rt Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics Figure 3: Service Impact Summary Service Impact Tools Ready 00 Caution 01, 00 �o Notes: See VIII.Additional Notes&Details for Staff Repo rt Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview This property is designated Low Density Residential on the City's Future Land Use Map(FLUM) contained in the Comprehensive Plan. This designation allows for the development of single- family homes on large and estate lots at gross densities of three dwelling units or less per acre. These areas often transition between existing rural residential and urban properties. Developments need to respect agricultural heritage and resources,recognize view sheds and open spaces, and maintain or improve the overall atmosphere of the area. The use of open spaces, parks,trails, and other appropriate means should enhance the character of the area. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. The proposed land use of single-family residential is consistent with the recommended uses in the FLUM designation. The proposed project has a gross density of 2.18 du/ac,meeting the required density range listed above. Therefore, Staff finds the proposed preliminary plat and requested R-4 zoning district to be generally consistent with the Future Land Use Map designation of Low Density Residential. The City may require a development agreement(DA)in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Section IV. The DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months of the Council granting the annexation for approval by City Council and subsequent recordation. Table 4: Pro*ect Overview Description Details History Lot 18,Block 1 of the Shafer View Subdivision Inst.No. 102106515 Phasing Plan 1 Residential Units 29 single-family detached Open Space 2.72 acres/20.3% Amenities 3 points requires/ Physical Features Dry Ditch Acreage 13.44 Lots 38(29 residential/9 common) Density 2.18 dwelling units per acre(gross) City of Meridian Department Report III. Staff Analysis B. History The property resides within Ada County and is currently zoned RUT. The property owner recorded a property boundary adjustment on January 16,2024,to reconfigure the lot lines in order to subdivide the norther half of their property. See Recorded Plat. G M PLAT OF Sel sA, SHAFER VIEW ESTATES I.Kt_ A PoRIICN Q 1HE NCR1H 1/2 Q 1NE SR 1/4 - Ikgxl-b-,NY Iti Yn SECTION 31,T.3N.,R.I E.,9.M. ��pe �x.�m 404 COONTy.iVPHO bt the 2 00 2 RI eEoac c rwxd xyx d,aY a m l sett w tee= s.l eM'aV n.N..hn n°.he cw o: o"'"R°on s11n5xr xea.ux Nmtk cm '/4°w�� x,, �„�.�.,xe � a F�sre•ham,Ph —PLATTED x Faxa In"xxx Pin B FasM PY N Pb Nle"r.•� ___________ MfiV5576'E SN87_N' _ ______ °x nb sl-��\ X Ce4Wwea PeM- YInp�orp.� oai�e12;xs + x ewa, I 3 �x ,x.EumxP °N TM a uP`_��m IN 77- �oE wiww.cE��nrvrx�ER�x x,w�.ox�xr,�x..max°.x e..x F v� � I ewxm avn°ncm w u,aaxw,rnxm uacss°mwmx esvvo=m.r�cx g3 A 11.4 1.4 Rk �7 r s 4 e xsarcss enmxx.ioe tic , d �R BI $ sev:'a'a°' � a, '�y e1 �1t1 I _ .sw°come sx.0 wx.av n xiww.w or.nw tta,.x rest aauw� �11 nut RLOtlf 1 ��s men >N . i 5'x[cF - - i e s �� s• S ��. L rz cR v��u'w axy�`°rmxe°iEcxnx�xce`�:xs"�ixit a are arcxbaur xUuncw°ixo re'�xasEuo ma°i�xnar` UNPLATTED v career pun.ne av ct,R0.nnx uu°x.Naxrun n'me Nn.ix.r,< ^EECTION CORNER yx,Fm+xF N:xsm T Ip,S�e;9B£y e�+��uyo 0.wax�- IJL0.I��JIc1'Vr_ELVFX.RNOxO irtnuv��n RES sowu>Ee�,xs.xo. a x1 1 h ac x.q SAXITNn RFSfPICTdNS� 2°N w EDf.1 ° cant / 0 ��,wn xeuw esea,,e d�MEur AY $�y'9�.i �g s9'oY[ NIMM OD PAMERMEP BRMW BNGnam RiG,INC. Developer Consu ling Engineers in xnie nv n,a. - ----- --- Bolee.IGONo Baise.Idoha ne Isnn Nsno nsl n.n 71N x-11[ cle serzsv s.N uu m.ie mee se'n a x.ia SHEET, OP 2 C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The current use of the property is residential and vacant. 2. Proposed Use Analysis (Comp Plan 2.01.01 C, UDC 11-2): The applicant is proposing single-family detached homes which are listed as a principal permitted use in UDC Table 11-2A-2 for the R-4 zoning district. Comprehensive Plan policy 2.01.01 C allows for a range of residential land use designations that allow diverse lot sizes, housing types, and densities. 3. Dimensional Standards (UDC 11-2): In the R-4 zoning district the maximum building height for this area is thirty-five (35)feet with an interior setback of 5 feet and a rear setback offifteen (15)feet. The minimum street frontage is sixty(60)feet. There is no minimum requirement for local street landscape buffers. City of Meridian I Department Report III. Staff Analysis D. Design Standards Analysis The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-5 for the R-4 zoning districts. The proposed lots comply with the dimensional standards of the above-mentioned districts. 1. Structure and Site Design Standards (Comp Plan 5.01.02A, UDC 11-3A-19): The property is currently vacant and is part of the Shafer View Estates subdivision Lot 18, Block 1. City utilities are required to be extended to serve the proposed development. Comprehensive Plan Policy 5.01.02A requires the applicant to maintain and implement community design ordinances, quality design criteria, and complete street policies to set quality standards citywide. 2. Qualified Open Space &Amenities (Comp Plan, 2.02.00, Comp Plan 2.02.0IB, UDC 11- 3G): Based on the standards in UDC Table 11-3G-3, a minimum of 12% (or 01.61-acres)for the R-4 zoning district of qualified open space is required to be provided within the development. An open space exhibit was submitted as shown in Section VITF, that depicts 22%(or 3.04- acres) of open space that exceeds the required quality and qualified open space standards. Based on the standards in UDC 11-3G-4A, a minimum of three(3) amenity points are required as the overall project is 13.44 acres in size. The amenity proposed is a playground with a six(6)foot long bench.All common open space areas are required to be landscaped with one deciduous shade tree for every 5,000 square feet of area and include a variety of trees, shrubs, lawn or other vegetative groundcover per UDC 11-3G-5B.3. Comprehensive Plan policy 2.02.00 requires the applicant to plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. Comprehensive Plan policy 2.02.0IB requires the applicant to evaluate open space and amenity requirements for consistency with community needs and values. 3. Landscaping(UDC 11-3B): i. Landscape buffers along streets UDC 11-2A-6 requires a twenty-five (25)foot wide buffer along arterial roads (Meridian Road). ii. Tree preservation Per UDC 11-313-10,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. The applicant submitted a tree mitigation schedule on the landscape plan indicating the removal of twelve (12) trees totaling 160 caliper inches, to be replaced with 140 trees totaling 280 caliper inches. City of Meridian I Department Report III. Staff Analysis iii. Storm integration Per UDC 11-3B-11,the applicant shall meet the intent to improve water quality and provide a natural, effective form of flood and water pollution control through the integration of vegetated,well designed stormwater filtration swales and other green stormwater facilities into required landscape areas,where topography and hydrologic features allow if part of the development. Development will be required to meet UDC 11-3B-11 for stormwater integration. iv. Pathway landscaping Landscaping for pathways shall meet the requirements outlined in UDC 11-3B-12. The applicant is required to provide a landscape strip a minimum of five(5) feet wide shall along each side of the pathway. Designs are encouraged in which the width of the landscape strip varies to provide additional width to plant trees farther from the pathway, preventing root damage. The minimum width of the landscape strip shall be two (2)feet to allow for maintenance of the pathway. The landscape strips shall be planted with a mix of trees, shrubs, lawn,and/or other vegetative ground cover. There is a five(5)foot pathway being proposed along the southern portion of the property. The applicant shall provide a mix of trees, shrubs, lawn, and/or other vegetative ground cover along the length of the pathway on both sides. The applicant shall be required to submit a revised landscape plan showing the pathway landscape meets the requirements of UDC 11-3B-12. 4. Parking (UDC 11-3C): Off-street parking is required to be provided for each home based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available on the proposed streets. i. Residential parking analysis The proposal will be required to meet the standards for parking as set forth in UDC 11- 3C-6. 5. Building Elevations (Comp Plan 2.01.01 C,Architectural Standards Manual): Six(6) conceptual building elevations were submitted for the proposed subdivision as shown in Exhibit VU G. As the property is within close proximity to SH-69, the applicant will be required to provide noise abatement per UDC 11-3H-4D. Noise abatement could include but not limited to a berm or a berm and wall combination to help reduce the traffic noise. Buildings shall be designed with elevations that create interest through the use of broken planes, windows, and fenestrations that produce a rhythm of materials and patterns. Design review is not required for single-family detached structures. However, because the rear and/or sides of homes facing Meridian Road will be highly visible, Staff recommends a DA provision requiring those elevations incorporate articulation through changes in two or more of the following: modulation (e.g.projections, recesses, step-backs,pop-outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from adjacent public streets. Single- story homes are exempt from this requirement. Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of residential land use designations that allow diverse lot sizes, housing types, and densities. City of Meridian I Department Report III. Staff Analysis 6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC 11- 3A-7. The landscape plan shows a six(6)foot tall solid vinyl privacy fencing along the perimeter of the plat and a six(6)foot open vision fence along the common areas of the project. 7. Parkways (Comp Plan 3.07.01 C, UDC 11-3A-17): Per Comp Plan policy 3.07.01C appropriate landscaping,buffers, and noise mitigation with new development along transportation corridors(setback,vegetation,low walls,berms, etc.) is required. Per the UDC the minimum width of parkways planted with Class II trees shall be eight(8) feet. The width can be measured from the back of curb where there is no likely expansion of the street section within the right-of-way;the parkway width shall exclude the width of the sidewalk. Class 11 trees are the preferred parkway trees. The applicant is proposing a parkway along E. Shafer View Drive. E. Transportation Analysis 1. Access (Comp Plan 6.01.02B, UDC 11-3A-3, UDC 11-3H-4): Access to the property will be via Meridian Road, an arterial road and Mondt Meadows, a collector road. As the property is within close proximity to SH-69, the applicant will be required to provide noise abatement per UDC 11-3H-4D. Noise abatement could include but not limited to a berm or a berm and wall combination to help reduce the traffic noise. The applicant states this requirement can be met using the existing cut bank along Meridian Road, which will act as a berm, in combination with a wall extending 10 feet above the highway centerline. The fence will be designed to incorporate architectural elements and to break up monotonous wall planes as required. See berm cross section below. e'FFeR HIu�51�ciwYt Nn u�nE E 4.aa 90.P r xuo�LRMntuLL wtiu��IAF9FeNIBi�E Y PMMLEL ro f1E 4AIE xbNlnY. d s�''�CC`LaF-PnwT J-n!•d'P`.tI EMLOQI�..M`4LL�LOLIIrLLnd>rLL!l�rTM.IW a+lM gyp, e.5�r•TF.w.R'aK PAp'09P�!R p ntt splm hri2wwvd5�Rak� 1.�rLu nu�srrusr.Er+sPe.atY nag[x.aw[P lzr')urEiw.carnww",w � �_ - - fvrn+em cce+l.ic�ac 4ts.+n r� � bi °'�Pix �a Ic«krcc�K xwx..w*c - >�'uIPIUL iv wnScnrY s.WP iLLIiE HF/AIWI tub tyd tP� p-G BERM ADJACENT TO MERIDIAN ROAD 3 CROSS SECTION 2. Multiuse Pathways (UDC 11-3A-5): Multiuse pathways shall be constructed in accord with the city's comprehensive plan, the Meridian Pathways Master Plan, the Ada County Highway District Master Street Map and Roadways to Bikeways Master Plan.A ten (10)foot wide detached pathway is reflected along S. Meridian Road which is consistent with the alignment shown on the Pathways Master Plan. City of Meridian I Department Report III. Staff Analysis 3. Pathways (Comp Plan, UDC 11-3A-81): A 10-foot wide detached pathway is reflected along S.Meridian Road which is consistent with the alignment shown on the Pathways Master Plan. 4. Sidewalks (UDC 11-3A-17): All sidewalks constructed as part of this proposal are required to comply with the standards listed in UDC 11-3A-17 Staff is requiring the applicant to provide a striped five foot(5) walkway along the north side of Shafer View Drive between Snowden Way and E. Prairie View Lane, subject to approval by ACHD. This improvement is necessary to maintain continuous pedestrian connectivity, as there is currently a gap in the sidewalk system along the north side of E. Shafer View Drive. The striped walkway will serve as the missing link, ensuring a safe and consistent pedestrian route through this segment. 5. Subdivision Regulations (UDC 11-6): i. Dead end streets No streets or series of streets that ends in a cul-de-sac or a dead end shall be longer than five hundred(500)feet except as allowed by UDC 11-6C-3. There are no dead end streets being proposed that are longer than five hundred(500) feet. ii. Common driveways Per UDC 11-6C-3D, common driveways shall serve a maximum of four(4) dwelling units. In no case shall more than three(3)dwelling units be located on one(1) side of the driveway. The applicant is proposing one common driveway that meets the dimensional requirements as outlined in the UDC. iii. Block face UDC 11-6C-3-regulates block lengths for residential subdivisions. Staff has reviewed the submitted plat for conformance with these regulations. The intent of this section of code is to ensure block lengths do not exceed 750 ft, although there is the allowance of an increase in block length to 1,000 feet if a pedestrian connection is provided. In no case shall a block face exceed one thousand two hundred(1,200)feet,unless waived by the City Council. The existing street, Shafer View Drive, measures approximately 1,194 feet along the north side and approximately 873 feet along the south side, both of which exceed the maximum block length standard of 750 feet as established by the Unified Development Code (UDC).As a result, the block does not fully comply with the UDC block length requirements intended to promote walkability,pedestrian connectivity, and an interconnected street network. Accordingly, the applicant is requesting a waiver from City Council to allow the block face to exceed the maximum block length standard. This request is based on the existing configuration and alignment of Shafer View Drive, which was constructed within Ada County prior to the current development proposal and outside the context of the City's adopted block length standards. The applicant has stated that the size and irregular shape of the subject property, combined with the proposed residential lot layout and lot sizes, limits the ability to further subdivide the block. Pursuant to UDC 11-6C-3.F.3.a, blockfaces within residential zoning districts may be extended up to one thousand(1,000)feet when a pedestrian connection is provided to City of Meridian I Department Report 111. Staff Analysis maintain connectivity for non-vehicular travel. In support of this standard, the applicant has provided a detached sidewalk along the south side of E. Shafer View Drive, which establishes a continuous pedestrian connection through the subdivision and enhances access for pedestrians. While the north block face exceeds the one-thousand-foot allowance, the provision of pedestrian infrastructure helps mitigate the impacts associated with the extended block length by supporting safe and convenient pedestrian movement consistent with the intent of the UDC. F. Services Analysis 1. Waterways (Comp Plan 4.05.OID, UDC 11-3A-6): Per UDC 11-3A-6, requires limiting the tiling and piping of natural waterways, including, but not limited to, ditches, canals, laterals, sloughs and drains where public safety is not a concern as well as improve,protect and incorporate creek corridors (Five Mile, Eight Mile, Nine Mile, Ten Mile, South Slough and Jackson and Evan Drains) as an amenity in all residential, commercial and industrial designs. When piping and fencing is proposed, the standards outlined in UDC 11-3A-6B shall apply. In Residential Districts, irrigation easements wider than ten (10)feet shall be included in a common lot that is a minimum of twenty (20)feet wide and outside of a fenced area, unless otherwise waved by City Council. Comprehensive Plan policy 4.05.OID requires improving and protecting creeks and other natural waterways throughout commercial, industrial, and residential areas. 2. Pressurized Irrigation(UDC 11-3A-15): The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 3. Storm Drainage (UDC 11-3A-18): An adequate drainage system is required in all developments by the City's adopted standards, specifications, and ordinances. Design and construction shall follow best management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage will be proposed with a future construction application and shall be constructed to City and ACHD design criteria. The applicant is proposing a pressurized irrigation system using existing surface and groundwater rights will serve all lots and open space throughout the project. The homeowner's association will own and operate the irrigation system, consisting of a pump station and retention pond to be shared between Shafer View Ridge Subdivision,Mondt Meadows Subdivision and adjacent neighbors that currently take access from the Boise Project Board of Control Irrigation District via headgate 3.44, located on the north side of E. Shafer View Drive and accessing the McBirney Lateral. 4. Utilities (Comp Plan 3.03.03G, UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development.All utilities are available to the site. Water main,fire hydrant and water service require a twenty foot(20) wide easement that extends ten (10)feet past the end of main, hydrant, or water meter. No permanent structures, including trees are allowed inside the easement. City of Meridian I Department Report III. Staff 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. City of Meridian I Department Report III. Staff Analysis IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division I. 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. A final plat will not be accepted until the Annexation ordinance and development agreement are approved by City Council. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at a minimum,incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan, open space exhibit,and conceptual building elevations for the single-family dwellings included in Section IV and the provisions contained herein. b. The rear and/or sides of 2-story structures that face Meridian Road shall incorporate articulation through changes in two or more of the following: modulation(e.g. projections,recesses, step-backs,pop-outs),bays,banding, porches,balconies,material types, or other integrated architectural elements to break up monotonous wall planes and roof lines. Single-story structures are exempt from this requirement. c. Direct lot access to S.Meridan Road is prohibited. d. No building permits shall be issued prior to the plat being recorded. e. The Open Space amenities shall meet the following requirements: provide a playground and bench as depicted in Exhibit VIIF. f. If allowed by ACHD,the applicant shall provide a striped 5-foot walkway along the north side of E. Shafer View Drive between Snowden Way and E. Prairie View Lane. g. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development. 2. Submit the following revisions for the Preliminary Plat included in Section VII, dated 4/7/25: a. Revise the plat map to depict the dry ditch on parcel# S 1131346650 and its associated easement or provide written documentation showing the dry ditch had been abandoned and is no longer in use by the affected property owners. 3. Lots shall meet the dimensional requirements of the R-4 zoning district per UDC 11-2A-5. 4. The Landscape Plan prepared by Breckon Land Design and stamped by John Fritz Breckon, included in Exhibit Section VIIE, dated 7/15/25, is approved as submitted. 5. Provide bollard lighting along the pathway on Lot 20,Block 2. Provide lighting detail at the time of final plat submittal. 6. The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and I I-3A-6B, as applicable. City of Meridian I Department Report IV. City/Agency Comments &Conditions 7. The development shall comply with standards and installation for landscaping as set forth in UDC 11-3B-5 and maintenance thereof as set forth in UDC 11-3B-13. 8. The development shall comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to driveways,easements,blocks, street buffers, and mailbox placement. 9. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 10. All common driveways shall meet the requirements of 11-6C-2-D including a perpetual ingress/egress easement being filed with the Ada County Recorder,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. 11. The Applicant shall have a maximum of two(2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-6B-7. 12. The Applicant shall comply with all conditions of ACHD. 13. Staff's failure to cite all relevant UDC requirements does not relieve the applicant from compliance. B. Meridian Public Works Site Specific Conditions of Approval 1. Water main along S Perlite Ave needs to be 12". 2. Water stub to the West needs to be 12"for potential extension in the future. 3. Water main along E Shafer Ridge St between Snowden Way and Perlite Ave needs to 12". 4. Water main along S Snowden Way needs to be 12". 5. Engineer to verify if there is a well onsite. If a Well is located on the site it must be abandoned per regulatory requirements and proof of abandonment must be provided to the City. Can be used for Pressurized irrigation. 6. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources(IDWR). The Developer, Owner, or project Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used, or provide record of their abandonment. If wells are to be abandoned,the project owner or their representative must contact the IDWR Groundwater Protection Section (Aaron Skinner,Hydrogeologist 208-287-4972)BEFORE any work is done to decommission an existing well(even if it is believed that the well is less than 18 ft deep). Proof of communication with IDWR must be submitted to the City prior to any work being done to decommission the well. Failure to communicate with IDWR may result in additional work and expense to decommission the well. 7. Provide 20'Easements for mains,hydrant laterals and water services. Easements should extend up to the end of main/hydrant/water meter and 10'beyond it. 8. No permanent structures (trees,bushes,buildings, carports,trash receptacle walls,fences, infiltration trenches, light poles,etc.)to be built within the utility easement. 9. Ensure no sewer services pass through infiltration trenches. City of Meridian I Department Report IV. City/Agency Comments &Conditions General Conditions of Approval 1. Applicant shall coordinate water and sewer main size and routing with the Public Works Department,and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2. Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 3. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A) and an 81/2"x 11"map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 5. All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 6. All irrigation ditches, canals, laterals,or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42- 1207 and any other applicable law or regulation. 7. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used, or provide record of their abandonment. 8. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 9. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 10. A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing,landscaping,amenities, etc.,prior to signature on the final plat. City of Meridian I Department Report IV. City/Agency Comments &Conditions 11. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-313. 12. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 13. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 14. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 15. Developer shall coordinate mailbox locations with the Meridian Post Office. 16. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 17. The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 18. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 19. At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 20. A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancily.oriz/public works.aspx?id=272. 21. The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 22. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. City of Meridian I Department Report IV. City/Agency Comments &Conditions C. Meridian Park's Department https://weblink.meridianciU.org/WebLink/browse.aspx?id=408378&dbid=0&repo=MeridianCit Y D. Irrigation Districts 1. Boise-Kona Irrigation District hggs://weblink.meridiancity.org/WebLink/browse.aspx?id=408378&dbid=0&repo=Meridia nCi E. Idaho Department of Environmental Quality(DEQ) https://weblink.meridianciN.org/WebLink/browse.aspx?id=408378&dbid=0&repo=MeridianCit Y F. West Ada School District https://weblink.meridianciV.org/WebLink/Browse.aspx?id=421062&dbid=0&repo=Meridian Cit Y G. Ada County Highway District(ACHD) https://weblink.meridiancity.orglWebLink/browse.aspx?id=408378&dbid=0&repo=MeridianCit Y H. Ada County Development Services https://weblink.meridiancity.orglWebLink/Browse.aspx?id=408378&dbid=0&repo=MeridianCit Y City of Meridian I Department Report IV. City/Agency Comments &Conditions V. FINDINGS A. Annexation(UDC 11-5B-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Commission finds the annexation of the subject site with an R-4 zoning designation will be consistent with the Comprehensive Plan Low Density Residential FL UM designation and if the Applicant complies with the provisions in Section IV. As the designation will be in line with the large estate surrounding properties in the area. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Commission finds the proposed lot sizes and layout proposed will be consistent with the purpose statement of the residential districts and that housing opportunities will provide consistency with the Comprehensive Plan for that area. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Commission finds that the map amendment will 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 Commission finds the proposed annexation shall not result in adverse impact of services. 5. The annexation(as applicable)is in the best interest of city. Commission finds the proposed annexation is in the best interest of the City if the property is developed in accord with the provisions in Section IV. B. Preliminary Plat(UDC-6B-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Commission 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 ad are adequate to accommodate the proposed development; Commission finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. Sewer and water are available at the site. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Commission finds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City's Capital Improvement Program. City of Meridian I Department Report V. Findings 4. There is public financial capability of supporting services for the proposed development; Commission finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Commission finds the proposed development is not detrimental to the public health, safety, and general welfare. 6. The development preserves significant natural, scenic or historic features. Commission finds there are no natural, scenic or historic features on the site. City of Meridian I Department Report V. Findings VI. ACTION A. Staff: Staff recommend approval of the proposed annexation and preliminary plat per the provisions in Section IV in accord with the Findings in Section V. B. Commission: The Meridian Planning&Zoning Commission heard these items on February 5,2026. At the public hearing,the Commission moved to recommend approval of the subject Annexation and Preliminary Plat requests. I. Summary of Commission public hearing_ a. In favor: Jon Breckon on behalf of the property owner b. In opposition: Gail Ward,Mary Ward, JR Hawkins, and Dave Morgan C. Commenting: Gail Ward, Mary Ward,JR Hawkins,and Dave Morgan,President of the HOA,voiced concerns re ag rding traffic and safety impacts associated with the proposed subdivision and the previously approved Skyranch Subdivision. The primary concerns expressed include: • Roadway Design Capacity: Shafer View Drive was originally designed to serve approximately 15 rural residential homes. Residents are concerned that the roadway was not designed to accommodate the additional traffic expected from both the proposed subdivision and the approved Skyranch Subdivision. • On-Street Parking Hazards: Vehicles parked along Shafer View Drive restrict maneuverability and create hazardous conditions. With parked vehicles on both sides, two-way traffic cannot pass simultaneousl. • Road Width Limitations: Shafer View Drive is currently approximately 32 feet wide from edge of pavement to edge of pavement. Residents stated that this width is insufficient to safely accommodate two-way traffic when on-street parking occurs on both sides. • Blind Spots and Visibility Concerns: There are existing blind spots along Shafer View Drive due to roadway curvature and slope,particularly near the connection with Meridian Road. • Sight Distance Limitations: Elevation to the south obstructs the view corridor, creating additional sight distance concerns for motorists. • Need for Traffic Analysis: Residents requested that the City conduct a comprehensive traffic and safety analysis of Shafer View Drive prior to allowing additional traffic from new development. d. Written testimony: Debbie Boyd(on behalf of the Shafer View Estates HOA)—Safety concerns regarding increased traffic volumes on the existing roadway(Shafer View Drive) and its impact to motorist and pedestrians. The addition of homes from the proposed Shafer View Ridgepproved Sky Ranch subdivisions can be expected to significantly increase daily traffic on Shafer View Drive. Currently the single-lane road poses safety hazards due to limited visibility, especially when turning onto Meridian Road or into Shafer View Drive and the view corridor is further impacted by a rise to the south. Drivers must pull past the white line for a clear view,and the traffic rarely adheres to the 55-mph speed limit. The lack of a deceleration lane forces many to use the side median which is unsafe. Turning from the north onto Shafer View Drive is complicated by blind spots caused by road curvature,making it hard to see parked cars or oncoming vehicles. e. Staff presenting application: Linda Ritter f Other Staff commenting on application: Bill Parsons City of Meridian I Department Report VI. Action 2. Key issue(s)of public testimony a. None 3. key issue s)of discussion by Commission: a. Issues with Meridian Road that are out of the developer's control 4. Commission change(s)to Staff recommendation: a. None 5. Outstandin issue(s)sus)for City Council: a. None C. City Council: Pending City of Meridian I Department Report VI. Action ' 1 1 ct Location of Impact 0 Analysis 44` ',m 4 Legend f i1lEII[rlllj 1 f h f W _ . AMITY �-.�■1�■...:::.:,... Project . . . 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Map Notes Nearby Recent Preliminary Plats (within last 5-years) H-2021-0020 H-2023-0041 Nearby Recent Conditional Use Permits(within last 5-years) H-2018-0054 H-2018-0129 H-2019-0129 H-2020-0009 H-2020-0057 H-2020-0117 H-2021-0021 H-2021-0036 H-2021-0087 H-2020-0056 H-2019-0097 H-2022-0050 H-2023-0041 H-2024-0014 H-2024-0022 H-2024-0041 H-2024-0067 B. Subject Site Photos - J ��,..��/a - +I i?1 v� i r. L,W. _ c , wm R`. e I City of Meridian Department Report VII. Exhibits C. Service Accessibility Report PARCEL R7824220180 SERVICE ACCESSIBILITY Overall Score: 16 3rd Percentile Location Within 1 j2 smile of City Limits YELLOW Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yrfloodplain or > 2 acres GREEN Emergency Services Fire Response time 5-9 min. YELLOW Emergency Services Police Meets response time goals some of the time YELLOW Pathways Within 1/4 mile of current pathways I GREEN Transit Not within 1/4 of current or future transit route kED Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets YELLOW plan) > existing (# of lanes) & road IS in 5 yr work plan School Walking Proximity From 112 to 1 mile walking YELLOW School Drivability Not within 2 miles driving of existing or future school 7RED� Either a Regional Park within 1 mile OR a Community Park Walkability Park within 112 mile OR a Neighborhood Park within GREEN 1/4 mile walking City of Meridian I Department Report VII. Exhibits D. Preliminary Plat(date: 9/8/2025) A PRELIMINARY PLAT FOR SHAFER VIEW RIDGE SUBDIVISION SHEET UST TPBLE NOTES LOCATED IN LOT A BLOCK OI,SHAFER VIEW ESTATES SUBDMISM _ s ® BOOK K PACES OM RECORDS OF ADA COUNTY,IDAHO AND A PORTION OF THE N V2 OF THE SW V4 OF SECTION 3% T.B N R I I-BM.CITY OF MERIDIAN fpi CDC,IOAHO E�jgli��E RWg u `p BffE INFORAWl1ON 1 7— AL •s mwsv¢mai ,.,dam .,�,v..am�,,.,�,., RiAA1-H£ND� i i o awi 0 •`�"m%°�/aP /' � .�`'�.,m `�� Norma -__--__ _°__ 3 LL Q � W¢— W yy \ ro, i i cr -T�.�...,,....,. __ i moo....... �I'l�3r i c 3II iII`� ------------- HT a �\ \ / /�I�TPREUMINARY PLAT m m o m m �.. •-T CONTACTS a.. PPID EAST SHAFER VIEW 'R. .W.LOCAL ROAD SE TI N o z0 l�13T R.O.W.LOCAL ROAD WITH DETACHED SIDEWALK IN EASEMENT ROAD SECTION j UJ N � N %1 CONCRETE FLATWORK a Q Er w x y N�� 4 ROLLED CURB AND GUTTER S ASPHALT PAVIN SE TI N °# PP2S City of Meridian I Department Report VII. Exhibits E. Landscape Plan(date: 9/8/2025) ® I� .. IL - - - AWN cm, \ 0]¢(�W W W= \ i 0_¢ 3 O RALL LANDSCAPE PLAN ¢ Z WZ:5 `i LANDSCAPE NOTES: CITY OF MERIDIAN w¢ ! _ _. .... �. LANDSCAPE REQUIREMENTS PROJECT INFORMATION y¢ LL = �® _ PP0.0 TFEE MITIGATION WHEDLLE CALLDUf LEGEND LANDSCAPE LEGEND MITIGATION N07ES a � PLANT SCHEDULE r rn Q m¢cw `I i W21 l i�l I Wao ® �^ '\�'a '.19::• .-. MA W - o �s � 0 E � , !: City of Meridian I Department Report VII. Exhibits _ O z Y k .tea LY1GC 000�Oti00]f:f 1COi0[:Y-9i�►:=Y��SO.® 9�J� ME M7 IC It '.:... �.... �� oll I�1111 jill"u, ro r Mom a=zm� a 17714 T— —��a�a o ' ��#�did• �aFlo TURF AREA PREPARATION NOTES �;„-- A �"'< TOPSOIL NOTES71 ,g .� .mna. ..c..,..� SHRUB PLANTING z a TREE PR TE TI N OETAIL / CONIFEROUS TREE PLANTING N WEED ABATEMENT NOTES 3LUZ2 TREE PROTECTION NOTES: - ^ W= Z 111QW2aJ PERNTINENNIAL BRD ND COVER y Es ix BEDruin CUTEDGE aA . � ,�,� Pvaicwnr rvE u.Ensl MM (DECIDUOUS TREE PLANTING �.. 4�8�LDER INSTALLAT'ONN PP$?4 IN RETAININ WALL ......:.w...a........ — ...,�.,.. O /A N� 3 BERM AD ENT T MERIDIAN ROAD m�a s R E TI N NO.g W 3.0LU U.W Q o>oa 0z >(0 a _ �WLLJ b i� UpII °�;ir'li e 2 EC�EDAR FENCE E��a�v PP3b City of Meridian Department Report VII. Exhibits F. Amenity Exhibit(date: 9/8/2025) r PLAYGROUND AMENITY ✓ �i - -"� D d >w N BENCHES w 3 0 X LL Z Z * ` �<Aw co CALLOUT LEGEND Q F�IAMENITY AREA-ENLARGEMENT KEY MAP EXI.I Y City of Meridian Department Report VII. Exhibits G. Open Space Exhibit(date: 9/10/2025) CITY OF MERIDIAN a� RCWD SINGLE FAMILY (R-4) FA OPEN SPACE 0 AR a� REQUIREMENTS F51 E I s°_FT. QUALIFIED OPEN SPACE AREA- Rte.i;i%IPFIM s A. F ,rr.6 ao.a_ 5376 0mo,uhRFWFWP �q4y"I5_44AQ {m�irim o�N 9rAc{F SO-FT. �oEo 10 Ta,441�61 jW-J I18fiT4 sr7]A0 AREA= F31 1553 1 �' LEGEND SO-FT. 11 a A ❑5 AREA 2337 &N-94BD OM MACZ so.Fr. J f7] 11 12 AREA= 1$ 5.T2d SO.FT. 1 15 16 17 . E $ 0 18 99 � ❑� 2t 3❑ —AREA=-.. �� _4,537 L5] SQ_FT. 1"=200'•U" W1412025 ry �° SHAFER VIEW RIDGE PROJECT A:25412 ,. SUBDIVISION Lf MTN 3G, �. OPEN SPACE EXHIBIT E 1. City of Meridian I Department Report VII. Exhibits H. Block Length Exhibit(date: 9/3/2025) a Roan ❑7 ® d59 LF # „ 11 �f &wi n. 1 128 LF 4 ❑5 �+{' ®116 ® + 10 11 12 13 14 15 � 9z 18 19 n 20 n 1"=20W-Cr SHAFER VIEW RIDGE PRO E T#:25012 SUBDIVISION BLOCK LENGTH EXHIBIT EX1. City of Meridian Department Report VII. Exhibits I. Common Drive Exhibit(date: 12/15/2025) 12500 SF 13928 S F 2#37 5F coftewo r I+ k 1 { 9241 SF 11977SF j I -1371.— —� 92215F #. Ld ti ILd cnI I B273SF w I+tip °� - Go- 13028 SF i n 5376 S F L.80'= ————92' hfAd4�1 ® =3F E 6ASNER STREET ; j - SIDPSETB4 r -1 r W a-OSED MSk I FENCEf4 ALL II II ILu II II I s 10194SF I ® I} ® n 1Q r I 11 REAR SFTB,{C i 83173F i i 6322SF I I 88USF I I B030SF iY 1 53SF i II II L—_—_ SIDE SEIBB Iq _=�J L____J L---J 78 f . L w 71' fi ' GJ W an w in °-� HAFER VIEW RIDGE PROJECT#-25U12 SUBDIVISION — 7A+ M N DRIVE EXHIBIT EX1.1 City of Meridian Department Report VII. Exhibits J. Building Elevations An S a4 a � :yam. City of Meridian Department Report VII. Exhibits - a a - J R City of Meridian Department Report VII. Exhibits City of Meridian Department Report VII. Exhibits K. Annexation Legal Description& Exhibit Map �t L7re 1111111111R CCUR TE SURVEYING I MAPRIN6 sF p q t s Job No_25-160 Annexation Description A parcel of land being all of Lot 18,Block 1 of Shafer View Estates Subdivision as recorded in Book 64 of Plats at Pages 9403 and 9404,Records of Ada County,and being a portion of the adjoining right-of-- ways,said parcel is located in the:North Half of the Southwest Quarter of Section 31,Township 3 North, Range 1 East of the Boise Meridiaa,Ada County,Idaho,being more particularly described as follows: Cornmeneing at the found aluminum cap monument at the Quarter Corner cornmon to Section 31, T.3N.,R.1E.and Section 36,T.3N,,R.1 W.as perpetuated by document 103052690,Records of Ada County,from which the found aluminum cap monument at the township corner common to Township 3 North,Ranges 1 East and 1 West,and Township 2 North,Ranges 1 East and 1 West as perpetuated by document 2019-015470,Records of Ada County bears S OW 05' 1.7"E a distance of 2669,99 feet; thence S 00'05' 17"E along the township line for a distance of 802.03 to the READ.POINT 4F BEGINNING; Thence along the centerline of E.Shafer View Drive the following 7 courses and distances: 1.) N 89-55'39"E for a distance of 219.95 feet; 2.) Along a curve to the right 83,80 feet,said curve having a radius of 100.00 feet,a central angle of 48°00'49"and a long chord bearing S 6660F54"E a distance of 8 1.37 feet; 3.) S 42°0l'36"E for a distance of 107.12 feet; 4_) Along a curve to the left 418.04 feet,said curve having a radius of 500A0 feet,a central angle of 47°54'12"and a long chord bearing S 65057'53"1,a distance of405.97 feet; 5.) S 8905326"E for a distance of 263.95 feet; 6.) Along a curve to the left 91.06 feet,said curve having a radius of 100.00 feet,a central angle of 52'10'33"and a long chord bearing N 64001'17"E a distance of 8T95 feet; 7.) N 37`56'41"E for a distance of 314.07 feet; Thence along the boundary of Lot 18,Block 1 of Shafer View Fstates Subdivision the following 5 courses and distances; 1.) S 5200019"E for a distance of 254.86 feet to a found'/s inch iron pia with a plastic cap labeled PLS 4998, 2.) N 34054'59"E for a distance of 60.10 feet to a found'/s inch iron pin with a plastic cap labeled PLS 4998; 3.) S 51°55'59"E for a distance of 298.07 feet to a found Y2 inch iron pin with a plastic cap labeled PLS 11463; (CONTINUED ON NEXT PACE) t 1520 W.Washington St., Boise, ID 83702•Phone:20"88-4227 wwW accuratesurveyors_oom City of Meridian I Department Report VII. Exhibits �'� .,ACC RATE SURVEYING & MAPPINa y rF rr y t Job No. 25-160 4.) 5 009 5'48"E for a distance of 253.73 Feet to a found V2 inch iron pin with a plastic cap labeled PL5 4998; 5.) N189°51'33" W for a distance of 1743.10 feet; Thence N OD'O'l 1 n W along the township line for a distance of 532.81 feet to the REAL POINT OF BEGINNING.- Parcel contains 15.200 acres. 1 11463 tP of 2 1520 W.Washington St.. Boise,I D 83702 •Phone:208-488-4227 www.acouratesurveyors.corn City of Meridian Department Report VII. Exhibits Of BASIS OF BEAT INO LA 7,2W,, R.i W.� T.3W., R.1 W. S ROYL5'iT"E P&&a 98' S. Ad14fD14N RD. T.2W„ R,i E.MI f_.i 7.3N., R.1 E. t335-75'� 532.87' W2.OT GF 'Q j y z ��+"7 ❑ Simi m 't.. c Om God tln9 Pr z pp I� aoo SS rey x A _ F[Q� {r!i AS�i�N 2 O -kO)D. O czcz; w -4 rh w � y s� z ' n � " ww� ao ` ;a: � cn6a6 x zv cnC7 2� �,.�n A yr C! El 47 �7 ■*� u+o rw I'l CA to 0 oa op O Ln 0 mrnmr*tim �rnuim 6ti a � mmr*� Z {S GI � .iuta[n rn mom= c`A� a �70L SO075 081E 'V ^� EO m a 2771 z x a } i L� A Lam' o � � s CA FPR rl S P p "' a oD a �j Z�� ,� a City of Meridian Department Report VII. Exhibits L. Preliminary Plat Legal Description& Exhibit Map r ACCU RATE SURYEYIN9 & DAPPING F sFgYIt Job No.26-160 Prelim inay Plat Description—Shafer View Ridge A parcel of land being all of Lot 18,Block 1 of Shafer View Estates Subdivision as reoorded in Book 64 of Plats at Pages 9403 and 9404,Records of Ada County,said parcel is located in the North Half of the Southwest Quarter of Section 31,Township 3 North,Range 1 East of the Boise Meridian,Ada County, Idaho,being more particularly described as follows: Commencing at the found aluminum cap monument at the Quarter Career common to Section 31, T,3N.,R.1 E.and Section 36,T.3N..R.1 W.as perpetuated by document 10305268-9, Records of Ada County,from which the found aluminum cap monument at the township corner common to Township 3 North,Ranges 1 East and 1 Wcst,and Township 2 North.Rmges 1 East and I West as perpetuated by document 2019-015470,Records of Ada County Dears S 00'05' 17"E a distance of 2669.99 feet; thence S 00105' 17"E along the township line for a distance of 1334.94 feet;thence S 99'51'33"E for a distance of 60.11 feet to a found 98"inch iron pin with a 2 inch aluminum cap stamped PLS 11463 and the REAL POINT OF BEGINNING; Thence N 06'06'47"E along the easterly right-of-way of S.Meridian Rd. for a distance of 184.75 feet to a found 3 inch brass cap stamped`ITD'; Thence N 00'05' 17"W along said right-of-way for a distance of 300.00 feet to a found 3 inch brass cap stamped`TTD'; Thence N 04'02'03"W for a distance of 4.57 feet to a found 518 inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence N 43'30'27"E for a distance of 27.33 feet to a found 1I2 inch iron pin with a plastic cap labeled PLS 4998; Thence N W 55'39"E along the southerly right-of-way of E.Shafer View Dr.for a distance of 121.33 feet to a found 112 inch iron pin with a plastic cap labeled PLS 4999; Thence 62.83 feet along the arc of a 75.00 foot radius curve right having a central angle of 48'00'08" and a long chord bearing S 66'01'34"E along said right-of-way a distance of 61.01 feet to a found 112 inch iron pin with a plastic cap labeled PLS 4998; Thence 5 42'01'36"E along said right-of-way fora distance of 107-12 feet to a found 1{2 inch iron pin with a plastic cap labeled PLS 1 t463; {CONTINUED ON NEXT PAGE} 1 1520 W.Washington St,Boise,ID 83702•Phone:208-488-4227 - www.accuratesui-veyois.com City of Meridian I Department Report VII. Exhibits 4 tq + TfA ACCURATE � a SURVEYIN6 & MAPPING < SF y 0 Job No.25-160 Thence 43$.27 feet along the arc of 525.00 font radius curve left having a central angle o£47°51'07" and a long chord hearing S 65156'22"E along said rigbt�f--way a distance of425.83 feet to a found 1/2 inch iron pin with a plastic cap labeled PLS 4998; Thence 5 89'53'26"E along said right-ofway for a distance of 264.40 feet to a fotmd 1I2 inch iron pin with a plastic cap labeled PLS 499$; Thence 113.83 feet along the arc of a 125.00 foot radios curve left having a central angle of 52'10'33" and a long chord bearing N 64'01' 17"E along said right-of--way a distance of 109.94 feet to a point witnessed by a found 5I8th inch iron pin with a 2 inch aluminum cap stamped PLS 1 1463 which bears N 37'56'0 1"E for a distance of 1.00 foot; Thence N 37'56'01"E along said right-ofway for a distance of 314.04 feet to a found 518"'inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence S 52'00' 19"E for a distance of 229.86 feel to a found II2 inch iron pin with a plastic cap labeled PLS 4998; Thence N 34'54'59"E for a distance of 60-10 feet to a found 112 inch iron pin with a plastic cap labeled PLS 4998; Thence S 51'55'59"E for a distance of 298.07 feet to a found 112 inch iron pin with a plastic cap labeled PIS 11463; Thence 5 00'15'09"E for a distance of 253.73 feet to a found 112 inch iron pin with a plastic cap labeled PLS 4998; Thence N 89°51'33"W for a distance of 1682.96 feet to REAL POINT OF BEGINNING: Parcel contains 13.437 acres. d � X11463 S 6.2•75 a �'r of to �ra 2 1520 W.Washington St.,Boise,V 83702•Phone:208488-4227 www.accuratesurveyors.com City of Meridian Departtnent Report VII. Exhibits I :2 Q.CL ALA FM1 4�I Q3'K 9 `'S� } Y QF Y �4e Q f' qu f-q It, V} Ogi cv tm OO�A dh !S�4WeI� w$w w w w Sq .[}� i•+J Srj ++Y n r9 r+Ow ao Opoo [[yy sV J y �,{ lu `�0 � { • mzazxxsnxa 41 ty � otcw"n 4 {ki JJ J..IJ!3!� L+! } [} { vie, IrL�ll rr�� try �i �o w tu cQ Cis Ln I ,q r W uj d k � tn LL Ln O �4jilh Z Z 00 00£ O' I. _'3l'F " �!� 1 �'} I -3I'N "NZ'1 ( y 'ON l V70121Ji1f :S ,66'699Z ? „11, 00 5 ',H L'8 `'N£'1 (p r, 'M V U �f�1�!'d39 �0 S15Y8 � City of Meridian I Department Report VII. Exhibits VIII. ADDITIONAL NOTES &DETAILS FOR STAFF REPO RT 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 City of Meridian I Department Report VIII. Additional Notes&Details for Staff Repo rt Maps, Tables, and Charts conditions, and on the other end Level F represents forced flow with stop and go conditions. These conditions usually represent peak hour driver experience. ACHD considers Level D, stable flow,to be acceptable. The LOS does not represent conditions for bikes or pedestrians, nor indicate whether improvements: are possible; if there are acceptable tradeoffs; or if there is a reasonable cost-benefit. • Integrated Five Year Work Plan(IFYWP).The IFYWP marker(yes/no) indicates whether the specified roadway is listed in the next 5-years. This work may vary, from concept design to construction. • Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. City of Meridian I Department Report VIII. Additional Notes&Details for Staff Repo rt Maps, Tables, and Charts C i E IDIAN.;--- Agenda Item Applicant Presentation Shafer View Ridge Subdivision Annexation, Rezone, Preliminary Plat Shafer View Ridge Subdivision Annexation, rezone, Preliminary plat Subject Propertyapproved developmentProperty is surrounded by newly •development. of an enclaved Ada County Subject property is directly south •Costco & Commercial Development Shafer View Terrace SubdivisionApex Northwest Sky RanchMondt Meadows H Project Description: 21% : 2.76 AC Open space provided 4 at 12% : 1.56 AC-R Open space required0.55 acres)-24,000 SF (0.18-Lots from 8,000 family residential lots-29 singleacre site-13.4& 9 common lotsPreliminary Plat with 29 buildable 4-Rezone RUT to RAnnexation of 15.2 acres 0047-2025- Old Roadway Design: Held a meeting to discus a solution •Concern for pedestrian safety•Poor visibility at E. Shafer View & Meridian Road•E. Shafer View functions as a collector • Neighborhood East Shafer View Road Section Gated emergency access onto Meridian Road. •This design is safer for pedestrians, and homeowners.•Shafer View Road went from collector to local road.•access on to Meridian Road. All Neighbors are in favor of terminating –Neighborhood Meeting •outcome: Meeting Circulation: Timing:Construct roundabout at Shafer View Dr and Meridian Road •Construction & completion of Mondt Meadows Way 2027•Roadway completion winter 2026 •Mont Meadows Subdivision is currently under construction. • Suggested Condition: S. Mondt Meadows Way. The existing access from Meridian Road onto Shafer View Drive shall be abandoned upon completion of A note placed on the final plat stating: Thank you! Sidewalks the south sidewalk.the north to access and utilize the road to allow neighbors to sidewalk on the south side of ends of the proposed adding crosswalks at the ACHD would be aligned with •).roaddue to reducing width of the (allowed per District policy ) is not striped walkwayThis (•ACHD response: Block Length 873’S Perlite AveE Casner StE Shafer View DrS Meridian Rd subdivisionconnection through the Shafer View Dr that provides proposed on the south side of E A detached sidewalk is is provided when a pedestrian connection 1,000’ in residential districts block face to be extended up to 3.F3a allows the -6C-UDC 11>750’south creates a block face new connecting streets to the Block face between the two Shafer View Dr Project utilizes the existing E. Variance South Common Lot wide walking path-food-Fivedensity subdivision to the southwide buffer to higher -foot-30 Public Utilities StE Escalation DrE Shafer View AveS Sublimity S Meridian Rd n connectioOffsite mainsgravity Proposed 8” gravity mainExisting 8” gravity mainExisting 18” site8” sewer mains within the •gravity south/eastMondt Meadows Way and proposed 8” main in S East section to connect to •View Dr and gravity northWest section to connect to •EINFRASTRUCTURSEWER • Public Utilities StE Escalation DrE Shafer View AveS Sublimity S Meridian Rd developmentsto future To and Through Mondt MeadowsConnection to water mainExisting 12” main8” water Proposed Wayproposed Mondt Meadows connection offsite in nd 2•subdivision8” water main within the •main in E Shafer View DrConnect to existing 12” water •INFRASTRUCTUREWATER • Irrigation StE Escalation DrE Shafer View AveS Sublimity S Meridian Rd HG 3.44Supply from pondand Irrigation Pump station all common & residential lotsProvide pressure irrigation stubs to •Shafer View Ridge, and neighborsshared between Mondt Meadows, and retention pond, expected to be Construct irrigation pump station •to propertyPipe irrigation water from headgate •View DrHeadgate 3.44 north of E Shafer •Improvements Visibility at Junctions greater than 40mph etc.”where the side road has a speed (~15’) for busy access roads or “Generally the X distance is 4.5m 970’’7002733’Elev 2738’Elev 2743’Elev 2745’Elev speed (mph), not speed limitpercentile vehicle th*speed is 85 63 to 7597054 to 62700SpeedY Distance in Feet Intersection Safety visibility.and removal of existing trees to improve Proposed regrading of cut bank to the south View Dr to Meridian Rd oncoming traffic.Limited visibility to the south from E Shafer E IDIAN*-- -)AHO AGENDA ITEM ITEM TOPIC: Public Hearing for Skybreak Rim (H-2026-0001) by Conger Group, located near the southeast corner of S. Eagle Rd., and E. Lake Hazel Rd. A. Request: Modified Development Agreement to the existing development agreement(Inst. #2021-042520). B. Request: Planned Unit Development to remove the subject property from the boundary of the approved Pura Vida Ridge Ranch Subdivision and enter into a new development agreement. C. Request: Rezone of approximately 6.64 acres of land from the R-8 zone to the R-15 zone. D. Request: Preliminary Plat consisting of 38 single-family residential building lots, 5 common lots, 2 common drive lots and one private street lot on 9.74 acres of land in the proposed R-15 zone. E. Request: Private Street to provide access to the proposed development. C l0 00 V Ol Lq A W N INA 0) F-� N N O N 01 � O fD -s � T fD _ � z c m cr A O m D m 0� ,.� dq rD (A 1 0 N � cn O 3 1 fD O O N r+ 7- r+ X 0 0 M _ � �- o Ln r+ 0 0 � m c M, E mo =5 .�, a4 u'i COMMUNITY DEVELOPMENT C��fEDEPARTMENT REPORT HEARING 5/12/2026 Legend - DATE: Project Location MIR TO: Mayor& City Council Area of Impact = City Limits FROM: Bill Parsons,Planning Supervisor Analysis 0 bparsons@meridiancity.org } Linda Ritter,Associate Planner ;_L �® ®� lritter@meridiancity.org ®® 208-884-5533 APPLICANT: Laren Bailey, Conger Group SUBJECT: H-2026-0001 ® ® Skybreak Rim MDA,PP,RZ _ -- LOCATION: Near the SEC of S. Eagle Road and E. Lake Hazel Road, located in the eTul NE 1/4 of the NE 1/4 of Section 4 Township 2N, Range lE Parcel# S1404212755 I. PROJECT OVERVIEW A. Summary The Applicant requests approval of the following applications: • Modification to the existing development agreement(Inst. #2021-042520)to create a new development agreement; • Planned Unit Development modification to remove the subject property from the boundary of the approved Pura Vita Ridge Ranch Subdivision; • Rezone of approximately 6.64-acres of land from the R-8 zoning district to the R-15 zoning district; • Preliminary Plat consisting of 38 single-family residential building lots, 5 common lots, 2 common drive lots, and 1 private street lot on 9.74-acres of land in the proposed R-15 district; AND :ssues/Waivers Private Street to provide access to the proposed development. B. • Per UDC 11-3F-1 Common driveways.No common driveways shall be allowed off of a private street unless the street section allows for parking on at least one(1) side of the street or the development has designated adequate guest parking dispersed throughout,as determined by the director. The applicant is providing parking on one side of the street as required;however,the Commission and Council should also determine if adequate parking has been provided. City of Meridian I Department Report 1. Project Overview • Per UDC 11-3F-4.B.4, states proposed gated developments shall serve no more than one hundred(100) dwelling units. The applicant is proposing to construct private streets that tie into the existing private street network approved with the Skybreak project. A gate is not proposed with this development which means 38 additional homes will be using the two existing gates approved with the Skybreak Subdivision. The Commission and Council should carefully consider if the additional homes should be served by private streets. Planning staff has coordinated with MFD to ensure there is no public safety concerns associated with the request. • Per UDC 11-3F-4.C.2.c states for private streets serving dwellings, a five-foot-wide attached sidewalk or four-foot-wide detached sidewalk shall be provided on both sides of the private street. This requirement may be waived modified by the decision-making body if the applicant can demonstrate that an alternative, similar pedestrian path exists. The applicant is requesting a Council waiver to construct a 5-foot sidewalk on one side of the street as previously approved with the Skybreak project. C. Recommendation Staff recommendation: Approval with conditions D. Decision City of Meridian I Department Report I. Project Overview 11. COMMUNITY METRICS Table 1•Land Use Description Details Map Ref. Existing Land Use(s) Vacant - Proposed Land Uses) Residential - Existing Zoning -p R-8 VILA.2 Proposed Zoning R-15 Adopted FLUM Designation Medium High Density Residential VILA.3 Proposed FLUM Designation Table 2:Process Facts Description Details Preapplication Meeting date 12/2/2025 Neighborhood Meeting 12/4/2025 Site posting date 3/30/2026 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IVY • Comments Received Yes/Letter - • Commission Action Required No - • Access S.Cascabel Lane,which is reached from E.Bingley Lane by way of S.Eagle Road/Existing Arterial/Local/Private Streets • Traffic Level of Service N/A r - Meridian Fire See conditions of approval IV.0 Meridian Public Works Wastewater IV.B • Distance to Mainline 300 ft to the south in Skybreak Subdivision 4 • Impacts or Concerns See conditions of approval Meridian Public Works Water IV.B • Distance to Mainline Available at the site • Impacts or Concerns A vault to be located at the bottom of the hill right up against the road so it can be accessed with a truck easily. Vault to be our standard size T by 16'vault for a Water Control Valve.Install the valves inside the vault and then provide a straight DIP pipe between valves. City will install the WCV at a later time School District(s) No Comment Note: See City/Agency Comments and Conditions Section and public record for all department/agency comments received. Skybreak Rim Subdivision MDA,PP, RZ H-2026-0001 (copy this link into a separate browser). City of Meridian I Department Report II. Community Metrics Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:S1404212755 Date Retrieved:2026/1/15 Parcel Count Parcel Acreage Infill Indicator: 1,095 834 Surrounding Area ® City Limits 1,255 792.3 ■ Not City Household Household& Population Growth Households 02020 Population Change:33.3°/° Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 Use Types Residential Addresses All Addresses ■ Single-family Multi-family (90% 0% ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved Approved 0 1000 2000 3000 0 10 20 30 .0 ■ Single-family ® Multi-family Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics Single-family y 2.00 1,500 H 1.50 +' Residential 1,000 Parcel Diversity a 1.00 U 0 Parcel Count 0.50 0.69 500 L m Average Acres 0.00 19TO.13 0 a R-2 R-4 8 R-15 Average Single-family Density by Zoning Average 10.00 �7.75 ResidentialDensity Q 5.00 0 5.28 a 03.21 4.72 1.45 0.00 Dwelling Units 1 Acre R-2 R-4 R-8 R-15 Figure 3: Service Impact Summary Service Impact Tools Ready Margins Alp Caution °Rye ��t \ooa �\te °\`°e L°�a °.0 Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables, and Charts. City of Meridian I Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates this property as Medium High Density Residential(MHDR). The MHDR designation allows for a mix of dwelling types including townhouses,condominiums, and apartments. Residential gross densities should range from eight to twelve dwelling units per acre. These areas are relatively compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways,attractive landscaping and project identity. The applicant is proposing to subdivide the property into 38 single-family residential lots at a gross density of 5.72 dwelling units per acre,which is slightly lower than the density range envisioned within the MHDR designation(8-12 dwelling units per acre).When calculating density for this property, staff excluded approximately 3.1 acres of undevelopable land due to the slope and hillside located on the northern portion of the site. This approach is consistent with staff s analysis during the review of the Pura Vita Ridge Ranch project. Although the proposed density is lower than anticipated in the MHDR designation,the property is part of a larger MHDR designated area that is not yet fully built out,and future development is expected to contribute to the overall density of the area.Additionally,this site was previously approved for 30 single-family lots, and the current proposal increases the total number of lots by eight contributing to a higher density in this area than the previous approval. Therefore, staff finds the proposed density is generally consistent with the surrounding area. Table 4:Proiect Overview Description Details History AZ,PUD PP(H-2020-0064);DA#2021-042520;FP-2021-0043;MFP- 2022-0001 Phasing Plan 1 Residential Units 38 Open Space 4.78 acres/49.1% Amenities 1 required/the applicant is proposing a picnic area which includes tables, benches,landscaping,and a structure for shade. The residents of this development will also be able to utilize all the amenities within the existing Skybreak Subdivision. These amenities include the following: Clubhouse with pool,pickleball courts,fountain,play structure,dog parks, walking trails,climbing rock and seating benches. Physical Features Significant slope/hillside on east portion of the site Acreage 9.74 Lots 46(38 building and 8 common) Density Required: 8-12 du/acre Proposed: 5.72 B. History In 2021,the subject property was included in a planned unit development(PUD)consisting of a mix of residential housing types,including single-family detached, single-family attached,and townhome units. The applicant is now proposing to remove this portion of the property from the PUD,rezone the parcel to R-15 from R-8, add eight additional lots and develop it as a standalone subdivision. To proceed with these changes,the applicant must amend the existing PUD to demonstrate that removing the parcel will not negatively impact the integrity of the remaining development. City of Meridian I Department Report 111. Staff Analysis Additionally,the existing development agreement must be modified to exclude the subject parcel, and a new development agreement must be established for the proposed standalone subdivision. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There are no existing structures on the site. The site will be developed as single-family detached residential homes. 2. Proposed Use Analysis (UDC 11-2): The applicant is proposing single-family detached dwellings which are listed as a principal permitted use in the R-15 zoning districts in UDC Table 11-2A-2. The minimum lot size is 3,826 square feet with a average lot size of 4,543 square feet. 3. Dimensional Standards (UDC 11-2): 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. The proposed lots comply with the dimensional standards of the above-mentioned district. 4. Planned Unit Developments (UDC 11-7): The applicant is requesting to remove the subject property from the boundary of the previously approved Pura Vita Ridge Ranch Planned Unit Development(PUD). Upon review of the prior approvals, the Pura Vita Ridge Ranch Subdivision included single-family detached homes, single-family attached homes, and townhomes. The PUD approval also included deviations from the dimensional standards of the R-15 zoning district to accommodate the variety of housing types proposed within the overall development. All of the R-8 lots were required to comply with the required dimensional standards. This is the portion of the property that the applicant is proposing to rezone to the R-15 zone and develop single-family detached homes similar to the previous approval. The rezone is desired so the applicant can increase the number of residential lots from 30 to 38. Like the previous approval, no deviations to the dimensional standards are requested or approved. Staff has concluded that the portion subject to the PUD will still provide a mix of housing types as required. Therefore staff is supportive of the applicant increasing the density and providing all single-family detached homes within the proposed development. The original PUD approval also established specific requirements for amenities and open space to serve the overall development. Based on staffs review, the majority of the approved amenities and open space areas are located on the remaining property that will continue to be governed by the PUD. By removing the subject property from the PUD boundary, the applicant is required to independently meet the City's current open space and amenity requirements. Based on the analysis above,staff is supportive of this property being excluded for the boundary of the PUD.NOTE.Although not required, the applicant intends to have both developments(Skybreak and Skybreak Rim)share amenities and open space. D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan 2.02.00, Comp Plan 2.02.OIB, Comp Plan 3.07.0IA, UDC 11-3A-19): The property is currently vacant and zoned R-8. The applicant is proposing to rezone this area to the R-15 zoning district. City of Meridian I Department Report III. Staff Analysis Comprehensive Plan policy 2.02.02C supports infill development that does not negatively impact the abutting, existing development. Infill projects in downtown should develop at higher densities, irrespective of existing development. Comprehensive Plan policy 3.07.0 encourages compatible uses and site design to minimize conflicts and maximize use of land. Comprehensive Plan policy 3.07.0IA requires all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices. 2. Qualified Open Space&Amenities (Comp Plan 2.02.00, Comp Plan 2.02.0IB, UDC 11-3G): Based on the standards in UDC Table 11-3G-3, a minimum of 15%(or I-acre)for the R-15 zoning district of qualified open space is required to be provided within the development. An open space exhibit was submitted as shown in Section VII.F, that depicts 49.1% (or 4.78- acres) of open space that meets the required quality and qualified open space standards. Based on the standards set forth in UDC 11-3G-4A, a minimum of one amenity point is required, as the total project area is 6.64 acres. The applicant indicates that amenities within the existing Skybreak Subdivision will be accessible to residents of the proposed Skybreak Rim Subdivision, as it is intended to function as an extension of the original development. In addition to shared access to these existing amenities, the applicant proposes to provide on-site amenities within Skybreak Rim, including a shade structure, seating areas, and enhanced landscaping. The proposed picnic area, as defined in UDC 11-3G-4.B(includes tables, benches, landscaping, and a shade structure), exceeds 5,000 square feet in size. As such, it qualifies for the maximum of two amenity points, exceeding the minimum requirement. Comprehensive Plan policy 2.02.00 requires the applicant to plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. Comprehensive Plan policy 2.02.0IB requires the applicant to evaluate open space and amenity requirements for consistency with community needs and values. 3. Landscaping (UDC 11-3B): i. 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 integration of vegetated,well designed stormwater filtration swales and other green stormwater facilities into required landscape areas,where topography and hydrologic features allow if part of the development. Development will be required to meet UDC 11-3B-I1 for stormwater integration. ii. Pathway landscaping Per UDC 11-3B-12,the landscape strips shall be planted with a mix of trees, shrubs, lawn, and/or other vegetative ground cover. There shall be a minimum of one(1)tree per one hundred(100)linear feet of pathway. If this calculation results in a fraction of five (5)or greater,round up to an additional tree; if the calculation results in a fraction less than five (5),round the number down. The applicant is required to revise the landscape plan to show how the landscaping for pathways meets the requirements outlined in UDC 11-3B-12. City of Meridian I Department Report III. Staff Analysis 4. Parking (UDC 11-3C): Off-street parking is required to be provided for each home based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available on the proposed streets. i. Residential parking analysis Off-street parking is required to be provided for each home based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available on the proposed streets. 5. Building Elevations (Comp Plan 2.01.01 C,Architectural Standards Manual): Ten (10) conceptual building elevations were submitted for the proposed subdivision as shown in Section VII.G. The proposed housing products throughout the development are single-family detached units featuring a variety of regionally appropriate designs. Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of residential land use designations that allow diverse lot sizes, housing types, and densities. development. 6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC 11- 3A-7. The landscape plan shows a six(6)foot tall solid vinyl privacy fencing along the perimeter of the plat and a five (S)foot open vision fence along the common area on the north and east side of the project. The applicant will be required to extend the open vision fence up to six(6)feet in height. E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC I1-3H-4): Access to the site will be provided via S. Cascabel Lane, which is reached from E. Bingley Lane by way of S. Eagle Road. 2. Multiuse Pathways (UDC 11-3A-5): No multiuse pathways were required with this development. 3. Pathways (Comp Plan, UDC 11-3A-8): The previously approved plan showed a pedestrian connectivity plan was submitted that depicts sidewalks along streets,pathways through internal common open space areas providing connections to the multi-use pathway along the creek.A 10'wide multi-use pathway is proposed along the east boundary of the Pura Vida Subdivision site adjacent to the creek in accord with the Pathways Master Plan, a 5'wide concrete pathway is proposed from Road 4 to Road 8 and at the top of the slope in Lot 40, Block 5, and dirt trails are proposed within the unimproved slope area providing connections between the upper ridge and the lower valley lots (see Section IX.G). These walkways provide pedestrian connections to the shelters with picnic tables and benches proposed as amenities within the development. No new multi-use pathways were required for this development. The applicant is proposing a pathway on the north side of the property that connects to a foothill trail descending the slope. This trail will be designed as a natural switchback along the hillside, with disturbed areas reseeded and maintained in a natural condition.In addition, a separate pathway is proposed within the open space area along the private road. This pathway is standalone and does not directly connect to existing sidewalks or other pathway systems. City of Meridian I Department Report III. Staff Analysis The applicant needs to update their pedestrian circulation exhibit to show how they plan to connect the proposed pathway below the slope to Pura Vita Subdivision. 4. Sidewalks (UDC 11-3A-17): For private streets serving dwellings,a five-foot wide attached sidewalk or four-foot-wide detached sidewalk shall be provided on both sides of the private street. This requirement may be waived or modified by the decision-making body if the applicant can demonstrate that an alternative, similar pedestrian path exists. The previous approval provided sidewalks on both sides of the public street connecting to the proposed pathway network as seen in the exhibit below. I -_-__-_----- �i R!T ' � Z L-.-__uu�_-_-.il'. •� .. l 16fi]6i lALlhLL9E MTiWA'f mK li ' I \. Wr RIlr yl VWT Fur � E'S7PlNl COF/E{:i1HIT E%FBfi The applicant is proposing a private street with a 5-foot sidewalk on the east side which does not meet the requirements of UDC 11-3F-4.C.2.b. The applicant is requesting a waiver to design the same street section and sidewalk configuration approved with the original Skybreak Subdivision (see exhibit below). City of Meridian I Department Report III. Staff Analysis Pedestrian Connectivity Exhibit Ej 1 Connection to Pura Vida#1 I 'Foothill"Trail i 5'Sidewalk r .♦ ' � H-tom � �v � • _._...�.__..�.___._.__.._.._._'�.7. Connection to Skybreak#1 As the private street section of the UDC was changed in 2025, the Planning Commission and City Council should carefully consider whether the proposed request meets the intent of the current UDC for sidewalks associated with private streets. 5. Private Streets (UDC 11-3F-4): The applicant is required to comply with the private street requirements outlined UDC 11-3. To serve the 38-lot development the applicant is proposing private streets. In doing so, they are proposing to utilize the existing private street network within the Skybreak development. While the proposed subdivision does not include additional gates, the development will connect to and rely on the existing private streets and gated entrances that currently serve the Skybreak community. The City Council previously approved the Skybreak development with 106 homes served by private streets and two (2)gated accesses. The current proposal would add an additional 38 homes to the private street network. Pursuant to UDC 11-3F-41 gated residential developments served by private streets shall have no more than one hundred(100)dwelling units, unless a greater number of units is approved through a planned unit development(PUD). The code in effect at the time required City of Meridian I Department Report III. Staff Analysis one gated entry for every fifty(50) dwelling units. Given that the previously approved development already exceeded the 100-unit threshold and the applicant is proposing to add an additional 38 homes to the existing private street network, the Planning Commission and City Council should carefully consider whether expanding the number of homes served by this private street system remains appropriate and consistent with the intent of the Meridian City Code. Additionally, in order to facilitate the proposed connection to the existing private street network, the applicant is required to modem the existing Skybreak Subdivision plat. Specifically, one of the buildable lots within Skybreak Subdivision (Lot 13, Block 1) must be converted to a common lot to accommodate the connection and circulation associated with the private street system. As a result, the applicant will be required to submit a final plat modification for Skybreak Subdivision and a concurrent private street application to allow the proposed connectivity. These applications must be reviewed and approved by the City prior to submittal of the final plat for the proposed subdivision. R-8Sirgle - f Story, Two Story. I Attached I it Single Family R-15 Large Rim Lot '-1 ("CEO Housing") ,I. ! - R 15 Gated Single I - -Story,Single f s - f _ j R-8 Single Story, _ Family Single Family �� I R-15 Gated. j Sirgle Family Custom 6. Subdivision Regulations (UDC 11-6): i. Common driveways Per UDC 11-6C-3D,common driveways shall serve a maximum of four(4) dwelling units. In no case shall more than three(3)dwelling units be located on one (1) side of the driveway. The applicant is proposing two common driveways that meet the dimensional requirements as outlined in the UDC 11-6C-3D. However, UDC 11-3F-4.B.6 states no common driveways shall be allowed off of a private street unless the street section allows for parking on at least one (1)side of the street or the development has designated adequate guest parking dispersed throughout, as determined by the director. The Planning Commission and City Council should consider whether or not the parking showing is sufficient and meets the intent of UDC 11-3F-4.B.6. ii. Dead end streets No streets or series of streets that ends in a cul-de-sac or a dead end shall be longer than five hundred(500) feet except as allowed by UDC 11-6C-3. City of Meridian I Department Report III. Staff Analysis There are no dead-end streets being proposed for this development. The Fire Marshal has reviewed and approved a secondary emergency access for this development. iii. Block face UDC 11-6C-3-regulates block lengths for residential subdivisions. Staff has reviewed the submitted plat for conformance with these regulations. The intent of this section of code is to ensure block lengths do not exceed 750 ft, although there is the allowance of an increase in block length to 1,000 feet if a pedestrian connection is provided. In no case shall a block face exceed one thousand two hundred(1,200)feet,unless waived by the City Council. As currently designed, the proposed plat meets the block face requirements. F. Services Analysis 1. Pressurized Irrigation(UDC 11-3A-15): The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2. 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.A Geotechnical Evaluation and geotechnical groundwater monitoring report was submitted with this application. 3. Utilities (Comp Plan 3.03.03G, UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development.All utilities are available to the site. Water main,fire hydrant and water service require a twenty foot(20) wide easement that extends ten (10)feet past the end of main, hydrant, or water meter. No permanent structures, including trees are allowed inside the easement. Comprehensive Plan policy 3.03.03G requires urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, water and sewer utilities. City of Meridian I Department Report III. Staff Analysis IV. CITY/AGENCY COMMENTS& CONDITIONS A. Meridian Planning Division 1. Fifteen days prior to the City Council public hearing,the applicant shall submit the following items to the city for review: • Submit a Fevised pedestrian exhibit showing how the pathway from Skybr-eak Rim eonnects to the pathways within the adjacent subdivisions. • Submit an amenity exhibit showing the proposed pienie area amenity,ineluding • Provide a rezone exhibit map showing the boundary of the property being rezoned. 2. Development Agreement Modification(Pura Vida Subdivision-Parcel S1404212755): 1.1 A new Development Agreement is required and shall be signed by the property owner(s)and returned to the Planning Division within six(6)months of the City Council approval of the rezone ordinance. The Development Agreement shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan, site plan, qualified open space exhibit, site amenity exhibit and conceptual building elevations included in Section VIII of the Staff Report attached to the Findings of Fact and Conclusions of Law attached hereto as Exhibit"A"and the provisions contained herein. b. No building permits shall be issued prior to the plat being recorded. c. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development. 2. The applicant shall submit a final plat modification for Skybreak Subdivision and a concurrent private street application to allow the proposed private street access. These applications shall be reviewed and approved by the City prior to submittal of the final plat for the proposed subdivision. 3. Lots shall meet the dimensional requirements of the R-15 zoning district per UDC I I-2A-7. 4. The Landscape Plan prepared by Jensenbelts Associates and stamped by Kimberly C. Slegen Thaler, included in Exhibit Section VIIE, dated December 23,2025, shall be revised as follows: a. Revise the landscape plan to show the required pathway landscaping for Lots 16 and 38 of Block 1. The landscape strips shall be planted with a mix of trees, shrubs,lawn,and/or other vegetative ground cover. A landscape strip a minimum of five (5)feet wide shall be provided along each side of the pathway. The minimum width of the landscape strip shall be two(2)feet to allow for maintenance of the pathway. 5. The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B, as applicable. 6. The development shall comply with standards and installation for landscaping as set forth in UDC 11-313-5 and maintenance thereof as set forth in UDC 11-313-13. 7. The development shall comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to driveways,easements,blocks, street buffers, and mailbox placement. City of Meridian I Department Report IV. City/Agency Comments &Conditions 8. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. • Per UDC 11-3F-1 Common driveways,no common driveways shall be allowed off of a private street unless the street section allows for parking on at least one(1) side of the street or the development has designated adequate guest parking dispersed throughout, as determined by the director. The applicant is providing parking on one side of the street as required;the Commission and Council should also determine if adequate parking has been provided. 9. All common driveways shall meet the requirements of 11-6C-2-D including a perpetual ingress/egress easement being filed with the Ada County Recorder,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. 10. The Applicant shall have a maximum of two (2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-613-7. 11. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. B. Meridian Public Works Site Specific Conditions of Approval Water(Per Public Works) 1. A vault to be located at the bottom of the hill right up against the road so it can be accessed with a truck easily.Vault to be our standard size 7'by 16'vault for a Water Control Valve. Install the valves inside the vault and then provide a straight DIP pipe between valves. City will install the WCV at a later time. If you need a figure for the vault let me know. General Conditions of Approval 1. Applicant shall coordinate water and sewer main size and routing with the Public Works Department and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet,if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2. Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 3. The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility,or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A) and an 81/2"x I F map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. City of Meridian I Department Report IV. City/Agency Comments &Conditions 4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-313-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 5. All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 6. All irrigation ditches, canals,laterals, or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42- 1207 and any other applicable law or regulation. 7. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources(IDWR). The Developer, Owner, or project Engineer, shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used, or provide record of their abandonment. If wells are to be abandoned,the project owner or their representative must contact the IDWR Groundwater Protection Section (Aaron Skinner,Hydrogeologist 208-287-4972)BEFORE any work is done to decommission an existing well(even if it is believed that the well is less than 18 ft deep). Proof of communication with IDWR must be submitted to the City prior to any work being done to decommission the well. Failure to communicate with IDWR may result in additional work and expense to decommission the well. 8. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 9. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 10. A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing,landscaping,amenities, etc.,prior to signature on the final plat. 11. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 12. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 13. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 14. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 15. Developer shall coordinate mailbox locations with the Meridian Post Office. 16. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. City of Meridian I Department Report IV. City/Agency Comments &Conditions 17. The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 18. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 19. At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 20. A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public works.aspx?id=272. 21. The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 22. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. Meridian Fire Department 1. Secondary Access from Vantage Point Lane into the Skybreak Subdivision shall be fully paved and capable of supporting 82,OOOlbs as there is a current section that is unpaved. 2. Signage shall be posted on Vantage Point Lane to indicate/navigate Responding Fire Apparatus to Secondary Access "Fire/Emergency Access Only" as the current Signage on Vantage Point indicates "Private Drive No Outlet". D. Irrigation Districts 1. New York Irrigation District https:llweblink.meridianci y.orglWebLink/Browse.aspx?id=430080&dbid=0&repo=Meridia nCi 2. Boise Project Board of Control https:llweblink.meridiancily.orglWebLinkIBrowse.aspx?id=430080&dbid=0&redo=Meridia Lclu City of Meridian I Department Report IV. City/Agency Comments &Conditions E. Idaho Department of Environmental Quality(DEQ) https:llweblink.meridianciU.orglWebLinkIBrowse.aspx?id=430080&dbid=0&repo=Meridian Cit X F. Ada County Highway District(ACHD) https:llweblink.meridiancity.orglWebLink/Browse.aspx?id=430080&dbid=0&repo=MeridianCit X City of Meridian I Department Report IV. City/Agency Comments &Conditions V. FINDINGS A. Private Streets In order to approve the application,the Director shall find the following: 1. The design of the private street meets the requirements of this article; Commission finds if the applicant complies with all conditions of approval, the private streets meets the standards, if Commission and Council find adequate parking and a singular sidewalk is sufficient. 2. Granting approval of the private street would not cause damage hazard, or nuisance, or other detriment to persons,property, or uses in the vicinity; and Commission finds approval of the private street would not cause damage, hazard, or nuisance, or other detriment to persons,property, or uses in the vicinity. Secondary access is being provided to serve the proposed development consistent with MFD requirements. 3. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. Commission finds the use and location of the private street does not conflict with the comprehensive or any regional transportation plans. The applicant intends to connect to an existing private street network to provide access.ACHD has commented on the plat and finds no additional road improvements are required. 4. The proposed residential development(if applicable)is a gated community,promotes infill, or is a planned unit development. Commission finds the proposed development promotes infill by utilizing an existing private street network and two (2) existing gates. The Commission and Council should determine if this meets the intent of the private standards. B. Rezone(UDC 11-511-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Commission finds the proposed zoning map amendment to rezone the property from the R-8 zoning district to the R-1 S zoning district is consistent with the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Commission finds the proposed zoning map amendment complies with the regulations outlined in the requested R-1 S zoning district. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Commission finds the proposed zoning 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 Commission finds the proposed zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City. City of Meridian I Department Report V. Findings 5. The annexation(as applicable)is in the best interest of city. Not applicable C. 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; Commission 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 ad are adequate to accommodate the proposed development; Commission finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Commission 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; Commission finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Commission finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. Commission finds the proposed development preserves the natural topography(i.e. hillside) on this property. VI. ACTION A. Staff: Staff recommendation: Approval with conditions B. Commission: The Meridian Planning&Zoning Commission heard these items on April 16,2026.At the public hearing,the Commission moved to recommend approval of the subject rezone,preliminary plat, development agreement modification,planned unit development modification and private street requests. I. Summary of Commission public hearing_ a. In favor: Hethe Clark,representingthe he applicant b. In opposition: Pete and Laurie Szobonva,Margaret and Robert Beckwith, Thomas Grewe, and Danny Cafferty c. Commenting: Pete Szobonva, Margaret Beckwith, Thomas Grewe, and Danny Caffertv d. Written testimony: Margaret and Robert Beckwith and Pete and Laurie Szobonya e. Staff presenting application: Linda Ritter f. Other Staff commenting on application: Bill Parsons 2. Key issue(s)of public testimony City of Meridian I Department Report VI.Action a. Shared amenities,additional lots utilizing the existing private streets and gates, smaller lots and smaller side yard setbacks, on-street parking and consistency with the Pura Vita Ranch development. 3. Key issue(s)of discussion by Commission. a. Parking,number of units proposed,number of units in the gated community,the need for the applicant and Mr. Cafferty to meet and discuss his concerns. 4. Commission change, (s)to Staff recommendation: a. None 5. Outstandingissue(s)ssue(s) for City Council: a. The Commission supported the applicant's waivers finding there is adequate on-street parking, sidewalk connectivity,and allowing additional homes to use the existing gated private streets approved and constructed with the Skybreak Subdivision. The Council is also asked to carefully consider these waivers. C. 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Map Notes Nearby Recent Preliminary Plats(within last 5-years) H-2019-0134 H-2020-0095 H-2021-0062 H-2022-0036 Nearby Recent Conditional Use Permits (within last 5-years) H-2019-0123 H-2020-0009 H-2020-0030 H-2020-0035 H-2020-0064 H-2019-0134 H-2020-0127 H-2021-0046 H-2021-0086 H-2017-0068 H-2018-0043 H-2017-0129 H-2022-0036 H-2023-0047 H-2023-0050 H-2024-0023 City of Meridian I Department Report VII. Exhibits B. Service Accessibility Report PARCEL S1404212755 SERVICE ACCESSIBILITY Overall Scare: 20 1 4th Percentile Criteria Description Location In City Limits GREEN Extension Sewer Trunkshed mains � 500 ft.from parcel GREEN Floodplain Either not within the 100 yr floodplain or 3 2 acres GREEN Emergency Services Fire Response time < 5 min. GREEN Reporting District does not have enough data to report Emergency Services Police RED results Pathways Within 1/4 mile of current pathways GREEN Transit Not within 1/4 of current or future transit route RED Arterial Road Buildout Status Ultimate configuration (# of lanes in master streets YELLOW plan) > existing (# of lanes) & road IS in 5 yr work plan School Walking Proximity From 112 to 1 mile walking YELLOW School Drivability Not within 2 miles driving of existing or future school RED Either a Regional Park within 1 mile OR a Community Park Walkability Park within 112 mile OR a Neighborhood Park within GREEN 1/4 mile walking Report generated on 01-15-2026 by MERIDIAN bitter City of Meridian I Department Report VII. Exhibits C. Preliminary Plat(date: 12/23/2025) 4 MUNIIW4RY PLAT FOR iceSKYBREAK RIM SUBDIVISION��roF�.E,,.oFTM Ik— �Y pay �w......m...e...w..�..m.......�,.,....w.... E0 HUM 0 gig I �I PPl 0, City of Meridian Department Report VII. Exhibits A Landscape Plan(date: 12/23/2025) J G a' I i SKYBREAK RIM SUBDIVISION ;_ ENS PRELIMINARY PLAT LANDSCAPE PLAN MERIDIAN, ID ' ` oecenaenx%mzs :�r sue— "tiw� fif s s zLD z r } z_ f 6 3 , S Id co g PLANT PALETTE NpTey 0 _ KEY MAP to "•"• Y°'w �"�� LAIOBCAPE C6 L1 City of Meridian I Department Report VII. Exhibits U.... JL Z = O � a O ... .. .,..,., ... M rn p D i= 6 J 0 / C c \ as WLu <� 7 PLANT PALETTE N07E5 0 KEY MAP to "r'r �"�� LAMBCAPE L2 PLANT PALETTE M ,oA � a 0 �4k n uvrm nnw rwe,a aewrwr,mw.am,«. a ® VINYL PRNALY FENCE OPL.4NTIN5/STAKIN6 � �� , ...,«.. .,.., m avi p �.ow wmwces�s .u. O IRON FENCE 6a Jaa O5XRIle PLANnN6 e.,..,. Y w DEVELOPMENT DATA NOTES W <3 LU .aJ `�'m44— LANDSCAPE CALCULATIONS ,,,�,,, ��^�+��-�� .�..�.»a..•d.�..�r+.b O PLAHIERGRBE-ELANDSCAPE re.re a+ms�.ax ens a.m esa��sioom..m..vi.Mn.vr,m,awww.�.w.am mwMwnux PLAN " L3 City of Meridian I Department Report VII. Exhibits ij i •\ SKYBREAK RIM SUBDIVISIONJENSEtt aE�Ts PRELIMINARY PLAT LANDSCAPE PLAN MERIDIAN, ID .-.--W--.- Single steel beam on the back of project as middle s post is required for privacy ,�. all attachment �x x xp 10'to bottom of rafters 14 Front side of pergola to have double steel beams --i —.�— - EEL a middle ost (2)identical structures 14'x2O' MX= =XM: Centered over concrete pads to be poured prior to install I I Core drill all footings 12xf2x24 Height to be 10'to bottom of rafters 0 Privacy walls to be installed with (7)2"x6.5,,mockwood boards spaced evenly from ground to knee brace height(TAT) _ _ rivacy wall on back of _ _ trueture with 7 beards paced evenly from ground _ o knee braces I I -_ i I ............ ....................... .......................F..... City of Meridian Department Report VII. Exhibits O City of Meridian I Department Report VII. Exhibits E. Qualified Open Space Exhibit(date: 12/23/2025) v � P \ ® SKYBREAK RIM SUBDIVISION OPEN SPACE EYNIBIT 9 \' TOTAL ARM.x9.79 AC y QUALIFYING OPEN SPACE.W.78 AC(49.1%1 WAUN.0 OPE.SPAa NOu-OIWUMUG 9PEu SPAtE CEW BEVISION OATE'12f23/25 -v--- City of Meridian I Department Report VII. Exhibits ElevationsF. Building d. ■■■■■■■■ '.� ; INNS_ -•�°�,. City of Meridian a 'rf af: ■!r�� «�u ��l�J, LOLL � ` Departmentpo City of Meridian Department Report VII. Exhibits G. Common Drive Exhibit I 1 rc y 1 3.00'SIDE I I I I n I I I SETewcK TYP. I LOT 15 TAKES DIRECT STREET 1 BIOCK 1 ACCESS.DRIVEWAY LOCATED 10.TIUTY BACK/� I-� 1 1 I I 1 ESWTI I I ON EAST SIDE of LOT. 19 j I 18 1 17 14 So 13 N I ' 2D I 12X0'RTi36 j——— 21.00' SETBACK ttP. SETBACK TYP- LOT 21 TAKES DIRECT STREET 5 '21 ACCESS.DRVEWAY LOCATED ON SOUTH SIDE OF LOT, g m 1 �%�.:4;•',. 22 N9 \ s� IH •••o••F- 20 0 20 40 PD eox case SKYBREAK RIM SUBDIVISION �F - -Se,D837m LOT I5-21 BLOCK 1 COMMON DRIVE EXHIBIT SCXE:3N 40' [gYal,am®[5W enginxYfng.[om 4T 42 43 44 45 26 I 1--------- ::!�.:.` LOT 27 TAKES DIRECT STREET ACCESS.DRIVEWAY LOCATED ON NORTH SIDE OF LOT. 27 F S 28 M 25.00'COMMON L--�--- DRIVE 72.00•REARP 3.00•SIDE SETBACK TYP g SETBACK TYP 29 i 31 �g� � � I L—— I �R 32 I 33 34 35 ————— 20.00•FRONT BUFFER S.00 CP BLOCK 1 SETBACK TYP 1 1 LOT 3]TAKES DIRECT STREET 30 I ACCESS.DRIVEWAY LOCATED --------L— I -- ON FAST SIDE OF LOT -F- rl — _ — � — aq`N o O �o JCA A N woA�. 20 D 2D 40 Po eou 6g6o SKYBREAK RIM SUBDIVISION Niffil ease,ms37m LOT 27-32 BLOCK 1 COMMON DRIVE EXHIBIT 3-'w' [graa,a m®[SW englnxHng.mm City of Meridian Department Report VII. Exhibits H. Pedestrian Path Exhibit(date! 3/26/2020 •i Foothill Trail r# �I Ni 4 A W - - - New street connection and { sidewalk Existing Pathway 5 t � b vYilt'A*I r City of Meridian Department Report VII. Exhibits I. Parking Plan Exhibit ,r If I � 'L r Y •,\ r •,1 IM' \ Y r r � •\ 1 18 additional on L street parking G �. spaces 4 ❑ I City of Meridian Department Report VII. Exhibits J. Emergency Access Plan Exhibit .-_-. .. -n....w.«..�., •.••—•••�.••••••••••— e„e•,� \ \ SKYSREAK SIMOIVISIOM s ' �.aA \ '\ EMERGENCI'VFI�CEE •._-a. r..........r .•�.. a-� ` SS Rim wo be OUR Wkh SB RRA FuMe Phase Cow e w t _ Competee I• I -- — —— —I i i C"O" till CO Ow Future Phase - """` o�Ye:nsinn City of Meridian Department Report VII. Exhibits K. Rezone Exhibit(date: 3/26/2026) A Ak 5awtooth Land Surveying, LLC 7-1 P: (208)39,5-81 04 F: (208)398.81 05 2030 5.Wa5hington Ave.,Emmett, ID 83G 1 7 5kybreak Rim R-15 Zoning description The following Describes a Parcel of Land being a portion of Government Lot 3 of Section 4,Township 2 North, Range 1 East,Boise Meridian,City of Meridian, Ada County Idaho, and being Tax Parcel No.S1404212750,more particularly described as follows: COMMENCING at a found Aluminum Cap Marking the Northwest Corner of said Section 4; From which,the North 1/4 Corner of said Section 4 bears,North 89'43'34"East, 2661.67 feet which is being Monumented with a found"Illegible"Aluminum Cap;Thence along the Northerly Boundary Line of the NW 1/4 of said Section 4, North 89°43'34" East, 1325.31 feet to the Northwest Corner of said Government Lot 3;Thence leaving said Northerly Boundary line,and along the Westerly Boundary Line of said Government Lot 3, South 00'1211"West, 803.83 feet to the POINT OF BEGINNING: Thence leaving said Westerly Boundary Line, North 90100'00" East, 227.21 feet to a paint; Thence.South 60135'33"East,280.04 feet to a point; Thence, South 32019'11"East, 299.15 feet to a point; Thence,South 00011'50"East, 159.31 feet to a paint on the Southerly Boundary Line of said Government Lot 3; Thence along the Southerly Boundary Line of said Government Lot 3, South 89°43'59"West, 533.51 feet to the Southwest Corner of said Government Lot 3 which is being Monumented with a found 518"Iron Pin Pi "645"as Shown on Record or Survey No. 1485, Records of Ada County,Idaho,- Thence leaving said Southerly Boundary Line,and along the Westerly Boundary Line of said Government Lai 3, North 00112'11'"East, 552.57 feet to the POINT OF BEGINNING. The above-Described Parcel of Land contains 6.64 Acres,more or less. 0 11574 �TFOF ✓F�� a P:1202511 EMT\125081-SKYBREAK RIM SUBDIVISION-CMG\Survey\DrawingslDescriptions1125081 5kybreak Rim R-15 Annexation.docx Page 11 City of Meridian I Department Report VII. Exhibits S. LATCH HAZEL ROAD as°ssvns.se• sTL_ — i r J � � COVER\'Y6�'T LOS 4 xj` �` jf COVERNML"NT LOT 3 a ^ f ; s F � 11574OF W3' � $ OFF 6EA1 , 36.644 Acre F POIiVT UP s s SBTSZItE unm• BEGIh:TR'G cxT" _ ____ 1�_ ry[yll16 mM®t � 5��Me'w 131[m ___ ___ —� �1 PL56K S%YSAEAIC 5L�➢IVLifON X0.1 l Als ter X-K 12 FAGFS 200f 8-24025 / ry PROJECT' 0*?0y 1EVRCf":� WG#2030 S.WASNINGTON AVE.AYE. 1zwel+x SKYBREAK RIM SUBDIVISION EMMETT,ID 83617 ry R15 REZONE EXHIBIT P.(208)348-8104 PROJEC# _J THE NE114 OF THE N WI/4 F.(208)348-8105 125091 SECTION 4,T.2 N.,R.1 E.,8.M., r�Or sf. necr� NTS AM COUNTY,IDAHO DATE: Lwx/��`u r LLG SHEET n'�Y WWW.SAWTOOMIS.COM I0F1 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). City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts 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 maybe 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 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 Development Application Transmittal Link to Project Application: Skybreak Rim MDA, RZ PP H-2026-0001 Hearing Date: 4-16-2026 Assigned Planner: Linda Ritter 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. C i E IDIAN.;--- Agenda Item Applicant Presentation Vicinity Map Comprehensive Plan Hillside Skybreak building story -to 6-Equivalent to a 5•than Pura Vida60’ higher -Skybreak Rim is 50’ •Steep slopes of 2:1 or greater• History 15 by Significant Slope)-R8 Area Disconnected from Lower -(Upper RDisconnected Neighborhood and Amenities •Issue:Original Density of 5.96 du/ac•157 Residential Lots–26.34 Acres •Preliminary Plat Approved in 2021•Pura Vida Ridge Ranch: Solution: Add Area to UtilizeFuture Residents to Access and Skybreak Amenities Easier for •Ridge)Nearest HOA (Not Separated by •Same Vertical Elevation •NeighborhoodSkybreak Existing Developer Additional Pickleball Courts•Changing RoomsCommunity Pool and •Additional Pickleball Courts•Changing RoomsCommunity Pool and •Original ApprovalAfterAdded Amenities - Parking is More Than Adequate SkybreakSame Product Mix as Original •Spaces Providedstreet Parking -18 Additional On• Gates Consistent with Existing Gated AreaExistingProposal: Add Rim Lots to •Gates ProposedNewNo •GatesExisting Rim Lots Accessed via •Developed)Behind Two Gates (103 Skybreak Approved for 106 Lots •Skybreak Approval Sidewalks Consistent with Existing Existing Skybreak Street SectionsProposal is to Remain Consistent with •Skybreak Gated StreetsApproved Sidewalk on One Side of Discussion, Council ExtensiveAfter •Skybreak Approval Summary In Agreement with Staff Conditions•Planning & Zoning Recommended Approval•Proposal Remains Consistent with Existing Skybreak Subdivision •Skybreak HOAChanging Project Boundaries to Include Skybreak Rim Lots in •No “New” Entitlements Proposed• Access Comp Plan Consistency 4.53 du/ac gross density86.33 acres, 391 lots, •Skybreak (Revised): •4.43 du/ac gross density79.69 acres, 353 lots, •Skybreak (Original): •6.45 DU/acre gross density19.70 acres, 127 lots, •Pura Vida (Revised): •5.96 DU/acre gross density26.34 acres, 157 lots, •Pura Vida (Original): •5.72 du/ac gross density•Skybreak Rim: •Density- Amenities(Skybreak Rim)New Shade Structure •PathwaysRegional and Internal •Three Fenced Dog Parks •Pickleball Courts•Climbing Dome•Fenced Play Structures• Pickleball Locations Site Plan 12 DU/acre-Density of 8 Better Aligns with MHDR •Density = 5.72 DU/acre•15 Zone -R•family homes-38 single• Open Space Code required 10% at time of approval•14.54 Acres or 18.4% •Skybreak Overall Open Space 3 additional acres beyond code•4.78 Acres or 49.1%•Skybreak Rim Provides:City Code Requires: 1.46 Acres North Neighbor Access Emergency Access Access Remoteness served, measured in a straight line between accesses.maximum overall diagonal dimension of the property or area to be half of the length of the -a distance apart equal to not less than oneWhere two fire apparatus access roads are required, they shall be placed Remoteness–Section D107.2 approved fire apparatus access roads.dwelling units exceeds 30 shall be provided with two separate and family dwellings where the number of -or two-Developments of oneDevelopments over 30 dwelling units–Section D107.1 The 2018 International Fire Code Requires: Remoteness distance .than half the diagonal requirement for more Does not meet the • Remoteness Remoteness Optional Layout Gated Vs. Non Option “B”Preferred Gated Option Gated Access - W IDIAN� AGENDA ITEM ITEM TOPIC: Ordinance No. 26-2124: An Ordinance (Pine 43 Mixed-Use Subdivision H- 2024-0071) for rezone of a parcel of land located 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, as depicted in the map exhibit, rezoning 3.08 acres of land from C-G (General Retail and Service Commercial) zoning district to the R-15 (Medium High-Density Residential) zoning district in the Meridian City Code; directing city staff to alter all applicable use and area maps as well as the official zoning maps and all applicable official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by law; and providing an effective date. Ada County Recorder Trent Tripple 2026-033989 Boise,Idaho Pgs=10 vbailey 05/13/2026 08:10:10 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded CITY OF MERIDIAN ORDINANCE NO. 26-2126 BY THE CITY COUNCIL: CAVENER, LITTLE ROBERTS, OVERTON, STRADER, TAYLOR, WHITLOCK AN ORDINANCE (PINE 43 MIXED-USE SUBDIVISION H-2024-0071)FOR REZONE OF A PARCEL OF LAND LOCATED 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, MORE PARTICULARLY DESCRIBED IN EXHIBIT "A," REZONING 3.08 ACRES OF LAND FROM C-G (GENERAL RETAIL AND SERVICE COMMERCIAL) ZONING DISTRICT TO THE R-15 (MEDIUM HIGH-DENSITY RESIDENTIAL) ZONING DISTRICT IN THE MERIDIAN CITY CODE; DIRECTING CITY STAFF TO ALTER ALL APPLICABLE USE AND AREA MAPS AS WELL AS THE OFFICIAL ZONING MAPS AND ALL APPLICABLE OFFICIAL MAPS DEPICTING THE BOUNDARIES AND THE ZONING DISTRICTS OF THE CITY OF MERIDIAN IN ACCORDANCE WITH THIS ORDINANCE; PROVIDING THAT COPIES OF THIS ORDINANCE SHALL BE FILED WITH THE ADA COUNTY ASSESSOR, THE ADA COUNTY TREASURER, THE ADA COUNTY RECORDER, AND THE IDAHO STATE TAX COMMISSION, AS REQUIRED BY LAW; AND PROVIDING AN EFFECTIVE DATE. BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY OF MERIDIAN, COUNTY OF ADA, STATE OF IDAHO: SECTION 1. That the property described in the Legal Description attached hereto as Exhibit "A," which is incorporated herein by reference, is within the corporate limits of the City of Meridian, Idaho,and that the City of Meridian has received a written request for rezoning by DRB Investments LLC, the owners of said property. SECTION 2. That the above-described real property is hereby rezoned from C-G (General Retail and Service Commercial) zoning district to the R-15 (Medium High-Density Residential) zoning district. SECTION 3. That City Staff is hereby directed to alter all applicable use and area maps as well as the official zoning maps and all applicable official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance. SECTION 4. That the City Clerk is hereby directed to file a certified copy of this ordinance and its exhibits with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission within ten (10) days following the effective date of this ordinance. REZONE ORDINANCE-PINE 43 MIXED-USE,SUBDIVISION H-2024-0071 PAGE I SECTION 5. That all ordinances, resolutions, orders or parts thereof in conflict herewith are hereby repealed. SECTION 6.That this Ordinance, once passed, shall be in full force and effect upon publication, in accordance with law. PASSED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN, IDAHO, this 12th day of May, 2026. APPROVED BY THE MAYOR OF THE CITY OF MERIDIAN,IDAHO,this 12th day of May, 2026. MAYOR ROBERT E. SIMISON ATTEST: CHRIS JOHNSON, CITY CLERK STATE OF IDAHO, ) ) ss: County of Ada ) On thisl 2th day of May,2026,before me,the undersigned,a Notary Public in and for said State,personally appeared ROBERT E. SIMISON and CHRIS JOHNSON known to me to be the Mayor and City Clerk,respectively, of the City of Meridian, Idaho, and who executed the within instrument, and acknowledged to me that the City of Meridian executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year first above written. (SEAL) Notary Public for Idaho My Commission Expires: 3-28-2028 REZONE ORDINANCE—PINE 43 MIXED-USE SUBDIVISION H-2024-007I PAGE 2 CERTIFICATION OF SUMMARY . William L . M . Nary, City Attorney of the City of Meridian, Idaho, hereby certifies that the summary below is true and complete and upon its publication will provide adequate notice to the public . William L. M . Nary, City Attorney. SUMMARY OF CITY OF MERIDIAN ORDINANCE NO . 26- 2126 An Ordinance (Pine 43 Mixed-Use Subdivision H-2024-0071 ) for rezone of a parcel of land located 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, as depicted in the map exhibit, rezoning 3 . 08 acres of land from C-G (General Retail and Service Commercial) zoning district to the R- 15 (Medium High-Density Residential) zoning district in the Meridian City Code ; directing city staff to alter all applicable use and area maps as well as the official zoning maps and all applicable official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by laws and providing an effective date . A , full text of this ordinance is available for inspection at City Hall, City of Meridian, 33 East Broadway Avenue, Meridian, Idaho . This ordinance shall be effective as of the date of publication of this summary. [Publication to include map as set forth in Exhibit B .] REZONE ORDINANCE - PINE 43 MDCED-USE SUBDIVISION H-2O24=0071 PAGE 3 l" N U'B � ® LANGOON M 'INAA C.NG Exhibit "A" _.� OROUP INC. Pine 43 Mixed Use Subdivision J-U•R ENGINEERS,INC. J-U-S FAMILY OF COMPANIES Rezone Legal Description 1 Project No. 10-24-066 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 line of the northwest quarter of said Section 8, 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°33'55"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 00°28'02"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 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 \c,E.NSE� Timothy Haribn, PLS 17665 17665 k jx �o �TYOF0GPI HP Date December 19,2024 10-24-066 Pine43-Rezonel.docx Page I of 1 2760 West Excursion Lane,Suite 400,Meridian,ID 83642-5752 H www.*ub.com P 208.376.7330 (1J.0 THE GATEWAY LANGD0 MAPPING A GROUP INC. Exhibit "A" ENGINEERS.INC. J-U-S FAMILY OF COMPANIES Pine 43 Mixed Use Subdivision Rezone Legal Description 2 Project No. 10-24-066 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 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 line of the northwest quarter of said Section 8, a distance of 442.01 feet 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 89°33'55"West, a distance of 799.13 feet, 2. along the arc 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 arc length of 35.56 feet, and a chord bearing North 8402811711 West, a distance of 35.52 feet, 3. North 79°22'39"West, a distance of 93.29 feet, 4. North 82°22'39"West, a distance of 152.26 feet, 5. along the arc of a tangent curve to the left, concave southerly, having a radius of 1,000.00 feet, through a central angle of 11'00'20", an are length of 192.08 feet, and a chord bearing North 87°52'49"West, a distance of 191.79 feet, and 6. along the are of a reverse curve to the right, concave northerly, having a radius of 700.00 feet, through a central angle of 06°48'51", an arc length of 83.25 feet, and a chord bearing North 89°58'33" 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 are of said curve to the right, concave northeasterly, having a radius of 700.00 feet,through a central angle of 23°56'38",an arc length of 292.53 feet, and a chord bearing North 74°35'48"West,a distance of 290.41 feet, 2. North 62037129"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 110.50 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 19,2024 10-24-066_Pine43-Rezone2.docx Page 1 of 2 2760 West Excursion Lane,Suite 400,Meridian,ID 83642-5752 11 www.oub.com P 208.376.7330 5. North 58°38'14"West,a distance of 136.06 feet,and 6. along the arc 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 arc length of 16.37 feet,and a chord bearing North 56'01'54"West, 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 89033'42"East, a distance of 66.40 feet, 3. South 58°38'14"East, a distance of 120.03 feet, 4. South 00°25'55"West, a distance of 141.17 feet, 5. South 00°26'30"West, a distance of 13.37 feet, 6. South 62°37'29"East, a distance of 303.92 feet, 7. along the are 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 70°52'45"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 116.23 feet to a point on the southerly right- of-way line of E. State Avenue; thence leaving said southerly line, North 03°25'52"East, 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 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. P_ LAND �ENSE� off' Timothy Harri n LS 17665 17665 OF 0��P2 HP Date December 19,2024 10-24-066 Pine43-Rezone2.docx Page 2 of 2 EXHIBIT B _ E. STATE AVENUE 445.03' _ N89'33'55"W 305.62' P011p N89'33'55"W- :- N Lo - I 00 p r7 I N N N N N O N O N Z .I- It S89'31'36"E 305.69' I w to i IM to z i I 7 8 E. PINE AVENUE 8 POC S89'54'57"E 2649.69' LEGEND - - - - SECTION LINE — — — — — — — - ADJOINER PROPERTY LINE r - - - CENTER LINE REZONE LINE �O '�' LAND \cENSF� �G CENTER CORNER o goo o F - QUARTER CORNER °- �17665 SCALE IN FEET O — DIMENSION POINT POC - POINT OF COMMENCEMENT T,yY HP POB - POINT OF BEGINNING y— EXHIBIT OWN PINE 43 MIXED USE SUBDIVISION 4rJU-B REZONE - LEGAL DESCRIPTION 1 SHEET SITUATE IN THE SE QUARTER OF THE NW QUARTER OF SECTION 8, T3N, R1 E, J-U-E ENGINEERS,INC. 1 OF 1 a BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO LINE TABLE N0. BEARING DIST. L1 N79'22'39"W 93.29' 4 ��v / L2 N82'22'39"W 152.26' 3 L2 L1 799.13' 2 POB N89'33'55"W , ClE. STATE AVENUE I LJ / I • � I oc� N. WEBB I o V AVENUE Z 7 8 - - E. PINE AVENUE 1 - - - - • - - � - - POC S89°54'57"E 2649.69' #O= SHEET No. CURVE TABLE NO. RADIUS DELTA LENGTH CH. BEARING CH. DIST. Cl 200.00' 10'11'16" 35.56' N8428'17"W 35.52' C2 1000.00' 11'00'20" 192.08' N87'52'49"W 191.79' 0 300 C3 700.00' 6'48'51" 83.25' N89'58'33"W 83.20' SCALE IN FEET LEGEND LAND - - - - SECTION LINE �`�O�PGEN SG� - - - - - - - - ADJOINER PROPERTY LINE CENTER LINE 17665 REZONE LINE CENTER CORNER T� OF Y - QUARTER CORNER O - DIMENSION POINT POC - POINT OF COMMENCEMENT POB - POINT OF BEGINNING EXHIBIT "B" PINE 43 MIXED USE SUBDIVISION ('J-U'_�� REZONE - LEGAL DESCRIPTION 2 SHEET SITUATE IN THE SW QUARTER OF THE NW QUARTER OF SECTION 8, T3N, R1 E, 1 OF 4 J-U-S ENGINEERS,INC. BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO f- STgLU TF �\ . � _ I Lu _ \ . _ Lu C4 � � T W cn _ I— _\ W _\ W POB U) r7 —� W — W 07 I N co W C8 O Z S79.24'17'E 1 O5.6 7' CURVE TABLE NO. RADIUS DELTA LENGTH CH. BEARING CH. DIST. C4 700.00' 23'56'38" 292.53' N74'35'48"W 290.41' C8 830.00' 16'30'32" 239.15' S70'52'45"E 238.32' LAIVD LINE TABLE �<v`� �GENSFQSG�G^ NO. BEARING DIST. 17665 L3 NO3'25'52"E 20.00' �,A T� OF Ny H p,R SEE SHEET 1 FOR LEGEND. 0 50 SCALE IN FEET EXHIBIT "B" �- PINE 43 MIXED USE SUBDIVISION �.�-U-B h REZONE - LEGAL DESCRIPTION 2 SHEET SITUATE IN THE SW QUARTER OF THE NW QUARTER OF SECTION 8, T3N, R1 E, 2 OF 4 J-U-B ENGINEERS,INC. BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO a SEE SHEET 4 cl Lo�nIN,IN, / N / - can S00'26'30"W 13.37' F�UF cv I � w I � w I w i F 3p3 9 I 2• 0 50 SEE SHEET 1 SCALE IN FEET FOR LEGEND. LAND NSF0 ' CURVE TABLE p NO. RADIUS DELTA LENGTH CH. BEARING CH. DIST. 17665 C5 300.00' 21'13'33" 111.14' N52'00'43"W 110.50' A �o = C6 300.00' 17'14'18" 90.26' N50'01'05"W 89.92' �Thr�, HPR�R I EXHIBIT "B" �- PINE 43 MIXED USE SUBDIVISION -U-B 'l REZONE - LEGAL DESCRIPTION 2 SHEET 7 � SITUATE IN THE SW QUARTER OF THE NW QUARTER OF SECTION 8, T3N, R1 E, J-U-B ENGINEERS,INC. 3 OF 4 BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO tK _ — S89'33'422$E 606, 66.40' F o3 \ s I SEE SHEET 3 SEE SHEET 3 0 50 SCALE IN FEET CURVE TABLE NO. RADIUS DELTA LENGTH CH. BEARING CH. DIST. C6 300.00' 17'14'18" 90.26' N50'01'05"W 89.92' C7 180.00' 5'12'40" 16.37' N56'01'54"W 16.37' SEE SHEET 1 FOR LEGEND. LAND NSF0s�yG^ o -4 U17665OF h'Y HPR 1 Z 1 di I'Z—T-,A- EXHIBIT "B" �- PINE 43 MIXED USE SUBDIVISION (J-U-Bi REZONE - LEGAL DESCRIPTION 2 SHEET SITUATE IN THE SW QUARTER OF THE NW QUARTER OF SECTION 8, T3N, R1 E, 4 OF 4 J-U-S ENGINEERS,INC. BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO V IDIAN� AGENDA ITEM ITEM TOPIC: Ordinance No. 26-2125: An Ordinance (North Meridian Fields— H-2026- 0003) annexing land located in a portion of the west half of the northeast quarter of Section 29, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho, as depicted in the map exhibit; rezoning 71.445 acres of such real property from RUT (Rural Urban Transition) to R-8 (Medium-Density Residential) (47.79 acres) and C-N (Neighborhood Business District) (23.655 acres) zoning districts; directing city staff to alter all applicable use and area maps as well as the official zoning maps and all official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by law; repealing conflicting ordinances; and providing an effective date. Ada County Recorder Trent Tripple 2026-033985 Boise,Idaho Pgs=8 vbailey 05/132026 08:06:45 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded CITY OF MERIDIAN ORDINANCE NO. 26-2125 BY THE CITY COUNCIL: CAVENER, LITTLE ROBERTS, OVERTON STRADER, TAYLOR, WHITLOCK AN ORDINANCE (NORTH MERIDIAN FIELDS — H-2026-0003) ANNEXING LAND LOCATED IN A PORTION OF THE WEST HALF OF THE NORTHEAST QUARTER OF SECTION 29,TOWNSHIP 4 NORTH,RANGE 1 WEST,BOISE MERIDIAN,ADA COUNTY, IDAHO, MORE PARTICULARLY DESCRIBED IN EXHIBIT "A"; REZONING 71.445 ACRES OF SUCH REAL PROPERTY FROM RUT (RURAL URBAN TRANSITION) TO R- 8 (MEDIUM-DENSITY RESIDENTIAL) (47.79 ACRES) AND C-N (NEIGHBORHOOD BUSINESS DISTRICT) (23.655 ACRES) ZONING DISTRICTS; DIRECTING CITY STAFF TO ALTER ALL APPLICABLE USE AND AREA MAPS AS WELL AS THE OFFICIAL ZONING MAPS AND ALL OFFICIAL MAPS DEPICTING THE BOUNDARIES AND THE ZONING DISTRICTS OF THE CITY OF MERIDIAN IN ACCORDANCE WITH THIS ORDINANCE; PROVIDING THAT COPIES OF THIS ORDINANCE SHALL BE FILED WITH THE ADA COUNTY ASSESSOR, THE ADA COUNTY TREASURER, THE ADA COUNTY RECORDER,AND THE IDAHO STATE TAX COMMISSION,AS REQUIRED BY LAW; REPEALING CONFLICTING ORDINANCES; AND PROVIDING AN EFFECTIVE DATE WHEREAS,the City of Meridian received a written request from property owner 5B Holdings LLC to annex and rezone the land described in the legal descriptions attached hereto as Exhibit "A" and the maps attached hereto as Exhibit "B" ("Subject Property"), which exhibits are incorporated herein by reference; WHEREAS,the Subject Property is contiguous to the corporate limits of the City of Meridian, Idaho; WHEREAS, the City of Meridian is authorized by Idaho Code section 50-222 to annex the Subject Property; NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY OF MERIDIAN, COUNTY OF ADA, STATE OF IDAHO: SECTION 1. That the City Council of the City of Meridian hereby annexes the Subject Property. SECTION 2. That the City Council of the City of Meridian hereby rezones 71.445 acres of such real property from RUT (Rural Urban Transition) to R-8 (Medium-Density Residential) (47.79 acres) and C-N (Neighborhood Business District) (23.655 acres) zoning districts. SECTION 3. That City Staff is hereby directed to alter all applicable use and area maps as well as the official zoning maps and all official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance. ANNEXATION ORDINANCE—NORTH MERIDIAN FIELDS H-2026-0003 Page I SECTION 4. That the City Clerk is hereby directed to file a certified copy of this ordinance and its exhibits with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, within ten (10) days following the effective date of this ordinance. SECTION 5. That all ordinances, resolutions, orders or parts thereof in conflict herewith are hereby repealed. SECTION 6. That this ordinance shall be in full force and effect upon publication, in accordance with law. PASSED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN, IDAHO, this 12th day of May, 2026. APPROVED BY THE MAYOR OF THE CITY OF MERIDIAN, IDAHO, this 12th day of May, 2026. MAYOR ROBERT E. SIMISON ATTEST: CHRIS JOHNSON, CITY CLERK STATE OF IDAHO, ) ) ss: County of Ada ) On this 1 2th day of May,2026,before me,the undersigned,a Notary Public in and for said State,personally appeared Robert E.Simison and Chris Johnson known to me to be the Mayor and City Clerk,respectively,of the City of Meridian,Idaho,and who executed the within instrument,and acknowledged to me that the City of Meridian executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year first above written. (SEAL) Notary Public Commission Expiration: 3-28-2028 ANNEXATION ORDINANCE—NORTH MERIDIAN FIELDS H-2026-0003 Page 2 CERTIFICATION OF SUMMARY . William L. M . Nary, City Attorney of the City of Meridian, Idaho , hereby certifies that the summary below is true and complete and upon its publication will provide adequate notice to the public . William L. M. Nary, City Attorney SUMMARY OF CITY OF MERIDIAN ORDINANCE NO. 26-2125 An ordinance (North Meridian Fields — H-2026-0003) annexing land located in a portion of the west half of the northeast quarter of Section 29, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho, as depicted in the map exhibit, rezoning 71 .445 acres of such real property from RUT (Rural Urban Transition) to R- 8 (Medium-Density Residential) (47 . 79 acres) and C-N (Neighborhood Business District) (23 . 655 acres) zoning districts ; directing city staff to alter all applicable use and area maps as well as the official zoning maps and all official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by law; repealing conflicting ordinances ; and providing an effective date . A full text of this ordinance is available for inspection at City Hall, City of Meridian, 33 East Broadway Avenue, Meridian, Idaho . This ordinance shall be effective as of the date of publication of this summary. [Publication to include map as set forth in Exhibit B .] ANNEXATION ORDINANCE NORTH MERIDIAN FIELDS H-2026 -0003 Page 3 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. RAW., 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 89015" 1" East, 625.49 feet to the East 1/16 corner common to said Sections 20 and 29; thence leaving said north boundary line, South 00055'39"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 89015'11" East, 703.00 feet; thence North 00051'09" East, 546.00 feet to the POINT OF BEGINNING. Containing 71.445 acres, more or less. End of Description. GE N SF�sG GAl �c 11779 Ln t 1s/;tVz �O 00 9�F o F oyM MCGN Page 1 of 1 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, TAN. R.1 W., 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 89015'11" 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 89008'51" 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 89'15'11" 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. p,L LA ENSF�j 11 79 0 �0 TF of �Pci YM McCPM� Page 1 of 1 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 00051'09" West, 1,063.89 feet to the POINT OF BEGINNING; thence leaving said north-south centerline, South 89°08'51" 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 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, 1,572.50 feet to the POINT OF BEGINNING. Containing 47.790 acres, more or less. End of Description. ONPL LAND ENSF k 11779 ��p9TF OF QP p� yM M CC PN`� 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 !1' I o o I Mint Ranchettes I o `n Subdivision No. 1 I Z Cu p I U S89'15'11"E 703.00' i� 0 O N LID W � O �) 1n u7 b ±71.445 0 z Acres N L LA C1/4 N89'22'31"W 1325.05' T C—E1/16 c75��N GENS�cO`r I I O I ; 11779 'O Cn)0p OF YM M CC 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 SURVEY 9939 W EMERALD 704 7007 Chin den Blvd. Sheet No. BODAHO 83704 1 (208)8)846-8570 GROUP, LLC A portion of the W1/2 of the NE1/4 of Section 29, Dwg. Date T.4N., RAW., B.M., Ada County, Idaho 1/15/2026 Basis of Bearings 9 I 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 �1 S.29•S.28 Point of Beginning w I o 0 I Mint Ranchettes I 0 to Subdivision No. 1 I z co o U O � S89'15'11"E 703.00' o, w in ;n ±23.655 0 o Acres V' 0 z N89'08'51"W 1327.09' I I I I I I �I IN N I W O O � ;n I 11n I ZI I N I I I I I I • - - - - - - A TC—El lLAC1/4 /16 5� \dENS141 v I 1177 (UP) 9 e �'9 Z ZoZL�0 coo rF of YM McCAN`� NScale: 1"=400' P:\7007 Chinden Blvd 26-011\dwg\C-N Zone Ez.dwg 1/22/2026 11:40:58 AM 0 100 200 400 800 Job No. IDAHO Exhibit Map 1� for 26-011 SURVEY , EMERALD 4 C—N Zone e Sheet No. BOI BO DAHO 8370 (208)8)846-8870 GROUP, LLC A portion of the NW1/4 of the NE1/4 of Section 29, Dwg. Date .INTAN., RAW., B.M., Ada County, Idaho 1/22/2026 ..... .. ...... .. .... .. .. . Basis of Bearings . ....................... S89'15'11"E 2657.24' 1/4:S.20 _ 1328.49' _ _ _ 132_8._75' \ S.20' S.21 S.29 W. Chinden Blvd. �El v S.29�S.28 o' I- Mint Ranchettes i M Subdivision No. 1 E O I ) O m � O p) _ M 0 I N � 10 (N S89'08'51"E 1327.09' Point of Beginning L N N LO LO w ±47.790 0) Acres O o) M to in O :n O O Z N - — — C1/4 N89'22'31"W 1325.05' C—E1/16 S��N GEN8FHO S � � ,fir^ I 11779 z 04/ZB�p� �O �04 9j.F OF `�P p� Y . MCCPN`� N Scale: 1"=400' P.\7007 Chinden Blvd 26-011\dwg\RB Zone Ex.dwg 1/22/2026 5:49:11 PM 0 100 200 400 800 Job No. DAHO Exhibit Map for 26-011 D 939 9 SURVEY W EMERALD ST. 939 IDAH0 LDS R-8 Zone Sheet No. (208)846.8570 1 GROUP, LLC A portion of the W1/2 of the NE1/4 of Section 29, Dwg. Date TAN., RIK, B.M., Ada County, Idaho 1/22/2026