HomeMy WebLinkAboutWindrow Sub. FP-2026-0010 BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: MAY 19TH, 2026
ORDER APPROVAL DATE: MAY 26TH, 2026
IN THE MATTER OF THE )
REQUEST FOR FINAL PLAT )
CONSISTING OF 8 BUILDING ) CASE NO. FP-2026-0010
LOTS AND 4 COMMON LOTS ON )
4.82 ACRES OF LAND IN THE R-8 ) ORDER OF CONDITIONAL
ZONING DISTRICT FOR ) APPROVAL OF FINAL PLAT
WINDROW SUBDIVISION NO. 2. )
BY: LAREN BAILEY )
APPLICANT )
This matter coming before the City Council on May 191h, 2026 for final plat approval
pursuant to Unified Development Code (UDC) 11-6B-3 and the Council finding that the
Administrative Review is complete by the Planning and Development Services Divisions of the
Community Development Department, to the Mayor and Council, and the Council having
considered the requirements of the preliminary plat, the Council takes the following action:
IT IS HEREBY ORDERED THAT:
1. The Final Plat of"PLAT SHOWING WINDROW SUBDIVISION NO.2,
LOCATED IN THE SOUTHWEST 1/4 OF THE SOUTHWEST 1/4 OF SECTION
25, TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN,
MERIDIAN, ADA COUNTY, IDAHO, 2026, HANDWRITTEN DATE:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Windrow Subdivision No. 2—FP-2026-0010)
Page 1 of 15
MARCH 41h, 2026,by JEFF BEAGLEY, PLS, SHEET 1 OF 4," is conditionally
approved subject to those conditions of Staff as set forth in the staff report to the
Mayor and City Council from the Planning and Development Services divisions
of the Community Development Department dated May 26th, 2026, a true and
correct copy of which is attached hereto marked"Exhibit A".
2. The final plat upon which there is contained the certification and signature of the
City Clerk and the City Engineer verifying that the plat meets the City's
requirements shall be signed only at such time as:
2.1 The plat dimensions are approved by the City Engineer; and
2.2 The City Engineer has verified that all off-site improvements are
completed and/or the appropriate letter of credit or cash surety has been
issued guaranteeing the completion of off-site and required on-site
improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code § 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed with the
City Clerk not more than twenty-eight(28) days after the final decision concerning the matter at
issue. A request for a regulatory takings analysis will toll the time period within which a Petition
for Judicial Review may be filed.
Please take notice that this is a final action of the governing body of the City of
Meridian,pursuant to Idaho Code § 67-6521. An affected person being a person who has an
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Windrow Subdivision No. 2—FP-2026-0010)
Page 2 of 15
interest in real property which may be adversely affected by this decision may, within twenty-
eight (28) days after the date of this decision and order, seek a judicial review pursuant to Idaho
Code§ 67-52.
By action of the City Council at its regular meeting held on the 26th day of
May , 2026.
By:
Robert E. Simison 5-26-2026
Mayor, City of Meridian
Attest:
Chris Johnson 5-26-2026
City Clerk
Copy served upon the Applicant,Planning and Development Services Divisions of the Community
Development Department and City Attorney.
By: Dated: 5-26-2026
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Windrow Subdivision No. 2—FP-2026-0010)
Page 3 of 15
Exhibit A
STAFF REPORT ElI
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 5/19/2026
DATE:
TO: Mayor& City Council
FROM: Nick Napoli,Associate Planner
208-884-5533
SUBJECT: Windrow No. 1
FP-2026-0010 Vicinity Map
LOCATION: Generally located at the NEC of S.
Linder Road and W.Amity Road
(Parcels#S1225347078,#S1225325700,
#S1225336520,#SI225336505.,in the
SW 1/4 of Section 25, T.3N.,R.I W.
I. PROJECT DESCRIPTION
Final Plat consisting of eight(8)building lots and four(4)common lots on 4.82 acres of land in the
R-8 zoning district for the second phase of Windrow Neighborhood Subdivision.
11. APPLICANT INFORMATION
A. Applicant:
Laren Bailey, Conger Group—4824 W. Fairview Avenue,Boise,ID 83706
B. Owner:
C4 Land LLC—4824 W. Fairview Avenue,Boise,ID 83706
C. Representative:
Same as Applicant
111. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat(H-2023-003 1)in accord with the requirements listed in UDC I I-6B-3C.2.
In order for the proposed final plat to be deemed in substantial compliance with the approved
preliminary plat as set forth in UDC I I-6B-3 C.2,the number of buildable lots cannot increase and the
amount of common area cannot decrease. However,the road alignment and open space have changed
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Windrow Subdivision No. 2—FP-2026-00 10)
Page 4 of 15
slightly from the preliminary plat. The applicants change in the phasing plan has accelerated the
access point off of Linder Road to the second phase instead of the third. While this is a deviation
from the approved phasing plan, staff has discussed with the applicant on the reasoning behind this
change and it primarily due to market demands and having a second access point into the subdivision.
Since there is no change to the number of buildable lots and the amount of common open space has
increased slightly,therefore, Staff deems the proposed final plat to be in substantial compliance with
the approved preliminary plat as required.
IV. DECISION
Staff recommends approval of the proposed final plat with the conditions noted in Section VI of this
report.
V. EXHIBITS
A. Preliminary Plat(dated: 9/13/23)
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Windrow Subdivision No. 2—FP-2026-0010)
Page 5 of 15
B. Final Plat(dated: 3/04/26)
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Windrow Subdivision No. 2—FP-2026-0010)
Page 6 of 15
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Windrow Subdivision No. 2—FP-2026-0010)
Page 7 of 15
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Windrow Subdivision No. 2—FP-2026-0010)
Page 8 of 15
C. Landscape Plan(dated: 03/04/2026)
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Windrow Subdivision No. 2—FP-2026-0010)
Page 9 of 15
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Windrow Subdivision No. 2—FP-2026-0010)
Page 10 of 15
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VI. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
1. Applicant shall meet all terms of the approved annexation(H-2023-0031 AZ, PP,Development
Agreement-Inst. #2024-019824)applications approved for this site.
2. The applicant shall obtain the City Engineer's signature on the final plat within two (2)years of
the date of approval of the first phase plat recording(i.e. by July 9', 2026),in accord with UDC
I 1-613-7, in order for the preliminary plat to remain valid; or,a time extension may be requested.
3. Prior to submittal for the City Engineer's signature,have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. The final plat prepared by Civil Site Works, dated: 11/2/2023, included in Section V.B shall be
revised as follows:
a. Note#6: Include the recorded instrument number for the ACHD license agreement.
b. Note#13: Include the recorded instrument number of the ACHD sidewalk easement.
c. Note#14: Include the recorded instrument number of the City of Meridian Sanitary Sewer
Easement.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Windrow Subdivision No. 2-FP-2026-00 10)
Page 11 of 15
d. Note#16: Include the recorded instrument number of the City of Meridian Water Easement.
A copy of the revised plat shall be submitted with the final plat for City Engineer signature.
5. The landscape plan prepared by Jensen Belts, dated 4/11/2024, included in Section V.C, shall be
revised as follows:
a. Dimension the width of the multi-use pathway along Linder.
6. Off-street parking is required to be provided for all residential units in accord with the standards
listed in UDC Table 11-3C-6 based on the number of bedrooms per unit.
7. Homes within the development shall be generally consistent with the building elevations
referenced in the Development Agreement(Inst. #2024-019824).
8. Prior to signature of the final plat by the City Engineer,the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location of
mailboxes. Contact the Meridian Postmaster,Matthew Peterson,at 208-887-1620 or
Matthew.W.Peterson@usps.gov for more information.
9. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat and/or
development agreement does not relieve the Applicant of responsibility for compliance.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Windrow Subdivision No. 2—FP-2026-0010)
Page 12 of 15
B. Public Works
Wf tewater
a Uk=rhm to Smarar AralLatre to zinc
Says s
+ Srwcr Shed
• Estlriatod Prokrt See appIr.MM
{ rEIAJ's
+ WRRF 0[diming
9alancc
• PrLIjed rkiwktent Yes
rrth INW luster
Plan0a,difty Plan
+ Inn pacwcorLccrns
See PUtilc Warts Slhe Specltic Candlttans
wales
+ EPI=L[r to Water SYatc Awld Nr at SMc
SCrry,es
+ PressLwa Zane
+ ESLILna"Prolect Sec APPIAU lun
Wate I.
ER4rs
+ Ovate rquAiry Nam
+ Propa CansktcM Ycs
whh Walef Master
Plan
MTE:SPYWIFIC[-OKL}frK)Nr:
HENNRAL CONUMUNS:
1. Sash ary Lt u itrvlce la iha dcvclapmenL lL a.aLLilt.r¢trrtiumi of e•LmLffig nis m adfacenl.W
the ML ekprr o The a"IwQnL ihalL di,lWL maur ro cad Lbrougi Lbtl fill
-coullhaw maim rue a W cauLng—ih the Public WmbA Uepaimi& ,atl etec.w ilindard r"M
or twemenu foe anyi mars Lhn art r quLacd is pro.Llt oerrrct. MLrILLLun[u.+ri aver i. wtr
m+Ira u lheet ree'L,Ir a,r Item Lap ar pqpt to i.h-gridt u lac Ehah lrrw 16K ll.m.aIL{r.uw
maderuti Aidi be umA m eairermanet of CA)ar M rLdr rubuc WaffU Uepuh Sundard
-'tp'tt Lnl LLlana.
2. 14aaerA mice b rb L•ilfe li&Mailable,a G tl Ore mUhg LL M iifaaeef La lha&L ABpmeaL
'nc� appLlcait i1a3L be rtvp ibae is LrL¢ill purr mains w and lhrou* Lill d-Y Il r itdd,
Kprlydlreaw main Gnat aid rouLing>•JLb Pui7Lc Woe".
}. ML unpta,euti,i relmed w publlt]Lire,aarery and hrollh xhalL ti [ mplelad prim tff aecupancy
or At sLtucL.rei.Where approved by Lie f:Ly Y.ngu-et,an owner uay rm an a ptflWna fte Auroy
rbr rueb Lmpzo,&ux*u Ul order■o ab Lau L=lty Hstinrtr ilpfla Lun on the I7hal plaL w is I"&In
LI N:17-3r'-M.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Windrow Subdivision No. 2—FP-2026-0010)
Page 13 of 15
4. Llpon iruWIAuan ar Lhe LarkbIuping zed peter w miglC n by rIann.og UepanzAtet mArr,irlt
ippl�an[ihallpm.LdeArrdL eeiLry arcs pieuo6as set fanhin11Ui:11-313-14A.
S. A lAi r ar[reds ar cash s.rrtty in at tma..n[ar iic% oral bt sr.}Irtd far ill mcomplel
rew.". ungi Llan,prmr Lo aLgerurrt an at rmtl plat
A. 'rhe limy ar mftwiia rtq.v dkm The o.aer ram+�nh At L-d.} L peerarmtaee a.my in the
znaulu or 3 25%of me LdAJ coaALeue n ewt R.,r all lntampleL ieeer,w.ftr IefrLaLeucLre pesos
Lf Mal plaL slgniiwre.TLIL s.re[y rill he verlrldi h7 a bnc iLtm atlt t0mffe provided by the
awncrwiti.- -uy. Tht aNLoctn[shall heeeq uumdmenD!'f OLD Lln dopmleet NO et7 hgreemem
..its art[-n7 ar mtrldmn.'rhe iurt[y cm 6t panda in Lhc J..Ir of as mrrtLatable Lrt r ad tired,,
Kash depasn oe b..ed.hppllcan[ouaL Me W rppLIea 1V1:.u".whlch tan bt laund"lhc
i:onnl.nuy Vc,ckpnlem Ueprrlrart weNue. Pleat WliLIi L Lind Utm apatx Service roe
mo[c Wb rim Lon n7197.2211.
7. The t:l[y or mcudlirl rtquues"L'bt o-.eerparr M Lht{-1[y a xti:uuL%x it Ly in she and—ill.01'
20A aribewLal[onLLraum CmL rar WL[ampkted sc-rtcr,and—lr.11111 UuCaam Ibradurawn
ar[.a 3 ver-Tbu iuzeL,anouat III bt,tinned by i Llnc Uni u:uu:.1.n,slz Lng pno—ka by
,hc o.r w the Cay.The aueny tan 4e paned Ln art farm arse uv—&Lr kucr of e[ed Ls.aktb
depoal art band[ Ail PJIe must Me on applica n for s,.rcLy, w1..eb r r.c roued M the
f:annlvniLy Uc,e1epmem Utpanman—WLlc. Plttst wnuLL Lind Iltb%iA5pnt1lt Scrvwe rat
more islumnwn rd lld17,22 L 1.
K. In Lhc v,vm tr.n r aPplLLUM andfar am ntr canna eonpLc t n4a-I1.Ic,non-safe[}tnd rLon-Frtahh
prlar Lo l:uy I:AgLLLeer Ai&ruaim on the knit pin amU"prize bl aceuparty,a
—Illy uxs uuuiuuL may be appr "L LtL Iamb W LILX:13-5i-3f:.
Y. Al.ph-11 i6aU be regwred no pay PoLbe Worn ievelopLlleM pbm rt.Lew.slid eobsVuemn
uis}t L.uiL ri.L ,tL dlele aisded durug as pW rt,itw peotems,pew la Lht larrrtt ar a plan
appra.eL 1eL1u.
16. I[sJWL be d e reipomlMlLty ar Lhe LpplLeLaf m e .rrt Lha Wl d"elapenen[rta8.rei c"*LF wah
,he ILeIaYLr sn+.Lilt LJLsabi6tL L Aa zed Lbe Fall Ho-Lm#Act
11. hppLittat sbaLI he nt*ooaibk The applmuwn ind coniplmlLec wdh ant Ktci,aa 404 Pcrmoung
,haL nay he req..red by Lbe Amy{-arils ar F. Lntees.
32. U-t.rtirper LhaM eaoedr maabo Ir.r...,.__wall art Merid.an Part 011ke.
13.AIL&mding arthe Lde a=1 tit prrramed La Cealorniame w"MCC 1 1-1A H.
19.f:or Main USL etfuYL Lba11 bt s bniiwd ro the Mcriduh 6.uWL"DtpaftmerlL for*1L building
pr1L eeteLvlrLg t,tuleered btrLrl LL,whert Ibo7Lill world iiL iLup ni I nlawriaL.
35.The eng.ntee nbi1L tt rtquuad ro ctrLlfy Wa Lht LULI!L cr ucirLlr.t cicvivanl a[c S&t i nl lnimunl ar
3-sets aha,rt the 61ghes[tnALLshcd peal"nd,ii.LK elc,relwn. 'Ibis IL m ensure LkH Lhc b.Uum
rtkvzalor ar Lb&era.I spaces of Lonms IS AL kau I-rww AW.t.
16.The applrtnia /b11gs e"ineer shill he rtVonslhle for IngwLiab or OL LrrgaLa3 andso[
dramIlte racllrty wtthm slim pLo,hE Lka do nos f61L uadtr ri lW,LdLrLoa ortn irriPp"n dLcuia
ar AUH U.Tbt des.ya eng.ne nhilL pro,Lde rxroFir Lbu Lhe ra UUL have been.r.sLalltd in
aecardantt ab Lhe ep Pta.edde Lge pLu.'Ibu aee[aneLLLne wL11 bt rtq..ued before a ceruflcam
araocopibcy L1 Lrjubd For any suunuets wihe Lltepmpr[.
17.At Lht C"VkL n or Ltt proitrL,Lbe epPacLLr nhalL tIt revomiNe w iubmn r -"d dri.Int!Pr[
tht 4.71[y of r.ltstllin Aid&('' 31 LLWhril e. 'Ibesrt reword dra.Lnps must be motived and approved
priu m Lhi Lasuancc of a etfu Lleoioa ar oteupiney for"ilrucLdei.L7h Lr.Lhc fifnft%L.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Windrow Subdivision No. 2—FP-2026-0010)
Page 14 of 15
3 M.tlrrttL llghl plae etgwmmmata set Iuabd ui Aucion 6-7 of tbt Impdo,tmtilL SLatldmam far`lured
Llg" 4hup.rr...m.erldmix ny,urVpLLbILc .-orks.aLW.W F72). ALL sweet hobo shoLl be
insirlledat L4wL:I..P.7'>,rLprnw. F'inul d�.L}n kh111 hL.iubm.rledas pars of the drxN.psxiplan
sd for appravul,which mi>l incliitle Lhe louiaoa..f any t)L Liking sLrtet ligho. 'tile caffi.r Lar'a
Earl ILMi mareri.&U il.all eo iiwm Lo LILe 34PW[' .A .I., L-.Ly of me Laian y-ppkw—AI
tlpeedkaLrans m Lht ISPWC. {.'omel. Lhe t:Lly 61 MtrLdmn naniMnimmri led Mildly
f:aerdlnamr]u M4&5MI1 foe.orormauon di iht L Asuons arealsum8 sLmfi LLPhung
3 Y.'rhe appLLcanL chap pew Lde.bkmmtr.Lfif for 3LI puhlLe wmtrAewer MQU L'murdt of publLe tLod of
Ely ILlrclude 61L water Itrrhma mW hydramo. the tM2hM aL woiWs shall be FLL-Intl rile For a
suLglt L.c.Lny,or 31114tei white For L... T2L {.>,caotafa chal I not be dedLe-_"•.LLa Lhe plaS b.i
raaw Jodie Ldod owtside tie plat prr mint) the C.Wy of Mei:Wmin's a al.i rd farms.'rho
ta�^L....+i AjkJL bt grlpYklJ1X depLcL d i.l.ih.I.Lu kt telvftnot putpo2u.SLLt MIL M tatcred
tat..L+.+foe Lht Form aralUbIt rruh.PuM.0 WLxLL),a kcal citserlprioa pmlmtd Ihy an Idaho
Lleteud Fmfersldkal 1-and tlL.r.tyvr, .b.el. h.LdL bw lud.the&mm of the taimbeat fmarled
t34111F1n'A]and an>Clfl'h x 11-map wiLh bbmim&i and dY bmcc:ii(madmA mullurr lf)for
fe.rc .Badi tah.a.Ls n.Lal.FLt rLltd,MI JAed aa.d daad by t Pmreid i"I.MW!IL efar_LH)
Hiff ROL:MID. Acid a rLate io the plat terheming LhLs duc umem ALI taz.skarlr.muix tle
lubmifte,d,ee.Lewed,and appm.W pfw to ilgaadrc al the fd.ol pla by the(-1ty F:nguear.
ia. AppliLmA hall 4t rtipanslbLL roe applrnrlon mW comp-Imnee aILh and HPI3F--4 pumimoq Owl
may be mqulred by Mt F:o—manitnul Proatcuod Ateney.
il. Any—1.1i VLu wLll eel aoda m.e Lu t.c Lsod awic he properly at.arWanW atmMing LL}Maba Weil
COMIL[.uLLan Sundaldil R.Ies adnld..s Lend M Lhe Idaho IleparLreaL of WAdm ILtlo-rrdeL
{11MR). llt Ve.elopee, 0.ner, of prLjf i FASo r, shalL pm..de a alLfer.enc ridre•
.he,her Lherc arc any ta.iung wellir m,ht derei"aoea4 and Lf sa,ho.Lhty w LIL mnunL la ht
used.4r pmvidit rce d aF d6tir ahaL.LL.nn.eaL IF. lLi art La he abarLdantd,,he pn..jeel t.0 ner oc
VItu repreierlL.e mEIL eatlfAet Lt.t II]WIL Liroundwmtr Proiteimon tiltLLon f✓42roa til.nner,
H}drogeologm IL771-2274MO UF:F131H1! any week. Is door m Lleeormd )on as e-sang.ell
4o-M LI is Li itl.e.ed,baL Lbt weLL u It Lba 1=fc Littpy.Peoal'of camrun.:aLmn wuh IIIWR
moil b&iLLbmawd to llLt L.ay pr.ec as any wor6 alms daft La demmalLii Mt well.F'a.luce m
camaL nwiLe wah IDWR nLa)res.IL In addLwrrll wee►inil t4eam m-0acammireaon Me well-
22. Any e,.nLLng sep> IywtnL..Lh.n Lbu prjf [.shaLL ht cemah d rmni serv.et per L ny LkrdL ,t
tamn Y-LA aed 9 4 X. C&aucc At Cayia• ULaria Htallll Ik`pirLMtnL far a6aWarLmtnL
pmetlurgmandufped, .
23.'rhe CIcy of hiefWka6 x"irem Ltm pneiurintd rr JLIL1i L)sltnis he m.ppLlad by a Ica-i%jund
souret of Earn(LI L)L-1 1.3 H-d.}.'rhe applleaaL iho.Id bt fequLrtd ia Lae any ftUA rLR x,.rlaot Of
.t1L-.aatr far Um prtatary smLtet. Ir a i.rfaet M well iaurde a"L A"LIALe.a ILrL&-pbLaL
r meeii i m Llkrt cuharry wutr cymeni ihaLl be ftq..rtd.If a irngk m eoru L.on.i uulvtd_
the devtlapee w.11 FLt frcpr dbie 1W Lot paymcel of a emmksd foe the mnrnoa Qr a pr.ar w
dtytlopaotaLplao appea,al.
24. AIL drLLrlame■nthtry eaaaLk lacenali,LLr drain, e.ei.z..e ur aawral L.arr.ay A, .nome Lrgt,
r.rOt11t w layhag ad}aetaL and canuguou.'L to Lbe area Ming sulkli—kd Anal I be ad&ff.2c1 par
LIM: 11-3A-6. Is ptrl'bming sueh week,&t applmar.L Aall comply wuh Idaho Cede 42-1ZG7
la.d aay oahtrappbcWAela.ar r t.La Lhon.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Windrow Subdivision No. 2—FP-2026-0010)
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