HomeMy WebLinkAboutZ - Approved Findings CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAWC��(IEFI
AND DECISION& ORDER
In the Matter of the Request for rezone of 6.98 acres of land from the C-G zone to the TN-R zone,a
preliminary plat for 82 buildable lots and 8 common lots, and a development agreement
modification to establish a new concept plan and remove the age restriction on the property,by
Mike Chidester(Elton Development).
Case No(s).H-2025-0019
For the City Council Hearing Date of: August 19t",2025 (Findings on September 2"d, 2025)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of August 19`'', 2025, incorporated
by reference)
2. Process Facts(see attached Staff Report for the hearing date of August 19', 2025, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of August 19',
2025, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of September 2',2025, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use
Planning Act of 1975,"codified at Chapter 65, Title 67,Idaho Code(I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified as
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by
ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian,
which was adopted December 17,2019, Resolution No. 19-2179 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s)received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision,which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the
Community Development Department,the Public Works Department and any affected party
requesting notice.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) - 1 -
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of August 19t",2025, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant's request for a rezone, development agreement modification, and preliminary plat
is hereby approved per the conditions of approval in the Staff Report for the hearing date of
August 19',2025, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two(2)years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat(UDC 11-613-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments,if submitted within successive intervals of two(2)years,may be considered for
final approval without resubmission for preliminary plat approval(UDC 11-613-713).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up
to two(2)years as determined and approved by the City Council may be granted. With all
extensions,the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension,the property shall be required to go through the platting procedure again(UDC 11-
6B-7C).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s)and returned to the city within six(6)months of the city council granting the
modification.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -2-
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six(6)month approval
period.
E. Judicial Review
Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho
Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight
(28)days after all remedies have been exhausted, including requesting reconsideration of this final
decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as
provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of
Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA.
F. Notice of Right to Regulatory Takings Analysis
Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the
subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory
takings analysis.
G. Attached: Staff Report for the hearing date of August 19t'', 2025.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -3-
By action of the City Council at its regular meeting held on the 2nd day of September, 2025.
COUNCIL PRESIDENT LUKE CAVENER VOTED
COUNCIL VICE PRESIDENT LIZ STRADER VOTED
COUNCIL MEMBER DOUG TAYLOR VOTED
COUNCIL MEMBER JOHN OVERTON VOTED
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED
COUNCIL MEMBER BRIAN WHITLOCK VOTED
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. Simison 9-2-2025
Attest:
Chris Johnson 9-2-2025
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
9-2-2025
By: Dated:
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -4-
Exhibit A
COMMUNITY DEVELOPMENT C��fEPIDIAN;,�-,--
DEPARTMENT REPORT I D A H O
HEARING 8/19/2025 Legend _......-_...__ '�
DATE: '
Project Location '-{
TO: Mayor& City Council Area of Impact
�= City Limits
FROM: Nick Napoli,Associate Planner O Analysis J r�208-884-5533
nnapoH@meridian city.org m _
APPLICANT Mike Chidester
SUBJECT: H-2025-0019
Gramercy Townhomes
LOCATION: Located at 1873, 1925,and 2069 Wells
Avenue in the NE 1/4 of Section 20,
T.3N.,R1E.
I. PROJECT OVERVIEW
A. Summary
Rezone of 6.98 acres of land from the C-G zone to the TN-R zone, a preliminary plat for 82
buildable lots and 8 common lots, and a development agreement modification to establish a new
concept plan and remove the age restriction on the property.
B. Recommendation
Staff. Approval with a development agreement and conditions.
Commission: Approval as presented in staff report.
C. Decision
Council: Approval with an additional provision in the development agreement.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -5-
II. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Residential -
Existing Zoning C-G(General Retail and Service Commercial VII.A.2
District)
Proposed Zoning TN-R(Traditional Neighborhood District)
Adopted FLUM Designation MU-R(Mixed Use Regional) VII.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 11/19/2024
Neighborhood Meeting 2/18/2025
Site posting date 7/31/2025
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District IV.D
• Comments Received Yes -
• Commission Action No -
Required
• Access Private streets are proposed for the development. -
ITD Comments Received Yes;No comment
Meridian Public Works .B
Wastewater
• Distance to Mainline Available at Site
• Impacts or Concerns Yes, See Public Works Site Specific Conditions
Meridian Public Works Water IV.B
• Distance to Mainline Available at Site
• Impacts or Concerns Yes, See Public Works Site Specific Conditions
School District(s) West Ada School District
• Capacity of Schools Pepper Ridge Elementary: Architectural 675,Program -
575
Lewis and Clark Middle: 1000
Mountain View High: 2175
• Number of Students Pepper Ridge Elementary: 471 -
Enrolled Lewis and Clark Middle: 899
Mountain View High: 2479
Note: See section IV. City/Agency Comments & Conditions for comments received, or see the
public record.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -6-
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel:R3238520110 Date Retrieved:2025/5/5
Parcel Count Parcel Acreage Infill Indicator:
441 Surrounding Area
—313 Q
17 ,p Notcty
4P 46 ® City Limits
2,894 1,512. ■ Not City
Household Household& Population Growth
■
Households 02020
Population Change:15.2°I°
Population ■Growth
(Household and Population Change
since 2010 Decennial) 5,000 10,000 15,000 20,000
Use Types Residential Addresses All Addresses
■ Single-family
3196 25% 20%
Multi-family
69% 55%
® Commercial
Notes: See Error! Reference source not found..Error!Reference source not found..
Figure 2: Service Impact Summary
ImpactService . .
Ready
Marginal �—
Caution
\Q`\Ae �,�N+
F ,o o
o �-
C o o a
Notes: See Error!Reference source not found..Error!Reference source not found..
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -7-
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
The subject properties fall within the Mixed-Use Regional(MU-R)Future Land Use Map
(FLUM) designation. The intent of the MU-R designation is to provide a mix of employment,
retail,and residential dwellings and public uses near major arterial intersections. By integrating a
variety of uses together,the goal is to avoid predominantly single-use developments such as a
regional retail center with only restaurants and other commercial uses. Development should be
anchored by uses that have a regional draw with appropriate supporting uses. This designation
supports a diverse and integrated community where residents can live,work,and shop without
needing to travel far.
According to the Comprehensive Plan,the MU-R designation should make up between 10%and
30%of the total development area,with gross residential densities ranging from 6 to 40 units per
acre. The MU-R area, located at the southwest corner of Eagle Road and Overland Road,
encompasses approximately 165.2 acres. Of that total,roughly 41.5 acres are designated for
residential use,including the proposed development, accounting for 25.1%of the MU-R area in
this quadrant,which aligns with the Comprehensive Plan's vision and density targets.
The proposed development plan depicts eighty-two (82)townhomes with the Traditional
Neighborhood Zoning(TN-R)as the single use for the subject properties. While the TN-R zoning
requires two different types of housing, staff finds that the surrounding garden-style apartments,
single-family detached, and townhomes provide the mix of units desired in the area. The
proposed townhomes range in size from 1,650 s.f. and 1,750 s.f.with three (3)and four(4)
bedroom units. In addition,TN-R zoning requires detached sidewalks with parkways. While the
applicant has provided detached sidewalks along the front of each unit,the sidewalks running
north—south are attached. Staff has determined that the combination of detached sidewalks with
parkways and on-street parking in front of the units meets the intent of the TN-R zoning.
Furthermore,the attached north—south sidewalks are appropriate due to site constraints and are
expected to enhance pedestrian connectivity within the development.
The private streets provide accurate and easy to find address points that will be beneficial for
Fire,EMS,and Police. In addition to the townhomes,the development plan depicts a 0.60-acre
common open space with parkways, on-street parking,and alleys. The applicant has provided an
internal pathway to connect with the ten(10)foot multi-use pathway on the southern boundary to
help residents connect with Mountain View High School and Gordon Harris Park to the south.
The applicant has indicated that the buildout timeline for the development depends on demand;
however,they anticipate developing the project in five(5)phases,with the first phase consisting
of the large open space, amenities, and roads.
West Ada School District has indicated that the development is expected to generate
approximately nineteen(19) school-aged children across all grade levels. Pepper Ridge
Elementary and Lewis and Clark Middle School both have adequate capacity to account for the
addition of school-aged children from the development. However,Mountain View High School is
over capacity with 2479 students enrolled and a capacity of 2175 students.
Overall,the proposed townhome development is an allowed use within the MU-R designation
and contributes to the area's intended mix of residential and commercial activity.Beyond the
project boundaries, staff also considered surrounding uses and finds that the site's proximity to
commercial/employment areas, a child care facility/charter school, and regional pedestrian
infrastructure supports the MU-R designation's broader land use goals.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -8-
• "Encourage a variety of housing types that meet the needs, preferences, and financial
capabilities of Meridian's present and future residents." (2.01.02D)
The proposed for-sale townhomes will provide additional housing options in the area
that will blend in with the surrounding developments. This will provide a townhome
product to the area which is in close proximity to Mountain View High School and
Gordon Harris Park.
• "Permit new development only where it can be adequately served by critical public
facilities and urban services at the time of final approval, and in accord with any
adopted levels of service for public facilities and services." (3.03.03F)
City water and sewer services are available and can be extended by the developer
with development in accord with UDC 11-3A-21.
• "Maximize public services by prioritizing infill development of vacant and
underdeveloped parcels within the City over parcels on the fringe." (2.02.02)
The subject site is already annexed and in a widely developed area. However, the
subject sites are undeveloped and have been vacant for more than a decade as
commercial only properties. It is one of the last areas of the Gramercy development
to be developed and the Applicant believes constructing high-end townhomes will
provide needed housing and stimulate the neighboring commercial businesses.
• "Avoid the concentration of any one housing type or lot size in any geographical area;
provide for diverse housing types throughout the City." (2.01.01 G)
Traditional three-story, garden-style apartments are currently under construction
throughout the City, which makes the proposed three-story townhome concept desired
in this area..
Table 4: Project Overview
Description Details
History H-2021-0023; H-2021-0022;A-2019-0200;A-2021-0238;TED-2023-
0006
Phasing Plan 5 Phases (Depending on Demand)
Residential Units 82 Single Family Attached Units
Open Space 1.31 Acres; 18.8%
Amenities Dog Waste Station (.05) and Open Space Commons (3)
Acreage 6.98 acres
Lots 82 Building Lots and 8 Common Lots
Density Gross Density: 11.74 units/acre
Net Density: 19.04 units/acre
B. History/Development Agreement Modification
In 2021,the subject properties were approved for a multi-family development consisting of 164
age-restricted units on 5.24 acres of land. The applicant then filed for a time extension in 2023 to
extend the CUP,however,the applicant did not move forward with the project as the market
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
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changed, and demand was no longer there for age restricted units. Currently,the development
agreement from this application governs the site. The existing development agreement restricts
the site to the previous concept plan and age restricted units. The applicant is requesting an
addendum to the existing DA to remove the age restriction and amend the concept plan in favor
of the proposed townhome development.
The new development proposes 82 townhomes,which is approximately half of the units proposed
in the previous application. The applicant is not proposing an age restriction for the new
development and will be constructing it in five(5)phases. Additionally,the applicant has
proposed open space exceeding the 15%required by the UDC and amenities meeting the UDC
requirements. Staff is supportive of this change to the concept plan and development agreement
as it provides another housing type to the area.
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
The subject properties are annexed into the city with the C-G zoning and have utilities
stubbed to the site. The site currently sits vacant.
2. Proposed Use Analysis (UDC 11-2):
The applicant is seeking a rezone and proposing eighty-two(82)townhomes,which are listed
as a principally permitted use in the UDC Table 11-2D-2 for the TN-R zoning district. As
mentioned above,the TN-R zoning requires a minimum of two(2)housing types. Since the
subject development lies within the MU-R FLUM designation, staff finds that the
surrounding mix of housing types(multifamily, single-family detached,townhomes)provides
the mix of housing the city envisioned for this area. In addition to this,the design of the
development varies from those of the neighboring uses as the development is anchored by a
0.60-acre common open space with on-street parking and parkways. Staff finds the proposed
subdivision to be in compliance with the TN-R zoning district and FLUM.
Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of
residential land use designations that allow diverse lot sizes,housing types,and densities.
The larger MU-R area provides different housing types, lot sizes, and densities in close
proximity to commercial, employment, schools, and parks.
Comprehensive Plan policy 2.01.01 G states development should avoid the concentration of
any one housing type or lot size in any geographical area;provide for diverse housing types
throughout the City.
The larger MU-R area has a mix of different housing types in the form of single-family
detached, single-family attached, and garden-style apartments(multifamily).
Comprehensive Plan policy 2.06.02D encourages a diversity of housing,recreation, and
mobility options to attract and sustain the local workforce.
The proposed subdivision provides a unique design that provides the traditional neighborhood
feel that the TN-R zoning district calls for. With the neighboring commercial, schools, and
regional parks in close proximity, it will allow future residents to live,work, and play in the
immediate area.
3. Dimensional Standards (UDC 11-2):
The preliminary plat and future development are required to comply with the dimensional
standards listed in UDC Table 11-2D-6 for the TN-R zoning district.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) - 10-
All proposed lots and public streets appear to meet UDC dimensional standards per the
submitted preliminary plat. This includes lot sizes ranging from approximately 1,461 to 1935
square feet. The subdivision is proposed to develop in five(5)phases with the central open
space being developed with phase one(1)as depicted in Exhibit VII. Development of the
subdivision is required to comply with the subdivision design and improvement standards
listed in UDC 11-6C-3.
D. Design Standards Analysis
1. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G):
Based on the standards in UDC Table 11-3G-3, a minimum of 15% (or 1.05 acres)of
qualified open space is required to be provided within the development.An open space
exhibit was submitted as shown in Section VII.G,which depicts 18.8% (or 1.31 acres)of
open space that meets the required quality and qualified open space standards. In addition to
the open space provided in the development,the subject development is within approximately
850 feet of Gordon Harris Park and directly abuts Mountain View High School's ball fields.
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-513.3.
Based on the standards in UDC 11-3G-4A, a minimum of one(1)amenity point is required to
be provided. The amenities proposed are a dog waste station and open space commons as the
central open space exceeds 20,000 square feet. The applicant's amenity points total is 3.5
exceeding the UDC requirements. In addition to the amenities proposed,the subject
development abuts Mountain View High School's ball fields and is approximately 850 feet
from Gordon Harris Park.
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
UDC Table 11-2D-6 requires eight(8) foot parkways with class 11 trees along local
streets for the TN-R zoning district. The applicant is proposing private streets built to
local street standards with eight(8)-foot parkways and class II trees in compliance with
the UDC standards.
ii. Parking lot landscaping
The landscaping for parking on Lot 2,Block 1, abutting the central open space shall meet
the standards listed in UDC 11-313-8. This includes a planter island with a minimum
square footage of fifty(50)and a minimum of five (5)feet wide. In addition, a tree is
required at each end of the parking rows inside a planter island. Alternative Compliance
can be applied for to relocate these trees. The applicant shall either revise the plan to
incorporate planter islands with trees or apply for alternative compliance to relocate
these trees, this shall be done with the final plat application.
iii. Tree preservation
Mitigation shall be required for all existing trees four-inch caliper or greater that are
removed from the site with equal replacement of the total calipers lost on site up to an
amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper
trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper
trees, or seven(7)three-inch caliper trees). Deciduous specimen trees four-inch caliper or
greater may count double towards total calipers lost,when planted at entryways,within
common open space, and when used as focal elements in landscape design.
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FOR(Gramercy Townhomes—H-2025-0019) - 11 -
The applicant shall provide mitigation calculations with submittal of the final plat if any
trees are being removed from the property.
iv. 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.
v. Pathway landscaping
Pathway landscaping shall comply with the requirements outlined in UDC 11-313-12. The
applicant must provide a landscape strip at least five(5) feet wide along both sides of the
pathway. To enhance design flexibility,variations in the strip's width are encouraged to
allow trees to be planted farther from the pathway,reducing the risk of root damage.
However,the landscape strip must maintain a minimum width of two(2)feet to ensure
proper pathway maintenance. The strips shall be landscaped with a combination of trees,
shrubs, lawn, and/or other vegetative ground cover.
The applicant is not proposing a multi-use pathway; however, they are proposing a
central micro pathway to connect with the existing multi-use pathway on the south
boundary of the site. It appears the applicant has provided five (5)feet of landscaping on
both sides of the pathway.
3. Parking (UDC 11-3C):
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 portions of the proposed streets.
The townhomes consist of three(3)and four(4)bedroom units that require four(4)
parking spaces to be incompliance with UDC Table 11-3C-6.
The applicant has indicated each townhome has four(4)parking spaces,two(2)inside a
garage and two(2) on the parking pad. In addition to the 328 parking spaces for the
townhomes,the applicant has provided forty-six(46)parking spaces along the streets and
near the common space for guests.
The applicant is requesting to reduce the parking pad width to eighteen(18)feet for all
parking spaces outside of the garage for the townhomes. The reason for the reduction is
to provide a break in the concrete plane in the form of planters as depicted on the site
plan. Additional overflow parking is being provided throughout the development to offset
the width of the parking pad. This was at the request of city staff. The applicant shall
apply for an alternative compliance application to request this reduction with the
submittal of the design review application.
ii. Bicycle parking analysis
The UDC does not require bicycle parking in single-family attached, detached, and
townhomes developments.However,the applicant is proposing five(5)bicycle parking
spaces at the eastern end of the central common open space.
4. Building Elevations (Comp Plan, Architectural Standards Manual):
Goal 5.01.021)of the Comprehensive Plan highlights the need for effective building design
and landscaping to buffer, screen,beautify,and integrate commercial,multifamily,and
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parking areas with existing neighborhoods. In response,the applicant has submitted a
conceptual elevation package. The materials included in the elevations are brick,board and
batten, fiber cement,vinyl windows, standing seam metal roofs, and asphalt shingles. The
applicant has provided varied setbacks to provide different unit profiles on the attached units
and has incorporated architectural elements such as gable roofs,pedestrian-scale lighting, and
awnings.
The buildings are proposed to be approximately thirty-nine(39) feet in height with variations
in unit counts, such as a five-plex, six-plex, seven-plex, and eight-plex.
The townhomes require design review approval and are subject to the traditional
neighborhood design standards in the Architectural Standards Manual. This shall be
submitted prior to submitting for a building permit.
5. Fencing (UDC 11-3A-6, 11-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC I I-
3A-7.
No fencing appears to be proposed; any future fencing shall comply with UDC 11-3A-7.
Alternative compliance shall be submitted for the standards listed in 11-3A-7 for fencing
along pathways and common open space. These standards require fencing to distinguish
common space from private property. The applicant shall submit this prior to approval of the
final plat.
6. Parkways (Comp Plan, 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 II trees are the preferred parkway trees.
The applicant is proposing parkways along Traverse Lane, Ainsley Lane, Blazer
Lane, and Foresight Lane that appears to be in compliance with this standard. The
applicant shall comply with the standards for UDC 11-3A-17 with submittal of the
final plat.
E. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Access is proposed via three(3)drive aisle connections: one to the north connecting to an
existing drive aisle and commercial property,and two to the east to connect to S.Wells
Avenue. These drive aisles are currently not named and are considered commercial drive
aisles. However,the applicant is proposing to add six private streets in the development that
require a minimum of one connection to a public street. Staff has discussed this with the
applicant and determined the southern connection on the eastern boundary would be best as it
aligns with Blue Horizon on the east side of S.Wells Avenue. This will take coordination
with the neighboring property owners to name the existing private drive aisle.
The intersection of Blazer Lane and the planned extension of E. Blue Horizon Drive is offset
due to site constraints. However,after discussions with the applicant and ACHD, it was
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
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determined that the offset is not a concern, as the general alignment remains consistent and
the intersection is expected to experience low traffic volumes.
In addition,the applicant shall provide traffic calming along Stadia Lane and Starfish Lane in
the form of bulb-outs, speed bumps, or other approved methods to reduce vehicle speeds and
enhance pedestrian safety(see private street analysis below).
2. Multiuse Pathways and Pathways (Comp Plan, UDC 11-3A-8, UDC 11-3A-5):
Comprehensive Plan policy 4.04.01A ensures that new development and subdivisions
connect to the pathway system. The subject site does not have a multi-use pathway that runs
on the property,however,there is an existing ten(10)foot multi-use pathway on the southern
boundary that connects to Mountain View High School and Gordon Harris Park. The
applicant has proposed an internal pathway system that connects to the 10-foot multi-use
pathway and to the property to the north.
3. 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. The TN-R zoning requires detached sidewalks with parkways. While
the applicant has provided detached sidewalks along the front of each unit, the sidewalks
running north south are attached. Staff has determined that the combination of detached
sidewalks with parkways and on-street parking in front of the units meets the intent of the TN-
R zoning. Furthermore, the attached north—south sidewalks are appropriate due to site
constraints and are expected to enhance pedestrian connectivity within the development.
4. Private Streets (UDC 11-3F-4):
Six(6)private streets are depicted on the plat as Stadia Lane,Traverse Lane,Ainsley Lane,
Starfish Lane,Foresight Lane,Blazer Lane. The purpose statement for private streets in UDC
11-317-1, states it's not the intent to approve private streets for single-family developments
other than those that create a common mew through the site design or that propose a limited
gated residential development. A mew is proposed on the central portion of the development;
the development is not proposed to be gated.
A private street application must be submitted for approval of the proposed private
street that complies with the standards listed in UDC 11-317-4 and may be submitted
with the final plat application.Approval from the transportation authority(i.e.ACHD)
and the Fire Dept.is required.Approval of the street name is also required from the
Ada County Street Name Committee.
5. Subdivision Regulations (UDC 11-6):
i. Block face
UDC 11-6C-3-regulates block lengths for residential subdivisions. 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 applicant is compliance with the block length
requirements in the UDC.
F. Services Analysis
1. Pressurized Irrigation(UDC 11-3A-I S):
An underground pressurized irrigation system is required to be installed to provide irrigation
to each lot in the subdivision in accord with the standards listed in UDC 11-3A-15.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) - 14-
2. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in all developments by the City's adopted
standards, specifications, and ordinances. Design and construction shall follow best
management practices as adopted by the City as outlined in UDC 11-3A-18.
3. Utilities (Comp Plan, UDC 11-3A-21):
Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development. All
utilities are available to the site. Water main, fire hydrant and water service require a twenty-
foot(20)wide easement that extends ten(10)feet past the end of main,hydrant, or water
meter.No permanent structures, including trees are allowed inside the easement.
Comprehensive Plan policy 3.03.03G require urban infrastructure be provided for all new
developments,including curb and gutter, sidewalks,water and sewer utilities.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) - 15-
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. The amended DA shall be signed by the property owner and returned to the Planning
Division within six (6)months of the City Council granting the modification. The
addendum shall, at a minimum, incorporate the following provisions:
The applicant shall comply with the provisions in the existing development
agreement (Instrument#2022-001214)with the addition/modification of the
following provisions.
a. Modify provision#13 to state: "Future development of this site shall be
generally consistent with the preliminary plat, landscape plan,phasing
plan, open space and amenities, and the conceptual building elevations
for the single-family attached dwellings included in Section VII and the
provisions contained herein."
b. Add a provision stating: "Any future development of the site must
comply with the City of Meridian ordinances in effect at the time of the
development."
c. Modify Provision#15: "Applicant shall connect to the regional pathway
system along the southern property boundary and the business on the
northern property boundary by constructing at least one (1)pedestrian
crosswalk across the drive aisle with either stamped concrete, brick
pavers, or similar material to clearly delineate the pedestrian connection
to the pathway system and businesses.
d. Remove provision#14: "The,..,,1*; family units within this p eet shag
be age r-estfieted to 55 years and older-, per-the Appheant's proposal."
e. Remove provision#16: "1~,,Wfe development of the,.,,,.*1,v,.,.mes
pr-epei4y(1873 S. Wells Avenue; Par-eel#R3239510240) shall NOT
inelude any=16 fa-mily develepmen4 and shall be limited to
future appheation is made to allow residential development.i is
foregoing shall not pr-eelude the'joint use of-par-king areas and t4ilivy
updated. pt plan ',-D.,,• of R323951 l 240 may be ,o a ,,,I ; it
develops if su proposal iaeonsiste its with the existing ,.
f. Remove provision#17: "Prior-to Ceft fie * of Zoning Co lianee
A,.,Bean,* „figu, the lots . istei*with the p va site ,.1 , »
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) - 16-
g. Add a provision stating: "A dust mitigation plan shall be provided with
the submittal of the final plat for each phase and shall be reviewed and
qpproved by the Public Works Department; if a SWPPP is required for
the development, it may be submitted in lieu of a separate dust
mitigation plan and will be accepted by the City as the approved dust
mitigation plan."
2. The final plat/landscape plan shall include the following revisions:
a. Depict the required street buffers on a common lot or on a permanent
dedicated buffer easement, maintained by the property owner or
homeowner's association as set forth in UDC 11-313-7C.2a.
b. Provide parking lot landscaping in accordance with UDC 11-3B-8 or
apply for alternative compliance to relocate the trees to a different
location.
c. Add a plat note and graphically depict the easements encumbering
the buildable lots along the alleys and private street frontage.
d. Add a plat note stating "This plat is subject to the terms and
conditions of the development agreement recorded on(add date) as
instrument number(add instrument number).
e. Depict any proposed fencing and provide a fencing exhibit.
f. Provide a landscape strip at least five (5) feet wide along both sides
of the internal micro-pathways in compliance with UDC 11-3A-8
and 11-313-12.
g. Implement traffic calming measures along Stadia Lane and Starfish
Lane, such as bulb-outs, speed bumps, or other approved methods, to
reduce vehicle speeds and enhance pedestrian safety.
h. The applicant shall connect to the regional pathway system along the
southern property boundary and the business on the northern
property boundary by constructing at least one (1) pedestrian
crosswalk across the drive aisle with either stamped concrete, brick
pavers, or similar material to clearly delineate the pedestrian
connection to the pathway system and businesses.
3. Stormwater integration shall comply with the standards listed in UDC 11-3B-11 C.
4. All townhome units shall comply with the design standards in the Architectural
Standards Manual. A design review application shall be submitted for approval of the
proposed structures prior to submittal of building permit applications.
5. Submit an alternative compliance application for the reduced parking pad width from
twenty(20) feet to eighteen(18) feet concurrent with a design review application.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) - 17-
6. Submit an alternative compliance application to allow for no fencing around the
common lots and micro-paths concurrent with the design review application.
7. Depict the fifteen(15) foot easements required along the micro-pathways running
through the site on the final plat.
8. The proposed plat and subsequent development are required to comply with the
dimensional standards listed in UDC Table 11-2D-6 for the TN-R zoning district.
9. The applicant shall comply with the open space exhibit approved as part of this plat
application that depicts 18.8% (or 1.3 acres) of qualified open space and the required
amenity points as proposed (3.5 points).
10. Comply with all subdivision design and improvement standards as set forth in UDC
11-6C-3, including but not limited to cul-de-sacs, alleys, driveways, common
driveways, easements, blocks, street buffers, and mailbox placement.
11. The final plat shall substantially comply with the approved preliminary plat as set
forth in UDC 11-6B-3C.
12. The preliminary plat shall become null and void if the Applicant fails to obtain the
City Engineer's signature on the final plat within two (2)years of the approval of the
preliminary plat as set forth in UDC 11-6B-7A; or obtain approval of a time extension
as set forth in UDC 11-6B-7C.
13. The Applicant shall comply with all ACHD's conditions of approval.
14. The Applicant shall record the plat prior to submitting a building permit.
15. 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.
16. Staff s failure to cite all relevant UDC requirements does not relieve the applicant
from compliance.
17. A private street application shall be submitted concurrently with the final plat
application for approval of the private street. Compliance with the standards listed in
UDC 11-3F-4 is required.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) - 18-
B. Meridian Public Works
FRIE-PLAT co"401TIONS
- warm to s ffiff Available at site
se ftm
Stwe'r Shrd
« Eidmiled rm" 'aee applucauen
5vww FRU'%
• WARFfie[Iiftar.9
sirante
• Projm Compste.rt Yes
WAth rl W MAhK
pLMfFxj1q Plan
• IlnpattWfaUrrmrns Flow r.60rtrinrtted
Pphi iM¢eky Sits$g�pFe[pr�itiprq
1 waw
• 6hstgrice tp W stn Available at the site.
5eFV.M
Preysrrl2�e
+ Citirnmed Ptagen $in appi-mw
vlater ERU'%
+ Wate+ClwlitY NOW
Centerni
s Projet,{olm'.Ybem Yes
*th wPiter 4le0e+
rim
• w"rm $aPvWklkahsSl45palfl[Cor bwn
Ft BLK %, orris,DEPAKT.MC%T
-Sire hpe iGr{'ordHiaaq rid Appma al
I F woL yhowt of 66 detrlt+pmmnt will mtd oD b¢ntrd¢kd to vuffb rtirmilk n Fi re flaw is
enaimcaiwA
2. Wma and uwn to pan kl"im i x)'saw:mnn r afi IMt kilftwr atnlatad,
3. V4 DW rna,na.fm he'd ISL grid WIAW sensepr Mg11FPe a 2Cr easemcnI With the hK MelUN.('[IT
taga"t ezxm i nu-nds l{r'pew tht&A end ram aydm i.of wux mcm,bw oror To
MgWr.ed.
d_ Loea m of irons slwwn on Ihe{'tsllartd luLdiesp,lkig plans dunes nmeh.Ynsuk dut they malrh
on final plat wJ1hotillm ac+n corfflkr vilhtno wid roqumed sasemsn4s.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) - 19-
5_ Ensure no permattent siruciures(irees,bushes,buildings,tarpons,trash receptacle walls,fences,
infiltration tmnthes,light pales,etc.)arc built witlhiu the utility easement.Applicamt still
nmpon:5iblC fqr raining all landscaping 1t4uiremrnts and shrmld etrrrrdin=with their planner if
there arc any questions.
G_ Ensure no sewer services pass through inftliraiion trenches-
7- Streetlights will be required for the demlopment of this property.
8_ Trees are not allowed within the required easement_Ensure that no imes will be withiih hydrprus
or w9tcr meter L:AL&M B-
9_ Water meters that must be in drivew4y6 need to havt!traffic rated lids and meter boxes.Pmvimdt
conermjoints Z from the nicicron all sides similar to the rolled edges of sidewalk p,1m9s to
make it easier to remove and repair concoct,iu the futurc.
10_ If a well is locaied on(he si to it must be abandoned per regulatory rcyuiremenis and proofaf
abandonment muse be provided to the City_
11_ If thhrc�=any exi stint-blrnv-aff'vatvcs that will be removed,callout"c)val_
Gen t Conditions of Approval
I- Applicant shall coordinate water and sewer main size and routing with the Public Works
Depanmeni,and execute standard forms of easements for any mains that are required io provide
wrvice outside of a public right-of-way. Minimum cover over sewer mains is three feet. i f cover
f Gm top of pipe to Sub-grade is less than thmc feet than altenwte materials gall be wed in
con fomiancc of City ofMcridian Public Works Departments Standard Specifications.
2, Pcr Meridian Pity Cade(M C),the applicant shall be responsibic to install sewer and wgigr
mains to and througli this development. Applicant may be eligible for a reimbursemoin
agreement for infrasiructure enhancement per MCC 8-6-5.
3_ The 9pp]it ant shall provide ea_-qement(s)for a]l puhlir watcrlsewer mains outside of pulalic tight of
way(include all waw-r services and hydrants). The ca_u-ment widths shal l he 20-fcc t wide fw a
singlc utility,or 30-feet widr for two, The casements A lI not be dedicated via the plat,but
rather dedicated outside the plat process using the City of Meridians standard fonus_The
easement shall be graphical ly depicted on the plat for reference pi.upases. Subunit an executed
easement(on the form available From Public Works),a legal description prepared by ail Idaho
Licensed Professional Land Surveyor,which must include the area of the eawm"t(mArked
E HIDIT A)and an 81�2"x 1 I"rnap with bcarings and distances(marked E 141BIT a)for
review,Both exhibits must be waled,signed and dated by a Professional Land Surveyor.DO
NOT RECORD_ Add a note to the plat referencing th i s document. All easements must be
subinittod.reviewed,and approved prior to developmeni ptan approval.
4_ The C iiy of Meridian requires ihai pressurized irrigation systems be supplied by a year-round
s(}urce of water(TJDC 1 1-3B-6).The applicant should be rewired to use any Cxistiq surface or
wcl I watt:r for the prim ary source. If a surf-icc or well source is not available,a single-pvittt
connection to the culinary water sysictn shall be required. If a singlc-poini connection is Utilized,
the developer will be responsible for the payment ofassessments for the common areas prior to
prior to receiving developmeni plan approval.
S_ Al l uxirting structures that arc requi red to be runimcd shall be Prior to signature on the linul plat
by the City Enginwcr. Any s9rueiuws that are allowed w mmain shall be subjcet to cvaluutaan And
possible reassignment ofstreet addressing to be in compliance with MCC,
6_ Al l irrigation ditches_canals,laterals,or drains,exelmive of natural waterways,intersecting,
crosing or laying adjatxnt and contiguous to the area being subdivided shall be addn;ss?M per
1JDC 11-3A-6_ In porformiiiig such w-ork,the applicant shall comply with Idaho Code 42-1207
and any ether Upplicable law or iquE46on_
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -20-
7_ Any w0ls[liar will not con[inue to be used must be properly abandoned acearding io Idaho Well
Cons[ruc[ion Standards Rules adminis[ered by[he Idaho DepartmenL of Water Resourc¢s, Ttw4
Developer's EnginoCr shall Provide 4 staLMLrnL addrmLging wheLhCr there ftM any existing w911S in
the de"k9rncut,and if so,how they will coruinue Lo be used.OF providc record of their
abandonment_
$_ Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 S. Contact Central District Health for abandoninum procedures and
insp-�ctions(208)375-5211.
9_ Strut Signs art to br in plate,sanLLary su-wor and watu-r Sy$Lurn shall K!appr{ve4 and arlivaNd.
mad base alppFuYcd by the Ad,County Highway District and the Final Platt for this subdivision
steal l be recorded,prior to applying far building permy}its_
10_ A leLtcrof credit or cash surety in the amount of 1106 will be rctluired for all kmeompleled
fencing,landscaping,amenities,eic_,prior[o signature on the final plat.
11_ All irnpr0vements relate-d Lo public life,safety and health shill Ew L-emplcred prier Lo oer1mn,kov
of the smlclums.Rhcrc approved by the City Fngincer,an owner may post a performoacc surety
for such improvements in order to oblain City Fnklincer 5i8naturc on the final plat as set forth in
UDC I1-5C-3B_
12_ Applicant slLall be required to pay Public Works development plan review,and construction
inspection fees,as determined durEn the p€an review process,prior to[he issuance of a pl an
approval Liter.
D, It steal L be the wspansibili ty of the applicant to ensure that all tic%-clopm cni features Cam pl y W i Lh
the Arncracans with Disabilities Act said lire Fair Housing Act.
N. Applicant shall be responsible for application and compliance with any Section 404 Koikkiiiin�
that may be required by Lhe Army Corps of Engineers-
IS- Developer rhall Comdinaw mailbox lormticns with the M6diun Pcxtit Officc.
16_ Cnmpacticut tell resului shall be submilted Lo the Meridian Building Depanmoit for all building
pads MCeiving cnganecrcd NW1-fll,where footing would sit atop fill material,
17. The design engineer slial l bt:required to ccrli fy that the street centerline elevations are act a
minimum of 3-feet above the highcsl emblishcd peak groundwater elevalion_ This is to ensure
that the bottom elevation of die crawl spaces of homes is al least I-foot above_
18_ The app]irants design engineer shall he r"ponsiblc fur inspeelion of 211 ifri Atibn mndior
dr;tinagc faCility within this prajcCt that do nut fall under the jurisdiction ofan irrigation distract
OF ACHE).Thcdcsigncaginccrshall provide certification lhutthcfaciliticshave been installed in
accordance wilh the approved design plans.This cenification will be required before a ccrlifhcate
of occupancy is issued for any s[ructures within[he project.
19_ At the completion of the project,[he applicant shall be responsible[o submit record drawings per
Lhe icily of Meridian AutaC'AD standards. Thusc mcord drawings must be received imd appwvL!d
prior W the issuarwe of a ccrti fication of occupancy for any stmMures within the project,
20, A strccl light plan will need to be included in the civiI 4xmsmac1ian plans.Street light plan
requirements are llsLed in section f-5 of the Improvement Standards for Street Lighting.A copy
of the standards can be round at 1ttt 17www_eneridiattciN_org public works.=01de272,
21_ The CiLy of Meridian Fetluires LhaL Lhe owner pbsl LW the City a performance surety in tilt antounL
of 125%of the total ecrostrurtion cast for all incomplete server,water and muse infrastructure
prior to final plat signature.This surety will k vcrificd by a line item cast estimate provided by
the owner to the City.The surety=be posted in the fonn of an irrevocable letter of md i 1.catch
deposit or bond.Applicannt must file au application for sLLrety,which can be found an IN
Community Development Department websitc. Please cantac[Land Development Sen-ic( for
more information at 887-221 1.
22_ The City of Meridian requinzs LIAM Liu owncK pnLsl ro the City A warranty surely in the wngunt of
2CW10 of the total construction cost for all cohrtpl cted wwcr,wairT and mroc ioftwiructurc for
dutatioli of two years.This surety will be verified by a line item cost estimate provided by the
owner[o[he City_The surely can be polled in Lhc form of an irrevocable letior ofcredir,caWi
dopusit or bond.Applicant must file an application for surety,which can be found an Ibc
Carortlunity De~vclopmcni DepartmenL wehsite. Plussc contact Land DuvelopmcmStrNtiCe roe
more informational PI-221 I,
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -21 -
C. West Ada School District(WASD) or Other District/School
MEMORANDUM: SCHOOL IMPACTS �fERI�I.�I
COMMUNITY D°VLLOPMENT DEPARTMENT
June 18, 2025
TO; Nick Napoli,Associate Planner
CC; Bill Parson,Current Planning Supervisor
FROM; Hether Hill,Long Range Associate Coordination Planner
RE: H-2025-0019:Gramercy Townhorries MDA, PIP R2
CUMULATIVE IMPACTS ON SCHOOLS
The proposed residential development application is Ineati2d at 1873,1925 and 2069 Wells
Avenue, Merldian,This section of the memo looks at cumulative Impacts over a broad area and
provides entitlement data in areas affected by the subject application,The following
information is intended as a reference,rather than a decisive tool,and serves to fore€mt the
number of school-aged children,enrolled in bath public and private schools,using city-wide
census data_To date and wlthln the last five years,there have$87 entFtled units(232 single•
family and 655 multi-family)approved within a 1-mile radius of the project location resuItIng In
appro)dmately 530 school-aged children,
Forecasted Students Erased on Entitlements
goo �
Sao
qoa
Sad
ra
10a w
.n ,y
Elemenury+ Middle High Total
■Total 5Gwdents ■Pabllc ■ftivate
Note_Torai t+nits derived from enterprise data far pr0m0nary plats and unrelated wadi tloncl
use permits in the fast 5-years. This dote reftects opproveal projects only and excludes pending
apptrrations, including the subject application.American Community Serrvev 5-year data is used
to determine persons per household and L-nroitment by grades for public oad privarte schools_
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -22-
NEST ADA SCH DO L DI STR ICT-STU DENT G EN E RATION RATES
West Ada School District(WAS D)uses a Student Generation Rate(S-GR)to determine what
Im pact fUt+jre development,ulll have on enrollments-Using WASU.%SGR,the following Is Clty
staff 5 assessme nt;The 5C R for Pepper Ridge E Iementa ry School i 5 0.22 for single-family a nd
0.12 for multi-family.Based on the submitted application materials,the proposed project wlll
contain R2 single family units and 0 multi-family units resulting in ap,roximarrry 19 school-
aged children across all grade levels,The proposed project Is withln the followIng school
boundaries,currently,and appravat-of the project may affect enroltments at these schools;
Rhpul AttencWnre A 15 24-ZV EnFpllrngrtt Architectural Program
Capacity Capic"
Pepper Ridge Elementary School 471 675 515
Lewis and Clark Midd le School 999 1000 -
Mountaln+flew Hlgh Schaal 2479 2175 -
Note.Student Generation Rates are cakWated in reference to the desigrnoted e�ementaryschool
within the sabject property's associated sch"I attendance area. TN.;information h:Wended as
o reference, ratber thorn a decisive tuoi.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -23-
D. Ada County Highway District(ACHD)
Standard Condif ans of Approval
1, All proposed erigartion facilities shall be located outside of the ACHD right-of-ray (Including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
2. Private Utilities including sewer or water systems are peohiblted from being located within the
ACRID right-of-way.
3. In accordance with district policy, 7203.3, the applicant may be required to update any et dsting
nprw.ompliant pedeatriiRn improvements abutting the Site to meet current Pliblic Rlgthl-of-Way
AccessikAily Guidelines (PROWAG) requtremenls_ erg inn r
documentation of compliance to District Development Review staff for review.
4. Replace any existing damaged curb,gutter,and sidewalk and any that may be damaged during
the construction of the proposed development_ Contact Canso pcti❑n Sarvices at 2-D8-387-fi280
(with We ntIrnber)for data+Is.
b. A license agreement and compliance with the District's Tree Planter pDlicy is required for all
landscaping proposed within ACHD right-of-way oraasement areas_
6. All utility relocation casts associated with Improving street fronlages abutting the rile shall be
borne by the devetvper.
7. It is the responsibility of the applicant to verify 211 sxisting utilities within the righl-of-way_ The
applicant at no cost to ACHD Shall repair existing utilities damaged by the applicant_ Tha applicant
shall be required to call DIGLINE (1-811-342-1585) ail least two full business days prior to
brew king ground wltbin ACHD right-of-way, The applicant shall contact ACHD Traffic,Qpsrptlgma
387.8190 in the event any ACHD conduits(spare or filled)are compromised during any pha"of
construction.
8. L dity street cuts in paveenent less than Five years old are not allowed unless approved In wnting
by the Distrlcl. Contact the District's Utility Coordinator at 208-387-6258(with f W numbers) for
details,
R. All design and construction shall be in accordance with the ACHID Policy Manual, 1:517M
Standards and approved suppkernents, Construclion 5ervimon procedures and all applicable
ACHD Standards unless specftally waived herein. An engineer registered In the State of Idaho
shall prepare and certify all improvement plans,
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in wntirFg
and signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHa. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future,ACHD Planning Review wilt review the 51te plan
and may require additional improvements to the transportation system at that time. Any change
in the planned use of the property, which is the subject of this applicationr shall require the
applicant to comply with ACHD Policy and Standard Conditions of Approval in place at Mal time
unless a walverNariance of the requirements or other legal relief is granled fey the ACHE]
Commission.
V. FINDINGS
A. Rezone(UDC 11-511-3E)
Upon recommendation from the commission,the council shall make a full investigation and shall,
at the public hearing,review the application. In order to grant an annexation and/or rezone,the
council shall make the following findings:
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -24-
1. The map amendment complies with the applicable provisions of the comprehensive plan;
The City Council finds the map amendment complies with the applicable provisions of the
Comprehensive Plan in regard to the MU-R future land use map designation for the site.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The City Council finds that the proposed map amendment and subsequent development will
contribute to the range of housing opportunities available in the City.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The City Council finds the proposed zoning amendment will not be materially detrimental to
the public health, safety, or welfare.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including,but not limited
to, school districts; and
The City Council finds that the proposed amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing public services to this
site.
5. The annexation(as applicable)is in the best interest of city.
This is not applicable due to this application being a rezone.
B. Preliminary Plat and Short Plat(UDC-6B-6)
In consideration of a preliminary plat,combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code;
The City Council finds the proposed plat is in conformance with the Comprehensive Plan and
Unified Development Code.
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
The City Council finds that public services are available and can be extended into the site to
accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
The City Council finds water and sewer and other utilities will be extended by the developer
at their own cost, therefore, stafffind the subdivision will not require the expenditure of
capital improvement funds.
4. There is public financial capability of supporting services for the proposed development;
The City Council finds there is financial capability of supporting services for the proposed
development.
5. The development will not be detrimental to the public health, safety or general welfare; and
The Council finds the proposed development will not be detrimental to the public health,
safety, or general welfare.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -25-
6. The development preserves significant natural, scenic or historic features.
The Council finds there are no natural, scenic, or historic features that need to be preserved
with development of this property.
VI. ACTION
A. Staff:
Staff recommends approval of the proposed modification to the Development Agreement,
Rezone, and Preliminary Plat with the modified provision listed in Section IV.
B. Commission:
The Meridian Planning&Zoning Commission heard these items on July 17',2025.At the public
hearing,the Commission moved to recommend approval of the subject preliminaa plat,rezone,
and development agreement modification requests.
1. Summary of Commission public hearing
a. In favor: Mike Chidester
b. In opposition:None
c. Commenting:None
d. Written testimony:None
e. Staff presenting application: Bill Parsons
f Other Staff commenting on application:None
2. Key issue(s)of public testimony
a. None
3. Key issue(s)of discussion by Commission:
a. The commission discussed the amount of paving and parking in the development. While
the parking meets code,and we do not have a restriction on paving,the commission
brought them up as points to potentially consider in the future.
4. Commission change(s)to Staff recommendation:
a. None
5. Outstandingissue(s)for City Council:
a. None
C. City Council:
The Meridian City Council heard these items on August 19t1'.2025.At the public hearing,the Council
moved to approve the subject annexation and preliminary plat requests.
1. Summary of the City Council public hearing:
a. In favor: Hether Clark and Mike Chidester
b. In opposition: None
C. Commenting: Kelly Bruner(ACHD)
d. Written testimony: None since the Planning and Zoning Commission
e. Staff presenting application: Nick Napoli
f. Other Staff commenting on application:None
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by City Council:
a. Congestion in this part of the Gramercy development,primarily due to Compass Charter
School and the nearby daycare. Council had concerns with removing the age restriction for
the site, as it would account for more traffic with younger families.However,the council
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -26-
determined that the decrease in density was a positive part of the development and
determined that it was in the best interest of the city to make this change.
4. City Council change(s)to Commission recommendation.
a. Add a provision to the DA requiring a dust mitigation plan that will be reviewed by Public
Works before commencement of construction.
VII. EXHIBITS
A. Project Area Maps
(link to Project Overview)
1. Aerial
Legend -
0 '
Project Location •
Area of Impact i t
OAnalysis y "=
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes-H-2025-0019) -27-
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4. Planned Development Map
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Planned Parcels
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -29-
B. Service Accessibility Report
Overall Score: 35 68th Percentile
Description
Location In City Limits GREEN
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 most c`t:ie ti—e GREEN
Pathways Within 1/4 mile of current pathways GREEN
Transit Within 1/4 mile of current transit route GREEN
Arterial Road Buildout Status Ultimate configuration (#of lanes in master street= GREEN
plan) matches existing (# of lanes)
School Walking Proximity Within 1/2 mile walking GREEN
Either a High School or College within 2 miles 0R a
School Drivability Middle or Elementary School within 1 mile driving GREEN
(existing or future)
Either a Regional Park within 1 mile OR a Community
ParkWalkability Park within 1/2 mile OR Neighborhood Park within GREEN
114 mile walking
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -30-
C. Site Plan(date: 5/28/2025)
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -31 -
A Landscape Plan(date: 5/28/2025)
LANDSCAPE NOTES:
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes-H-2025-0019) -32-
[LANDSCAPE LEGEND
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -33-
E. Qualified Open Space Exhibit(date: 5/27/2025)
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OPEN SPACE AND AMENRIES PLAN —— Q
AMENITY LEGEND DEVELOPMENT FEATURES
OPEN SPACE LEGEND ww
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -34-
F. Preliminary Plat(date: 5/28/2025)
PMUMAY PLAT SHMMC
GRAMERCY TOWNHOMES .....
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -35-
G. Building Elevations(date: 5/28/2025)
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -36-
H. Rezone Legal Description&Exhibit Map
lum —
rkGIH{4tIH4
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'Przyw rdo_26I'm
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1qp1 ZMsofp[kn For Remove rot"
A par-icl of lan7 bring aft of Lat 1,Mock 3 or Grarrcrry SuL+dirclon ka 1(Paoai 99,Pagel 32619-126Z2,
records of Ada toymty,Idaho}orrd all of Gramercy Suhdiei9iorl Nu.2 J&wk 100.Pager T 2961-129U.
records ai Ada County,Idaho}and further uivaied in a parsion ai 1he Noolwail 114 of Section H,
Township i Nnrrh,barge 1 E,asr,B.M.,Cilyof Merldlan,Ma{aunly,Idaho being nwrr parllculal+f
40wdwd as fprlowv
Cgrnmgmcing at iflp north 114 rAnwr oPfad 3ost.lrtm 20 which hears N06`M04'E a distance of 2,6i5.55
fwet horn the rxantof i 14 comer of ald Suction 20,thence folbmmg The we4Lvly lira of said Nonheasl
114,5p0'24'04'W a dstamte of d4jr.00fcuf to a 1f2•nxh rehar marking the rlor111wesl urn-wr of said Ldt
1,ylg4ir 3 and hglrg the POlN7 OF 6EralNNIH6.
l hwncp loasnng-said wostudy inu and fnlrawing the northerly line of sailu LW 1,91ock 3,509'35'WE a
diwWnre of 3*ILD-W Peet tna in-ingh rehar markmrLgthe ngrit�asi aomeraf said Lai i,6mck 3;
1h�ence Waving said nlsrthstrly Ilnaand follovnngihccavirrly Zinc of said Lot J.Bkxi3.SUU'13'33'E a
di7#2npg of 2S7D2 f8at tea 30-wch ro82r marking the-soulhrast comer oFsaid Lot 1,Ilkick3 arebelrig
on the nnrthpnyllnr nfsaid Gmnarry Subdvision No.2;
Ifirnoe(easing said na sieriv 11ne and following said rt_rl herly line,5P9'35'WIT a distance Of 9033 feet
to a SJE inch mbar marking the northcut mrnxvrof said Gr:urrercy Subdkvi ib N6.2;
Therroe leering said narlhQly line and follower%the easW yJiuearsad Grainiercy Subdiasinh Ho-2,
SWIrS9'16 a distance of 547.;5 Feet to a SJB.inch rebur marldrig 11te mutheast tbraer fir 33P1 Gixnercy
Subdivaion NO-2;
Iherim(caving aidrastorly lirw and Fcikwrlrg the s"hcTly line of said Gram&"Sobeivi:i3n W.2,
Nl 9`,}5'SV W a dxtamcc of 420.M feet to a.,)S anch rehar markng the ynutlrwnl corlxr of s.rid
6ramercyS ubdrarsipn no.7 end arw being on sad wnsteeiy dine of the Nwrlheast ire;
Theme tegwng said snotheriV Irna end following the wpytcrtlr line of said Gramrrry Subdivision Ne.2
jadso bEmaia+d wcster+r Iirw of the r6ortheask 1{41,+JQWZ'dkt'E a distance of GOA2 Feet boa S4 inch
rehar marking the rbrVrAest rofner of said 4rnrnercy SNbdiy*ipn rla.2(afro being the snathvsest
carne'r 4yf said Lot 1,Mck'i of 6ramcfcy Sui4droiwn No.II.
Thence Ieaair,g vie wesmerhr line of said Gfdmcu7iSuhdKiA6m Nq.2 and follgnireg The wssterly Iim of
Said Lot 1,BWK 3(also uelng Sind we~itcflr Iine of this NWtheast 1141.AWP 4TA'F a distance of 217.00
feet to the POINT OF 61,13INNING,
Said parcel contalm a total of 6.50 acres,more or less.
vs
i5tlddred Ilercro is F}1bLit 6 anri by this refererrte Is made a La`1 mcreot �
�124 9
lop 41 OF
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -37-
E.CAreFfand Rd.
MINT OF ibukeNCn ENT
4%WH 1/4 co;NER
SECnM 2P 1Sa SLID' So,
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g �!" R3238S�6110&RM952421A for 5,9k�ck 3
n Zone:C•G
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Area;6-,9B3t AC
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Lat{sjk3
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Lat 4,91xk 3
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5ECTER CpRH4 E
SECT IOrl �a
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tirri�a oo�a+i�war
(LNJ Exhibit ko�c4Ml mnm
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3.M >�
r�ven na,
SHEET AIMadLot1.BlkJaF5ramsrsy Sub.Nov I&oil gFGrer cy Sub.Ho.2
1 OF 1 ckuagod ki eb NE 1J4 of SeegEn 2Or T3N.R12,BM,{IN of Vreridlan,Ada Cw",baho
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Gramercy Townhomes—H-2025-0019) -38-