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HomeMy WebLinkAboutGramercy Townhomes First Amendment DA H-2025-0019 Ada County Recorder Trent Tripple 2025-073628 Boise,Idaho Pgs=42 nolson 11/06/2025 10:36:33 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded FIRST AMENDMENT TO ADDENDUM TO DEVELOPMENT AGREEMENT PARTIES: 1. City of Meridian 2. Intermountain Pacific, LLC, Owner/Developer THIS FIRST AMENDMENT TO ADDENDUM TO DEVELOPMENT AGREEMENT is dated this 5th day of November , 2025, ("Amendment"),by and between City of Meridian, a municipal corporation of the State of Idaho ("City"), whose address is 33 E. Broadway Avenue, Meridian, Idaho 83642 and Intermountain Pacific, LLC ("Owner/Developer"), whose address is 2541 E. Gala Street, Suite 310, Meridian, Idaho 83642. 1. RECITALS: 1.1 WHEREAS, the City and Owner/Developer entered into that certain Development Agreement recorded August 31, 2006 in Ada County as Instrument#106141056, Records of Ada County, Idaho ("Original Agreement"); and 1.2 WHEREAS, the City and Owner/Developer entered into that certain Addendum to Development Agreement recorded January 5, 2022 in Ada County as Instrument #2022-001214, Records of Ada County, Idaho ("Addendum"); and 1.3 WHEREAS, Owner/Developer submitted an application for a modification to the existing Addendum for the purposes of establishing a new concept plan and removing age restriction requirements on the property; and 1.4 WHEREAS, on the 2nd of September, 2025, the Meridian City Council approved certain Findings of Fact and Conclusions of Law and Decision and Order ("Findings"), which are hereby incorporated into this Agreement and attached as Exhibit"A." NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: 1. Owner/Developer shall be bound by the terms of the Original Agreement and Addendum, except as specifically amended as follows: a. Modify provision#13 of the Addendum as follows: Future development of the proposed age Festr4eted mwulti family development on the subjeet C G rod pfopei4ies this site shall be s„>�generally_ consistent with the approved site plan unit eettnt, preliminm plat, landscape plan,phasing plan, open space and amenities, and4, ufe a as ekw, ioft (the s4mitted eleva4iens are not approved; fitt-ufe elevations will be fevie via Administfative Design Review with a fulufe Geftifiea+e of Zoning ro,,.,..lian e plie.,tio f f the over-all site de elep„efA and the conceptual building elevations for the single-family attached dwellings included in FIRST AMENDMENT TO ADDENDUM TO DEVELOPMENT AGREEMENT—GRAMERCY TOWNHOMES H-2025-0019 Page I of 4 Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 2 of 42 Section VII 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. Remove provision#14 of the Addendum. C. Modify provision#15 of the Addendum as follows: 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#16 of the Addendum. e. Remove provision #17 of the Addendum. f. Add a provision as follows: Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development. g. Add a provision as follows: A dust mitigation plan shall be provided with the submittal of the final plat for each phase and shall be reviewed and approved by the Public Works Department; if a Stormwater Pollution Prevention Plan (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. Owner/Developer agrees to abide by all ordinances of the City of Meridian and the Property shall be subject to de-annexation if the Owner/Developer or their assigns, heirs, or successor shall not meet the conditions of this Amendment, and the Ordinances of the City of Meridian as herein provided. 3. This Amendment shall be binding upon and inure to the benefit of the parties' respective heirs, successors, assigns and personal representatives, including City's corporate authorities and their successors in office. This Amendment shall be binding on the Owner/Developer of the Property, each subsequent owner and any other person(s) acquiring an interest in the Property. Nothing herein shall in any way prevent sale or alienation of the Property, or portions thereof, except that any sale or alienation shall be subject to the provisions herein and any successor owner or owners shall be both benefited and bound by the conditions and restrictions herein expressed. City agrees, upon written request of Owner/Developer, to execute appropriate and recordable evidence of termination of this Amendment if City, in its sole and reasonable discretion, determines that Owner/Developer has fully performed its obligations under this Amendment. 4. If any provision of this Amendment is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this Amendment and the invalidity thereof shall not affect any of the other provisions contained herein. 5. This Amendment sets forth all promises, inducements, agreements, conditions, and FIRST AMENDMENT TO ADDENDUM TO DEVELOPMENT AGREEMENT—GRAMERCY TOWNHOMES H-2025-0019 Page 2 of 4 Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 3 of 42 understandings between Owner/Developer and City relative to the subject matter herein, and there are no promises, agreements, conditions or understanding, either oral or written, express or implied, between Owner/Developer and City, other than as are stated herein. Except as herein otherwise provided, no subsequent alteration, amendment, change or addition to this Amendment shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns, and pursuant, with respect to City, to a duly adopted ordinance or resolution of City. 6. Except as herein provided, no condition governing the uses and/or conditions governing development of the subject Property herein provided for can be modified or amended without the approval of the City Council after the City has conducted public hearing(s) in accordance with the notice provisions provided for a zoning designation and/or amendment in force at the time of the proposed amendment. 7 This Amendment shall be effective upon execution of the Mayor and City Clerk. 8. Except as amended by this Amendment, all terms of the previous Original Agreement and Addendum shall remain in full force and effect. [End of text. Acknowledgements, signatures, and Exhibit A follow.] FIRST AMENDMENT TO ADDENDUM TO DEVELOPMENT AGREEMENT—GRAMERCY TOWNHOMES H-2025-0019 Page 3 of 4 Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 4 of 42 ACKNOWLEDGMENTS IN WITNESS WHEREOF,the parties have herein executed this Amendment and made it effective as hereinabove provided. OWNER/DEVELOPER: Intermountain Pacific LLC By(name): PtarOr1 � ©n Its(title): rr,,a n q ,e f State of Idaho ) SS. County of Ada ) On this 914"day of 40 (' , 2025,before me,the undersigned, a Notary Public in and for said State,personally appeared darnn, 1b. r,I4o n ,known or identified to me to be the (ha r-ic+.a e_r of Intermountain Pacific LLC and the person who signed above and acknowledged to me that they executed the same on behalf of said corporation. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. ENOTARY FANN L SAYRB MISSION*30074 ( lay I,) PUBLIC ATE OF IDAHO Notary Public SION EXPIRES 06/28/2028 My commission expires: CITY OF MERIDIAN ATTEST: By: 6��IFAL Mayor Rob Simison 11-5-2025 Chris Johns , City d6fk 11-5-2025 State of Idaho ) ss County of Ada ) On this 5th day of November ,2025,before me,a Notary Public,personally appeared Robert E.Simison and Chris Johnson,known or identified to me to be the Mayor and City Cleric,respectively,of the City of Meridian,who executed the instrument or the person that executed the instrument of behalf of said City,and acknowledged to me that such City executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. CHARLENE WAY COMnn//�� ,I�Q N No. 67390 '"P... Notary Public NOTARY PUBLIC My commission expire . 3-28-2028 STATE OF IDAHO FIST AMENDMENT TO ADDENDUM TO DEVELOPMENT AGREEMENT—GRAMERCY TOWNHOMES H-2025-0019 Page 4 of 4 EXHIBIT A Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 5 of 42 CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW w IDIANY�-- AND DECISION& ORDER C� \<L 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 19t", 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"d,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 - Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 6 of 42 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of August I9t',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 11-6B-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments,if submitted within successive intervals of two (2)years,may be considered for final approval without resubmission for preliminary plat approval (UDC 11-6B-7B). Upon written request and filed by the applicant prior to the termination of the period in accord with I I-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again(UDC 1I- 6B-7C). Notice of 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- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 7 of 42 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(l)(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 19', 2025. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhomes—H-2025-0019) -3- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 8 of 42 By action of the City Council at its regular meeting held on the 2nd day of September, 2025. COUNCIL PRESIDENT LUKE CAVENER VOTED AYE COUNCIL VICE PRESIDENT LIZ STRADER VOTED AYE COUNCIL MEMBER DOUG TAYLOR VOTED AYE COUNCIL MEMBER JOHN OVERTON VOTED AYE COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED AYE COUNCIL MEMBER BRIAN WHITLOCK VOTED AYE MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Si iso 9_2-2025 Attest: p j � SEAL Chris Joh on 9-2-2025 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Na&m-- ) Dated: 9-2-2025 City Clerk's Office _" FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhomes—H-2025-0019) -4- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 9 of 42 COMMUNITY DEVELOPMENT �E IDIA V'^- DEPARTMENT REPORT HEARING 8/19/2025 Legend DATE: Project Location `9 TO: Mayor & City Council ;::Area of Impact }= City Limits FROM: Nick Napoli,Associate Planner O Analysis 208-884-5533 nnapoli@meridiancity.org APPLICANT Mike Chidester s A SUBJECT: H-2025-0019 ' Gramercy Townhomes ... 1_,OCATION: Located at 1873, 1925,and 2069 Wells Avenue in the NE 1/4 of Section 20, ` , u T.3N RIE. 1 = 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- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 10 of 42 I1, COMMUNITY METRICS Table l: 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 Vll.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 1V.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 IVA 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 IV. ' • 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- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 11 of 42 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 Am313 - ,0 Not CitV City Limits 2,894 1,512. Not City Household Change Household& Population Growth 6 f ouseilolds 02020 Population Change:15.2% 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 31`�a 25% 20% 0 Multi-family 69% 55% Commercial Notes: See Error! Reference source not found.. Error! Reference source not fecund.. Figure 2: Service Impact Summary Service ImpactTools Ready Marginal Caution \cod �\�e o`e, s��� a �011 e 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- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 12 of 42 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.£ 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- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 13 of 42 • "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 (.OS) 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 FOR(Gramercy Townhomes—H-2025-0019) -9- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 14 of 42 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 2.01.01C 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 2.01.01G 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- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 15 of 42 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 ll-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-5B.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 II 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 11 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 11-3B-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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhomes—H-2025-0019) - 11- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 16 of 42 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 11-313-11, 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. v. Pathway landscaping Pathway landscaping shall comply with the requirements outlined in UDC 11-3B-12. The applicant must provide a landscape strip at least five(5) feet wide along both sides of the pathway. To enhance design flexibility,variations in the strip's width are encouraged to allow trees to be planted farther from the pathway,reducing the risk of root damage. However,the landscape strip must maintain a minimum width of two (2)feet to ensure proper pathway maintenance. The strips shall be landscaped with a combination of trees, shrubs, lawn, and/or other vegetative ground cover. The applicant is 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 (S)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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhomes—H-2025-0019) - 12- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 17 of 42 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 1I- 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 3.07.01 C 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 I. 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 FOR(Gramercy Townhomes—H-2025-0019) - 13- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 18 of 42 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 I1-3A-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 11-3F-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 fisted in UDC 11-3F-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-15): 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 I I-3A-15. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhomes—H-2025-0019) - 14- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 19 of 42 2. Storm Drainage (UDC 11-3A-I8): 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- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 20 of 42 IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division l. 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 preliminaa 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 multi family units within this p eet shall e. Remove provision#16: "Future devel rfnen4 of the n r.t>1o,.Y,mest inelude any multi family development andshall be limited to future1 ll a t, The fefegoing shall not pfeeltide the joint use of par-king areas and titility installations by the s bjeet p pe fty andPa-eel R3238510240. n„ developsf sue 2-pr6p0$al is ineonsistent with approvals." f. Remove provision#17: "Pr-i^r t Cefti fie to .,FZoning rompl;,nee 1, a Pfapei4y Batindafy Adjustment shall be obtained by the A,.,.l;eam to nfigttre the lots iste t with the proposed site ,mil ,, » FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhomes—H-2025-0019) - 16- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 21 of 42 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 approved 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 mitigationplan." 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 11-313-8 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 11-313-11C. 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- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 22 of 42 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 11-613-7A; 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- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 23 of 42 B. Meridian Public Works 5ta'mp to;'"xmrr Ayasable at size t eve S,ied t f StlaY16100 11foJecl e appik.it..un.. rFRV-, tN'H ri J;terh..'.�,op, R4 Mite torojettt:;c r:�rst�r^4 'des wath%1W Mj-§trr �trr��caea«ty E�arr vnar Prr?.E.t ttw'�rkm S.tr Sa�r�'L�r{;a=��Ltir�.r • 0. ,Ianee to ti4.Nir° Av,`r Ale At rrxn ile ___..��.._._ _.._,...... Wf4*fe'6 ♦ f cri'tiiavig F bbJmt ',pr o7,ppl cTf oni 'av;ate,:f'pki,% s w4tr*QxaHy None Ceusiti^ns �a ii"•r.jnL t Mm.1.14.mdt oe� f'a ry t irrmfaqut ycom' rttt Svc w WDricr:Site 5i relfir Co frcrsr; Pt BLK%° c Dup s 'nnN r s••ile 4pec-iffli(.'rawdi.tiosw id.#ppra4wi L n4 gzlaom;,xfl lfix° ..II W01 W liv V.1'0041 fir.'eld,ii)'innwv� riitfl_.%. rn iuxrL�snc�1 M rcatltcl rvq. .e'i a ki.,4 r.�t .emti 1%,rli l+.�s'k c'��miavrrf. 'r m� r nmi,4 iin:h lr�wi- :rnd water wr,rzy�rc(pn,:r.'a'.' wri,�hk,"Inv cm 1v71:J Um l rat k.-O rH' t'qj'rat a w J- . Vila temdoi P.S.t.tnl..va w'Ja'tr In .'r, Wv€' 'fkq,,g:fl'.,1 ,0 lrcd�m.alydw•aei am the t xs 0 s�Stl[maitlsta(ri n t.Ixn,&,a l ii rlch P 0%nfC dtM slims% i i h on f m.7i T4.v and lha:+(,rre an,'W, wi=h rrvc�and mgw7M nRwm+<pmt FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhomes—H-2025-0019) - 19- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 24 of 42 5. En.S1.11k:110 jV1111.11KIll.SCIUCLUrcs(LrcLs.buslko,,buildirius.earpons.irash rcupiac1c waik_ nil'ilirafion uencln:s_ IiEhl POI CS.etc.)arc built Widhil%the utility'enscmciu.At)plitain still rcsponsiblc For nueeLingal[landscaping rcquircrueliLl,and Should courdinalk:VVidi ilicirplouacr it' Thcrc are any qtw,51ions, a EfISLITC no-.S0kCT SCn'kCCS paSS 1111­0(1 h InfillMlicin VOW the dci,�lopmcnz of this propertv. this vk i H be RXI Lured'fo i N. Tiecs arc not a1l0N%1:d Within the lk?qLlihA CdScruclll.. F.nSUr,2 Illat no Efecs will be Ivillull Ilvdiallis or wal.cT ITIOLCT CASCIIICMS Water meters dial rill.Bt be in drivcw-avN need to have traffic riled lids and nicier boxes.Pro-k ide colic rcle join is 2'fro Zhu lueICT Oil all sides 5inlilar zo dic rolled :d,ttcs orsidewalk partck to )710l~C il C,1510 to roixivc and I-Cpaff COlKrCW in 111C rUtulv. 10. If a%Neil is ionted Oil the site it nium be abandoned IXT r�gniliiory rx1trurerients and pr)(11 Of 211211d0r[rildfl.RILBi be prci%idLd Lo the City. 1. If there art any existing blow'-tiff valves Than will be rcmovcd.callous removal. Cimcral Cimifitions.of Approval I Applicarli shalt ewrdinatc'kNatcr and s,4,wNcr main wc and routalj NN ith 1.1 I'LibliC�VOTiS Dcpanniera-and 01CC1.111:3[Widand Forrus ctfeasciuuias for any MOUIS 111JI ate rctil.liled to pirm ide service ouisidL 017a Public ri Litt-of.NN ay. Nfinunuat eoNei vNci server rnains is Llir;:,: foci. il'Qw,cr froin leap Of pipe to SUb-LIT-jile is lcs.s than three fccl than aLlLcni.LLC rHaLCTi.11S ShJ11 he Used 40 confonlitinrc oK'tly Of Meridian Public i.'Jmk r]cpartnicrus Standard SipAxi fical-ton 5 Per M� idian City Co&(MC0,;he-ppliciiii shall be N 5POIISNC W il"151,111 5v%wvr and r%ntcf rialvis to Ind thrcuLih ihis k ekipinlem. Applicant nitty be elijuble for a Tcllllbursct�,Llctit agrct:nwnt fief infraSE.IUCLurc ciffiarteernera per NI('C 3. The applicant shall providc cwscmerii.(N)fur all public mains outside of Public lj.okt Of way(inclnde all waler_L;or-vh:eN and hydrants). The uj�.maut widi.IiN shall ht 20-feed%v;do fill-a siil�qk ulilit).,o r.4'.0-fecl Nvi dc for I wo Ylic cascin en I sho I I noi be dcd i catcd%in i li.pL-il. bw Tather ded icalA outside the plat process usm dw Cily of Nl,;rid i in's sland ard runii s the casl`llwnl shall be grftphjcall4 dcpwl,:d on dw plat 6or re erertec purposes. Si4binii.till C�,eeoled QaSancill Ion the k1lin LIN ailabk froin Public' a Iqual kktipLiOn prcpaied by xi Id-alto Licensed PruFus6onnl Land Sum-uyor.which niu%l include die an!.l.Of IhC irnjTl ed FAAIRIT A)anal an S'1,2­x 1 1"neap Nviih bcarin65 and distances mitrrk-.d FAH IRIT A i liar Tv,ic..k. floill C%hibus inusl K­scaled,si gned and dated dry a Per fessional Land tiiin CV`. -)T W NO['RECORI). Add a note to the plat tvfi.Tencitip [his dcKtimem. All jmvsl Lw Submitted. ie%ieN,,ed_and appw ed prior to du%clopzrierlL pLirl appfoval. 4. The City of Mendiazi Mp.lilcS that plVSSUfiZL:d itrivai.ion SVS1elnN k Supplied by a year,round .SOUTIC0 itflxal[er jklDC I 1-313-6). The applicant should be required to use any nirf,acc of %V-411 WaICT for Ilit;pnniarl�source. If 5uriyacq or"vil 5*iiTcQ is nail availahh_a,siny.lc-pours cormccl ion lo the ciii i nar,v"'ItCT'V5 I Cill 5h it I be r;xjuircc[ If a si ri�7 I�,­poin r corinccl ion u4,i il i I ired the de�,A�Iojxr v"i I i be respOnSIbIC-t'OT the PaN`Mcnt of ass,,ssnwnts for;he corn oil areas 111101'11 prior io rect:i k in,_-,dc vclo pin cut plan appror a]. 5. All CXiSlill'1Z'SIMC11.13"Cs that art requircd, io be remu-vud shall be prior to siunaluTe Oil the lltkill t5lilt by Llit.CiLy Enuirvccr. Any structures That are allimcd to remain shall be sub kxl [v kn-all'otion and PMSiblc rLa5signricnt ofstlrcct oddrc55iriu,to be in compliance willi MCC 6 All tTrivatton drichcs. Lanj.K iai,�rals_or drains-exclusik c of nalural„wnNass_ uXCTSCCllu1V, CTuSS1 11jr Or i'IN Ill P.a4jJU,ill and comiptious to the anal,bon% stibdi%idcd Shall Lx,addrcsscd 1)%:f UDC I I-3A41 Ill PeF`J6Tru%ffi,1 kXlt Work-du:applicant.4tall corupl% kr ith.Idaho Codc 1417 and any other applicable law or rc Suljtion. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhomes—H-2025-0019) -20- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 25 of 42 Anv w-Clk that N1,ill 1101 C011I.Muc to be used rnusz be propcily abandviied according to Idaho WC11 CciIbEjWZLi0Il Standards Rules-a&kiniSI.Cired by the Idaho DcpanrlIcIlL of-Wam,Rewurc Ls. 'NL Devc1opor"s EnpirICUSIlAll provide a staicnieril addressing v,-IwIIwr there jTo any k!xisLiv1F_w0k.III ibc do,;Jolinicni,and if54, how khe.v will contimw Io be used.or providc record tit their abandcirinient- N'. Avtv oostin`:s-qxic s&stenis within this Project shall (w remokA Croni sen ice po-City 01khrKince S 4 S C01111CL C',:inral DiSlri,21.HC2Nt lo-r abaridomaerit proccdurL t).1.4 and L) . s rind insjwc I ions(20S)3 75-52 11. 11) SlucL NiLnsarc to be irlplace._Sanil.arw SCWLTand vml.cr N"'Icrul sliall be jprTovcJ and acti%al'A, Toad baw approwd Kati the ArlaCounly Highway r)is;n,ct and the Final Plat for ihis'sk[Wivi-Jon ShJII N�kNOT&d.poor to appl%,ino. lor liotldulLL purn:i1s. 10. A IA LWT of credti or 015h SUTCUv In i1w aniount of I 111"I'll%vkll be TcqtiirQd for 111 Lincornpleted 1'enuilliz. lands',capilliz-2r[Wn.ilic,. uLC-. PI%Or to gnILUJV on LIIC final Plat. L I. All improvements rclaiL`d to puHiL life. safety and health shall be cornplewd prior to oCkH1MAnCv of the smicrnrcs Whuc approvcd by the Cit'v EnLzinccr,in ou ncr niq.v post a pvt-fion-nainec surely for such inirt-w,criwilis inorder to obtain(AY F.n_rinccr si4maujrc on the final plat is set fililh in UDC I l_5C_:3B. App[icani.hall bL:rcqUil0d to Pay Public Woi1s lc%clopniciii Plan ic%iew-aad UA)Slfticlion inspcciion fees. as dL:LefIIIi1ICd di,ifing the plart rck icw piocess-prior io the issuaricc of a plan OpprDVAI letter. I., It shall be the wsportsi[iiIii-vol'thc applicant Ioinlskinz ffia;all da vcloprncw fi:AII,Lr-z5 conijil1v with !he Americans wish DisibihiiG5 Act and the Filil­Housing Am, 1,1. Apphcin1 shalt kv ivsponsible for ipplimion and Compluance wilb ariv Seeflon 4114 Pe'll"'IIIIIII, flix niay Ix rcquUed L>v tice Atniv Corp,of'Dtin1:,:rs. 15. Developer shall coordinalc niniiIXIX JOC1tiOn.With 11% Mcridian Post Office. L 6. C0111riaCtiOn ICA TUSUJIS Shail lic subrUitk;3 to dto Meridian Buildimg Dopartnicril fear All hnildillp Pads rccciving rigincucil hxkfill,whcrc fooling wrnild sit atop Fill Inaicriali 17. The dA`sj�tn eneincer shall I%,required Lo ccnify that the sirccl 4enterlint!AJc%attons are SCI ,I rumniArn of 3-fed A\li c the hwhest esiklished N%,Ltk groundv5 ateir clei,quklrt. This is tel ellStife dial 1111:1*1.10111 Clk:ti 11.1011 oaf 11W Crawl SPae1:S Ofk'MeS is M leaSL I-fis01 ab0i C_ L K The App I i Con L N dL!,i-L'11 i n.cc r shall he rcs;xinsibi c fair irt%pcc t ion of all i rri p a I i on and or 4rainacc farilio-within this pro.'jw Thal do not fall tinder the'junsdivion o6ul irri�zrlion district or AC HD Thydi;sts�ji enigircccir shall providc rvT;ifizaIion 1hal the facilities have bccil inwlll•;d in a accordance "ith the appjvi ed dcsiLol plans.'Ill's cellificaLton %y(Il be Nqklircd betbre a CCRIC)CMe lei OCC LIP1111t V IS js,ued 161 arty SMICI.I.Irei,Wilhi7k the projOCZ. IL)_ At 1.1h: CO III PICIi011 OfAll:13[`C.j L CL LII C ftPPI i CM)L 4tall be rcsPxwisi bl k:10 SUbril i L rcoo id dra%L I it N r the City Of'MCTidiMM AurioC AD siand.ffd%. Those record drawi3lgN nimt be Toccivod and uppRn cc] prior to the iS513q[l Ce OC 0 CC17 i fili;.Ri I oil ii r occupanc.v for anY snrci;I v rcs"-it hin the prc�jcx I '_0 A svoc(light plan will need to Iw includod in 11w Civil ;onsirticlion plarls,-Slir�o light plan Tequircriwrils are Itstcd in section 6-,of Me Irl.orokenicrit Standards tor�trccl VwhlinL A vopY ofi.hc standards Can b,., I-01.1nd at h _,_,o_ 2 1 The City uEMcTidi.in rctluirk!s ffiaL Lhe*wncr post to Llic("it%,a TicTfill-rianuo surety in dic Allilivit of 125'11 of Lh, 1.01al.con ATULLi011 COSA for all incomplete'icwor.Water and T-CUNC inCTOSMIC110k: prior io final piai sis� ,nawrc This stircly-t%ill I%-vufficd hv I linc ilern cost c5iini9w press tkIC(I lay the owner to the Ilse stir,:[v can be poikcd in dw Conn of inv%ocal.* CaSh &P0511 OT Liond.Applicant must file an appficai.ton for surety.u hich can N�f�iund oil the COMIA11.1imy De%ciopnivilt Deparinian wcbsilc. Please Contact Land Dexcic)Pnlcill St:r%ice (61 nion! information at XX7-22 11. 21 The City oCMcTidLjrL rcijuirvs ffial.Ll:ce owncr post to 1.11C t71[V a.Warla city SUTOLy in dic LTMOU111 of ,i.O ,of 11w 101"d consoruclion cost for 4 coniplocd v,C'1%XT.wo Wr and r ki.5c infra:SMICILLI­1 for duration 'YCLAFSL 'I'liS MUM %)ll lx`kcriflcd be 1 1111C ltiI)l CkISL CfljIllatc prof tdd by the OWnCr LO 1.111:City.T11L SUMV Uftn be posted In dic fbirni of in arcioenbic lcucr-of cliedik-Cash dclpo-w oi Wad. Applicant nILIS1 1-11C 2111 APPii=t011 for surely, %ihich Cart L)c 1bund onfliN: Coniniunily Duvelopnicill Deparinicill web%i1c. Please Contact Land D0%Lj!Iopnk!n1 Sen jk�,' foe rion:i n fonl I X i0rt RI,�X'?-2 211 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhomes—H-2025-0019) -21- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 26 of 42 C. West Ada School District(WASD) or Other District/School MEMORANDUM; SCH 00 L IMPACTS ram. Comm TuNiTy DtvLL0PmtNT DEPARtMEN K�ty June 18, 2025 TO; Nick Napoli,Associate Planner CC: kill Parson, Current Planning Supervisor rliom; Hether Hill,Long Kange&5ociate,Coordination Planner RE- H-2025-00 1q:Gramercy Town homes M DA, PP RZ CUMULATIVE IMPACTS ON SCHOOLS The proposed residential development application is located at 1873, 1925 and 20,69 Wells Avenue, Meridian.This Section of the merno 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 forecast the number of schooll-aged children,enrolled in both public aad private schools, using city wide census data-To date and within the last five years,there have 887 entitled units(232single family and 655 multi-family)approved within a 1-mile radius of the project location resulting in approximately 530school-aged children. IWO ,j::o 4 aW �T Flerit-wxy N1 6 0 11 igh TLOA w T��id 151 u 0 t,-is Pu lAc pfi�aw Note:Total units derived fron?enterprise data for preohmioary plots ar?d anrefated condir ionol use permits in the lost 5-yeors, rfrr'Sdota reflects opprovedprojects only ones eKcludespending opplicorions, including the subject application.American Community 5urvey 5-year data is used to determine persons per household and enrollment bV qrodes forpublic oqi:f private schools. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhomes—H-2025-0019) -22- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 27 of 42 WEST ADA SCHOOL DISTRICT-STUDENT GENERATION RATES West Ada School District(WASDI uses a Student Generation Rate(SGR to determine what impact future devplopmerit will have or)enrollments-Using WASU SGR,the following is City staff's a55e55ment;The SGR for Pepper Ridge Elementary 5chool is 0.22 for 5ftle-family and 0.12 for multi-family. Based on the submitted application materials,the proposed project will contain,82 single family units and 0 multi-family units resulting in approximately 19 school- oged children across all grade levfds,The Proposed project is within the following school boundaries,currently,and approval of the project may affect enrollments at these Schools; School Attendance Areas 24-25'Enrollment Architectural Program Capacity capicity Pepper Ridge,Elementary School 471 675 515 Lewis and Claflk Middle School 693 1000 Mountain View High School 247'9 2175 Note.Student Geoeration Rates ore calcafared in reference to the designated efernentory schoof within the subjea Property orssocio led s4 hool ol tertdooce aireo. This iitfoerriotior)is irriended ai a reference, rather tharra decisive too?, FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhomes—H-2025-0019) -23- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 28 of 42 D. Ada County Highway District(ACHD) Standard Conditions of Approval 1 Atl proposed irrigation facitifies shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD fight-of-way (including all easements). 2, Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way, 3. In accordance with District policy, 7203.3, the applicant may be required to updatia any existing non-compliant pedestrian improvements abutting the site to meet current Public Right-of-Way Accessibility Guidelines (PROWAG) requiremerils- lhq an(, en iee�h i lV vi 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 constniction of the proposed development- Contact Construction Services at 2-08-387-6280 (with file nu rnber)for details, 5. A license agreement and compliance with the District's Tree Planter policy is required for all landscaping proposed within AC H D right-of=way or easement areas- 6, All utility relocatuin costs associated with Improving street frontages abutting the site shall be tame by the developer, 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way the applicant at no cost to AC HD shal I repair existing utilities damaged by the applicant- The applicant shell be required to call 01GLINE (1-811-342-1685) at least two hill business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHO Traffic Operations 387,6190 in the event any ACHE)conduits(spare or filled)are compronnised during ofty phase of construction. 8. Utility street outs in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 208-387-6258(with file numbers) for details. 9. All design and construction shall be in aocordance with the ACHD Policy Manual, ISPVVC Standards and approved supplements, Construction Servioes procedures and all applicable ACHD Standards unless specifically 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 appfoval for occupancy. 11, No change in the terms and conditions of`this approval shall be valid unless they are in wMirMJ and signed by the applicant or the applicant's authorized representative and an authorized representative of ACHD. 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 will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the prop", which is the subject of this application, shall requite the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that lio'no unless a waivetivahance of the requirements or other legal relief is granted k y the ACHED Commission, V. FINDINGS A. Rezone (UDC 11-5B-3E) Upon recommendation from the commission, the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhornes—H-2025-0019) -24- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 29 of 42 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 improvementfunds. 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- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 30 of 42 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 preliminary 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)•ssue(s) for City Council: a. None C. City Council: The Meridian City Council heard these items on August 19t",2025. At the public hearing,the Council moved to approve the subject annexation and preliminary plat requests. 1. SummaTy of the Cit Council public hearm* a. In favor: Hether Clark and Mike Chidester b. In opposition: None C. Commenting: Kelly Bruner ACHD, d. Written testimon : None since the Planning.and Zoning Commission e. Staff presenting pplication: Nick Napoli f. Other Staff commenting on application: None 2. Ke issue,s of public testimony: a. None 3. Key issue(s)of discussion by City Council: a. Congestion in this art of the Gramerc develo ment rimaril due to Com ass 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- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 31 of 42 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. VH. EXHIBITS A. Project Area Maps (link to Project 0\e rvicw) 1. Aerial Legend Project Location m Area of Impact » y Y 5 Analysis �- T" - a �R w r FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhomes-H-2025-0019) -27- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 32 of 42 2. Zoning Map Legend RUT Project Location R-2 R1 ,'.'.'Area of Impact 0 Analysis R-40 .l ti R1 m R—s �a R-4 RR TN R1 , R1Sk R 8!. 4.= k RUT :`.� � R1 RUT M., - — 3. Future Land Use Legend Project Location Area of Impact AMU N _f Analysis ".. {ft�3ff� lull f f IndUStrldlt'fff sr�f �ff rk � Ur�i� l Commercialgrf�, High Density Residential e f} �. CIVIc" . Low Density Medium Density Residential � Residential MU_-C FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhomes—H-2025-0019) -28- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 33 of 42 4. Planned Development Map Legend Project Location m J Area of Impact . -" City Limits "w Planned Parcels E 0 Analysis 77, 13 Sri. a i --- =r r i FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhomes—H-2025-0019) -29- Instrument # 2025-073628 1106/202510:36:33AM Page 34of42 B. Service Accessibility Report Overall Score: 35 �68th Percentile Description Location |n City Limits Extension Sewer Trmnkohed mains < 5O0 ft.from parcel F|oodp|ein Either not within the 100 yrf|modp|ain or > 2 acres Emergency Services Fire Response time 5-9 min. YELLOW Emergency Services Police Meets response time goals most mf the time Pathways Within 1/4 mile of current pathways Transit Within 1/4 mile of current transit route Arterial Road Bui|dmmtStatms Ultimate configuration of lanes in master streets plan) matches existing of lanes) School Walking Proximity within 1/2 mile walking Either High School or Col|egewithin 2 miles OR a School Drivabi|ity Middle or Elementary School within 1 mile driving (existing or future) Either Regional Park within 1 mile ORa Community Park\Na|kabi|it/ Park within 1/2 mile ORsNeighborhood Park within 1/4 mile walking FINDINGS 0p FACT,CONCLUSIONS 0FLAW AND DECISION&ORDER FOR(Gramercy Townhommv-8'2025'00l9) -30- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 35 of 42 C. Site Plan(date: 5/28/2025) q1 o 97- Tt 6 0 - G OZ. Z. Z 0 0 P1.1 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhomes—H-2025-0019) -31- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 36 of 42 D. Landscape Plan(date: 5/28/2025) L .. LANDSCAPE NOTES — -- --- —-—- eanexex r ar Mq+.+es i 7 Y �, '1 wstrz ai.su. n 1(. _A, i i NOT A i }( t PART ; �� I g,p.' ,. _T i r� �*� � � �•a�de`4 vav;n+aw�'�I` `-•m Fes©g t S VICINITY MAP Kim ©m j j E 1.,2 4 j LANDSCAPING INFORMATION _ *� CC IRRIGATION ------- DISCLAIMER' r ur<Cwfl, rr,IVFfk _ t6TA 1 i P: k � r` PART 'ice------ ---�- 4�w ovEaALL C a ... ARCM79CT l`sJ LANC}SC.AFE LANDSCAPE SET SHEET INDEX miners�r r Lr 3 a��nuv.co a.atiu��.,rvs BANS EEi 1.2u-4�PMSP YruktktSM1trtY 1�4f Rfkd L1,0 _.. _........__I_ r. LANDSCAPE LEGEND ,r m NOT A PART PLANT •• — ��';,r� t ' — i Zsa k. NOT A PART I I ( 0 ez _ WCHUNE,S€Eita ' .,.r (j h ! AVAPs.HIN $pE Lid �^ �•` 0! �° .......E, 7 .,.�_7 T..._..,E. .,I.....,.7 , GALLOLIT LEGEND A _ 7 LANDSCAPE PLAN W d L1.1 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhomes—H-2025-0019) -32- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 37 of 42 `= 1 '�'' _....�.,• '�''� I - LANDSCAPE LEGEND - ' NOT A PART L 1 1 .. ,.. MktiGHLIW� SfEL12 • r ` n i PLANT SCHEDULEz ` ( ., tr � y.a . r. r c I M1 m � a , r Ilk 14 SEEL77 filATCNLIN£ S££L73 • - �� �;�' " '-- ►. ii CALLC3UT LEGEND a q8 n.LANDSCAPE PLAN J U.2 s .... ....... ��� .. .- �+ LANDSCAPE LEGEND hihTCNUNE�5FE 719 �• -. "' s .r r PLANTSCHEDULELl (I gk7) .,M . : »-v nxa gg I , o � n y i J --- - ---- a _..( A NOT A PART' _.° - -. CALLOUT LEGEND Q (b4ANDSCAK PLAN L1,3 a FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhomes—H-2025-0019) -33- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 38 of 42 E. Qualified Open Space Exhibit(date: 5/27/2025) w t • z M ;. t i law a • ' ..,. �y � ref a_.. d SPACE AN[,)AMEWTIES PLAN AMENITY LEGEND DEVELDPMENT FEATURES . OPEN SPACE LEGEND L2.0 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhomes—H-2025-0019) -34- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 39 of 42 F. Preliminary Plat(date: 5/28/2025) PREUMWMY PW 5XOMIHG GRAMERCY TOWNHOMFS - a IwfW p qa IIF/2 M Mx�.11M ai£+pll_M w p _ , m w _xaya. rc I .. a, ill:, FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhomes—H-2025-0019) -35- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 40 of 42 G. Building Elevations(date: 5/28/2025) FRONT ELEVATION-6-PLEX tt; R6AR ELEVATION•6-PLEX C yyry SIDE ELEVATION-&PLEX A A-2.03 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhomes—H-2025-0019) -36- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 41 of 42 H. Rezone Legal Description& Exhibit Map km'1 ........... A�ffil 2,XIA Exhibit A, Laga I Dawtiothm For kvionr to TWk A parnrl of[and ftirq all afl,*f 1,track A crGrarmn:V Subdivision Nj I k1kxik 99,P�gvN 32619-2.2622 irrvvdq DfAda fkmnvr,Idahr.j and all of Gminarcy&Llfidivi%a n No I I&mk k0f),Pagm 12%142W. reeard%dfA.da 1:aunv,ldjfiD�arai furth r ulualed in a pariian of iM;e ifs or section 2-n, lownihip,i f-Jorth,F.angr I East,6.M.,UtyaFr6pridian,Adataunly,Idaho taxing mare prliwkr# oesc.ribmd as follows: Ca,mmoncing at1hp nartA S/4 rwner nf%ad Neirtimm mwisbrh bears NWf24'04'L a dMjnrL of 2E45.55 fart From tbe-inviritur 114 corner ofsaid Nvcvon 20, vvnawrly linv of said.tlorvoe�dst J�A�'SW'24'04-,Va dMaaceaf 14,.Lv)frvt to a lf2 irch rrb4r marking 1he mithwesi earner ofoid,Lail. 1. and being the POM Of BOANNINC. I Kvnro ieauvigsaid wpaeriv kno and folhowing the naftherly linraf said Lot 1,block A,SWAYWE a diVanrr of 0)-M fr,,?t top?,2 nch rebar marking the n rtiwast carnc of said Let 1,fliork 1, 7h47nr,,p leaving said nnnitarly lviripana fallowing the caawfiv line of%&ed Lot 1,11knA 3,SoCAMYS&I a ditrtanev of W.w fret to a 10 mch rrba,r marking the southeast mmer Lit said Lot 1,kkick-;are beliq on the nDolsenybno of seed Gmrrw"Subdmisicin Na,2,- Ifienne leaning said vailerly line and following said mytherly line,SWIS'SVE a distance of 90.11'1 t to a 5fl]inch robar rnzrkiog thn nni-thivant corner of said Cruardirty 5,ublfwd�iof)Nc'.2; Yfieracr ImmAng said northerly line and fiolicohni;the ej&Ler y 111;e or said Gi anven:v Subdhasioh No-2, SWA�SS'k adistancecui 50.41,feet to 3 SIS melt relmi Mdrkl%One vjuihi"t Lbli*r(it E,*PJ&a0lerLY Subdivision tt;rv.); lhenze Iraving said caurTIV line and funiawing the amuthefly firm ul'sail Grium-rcy Subdiv"rl W,2, lWWWWW a4intancr cf420.00"to a SJA inch rr-bar marWng the Enuthwrst corer of raid 45rarncrr.=,4,SuddkA5ion W.2;end;ew, heirq on said wp%tvrrytmeothe 1%turlhcavt lik Thencr spaw4hig 5aA 5outherN,line and fp1loviing the witutf h"of sad Grainw.rcy Subtkwisicin No.2 ,'jzOso being-wd wrstersy line of the Northeast 1;'41.V(KY24`SA'[a distance of 507-12 feet to SfS inch .•r,ebarynarkkqgthe re3P'0sout czwqer ofsabi 6"rerry Sphdiw--,ion No,2(aiwboingthe.sa thwxst cornerotsaid wt 1,�Vck i of6ramucySabeirvitagn No.11; Theme leawng the westerly line ref said iirannercyUJndivisisn No.2 and iollo wing t.�a wcs te rly lim of said Lot 1,OWN 3(al5ebeing said westerly lion of tFV Northeast 1141 N00'2CWE adistartru afl&?.W fee zo th,2 POEWr OF BEONNING, Said W[el contains a toUl 06363 acres,more orle-w Attached hereto dslxhbjt Band Liell)h ItIfereme is a Whit'"Of 19, SM flwih.Diu vary W&V-Mes.hiaho 937LS-WE.' ,6919-kdieWlp.am FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhomes—H-2025-0019) -37- Instrument # 2025-073628 11/06/2025 10:36:33 AM Page 42 of 42 6V'p,'rl;,and P, M�`IIk�i1 1,r+1 r o�ire�z7 iTMl ma � 151] 30Lo' 4SV A J � I� t,t;r,7.fSlork:. I= ra t ='UI*,1 Of a-.d 9WINNNa .. Lut 1,Blink?.. a ant 4,"kxk w C a ra Parcel A,HOS No 11961 IntermatAntain Pa kfic,LLC fi.37.38520110 k R323.9520210 I 6;� Proposed Zone-TN-Area,6 9a3t AC n , r m i Icat f,Black 3 1 � a,G'{5id5lkk�Yru Inns 9 z9laxk I Ion i-zN-w'P.' 1/4 crmiF E FG 6-IFiE E/ IN3G a:�l c rs v Exhibit 8 ewer_ rlez4ne Frpm C-U Y^ to TNl-R g� SFdkE'r All of Irr[1,folk of Crhrr erry Sub,Ho 1,&allcef Grams cy Sub.N-j.2 CJE %.Itualod an'th-2 NE IJ�9 sISam?tuwra�O�T�hl.RIF,W,Cl1y of Wt-ri 3lwe,.Ada Q,,mty,kWw FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Gramercy Townhomes—H-2025-0019) -38-