HomeMy WebLinkAbout2025-11-20 James Phillips
Charlene Way
From:James Phillips <jamesphilly@gmail.com>
Sent:Thursday, November 20, 2025 12:45 AM
To:Clerks Comment; Nick Napoli; Bill Parsons; Kurt Starman; Brian Whitlock; Liz Strader;
Doug Taylor; John Overton; Anne Little Roberts; Lucas Cavener
Subject:Hill's Century Farm Townhomes MDA, PP, RZ H-2024-0072
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Re: Hill's Century Farm Townhomes MDA, PP, RZ H-2024-0072
Dear Commissioners,
My name is James Phillips. I am writing to respectfully oppose the request to rezone the last 5 acres of C-
N (Neighborhood Commercial) to R-15 for the Hill’s Century Farm Townhomes project.
After reviewing 50+ public comments, the message from surrounding residents is overwhelmingly
consistent:
This rezone removes the final neighborhood-serving commercial land and pushes the MU-N
residential share to maximum allowed. While this number may technically fall within the MU-N range,
in practice it eliminates the functional balance the Mixed-Use Neighborhood designation is meant to
protect. MU-N is not intended to be pushed to the ceiling; it is intended to ensure a meaningful mix of
uses.
Commercial uses are most viable where schools, families, and traffic naturally cluster—which is exactly
the situation at the YMCA and Hillsdale Elementary. Converting this final C-N parcel to housing
forecloses future walkable services permanently and undermines the long-term mixed-use vision.
It is also important to note that higher density in this area was previously justified for CBH by stating
that Brighton’s commercial parcel would balance it. Now that the same commercial parcel is
proposed for removal, many residents understandably feel misled. This represents a meaningful break in
public trust.
There are additional concerns:
1. Traffic Analysis Based on Outdated 2019 Data
The application relies on vehicle counts from 2019—six years old and recorded before major buildout in
Century Farm, Century Hill, Sky Mesa, and other developments that feed into Amity and Hillsdale.
Residents regularly report long queues, cut-through traffic, and congestion around Hillsdale Elementary
and the YMCA. Approving new density on the basis of pre-growth data risks worsening already failing
conditions.
2. Water Infrastructure Impacts
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Converting MU-N commercial to R-15 residential significantly increases peak water-system demand,
fire-flow requirements, and localized pressure issues. Dense housing produces much higher morning
and evening peaks than commercial uses.
This raises a key question: Will the required water-system upgrades be funded by impact fees, or will
the cost shift to utility ratepayers?
In many cases, impact fees do not cover localized upgrades triggered by zoning changes.
3. School Overcrowding
Nearly every public comment referenced severe school overcrowding. Hillsdale Elementary relies on
portables, and Mountain View High School is operating at capacity with traveling teachers. Adding more
high-density units without coordinated mitigation conflicts with Comprehensive Plan policy and the
City’s commitment to balanced and serviceable growth.
Conclusion
Residents in this area are not opposing growth.
We are opposing imbalanced growth that:
Eliminates the final commercial opportunity in MU-N
Relies on outdated traffic analysis
Increases water-infrastructure strain
Worsens school overcrowding
And fundamentally undermines the Comprehensive Plan’s Mixed-Use Neighborhood intent
For these reasons, I respectfully ask the Commission to deny the rezone and retain the C-N zoning, as
originally planned, to complete the MU-N vision.
Thank you for your time and consideration.
Sincerely,
James Phillips
4140 E. Rockhampton St
Meridian, ID 83642
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