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HomeMy WebLinkAboutCC - Commission Recommendation and Staff Report COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT o a H o HEARING 12/16/2025 Legend DATE: Project Location ,. Area of Impact TO: Mayor& City Council W= City Limits FROM: Nick Napoli,Associate Planner O Analysis 208-884-5533 nnapoli@meridiancity.org r7 APPLICANT: Eli Benski SUBJECT: H-2024-0072 � f Hill's Century Farms Townhomes g, LOCATION: Generally located at the corner of S. Tavistock Avenue and E. Hill Park Street ' with the inclusion of the following parcels: R3636090060,R3636090040, Alp � R3636080240, S1133212576, R3636080110. 1 PROJECT OVERVIEW A. Summary The applicant requests a rezone of 5.45 acres from the C-N zone to the R-15 zone, a preliminary plat consisting of 70 homes and 18 common lots spanning across 9.1 acres, and a new development agreement to supersede the existing development agreement. B. Issues/Waivers - The subject development will be served by Hillsdale Elementary School,Lake Hazel Middle School,and Mountain View High School. Hillsdale Elementary and Mountain View High are both over capacity. C. Recommendation Staff: Approval with a new DA and conditions. Commission: Approval as presented in the staff report. D. Decision Council: Pending City of Meridian I Department Report 1. Project Overview COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant - Proposed Land Use(s) Commercial and Residential - Existing Zoning C-N and R-15 VII.A.2 II. Proposed Zoning R-15 Adopted FLUM Designation MU-N VII.A.3 Proposed FLUM Designation MU-N Table 2: Process Facts Description Details Preapplication Meeting date 8/27/2024 Neighborhood Meeting 10/22/2024 Site posting date 12/3/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received Yes - • Commission Action Required No - • Access S.Tavistock Avenue and Hill Park Street;Local Streets - • Traffic Level of Service Amity Road:Better than"E" - ITD Comments Received No Meridian Public Works Wastewater IV.B • Distance to Mainline Available at site • Impacts or Concerns Yes; See PW's Site Specific Conditions. J Meridian Public Works Water IV.B • Distance to Mainline Available at site r • Impacts or Concerns no School District(s) West Ada School District IV.D • Capacity of Schools Hillsdale Elementary School(Architectural/Program):700 - /675 Lake Hazel Middle School: 1000 Mountain View High School:2175 • Number of Students Enrolled Hillsdale Elementary School:768 - Lake Hazel Middle School:987 Mountain View High School:2479 Note: See section IV. City/Agency Comments&Conditions for comments received or see the public record. City of Meridian I Department Report II. Community Metrics Figure l: One-Mile Radius Existing Condition Metrics Reference Parcel:R3636080240 Date Retrieved:2025/1/27 Parcel Count Parcel Acreage Infiii Indicator: 1,692 508 Surrounding Area 35% ►vot city 4D 49 ® City Limits 2,104 941.3 ■ Not City Household Change Household& Population Growth Households 02020 Population Change:19.5°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 Multi-family is 0% 2%% is ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed I I Proposed Pending Pending Approved Approved 0 500 1000 1500 2000 0 0.5 1 ■ Single-family ® Multi-family Figure 2:ACHD Summary Metrics 0 Amity Road Existing Lanes © Planned Lanes Existing Level . Comments a Programmed IFYP © Programmed CIP E City of Meridian I Department Report II. Community Metrics Figure 3: Service Impact Summary impactService ■ ■ Ready Marginal Caution .�`oo �a 0�4 Qa City of Meridian Department Report II. Community Metrics STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The subject properties are designated as Mixed-Use Neighborhood(MU-N)on the Future Land Use Map(FLUM). ui. The MU-N designation is intended to allocate areas where neighborhood serving uses and dwellings seamlessly integrate into the urban fabric. The intent is to avoid predominantly single- use developments by incorporating a variety of uses. The applicant requests to rezone 5.45 acres of land from C-N to R-15, a preliminary plat for 70 building lots and 18 common lots, and a development agreement modification. The applicant's narrative states that by rezoning the property to R-15,the FLUM designation will not be impacted as residential uses are allowed in the MU-N designation. The applicant also states that the proposed single-family attached units will complement nearby commercial and civic uses, including medical offices,retail, storage facilities,Hillsdale Elementary School,the YMCA,and Hillsdale Park. The project falls within the MU-N designation's intended mix of 30%to 60%residential uses. This broader MU-N designation was established through a Comprehensive Plan Amendment (CPAM)in 2015, allowing for a diverse mix of uses. The existing C-N zoning was originally part of a concept plan that envisioned three(3) commercial pad sites on the north side of the property, and a seventy-six(76)unit assisted living facility on the east side. While the R-15 portion was envisioned to be independent living. The applicant cites changing market demand as the basis for the requested rezoning and land use amendment. While staff is generally supportive of the overall concept plan,there are concerns regarding the continued reduction of commercial pad sites in south Meridian,where neighborhood-serving commercial opportunities are already limited. It should also be noted that much of the property proposed for rezoning was previously approved for an assisted living facility,a residential use within a commercial zone. The Planning and Zoning Commission and City Council should carefully consider whether rezoning the commercial pad sites is appropriate. In addition,according to the student generation rates,the development will create forty- three(43) school aged children. Currently,the three schools that will service this area are Hillsdale Elementary School,Lake Hazel Middle School,and Mountain View High School. Both Hillsdale Elementary and Mountain View High are over capacity for the 24-25' enrollment. 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 immediate area consists primarily of single-family detached homes. By introducing single- family attached homes,the applicant is helping diversify the housing type in this area of south Meridian. It is also important to note that the subject properties were contemplated as primarily independent senior living and assisted living which are residential uses allowed in commercial zones. 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 applicant is proposing the addition of four(4) single family detached homes and sixty-six (66) single family-attached homes which will diversify the housing types in the immediate area. Comprehensive Plan policy 2.06.02D encourages a diversity of housing, recreation, and mobility options to attract and sustain the local workforce. City of Meridian I Department Report III. Staff Analysis With the location of the proposed subdivision,the applicant is providing a mix of housing types in the area that is in close proximity to neighborhood serving uses, a regional park,the YMCA, and Hillsdale Elementary School. This will allow for opportunities to live,work,and play in the general vicinity. Comprehensive Plan Policy 2.02.02C: Support infill development that does not negatively impact the abutting, existing development. Infill projects in Downtown should develop at higher densities, irrespective of existing development. This project is considered infill as it is one of the last pad sites to redevelop in the Hill Century Farm Development. Completing the subdivision will allow for better connectivity in the area for both pedestrians and vehicles. Table 4: Proiect Overview Description Details History CPAM-15-001,AZ-15-004,RZ-15-007,MDA-15-007,PBA-15-012,FP- 15-023,FP-15-005,H-2019-0134,A-2019-0225. Phasing Plan 1 Phase Residential Units 66 Attached Single-Family Homes and 4 Single-Family Detached Homes Open Space 1.76 acres or 19.3% Amenities Picnic Shelter,Pathway Extension Acreage 9.1 acres Lots 70 Buildable and 18 Common Density Gross: 7.8 du/ac;Net: 14.9 du/ac B. History In 2015 the subject sites were included in a Comprehensive Plan Map Amendment,Annexation, and Rezone. The CPAM changed the FLUM designation of approximately 87.01 acres of land from Low Density Residential to Mixed Use Neighborhood. Additionally,the applicant requested annexation of 78.62 acres of land with the R-8 and C-N zoning with a rezone of 8.39 acres of land from R-8 to the C-N zoning district. The primary driver behind the change from LDR to MU-N FLUM designation was for the incorporation of neighborhood serving use in close proximity to residential and assisted living. In addition, in 2019 the applicant applied for a modification to the conditional use permit for the assisted living shown in the original concept plan. This changes the location of the assisted living to the interior of the commercial area and within the subject properties proposed to be rezoned. C. Site Development and Use Analysis 1. Proposed Use Analysis (UDC 11-2): The applicant seeks to rezone 5.45 acres of land to the R-15 zoning district and create a preliminary plat across the 9.1-acre site to consist of 70 buildable lots. The proposed single family attached and detached homes are intended to provide a mix of housing opportunities within the Mixed-Use Neighborhood designation. The applicant's narrative states the rezone of 5.45 acres to R-15 will continue to be consistent with the 30-60% of residential uses allowed in the MU-N FLUM designation. The calculations provided by the applicant bring the area to 59.2% residential which is compliance with the parameters of the comprehensive plan.Additionally,detached and attached single family homes are a permitted use in the R-15 zoning district per UDC Table 11-2A-2. 2. Dimensional Standards (UDC 11-2): The applicant is proposing single-family attached homes (66)and single-family detached homes (4),which are listed as a principal permitted use in UDC Table 11-2A-2 for the R-15 zoning district. Any future development shall comply with the dimensional standards for the R-15 district listed in UDC Table 11-2A-7. City of Meridian I Department Report III. Staff Analysis D. Design Standards Analysis 1. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G): A minimum of 15% qualified open space is required to be provided in the R-15 district. Based on the eastern 9.1-acre portion of the site proposed to develop at this time, a minimum of 1.37-acres of common open space is required that meets the minimum quality standards in UDC 11-3G-3A.2 and qualified open space standards in UDC 11-3G-3B. A total of 1.76-acres (19.3%)is proposed consisting of linear open space,parkways, and a shared open space greater than 5,000 square feet. In addition,Hillsdale park is directly south across E. Hill Park Street. Staff is recommending a pedestrian connection through Lot 87, Block 1 to provide better connectivity to the commercial to the north. Based on 9.1-acres,a minimum of two(2)points of site amenities are required. The applicant is proposing a picnic area on site that is greater than 5,000 square feet for a total of two(2) points,meeting the UDC requirements. Additionally,the applicant is providing pedestrian connection to Hillsdale Park to the south. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets The proposed development will abut several local streets including E. Hill Park Street and S. Tavistock Avenue.Each of these streets require a ten(10) foot landscape buffer. The proposed landscape plan meets the UDC requirements for the landscape buffer widths. Vegetation coverage will be confirmed with the final plat. In addition,the applicant is proposing five(5)private streets(Woodmurra Lane, Newbridge Lane,Kalinga Lane,Boswell Lane, and Stockenham Lane)which will all have eight(8)foot parkways and sidewalks that are included inside the private street common lot. ii. Tree preservation The applicant submitted a tree mitigation plan proposing the relocation of eleven(11) existing trees and the removal of six(6) existing trees. The applicant shall submit this mitigation plan to the City Arborist before any trees are removed as set forth in UDC I I- 3B-1 OC.5. The arborist will determine if the two(2)trees proposed to be removed that are four(4)caliper inches shall be mitigated for or not. The applicant shall submit a letter from the city arborist with the final plat application confirming the mitigation plan is approved. iii. 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. iv. 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 City of Meridian I Department Report III. Staff Analysis proper pathway maintenance. The strips shall be landscaped with a combination of trees, shrubs, lawn, and/or other vegetative ground cover. 3. Parking (UDC 11-3C): i. Residential parking analysis Off-street parking is required per the standards listed in UDC Table 11-3C-6;the number of parking spaces is based on the number of bedrooms per unit. The applicant shall comply with these standards. Each single-family residence will be evaluated at the time of building permit submittal. ii. Bicycle parking analysis The UDC does not require bicycle parking in single-family attached, detached, and townhomes developments. 4. Building Elevations (Comp Plan, Architectural Standards Manual): Goal 5.01.02D of the Comprehensive Plan highlights the need for effective building design and landscaping to buffer, screen,beautify,and integrate commercial,multifamily,and parking areas with existing neighborhoods. In response,the developer has submitted a conceptual elevation package. The materials included in the elevations are board and batten, brick,asphalt shingles,metal roofing, stucco, and stone. The single-family attached units require design review approval and are subject to the residential design standards in the Architectural Standards Manual. Additionally,the DA requires development to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place consistent with the Comprehensive Plan(see pg. 3-10). 5. Fencing (UDC 11-3A-6, 11-3A-7): No fencing is depicted on the landscape plan. The UDC(11-3A-7A.7)requires the developer to construct fences abutting pathways and common open space lots to distinguish common from private areas; if fencing is proposed,it should be depicted on a revised landscape plan along with a detail of the fencing type proposed or alternative compliance may be requested to the standard. 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 Woodmurra Lane, Newbridge Lane, Kalinga Lane, Boswell Lane, and Stockenham Lane that appear 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): Goals 6.01.01H and 6.01.02B of the Comprehensive Plan stress the need to minimize the City of Meridian I Department Report III. Staff Analysis number of direct access points onto arterial streets. This can be achieved through cross-access agreements, access management, frontage and backage roads,and enhancing connectivity through local and collector streets. Additionally,these goals highlight the importance of incorporating pedestrian access connectors in new developments to link subdivisions and support neighborhood connectivity within a community pathway system. Access to the proposed subdivision is off of S. Tavistock and E. Hill Park Street,both local streets. The applicant has made four(4)connection points to these local streets through three (3)private streets and one(1) alley. The applicant has submitted a private street application to run concurrently with this application to allow for the construction of five(5)private streets. Please see section E4 below for analysis on the private street standards. In addition,the applicant is completing the extension of E. Hill Park Street from S. Tavistock Avenue to S. Hillsdale Avenue, a collector street,which will improve circulation in the area from the existing subdivisions to the east and west. 2. Multiuse Pathways,Pathways (UDC 11-3A-5, Comp Plan, UDC 11-3A-8): 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 Hillsdale Park. The applicant has proposed an internal pathway/sidewalk system that connects to the 10-foot multi-use pathway on the south and to the properties to the north. In addition, staff is recommending a north-south pedestrian connection through Lot 87, Block 1 to better connect the commercial with the residential. 3. Sidewalks (UDC 11-3A-17): Detached sidewalks are proposed adjacent to public and private streets in accord with UDC 11-3A-17. The applicant is proposing sidewalks on both sides of each private street that connect to the existing sidewalk connections in the larger development. 4. Private Streets (UDC 11-3F-4): The applicant is proposing five(5)private streets in the form of Woodmurra Lane, Newbridge Lane,Kalinga Lane,Boswell Lane, and Stockenham Lane with this application. These private streets are depicted on the plat and have an sixty(60) foot and fifty-four(54) foot easements that spans across the full street section including thirty-three(33) and twenty- seven(27) foot street width, eight(8) foot parkways,and five(5)foot sidewalks on both sides. Since this plat is located within the MU-N FLUM designation,it is critical to have connectivity for pedestrians that are integrated with vehicular access points and streets. The applicant has provided five(5)foot sidewalks on both sides of the private streets which will connect with ten(10)foot multi-use pathway along S. Hillsdale Avenue and a five(5)foot sidewalk along S. Tavistock Avenue. In addition,the applicant has provided street crossings to connect with Hillsdale Park to the south of the proposed development. This will help promote the connectivity and walkability that is envisioned in the MU-N principles. Since this is an infill project,the applicant is in compliance with the private street standards and shall comply with ACHD's structural standards for the proposed streets. City of Meridian I Department Report III. Staff Analysis 5. Subdivision Regulations (UDC 11-6): i. Common driveways Per UDC 11-6C-3D, common driveways shall serve a maximum of four(4) dwelling units. In no case shall more than three(3)dwelling units be located on one(1) side of the driveway. The applicant is not proposing any common drives with this application. ii. Block face UDC 11-6C-3-regulates block lengths for residential subdivisions. Staff has reviewed the submitted plat for conformance with these regulations. The intent of this section of code is to ensure block lengths do not exceed 750 ft, although there is the allowance of an increase in block length to 1,000 feet if a pedestrian connection is provided. In no case shall a block face exceed one thousand two hundred(1,200)feet,unless waived by the City Council. iii. Alley The applicant is proposing alley loaded units. The alleys are twenty(20) feet in width, which meets the requirements listed in UDC 11-6C-3B.5. However,alleys should design where the entire length is visible from a public street, currently the applicant does not meet this requirement. As a result, staff is recommending the removal of Lot 13,Block 1 and replacing it with a micro path common lot to allow for the full length of the alley to be visible. F. Services Analysis 1. Waterways (Comp Plan, UDC 11-3A-6): The proposed development has a private gravity irrigation line that runs through the west and southern boundaries of the site. These gravity lines will be piped and encumbered within the ten(10)foot public utility, irrigation and drainage easement. 2. Pressurized Irrigation(UDC I1-3A-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 11-3A-15. 3. 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. Storm drainage will be proposed with a future final plat. 4. 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. City of Meridian I Department Report 11I. Staff Analysis CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. A Development Agreement(DA)is required as a provision of rezone of this property. Prior to approval of the rezone ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. A IV. final plat shall not be submitted until the DA and Ordinance is approved by City Council. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the rezone. The DA shall, at a minimum, incorporate the following provisions IF City Council determines rezone is in the best interest of the City: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan, common open space/site amenity exhibit, and conceptual building elevations included in Section VIII and the provisions contained herein. b. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development. 2. The final plat shall include the following revisions: a. Graphically depict the three(3) foot wide public utility,drainage, and irrigation easements on the sides of Lots 1-14,Block 1; Lots 17-27,Block 1;Lots 30-41,Block 1; Lots 45-56,Block 1; Lots 59-65,Block 1; Lots 67-76,Block 1;Lots, 80-84,Block 1. b. Graphically depict and add a plat note for the public utility, irrigation, and drainage easement on the front and rear of each lot. c. Add a plat note stating the location and placement of the three(3) foot wide easement for public utilities,irrigation, and drainage on Lots 1-14,Block 1; Lots 17-27,Block 1; Lots 30-41,Block 1; Lots 45-56,Block 1; Lots 59-65,Block 1; Lots 67-76,Block 1; Lots, 80- 84,Block 1. d. Provide a north/south pedestrian connection through the central open space to allow for better pedestrian connectivity between the residential and commercial. e. Remove Lot 13, Block 1 and replace it with a micro path common lot to allow for the full length of the alley to be visible to meet UDC 11-6C-3B.5. f. Add a plat note providing the CCR instrument number for the maintenance agreement for the private streets. 3. The landscape plan submitted with the final plat shall include the following revisions: a. Include mitigation calculations on the plan for existing trees that are proposed to be removed in accord with the standards listed in UDC 11-3B-IOC.5. The Applicant shall coordinate with the City Arborist(Kyle Yorita Ayorita(kmeridiand0 org)to determine mitigation requirements prior to removal of existing trees from the site. b. Provide an amenity detail with the submittal of the final plat. c. Remove Lot 13,Block 1 and replace it with a micro path common lot to allow for the full length of the alley to be visible to meet UDC 11-6C-3B.5. 4. The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-7 for the R-15 zoning district. 5. Comply with all subdivision design and improvement standards as set forth in UDC I I-6C-3, including but not limited to cul-de-sacs, alleys,driveways,common driveways,easements, blocks, street buffers, and mailbox placement. City of Meridian I Department Report IV. City/Agency Comments &Conditions 6. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. 7. Depicted fencing on a revised landscape plan along with a detail of the fencing type proposed or apply for alternative compliance in accordance with 11-3A-7. 8. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer's signature on a final plat within two years of the date of the approved findings; or obtain approval of a time extension as set forth in UDC 11-6B-7. 9. The final plat shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C. 10. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-313-5,UDC 11-3B-13 and UDC 11-3B-14. 11. Comply with all of the private street standards listed in UDC 11-3F. 12. The Applicant shall comply with all ACHD conditions of approval. 13. 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. 14. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. City of Meridian I Department Report IV. City/Agency Comments &Conditions B. 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TtrtCiLy ofMrli m tn:gthnihml pm9wixd irigwwrl s4sltrurs be sapplied br a vex-ircmi ld vowvv kveolei RAW I L*39-61.the npplicaOL ibould hC Flquned Lu uac any rSLUi7re LUFfMv a WOM*aratAht 16e htirhIM SkIAO. If l xU&CL ee WCO ymmeL Is&M a4ad3hle-a%ihFk-pornC wrMrt4tine ar I*e41hnarrjr warm rY wrq OW I he vgwred Ff n—Slv-pnrrd wpr Nki%+vs willmd. Cho do elPp,C a FII he n:kp 7L ibic for the Ii2ymcm Stf MmvOtcnu fLTt Lh L-OItIrI M aft-us p1imr W ppm lu re£tiviq de%elopmvil p w apprrn A S All gFrla#ritmOLIr%*Thar arl'mgrnwd prbe rlrmovmd FhnR he pnatrlm ripoalursnn 4r final pla. h1'1heCih'linprlerr lym s[nxlurrr Ihatare�bwwd lu ratm;un shall bu sables+W etialurPFurl 1t■Id pmprlbl�s"muli-nirimi of ctr i mldrmi ng tin br an om Tkoi-i.rcC XI A I&V 6. All m4pmum dlnhe,.cnnlls.lmwra&or drains.culupveof mwml aamcmi.vs.Irtler;mLing. Itrprdrlp A In%I"ad;wizna and ran[ilIanWrta Lh[Or'i tchd wuhdlrlbcd AbjI hx addrw-LoW pcI UDC I I-'JAB. In performilig Itch+ u&d3c Spl iCML shall emply wi[h kdolao Cote 42-12a17 Uqd tpy q3¢r app Licat l4 Ixr or grpAaLlpn 1 Any udls Thai w ilk WE C6hLinbt Lo bt Used m Lrar he rlk.'i LIIY abandowd aomordtrg w Mahla V4dk Coddlupnd Simldmi1q Rulaw m&I.Ime Lehrvd by Me Idatw LlepaAadenl of Wab r RcKwkc & IIDWR).The W,lopey.Owmcr,ofpmjecr Enrilenl hall pmaedtiswm menl addw ming whpicrRlere rir peti Cxis7Fr5p r1Ll�nl6rdar5CLo(rlacnl,aor{ff rf Lmw-tire}will pommnuRto Lae tlmrd_ar pro:ide ttcond of d eFr Sb0I1doF11YciLI 11 A-LI l�aI L to br abwkit &die plajetr OwLftr eN thb n Flmpromeniai vi;mmwl cnnlart tibc IDWR{iFT1 OL at4 r RuICRI.Im!L'k!S n I Amin%Linwr. Hy&owolog.w:fHi-:K7.�y7�1r9f.FllPoF.any wuk isdLmr In accmnniixxamn an"wiii gwill 16 L-;en if;I vs bclltytd that the will Is leis rhvl I A Ft lkgj.PFWOl`CiVnrlllflt 5WM unh Inn R MI. '-•n lMrill tin the Orly pnat-in arny wuA heinr dmw;*Amummrfxwd the wcA Fmlaw wt a li- II ;A 1'Is IOW R 91114 tnsuli 111 MNIIWrlrl L%Vf k EW cxprnse ra dteammltarom the well 8 11' •..•Idu*I`I,piwcct,ha11 be T{'nwvgd dRFm wnwc jw 0tv(]rdlmnrrce -ISIxL Cenwal Dia[neC I l algh far Ilbmdorllrteml procadur"Ind Y- Sat:.}I_ plax.samuae}Vlhl!rasd vrnterspsrcrn shs13 be aWWd astd aed%314L mod L.., Ihv,Ida touliiiry Mown rligmel mLd ihr Floral PA For ibir Ipb %irion Shrill he,..vl[: .pi-i Lu mpphla6 RK buddift pCImFL9. City of Meridian I Department Report IV. City/Agency Comments &Conditions I u.A IL.m nfrtrrd`L,Ir rash MVIX en the INVIP ML 4f I IaN w1111 br trgflWd rN all WN1aMF L:k'd krlciog.LmK6cV iog.ammki&L em,prior to Q*anrr an 9hL!goal*L I 1 ALI imph.L vrnLAP,ialcu%d Ro putt hk_mfdy and heallh shall 1'a CI+nLpleud Twgw 16%o tllmieir vfoF 5-ctprM '%hqr iQQ4 k)W 41 ft CFry km&uWCF.P{,--;r rnaF poa a p'rAy—ue*urpty lar m7h ioillwN mccitt irk ardctiot6 ln{`uy fzvi= "pinuir mrt Lhd Awl pad a,xL fanlL le W)c 1 I-KC1311 12 Appkwi•nalr1e rrqulkJ io p y Nblie Wadi.dere6pmwHl rAw n,It*.dud4uhimci" uLslLLxlion kmk as dkscrrnrard dwirp the plan mview prcaxss.prior io Lhe inum a 4YF u plat app"Id kutr. 13.Ii shall be she mprmwbiliq ofllrc jpplicart tp mirm Ihm all&n cluponcm frnnrccs COMPIr wit Lk AnkcrrtLum wlLh Uks&Liliraco-Ael and L4:Fa1r Hu,malL6 AC11. 14 �kpp!16;sm Mall b4 mmncihle QgFnNS lcilnn and compliwcewiLh 4my Sedipn4rl4 Psrinnkinp LhLhL;Ull}be rcqui:N-d by dfi Arm;f orFo a!LILeMLLLS 15.ile+rinpa Adl cx v um:nFgrINix LxxiLmii utih Ow xfmdim Pom OfrKr. I k CucupL cbm LLA mwtx zh it I Ix ubmWeil Lu i6c M rIO�UM Bui6dog ikpntmcoL"At bmkline pndLNV6!1%ill 0 enyimewd fillslfL1.uhrrc L1LI;Iay utwill eF ulop h11 MJLel,,rt 17. 1he aL ga vqP a*a :r sh411 br Rv1nu 16 Id RiLI A Lhal the%Uw L I`.LML'F11n-el[5 al. a Am f L i m Intt aam of ll-kut stuwd ik-Ih,LrhL--i nwNnlud rw.*knaonrlwm:r rLtl�.ulum nib o w I!Mift Lu L l LhK boffins a vzUOm Or L6E cruNI sr]Y N cil lhvm \i�al leas!I-FPOL:lm'v. Ix 11lr ippli4mce 4kdij 4!iPgvnea,hldl la ndpaln..Ne for Ln pcow-n dalI it gmmn andar drilmnq fa[ilitS aiOrn ibN5 pnrpeu 11La1 lW npi fbN ua14f 1bc w3!gi,1;wq{(Rn imRalL4ndistria or Ak'l 11) Md 4khism eudlneo shnl I t,hst wR L'raiFfjS'*IL1I%brit the 1 W 111nc#hdLr bcrn Ihmadd M a Dwedmce wish ihr apprvsod deslpF Plan; Th1 F{CriFFcrr-'I n%,I I fir nrqumd I1 Wm a crni5uK 8f OLLupaarp u LsOxd%f an\'SIMIL LOCi i AILIP IILr ML'L I 19.At Ow cnmpleiron ofdreVmicci-ih��eaT�p�p�lkanS dra11 Ile n ihON;!to mibr.Lk record drsu mpWw LkUtiv of i4�efkbaB ALoaCAD ganAu&. Airs rraord draswAmES nlusl be recnred and agvoxxd prior to Lhe isslldmec or a califlogion of moipsn4y for uny ;arlx;urrs w iihin The pTu*l 20.A UMLLL Lchl.IAW-All Amd U2 Im FILtIWJL'd B1 L`[6%A•xWMLUUcLFLLFI pLa1se.-'Sited hg us hl pl ngWIFernteLL rR lined in i x�1;m F;-f of lkc Irilryave cm Siandands for,Nvi i.Lylhtimv A of the sla.duds Lao trc fo,md H dLua�+laxwLiomdlaeekiw,dLrrc'LvLblit.,�11,onuvL'id-_'7� 21.Thvfii4l'O1 Malkllmw regL4M&dL 6'1e%IW-Mr pau W Ike Cray sperO Milike-091Y is d14 araaLrrtl cf 115%d the int]cwb*hwKn vk Fa 9w A irh mmpip4 srwzr,wnLa mud F sc m*wFu Lom peiof io faoi pksi MilLiluuurie.lhro rLlm4 tiryq br+rri FaLLaI Icy ri I iar iiLYF!<iH9 rnLirLaiu pwxi8rd bX lIs¢orFnKr Ilo Lre C'irr 111e sr�±c�F Lie poeelod Fn 11sL!lor,u nF p d ir,erp�plalG!slits L1fLnxi�car pdsn Fx ksrd Appk=inur Ills dN dpp11C11Irdn isx hmae r .gAimhpn ba FPLPW srn Lhd y-e }QFIYII Orally F C%VILPPocM I3epia•hneo4+ to P1ggg aXniao J.Tj ac TkTF,rrw<$ -jpr fix muff Infammwn m 07.2211. 22.Thic-ILI ofMrddim,regwres Amt tkrtmorirfpw wik C-"awnrRaly sacly iri theammmi.vr I'Mof Lre wW ew14vue1rnrl cost rkra1L ompkied:ewes_'Fnlci and scuba mfrm4ftrarre iar dwa rin Ol-iari`y%!rRm Ttn+Lurery ON fir+eaifkd by a liar ilrrd co€i wimm ynyv W by ihs ewwr ud Lk--C1iy.Tlic wkty ens he pooled irk de r6m nfm iuu.u:ablc Low of erMit.cmh depmil("Maki Appkanl niusr file an dpofCrliiW N soma.u h ich saP be Lrlumd an the Comm Lamy LhcrtlupeLtw L)LpuFLalcaL Wrhaiic. Plcax conuct Und D0,11aprotoL SL PJ=car mrlrc inf AL11;11;fm al 1:S7-',I t City of Meridian I Department Report IV. City/Agency Comments &Conditions C. Irrigation Districts 1. Boise Project Board of Control W W M WKMMXna -9ar AM-0,►s w m. Lk)is! PSMIEV I' BOARD OF CO.WROL +�r•+•d„arm.nn ow s rnc,a Iwou,uoai,�.� II4MEMIYY*fjl[!4[MOWLTf W,i11i 0[IIT n f'itT ER ii UOL.-��Ih �' ,-w.ia �LiY11F0f ii �NIwN�R�G� r+PL"M-M-h, 7XOK16 i0ftIpLC.11 #SGHILE�Rfi� rYYI M,�16p["a�F• �IT�9l�9�,lI[T 1R7L YAM fl rtR-�anrf [[r -M iRI/tr� MAM IBM 0 76 IiW Jr-I.F� fl,'i a4 vY 17()Nobar 2025 City C*k'x DFF-mc 33 E BVOd4WAY AMM Suiec E4Z Nwdlm 11),&164 RL IGII Canlury FimY T-u%vrAxw c% ThI-J%rxk#4C od E F l ill Piuk MbA,FP,KZ 11-211 A41073 New YaA Irrigrrlrum I)Ignci NY-329-I}Uta5 MI-0SI,001-17,S77-dW-(W Ctrnirma6 n I aural I IN-00 r,.33-T3*i.R I L OM- Nick NWI i_Flamer. Tlkru mu ix, Plow Non or Ncw Yak lrriludim THM69 raalitica loco d on Ow *bnVc- mmiurwd prupumws,bow"Ihey An In fact passam4L L114 wafer right l"er Walk 1:lat Fk*1 Title 42, k+cdl lnigaei dr itu0e 40*1 Om(hW 1hi: ptopem,to semE nciLhbcrr 4 prupcn1m ntLdt retrain unu4atnr.led and pm1rc wl tj ain apprnprinft aocnxni hg the inmle wner,dc%vlW r and cmirx-orr. I.wrinu,KTr*Ydoper mslxr d,l lheir Jut dilio5t k, LKexi all ouncr%aF origl6oriM proptvtio cm this OULLct. Ir ywr de*c wy further Llura+Iiva.Of a3ra.no1at1 rt�r041ii0a lii, Ift9wr,plr-W&MA hf2biLmc In olarw t up it 001)344-11 a 1- r , 11omnL R.Iitbd yr Aawatm PrTiml Mui%m tbf>fr M L evo Kan?ca Wumunmocr,Div;2 0?K Dn%Wn I lmmon Scwcwa y-rv*oLm.N Yll) FRV City of Meridian I Department Report IV. City/Agency Comments &Conditions D. West Ada School District(WASD) 0 IS-T. West Ada 4.. SC1400L DISTRICT November 2L 2025 R E,HI Irs Centu ry Farm Town homes MESA.PP,RL H-2024-0872 bear Meridian City Plannets: Wie$tAda School district has experienced Si$nikant and sustained growth in 5tVd$nt enrollment d4ring the last ten years_Based on ru rrent enroll ment data spedfi€to the area surrounding this proposed development,'ga eStir^aL- development consisting of 72 sin$le-family units and 0 multi-family units could hawse approximately 44SCINW aged Childiterr.Appfaval of this appliWtign will affect enrollments at the fallowing szhaals in West Ada School District. Enrollment Lapacitw Hllladare Elementary School 772 57S* Program Capacity Lake Hanel Middle School 981 Lt7f1U Mountain View High School 251G 217' West"School District suppprt5 economic growth;however,growth fasters the need forodditional school Capaclty. Currently entitled developments will continue to have an impa€t on the district's enrollment and available capaclty south of the inte rstate. Wtion school enrollment exceeds capacity,to meet the need for additional school capacity In this area one or more of the fol low ing wil I be implemented: ■ Transporting5tudents to an alternate school with available davrpomS- * Attendance area adjustments if there is availability in a nearby school, • Passage of a bond to build new schools to fit the enrollment needs, * Portable classrooms placed on the property at the middle school:Portable space Is not available at Mary MtPherson f lemerrtary,Hillsdale Elements ryr or Mountain View High_ West Ada School Dlstrlct requests developers'consideration for providing safe welkways,bike paths,and pedestrian access for our students to schools and community resources, Singerely, Miranda Carson f)i rector or Transportation&Pla n n ing City of Meridian I Department Report IV. City/Agency Comments &Conditions MEMORANDUM-SCHOOL IMPACTS �1 AN { [ mwiiilrr'r dEWLaPmErri-DERBPTMENT �J'E Wipber 22-2025 To. ItIEk Napoli,MSOEWO Plannef CC: bill fa rwr4 Curran#llarrrNng Supervisw FROM: WOO MCC1wr,1wg,e ftnrmq kuraprvisut RE: 1i-204-W72=HMIs Cennwy$arm towrrhpmms CUMULATIVE IMPACTS ON SCHOOLS Mr pi apoi rd rrs-dental dcvrrapmrnt appl Wiern is generally Icrr atce at 39l]Et E Hlli Park St thin sectlan of the.»ema lacks at Eumalwive impacts wer abroad area and proMes encaiernem dau.n areas iIfeitrd by she subject ippllcarlpe.The EoUawlrqt Iaformarran IS intended asa reiererxe,rather than a decisiyv tnoP,andwrwsivforecasl the number of scMaol-aged Ehildren,enrailed in bash public and phi es€fmub,using EitY-witle¢enws data_ To deft and wltfrin thin leak Nw"m.tt.ere hmy!bete 27111P ankhkd unitr�164 srngle damlhr and j r+muhr-larndy)approved oveWdh,n a 1.rnlla rafttof I"prpt#et bpr.itipn reap n reaping I a rO■arralely.2#r}mftalL imW chkilmlr. fvresastrd 5twdiirnts Bawd on E ntitlrrntni r 3 � r Ekwrrrrary Mltliiii Farts 7nW 1%1wh ERM -ftwir ep. rYPt{.� TOfd units. rr+f'dfr�nmffw Pn C arrprw IiAi'n fnr pr{1unr+larK Prarx C+drC�'r.gnt:aoq�hannr VW pfianitt Qykl JOY 44 S W"P nus dofo rrfhrJTO U,oy ej4*V rrrppNdr DdN ore+ri.rudr.pee4irip op�J�crtton 'rKIumng[Ke EubteV appbrar err.Apnea&-� dorvrs:neJ m drr{rmrld prrvvii ow IhcNArF Ad[inn,rrvorfrnrnd tv gt&*r tar"Ne and Jr+rerr ichboh. f City of Meridian I Department Report IV. City/Agency Comments &Conditions fXMBfTA CHEST ADA SCHOOL DISTRICT-STUDENT GENERATION RATES west Ada 3.€hooi Lliktelct(w,xsb)uses a 5tudfint 6,vnpration"ate SSGpI to dotermirw what irnpaot future development will have an enrollments.using wASUs SSR,the following is City staff'saeiessmanr:The SGR iar Hlllsdale Elementwy SLMol r6 Q.6}ar undle famiy ane 0.2 for multi-tamitY.Barad an the sutmmitted apliAwicin materials,the proposed pvject w71 contain 71 singlr family unks and*mtiltl-family units resOft in imuxlcrm"y 43 school-m�ed children arross all grade levels Please noes that the suhkrt erole€t area has some eretna„s residle*pl enwemenu WNW are not Induded In cumulativeforecsst reoartloxl The pnwased project is within 0a latlarrrng jchoal Dnt,ndartes,tweremly,and appr&dal of the proreet map rtfcct pn rpllments at these sdwGls' 5000111 AttrrsdwKe Ann 2445'enroa>R@Rt Ardwectw411 "WWR capa€ltr Capacity Wid"E4mfntiry30ioW 766 70D 675 L&%k Hazel MaM S[haal 9S7 tOk7 - W4wnulnvmhvr girSrlWd 2479 21.7% Notes, r Student Lerner aGan Jtares are-eare Wore d"r�efertnce to lkie dcsjpi re .eui, --Y—�w.!.q•!t the iuf+MctPoprWiorsauoledsrbuororondiamceww. rhu irownwitponxinr"dedusorvfrmtice, rnata tkm a decrvw#Gal r jl ywrr coo be buitr An phmer and fait mwarts nor w rdtorr e ArdWr4!etsvofCtpariry-rhewpoarrrjtWM.,.trYinOwrirrwikjcho&Jsdesiprreddned-0tlthe Atrrriee,eJgenteW edtKa[aditd di!jn Wrht ur rfx GtN011P. City of Meridian I Department Report IV. City/Agency Comments &Conditions E. Ada County Highway District(ACHD) IWMIL ACHDWne{,eM�ha'pr,CnniNWrwhrr / LS"W-Vj Cunmatlaar - 1t Ositrlca NRSWfn ConmlctlDfW Date:lanuary 29,2025 To Eli&9rtSkl,flrlglMon Co+p. 5Aaff Contact:Sarn Standal,Amirctant Traffic Engineer Project Descriptiatti Hilts Century Farms T11p GOCAvatlon Tbn detreftMent R ASUrr}ated to$e41Brwe V-hrCl9 MPS per day, 41 vehicle lyips pot rMOX in trio PM poak hour-based on too I rrttitum of Transpo.tat eat Eng ineer5 Trip GL-rwrabun Manual,TP editiom- Area Poads wil men NO he futura with 1 Ccimments: V. f}ofTl?ving you to mofe Ada Ferry nigh"ramlr.T-3Tt5IWinx Scram-Cvdan CAy.ir]-B3Tk-Ph 7M X17-OW-FX 34F'WD dwww&&4KWK+Y4 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: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Commission finds the map amendment complies with the applicable provisions of the Comprehensive Plan in regard to the Mixed-Use Neighbor future land use map designation for the site. The Commission determined since the proposed development falls into the 30- City of Meridian I Department Report V. Findings 60%residential requirement for the Mixed-Use Neighborhood designation and is providing additional vehicular and pedestrian connectivity in the area that it is consistent with the comprehensive plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Commission finds that the proposed map amendment and subsequent development will contribute to the range of housing opportunities available in the City A addition, the proposed development will provide housing near a regional park, YMCA, and elementary school. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Commission finds the proposed zoning amendment will not be materially detrimental to the public health, safety, or welfare. The public testimony given at the hearing discussed concerns regarding traffic and over capacity schools, the commission ultimately determined that the proposed development would not make an impact that would be determinantal to the area. 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 Commission 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. One of the main concerns from the public testimony was regarding Hillsdale Elementary School and Mountain View High School being over capacity. The Commission determined that the proposed seventy homes would not have adverse impacts to the school district serving the estimated additional students generated by this development. 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-613-6) 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 Commission 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 Commission finds thatpublic 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; City water and sewer and other utilities will be extended by the developer at their own cost, therefore, the Commission find the subdivision will not require the expenditure of capital improvement funds. City of Meridian I Department Report V. Findings 4. There is public financial capability of supporting services for the proposed development; The Commission 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 Commission finds the proposed development will not be detrimental to the public health, safety, or general welfare. 6. The development preserves significant natural, scenic or historic features. The Commission finds there are no natural, scenic, or historic features that need to be preserved with development of this property. C. Private Streets In consideration of the private street application the decision-making body shall make the following findings: 1. The design of the private street meets the requirements of this Article; The Commission finds the design of the private street meets the requirements listed in Article A of the private street code. 2. Granting approval of the private street would not cause damage,hazard, or nuisance,or other detriment to persons,property, or uses in the vicinity; The Commission finds the proposed private streets will not cause damage, hazard, or nuisance, or other detriment to persons,property, or uses in the vicinity. 3. The use and location of the private street shall not conflict with the Comprehensive Plan and/or the Regional Transportation Plan; and The Commission finds the location of the private streets does not conflict with the Comprehensive Plan and Regional Transportation Plan. The proposed development will be finishing the construction of E. Hill Park Street(local street)which will help finish the transportation plan in this area. 4. The proposed residential development(if applicable)is a mew or a gated development community,promotes infill, or is a planned unit development. The Commission finds the proposed residential development promotes infill by developing vl1 some of the last empty sites in the general vicinity of the development. In addition, the proposed development will provide better vehicular connectivity. ACTION A. Staff: Staff recommends approval of the proposed modification to the Development Agreement, Rezone, and Preliminary Plat with the conditions of approval listed in Section IV. B. Commission: The Meridian Planning&Zoning Commission heard these items on November 20t1i, 2025. At the public hearing,the Commission moved to recommend approval of the subject Rezone,preliminary Plat and Development Agreement Modification requests. 1. Summary of Commission public hearing a. In favor: Amanda McNutt b. In opposition: None c. Commenting: James Phillips,Alan Harris,and Chris Johnson(Not the clerk) d. Written testimony: We received written testimony from 31 citizens with concerns regarding school capacities,traffic and safety,inadequate parking utility capacities, density, and City of Meridian I Department Report VI. Action inconsistency with the comprehensive plan. Hillsdale Elementary and Mountain View High schools being over capacity. The citizens described the traffic as gridlock with people doing reckless maneuvers that cause safety concerns. In addition,the citizens were concerned with the data used by ACHD which dates back to 2019. e. Staff presenting application: Nick Napoli f Other Staff commenting on application:None 2. Key issue(s) public testimony a. Hillsdale Elementary School and Mountain View High School being over capacity, Centerville (nei borin development)evelopment)has not been fully built out yet and was also rezoned to remove commercial for residential,traffic during peaks hours of the day and around major school drop off and pick up has become significant and unsafe,and the lack of commercial in south meridian for residents to use. 3. Key issue(s)of discussion by Commission: a. The commission discussed the schools being over capacity and decided to let city council make the ultimate determination on this issue. In addition,they discussed the transition from residential to commercial and whether losing additional commercial space for more residential was appropriate. The commission also discussed the viability of commercial uses without any street frontage. 4. Commission change(s)to Staff recommendation: a. None 5. Outstandingissue(s)ssue(s)for City Council: a. Hillsdale Elementary and Mountain View High School being over capacity,whether losing additional commercial space for residential is appropriate,traffic in the immediate and broader area, and whether the density of the development is appropriate. C. City Council: Pending City of Meridian I Department Report VI. Action � 1 •- /_ W kovEL � i;,_ Inl I � R � i I. 1 1!Illillll w■■ rj�, 11111 - - hull I� n-il�mII—__ull 1111 S IN >• 1111� 1 am: nll nll 111f 111� ! ■ , 117 - Ilnr!Ind Imo'^■tnla�I_rn .,,.�. Iirlfl . . .. 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Future Land Use Legend Medium pensir Project Location _ Residential Area of Impact �o 0 Analysis ® ® MU-C } L MU=r4 r CIYR �iOW.0 nnnsi Resldentlal� 4. Planned Development Map Legend Mlug i■ Project Location ;. � ,s Area of Impact T==' City Limits rE o ���,1P Planned Parcels - 'OAnalysis 1 n 1 � J T City of Meridian I Department Report VII. Exhibits B. Subject Site Photos iwr�7- MOW— to-_ 1-3wwTw! ..d- . . e.a-/`:e. .1 -l._, tea! 11.�.r JI ... Y y..�:'1F r,. •a...l City of Meridian I Department Report VII. Exhibits C. Service Accessibility Report PARCEL 51133212576 SERVICE ACCESSIBILITY Overall Scare: 30 139th Percentile Location In City Limits Extension Sewer Trunkshed mains < 500 f .from parcel GREEN Floodplain Either not within the 1 DO yr floodplain or> 2 acres GREEN L Emergency Services Fire Response time 5-9 min. YELLOW Emergency Services police 44eets response time gaals some of the time YELLOW Pathways Within 114 mile of current pathways GREEN Transit Not within 114 of current or future transit route RED Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets GREEN plan) matches existing (#of lanes) School Walking Proximity Within 112 mile walking GREEN Either a High School or College within 2 miles OR a School Drivability Middle or Elementa ry Schoo I within 1 mile driving GREEN (existing or future) Either Regional Park within 1 mile OR a Community Park Walkability Park within 112 mile OR a Neighborhood Park within GREEN 114 mile walking City of Meridian I Department Report VII. Exhibits D. Original Concept Plan AMITY R ! 'I FHLL+S CENTURY FARM BETA SELFSERYICE 5T0#tAGE IIJPR04E551QO L _� � � C4MINERCl/kL Su801V1514N � DFFI E qr VERANDA+ LIVING . ESTATE LOTS JF' Hillsdale q 4 -111I t CIty Park I I � �� WO .KILL'S GFNTURY M SUBS ISION 7 � ,:`. # � I' A LA HmLps CENTmT FARM NoRTH ` l ' r Gc[ober K.2019 CONCEPTUAL-WI PECT T4 CHANGE h FOR City of Meridian I Department Report VII. Exhibits E. Site Plan(date: 9/18/2025) it .. r .' I -- inismmiar ruu r ruuuw,.,. C+r I ,5�ir.w BRI HTON CONCEPTLAI,SUBJEC UO CHANGE City of Meridian Department Report VII. Exhibits I ■ m......r�®�eoo �1=0� 1k=n 6 7 I 000��o�o�o l� sMill000�©oo kN ME :�i�l �i .•y ma�oaa�ooco �� 1� II nano w s.�3dehx �xi�� ro ti y + ' i� .ski ti ��'��iIF.A�SiYvfi a1�111.T��•'�S! II IQ I p tomIla ------------- pm I 1' 1 1 ' 1' UIHDGbVPE PLAN ___ - _.., 1 � EXISrnNG TREE INVENTORYAND MITIGATION PIAN ��_mMyW-_ - 4'S[fNfIMYfAAM IbwN �•';.'�.,�Ian L A��Ip4�xelO /. WA. City of Meridian Department Report VII. Exhibits G. Preliminary Plat(date: 9/18/2025) PRELIMINARY PLAT SHOWING HILL'S CENTURY FARM TOWNHOMES SUBDIVISION u.a H—.u. ,ownwwa_TH,x. E 1 mn,ar,orco.�..uuw,�muwn,wow IT -- --- -- - ---- ------ -n-- - - -- -- LES.- ...A WE- -'aka REE -=__ --- =_--__� =_ -,� _ f , -' _ g� Irk----- ------�Ff- ` - - wat— i 1 r 9-4 �.. •� _:_� _—_T_—_—_—_—_�_ JAI_—_—___—_—_—_—_—_ ~moo City of Meridian Department Report VII. Exhibits STREET SECTION A(PRIVATE ALLEY) — STREET SECTION 6IPRIVRTEI �^ r S�s•7 —� r ------------- STREET SECTION C(PRNRTE� —�-- �a STREET SECTION❑IPRNATEI �i — STREET SECIMII E(PU" ; -f- = u=Q Z:lm low _� FEET SECTION F IPRNATEI ~aPiz Y 8 City of Meridian Department Report VII. Exhibits