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Z - Approved Findings
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI AND DECISION& ORDER In the Matter of the Request for 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.,by Brighton Corporation. Case No(s).H-2024-0072 For the City Council Hearing Date of: December 16"',2025 (Findings on January 6th 2025) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of December 16", 2025, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of December 161",2025, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of December 16' 2025, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of December 16t1i, 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(Hill's Century Farm Townhomes—H-2024-0072) - 1 - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of December 16t'',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,preliminary plat, and development agreement modification is hereby approved per the conditions of approval in the Staff Report for the hearing date of December 16t'',2025, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-613-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments,if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-613-713). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again(UDC 11- 6B-7C). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s)and returned to the city within six(6)months of the city council granting the modification. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -2- A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of December 16t'',2025. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -3- By action of the City Council at its regular meeting held on the 6th day of January 2026. COUNCIL PRESIDENT LUKE CAVENER VOTED COUNCIL VICE PRESIDENT LIZ STRADER VOTED COUNCIL MEMBER DOUG TAYLOR VOTED COUNCIL MEMBER JOHN OVERTON VOTED COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED COUNCIL MEMBER BRIAN WHITLOCK VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison 1-6-2026 Attest: Chris Johnson 1-6-2026 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: 1-6-2026 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -4- Exhibit A COMMUNITY DEVELOPMENT C��fEPIDIAN;,�-,-- DEPARTMENT REPORT I D A H O HEARING 12/16/2025 rM^ Legend - DATE: Project Location TO: Mayor&City Council :_: Area of Impact = City Limits FROM: Nick Napoli,Associate Planner O Analysis �, 208-884-5533 nnapoli@meridiancity.org - ' APPLICANT: Eli Benski SUBJECT: H-2024-0072 :r Hill's Century Farms Townhomes LOCATION: Generally located at the corner of S. Tavistock Avenue and E. Hill Park Street with the inclusion of the following 1' - parcels: R3636090060,R3636090040, j Ts R3636080240, S1133212576, R3636080110. 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 City Council: Approval FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -5- COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant - Proposed Land Use(s) Commercial and Residential - I�. Existing Zoning C-N and R-15 VII.A.2 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 IV.E • Comments Received Yes - • Commission Action No - Required • 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 IV.B Wastewater • Distance to Mainline Available at site • Impacts or Concerns Yes; See PW's Site Specific Conditions. Meridian Public Works Water IV.B • Distance to Mainline Available at site • 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 Hillsdale Elementary School: 768 - Enrolled 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -6- Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:R3636080240 Date Retrieved:2025/1/27 Parcel Count Parcel Acreage Infill Indicator: 1,692 508 Surrounding Area 35% Not city 40 ® City Limits 2,104 941.3 ■ Not City Household 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 n0o Multi-family is 0% 2/ is ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed I I I 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 Q Amity Road Existing Lanes © Planned Lanes Existing Level of Service Notable ACHD Comments V/ Olt Programmed IFYP © Programmed CIP FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -7- Fip,ure 3: Service Impact Summary Ready - Marginal 'w Caution - \`off �QhQ h ��� erG1Q Qa�`C` �t L°tea 00� 00\ a FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -8- 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). lll. 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -9- Comprehensive Plan policy 2.06.02D encourages a diversity of housing, recreation, and mobility options to attract and sustain the local workforce. 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) - 10- 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. 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 11- 3B-10C.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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) - 11 - iv. 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. 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 11 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) - 12- The applicant is proposingparkways 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 6.01.01 H and 6.01.02B of the Comprehensive Plan stress the need to minimize the 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) - 13- 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. 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 11-3A-1 S): An underground pressurized irrigation system is required to be installed to provide irrigation to each lot in the subdivision in accord with the standards listed in UDC 11-3A-15. 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- FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) - 14- 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/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, IV. the property owner(s) at the time of annexation ordinance adoption, and the developer. A 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 43-12, 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-I0C.S. The FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) - 15- Applicant shall coordinate with the City Arborist(Kyle Yorita kyoritagmeridiancit") 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 4-3 12, 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 11-6C-3, including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 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 11-3B-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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) - 16- B. Meridian Public Works PRE-PLAT(WiDITIONS 4arasle4at4�F yplrapgtpSrL%Tf 5ewe,AYaNa6leaksRe SKom • Esurnaled No" See applKauum r ERLU'% • wAF&0eEhn:nR 6xann • ProJM CarrasteM Yes vAh VFW Mahe, Plial xJl Plan Impactx�carrsrnx SacPubJuVwkx3itv1pariFicCmrditim % Water i 11dn[!to wal{ Water h vdable ai S•rr ServKes pTiJSirl�d� • FAImNrd PYaJeel We appl-Mlpn Vdz*T ERU'ti • Water a Irly Na • pMjertCe nw5.wM Yes whh Wolff masw RN higmcWCpnoerrn Noee- Ih Ill.K WngkxJ)KF4 THE*T '*riPKA'F Uvw&rimnof*pprwral I. Euc ire r w vtfiiy if that ism well msile.IF a Wel I is hmacd on dht siae it mLLq be abmdoKd p4ritduiAncy gquiFgmgsrlr,wad proud:or2bwd1omLspre rnmi bC peps6d4d lm 14e City C-=N wed for Pres6wixcd irrigauom. 2, Euch pllaµg ul dw der 4t+rpmu0L will aCed io b4 mu 1W Lm xxrify m imcrus lira ilreu prkwmv u "inrirkd 1. Sewrr And WgL r Iowa Pcwisv 3U4 EakLmfflL. d. £xisaiftwatt main doesTIOL hraru am reI Lnodres it flom 3 S w the m'rrs6of Lbc pngmAA rtrain in Ile mi"to the iee)UM wnh of I•Willp[in Plm ide!LLr euemrmr uk er 11he+LAI4Y niAim S_ NO Ueda.*MCW Or Ig6L poles sWuld be eiehin V nfahe kydaww*F varer mci c�mrwdim eit lhenf ma o Ilia euoMenl or nul 6. Amy lnLmdwakvTmjnswba"IbeabwdwdPurOtYafMMdi:ip5liwdnr* 7. £nrme oo ecaeraantccm PRM6MUO Lnfrluwlen UrWhe4 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) - 17- (Yt•l-vral Umoditian i IFr %ppra4•al I App+llc,m;zm!• :oo4wLe wafer and skwcr ma■si w and FoLu1-ag wigh The PublK Wc-rks PcpWjrn4mk,ml.l oxS igi;%�- dorm r of Cgpgwcats fnr,nk r mina thAt jLLT"uIMJ LID Nor i& seM1 Wk[Si&Q•f a p.rbIie fig t-0f-k.&r_ Minirauro Corer o•tr X WY N maim I&ikk'L ken. if ekncr "1j3p of pipW Ip Kiih-WribU it 6;Ik Ihpn*LF4 (C%I ILL Pik'M a uraLtiTio!►hhPn h4 u4d m mtkk rnaeee o#Cigv of Meridian PuWic Worli lcpa�Llrlc w Saandard Spaei FicA601Y. 2PCI 1414ridrqu f rty C•sl{I�I C k LhC�I lKmd Jll 6e Ixt mk ihLp La taxi of�Q L!t MW wP119r maim,LKI:imid ikrough iihif i:kY0 Vt57ti6dL Appkiewl rip bt eliki•iMiz Fur a cLom Indselilner aiqF%WM;,,eL kn mfei alrLr Atn qfikrlG=wna per WV sdi-t 1 Fhv zptAii mt Mind pwvIdc igoacmerws)fL-r oil pa611c walrr•se%►r m; na vasidir L,F paiir riA,of uNg i Ln�]W.;,491 W.AWF*,--J1"%�I�fnnm•dYj.}. DK-V.�MKMI w �L w rdLll% MpJL N ' y� L +Si F e for wlTlpk unity.c*7�0,• w7Oe ror iwD 71r ca% mLmu dkoll r"br rlo&cr"Via rli'plat.but nahrr&411w d ouLuda Ihr pin pwns using*c(-irk of'1-1;ndlan's!wwwkrd forw. Tk CO%MtnL rhpll tPC VWh ipMy dq iMd on the TiA �w iR FCFKFI"pugx.-Wa 5Uhrn1L An cte{vL4d easmcnLfan ibe four}atzlable f?= PLiblu W rks1.a IqW descnpiton pwpami bti an Idaho I.Icrn d Pn)FvWrinal Lao$W-t a}xw-w•hrsh mini iei;Ii:j*Lhi;arva of Ihi;cmCminl I rng6.f4 EXHIBIT -%I and an xi'I-R 1 I"rn2P wiTh bt:-MULps gad d•smwc-3;ravkeill EXHIBIT B F fur rr,vrs•n fl-aLh 4 th ILA&m Int be icdled.sighed and 44W by 0 PM FCwiodal Lar1d Sur v or 00 N0T RECORD. Add a F,an4 ao Jw pkx wfrnsrimg this dIwwww. All easenfcmu rbusL bC sulas,ti,,j,iv eKwvd mid appm%vd prlcw Jo Ik%elopawol.pL=WpI L ol. d_ Tbr Cirk*f Meiidim rcgWres Lim i pmsslairtd is iga iim Mrtrris be by 3 Yinx-w Lin d �oLvr:r of3rale+EK'DC 1 I.3L3.61 Zlr appl�atSL i�uid h4 regwrtrd to u1e�y�;q�ruri��err W L•'{I -Y um ct Mt Thm pr;mar} suv rac. If 1 sver=L CFr WIt 1140 Lri4L is"&F 21 Lt lQ_r lib 0r-POML �LIWWaliep w 06t ealtna r�wpor syswn tea!I he•Ngwpa Ir n um.&-p"M wnMi;tian is Wwl,YM. c I w Lk;-LIoper w P I I L,r tLkpxLsii61c FL,r chg TWrhCM 2XWVRALI'M fL,r IIrIL Cnrtrr pt;w w Fin-M w we,%Im&tcI;1prncnq p1m rpprnvLal 5 Arl r,srrh r %iffm Lirrs I1ha1 qrs requurrd pn be rgrseved.holl he pnm to gdgoarurs am arc gina1 plat by**(•I: I •I r.:•I AL n4 11rX11arrf Ihok=41WV,'W 10 FCPMDM rhJA h4 Akjea k+rtadmpw a•d P0Miftke r. ..L .• .•I L;rsc1 ridrrsal ng tff be an cvwk ALwri;wish MCC 6_ ALI rrn awn dac 114.. wanals.Werals,or drains_i:xvIuw%-e of nararal Ttwrmi.vs.irrlergmLing- C"pirlq ar 1p}14 61di.Wgnd,>nd pond funwE 10 lb[wca N irk wwWlu6kd FBI Lx addrvwcd Kr VDC I I-;.4 4-. In ptri:6 irkg RxN vwrL die app11 ican 1 stWIi amply vParh Idaho Cak 42-1 Z+117 and apk aLWr a4PLirablrr Iq•v FcguJ Liprr 1 AIt}+ eiIs rha11,01 our-am CiriLot Lo k wwd to Lisi Ec rm*crLy abundoaltd accord*Lim Idaho Weil: C 4MMnx MM RMdatrh RLhkM a&LImuL�and by dar Idaho brpoib erd.3(WAUt kcr MK'Er 11 DWR1 The Dtw69Lir.Ow nix.of pwjen Eu6neair.sail pro4 k x■mMmm addrming w6cLk e1 Oww w peti cmAmu wyLls en fix de%Cbprsrtol. pad if 6134 bow•th% will rmuihiw 1a br goA oT provide rLvord of Ihetr abiadurlrrrnl.If w6b are ro bt abar&ML6 1.11C POita OYkMr or 1hp%'.ir rwrri:4entiMvi;2=P;L coolaCt LIrF IDWR(ir"dr alb r PrgWIL113 SuL•LIaIL I AJMG Uilp". H,rdralpL4riogl k-'(IM-NI-4 7 1 B FFOW F mTy waWk as d&w In dm)nv •im%-i I an r•s.,& 1;wall lcvc M 1 t rl is b. ,t ed lh-tal dw vLcli Is less i m l x R dip j. Friaf o(comITj nLearrc ri tirnh 1EkWR m lort 1?C ra6trr 1 .i 0Ikre City Fr Tot•la mIv w"IxiTrR&ww L4F drsnrrinl w,31 Ibc wcP Fikilaw Ln {,Qrnrl•.1151_•Il'.' • 15 IPWR may TMh In addigb ml m rk wA 4 kMse w Mommgk! Hm the w0l #I kir} -tip: pF•+p M4 wrtluq tbn FPRWCI ftAl be TL-rmvgj fmm wnKe Tr(-ire f],dlnnrKc SCt•Ir•.. a MW 9-1 R. Curkiwi.(•muml Oismee 1•Ira1T11 dx 0im4ammeni portxiures oiled inoppNlli,u;I.'lRR1ti7 5.5 11 9_ Sum sIgm we m ht to Mine.-imiian wi;-cr mid W ErF s;ArLrI Thal I b a.pgFowcd WLJ aeei%W& mod lmw apprrn cd by the Ada C-nunsw iiiowin PivF Fl ;Pnd 4x Fi7gI Plar RIr tMI wlyda+*sann sKWI ht=onicd_pnor w..Vp1%lag$oir bwirlIne;LLrmmq. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes-H-2024-0072) - 18- I u.A ILYItf of vv4f-L sH rulh cumx-e9 ilw ilne,ml{d I Ile,will b:rCspluacd 1W all w4olnp4erx t ltriitrLg.Lmk6=Wiag.adICIII rLCI.-UC-P611W W s;rP=Itr00 111112-111116fil*L I 1 All mpr&h erneir,idawd w puWct 1lft.N311dy and htdlh iAall bt romplrud TwPw ILo iKvUfww* vfihs 5WPMrM ' hne ZrprM o bk th4{City 13�8°re .M 4;�Wr nqr RDO a Krgssn W*Mrr,ty larraeh impfts%enicck;ina dci w obuin Vwy fzgibmriW6 wiv rA Lhp Anil plW AmWL forth Irl LI[IC II I_F{'•3ll 12. Applietmi snalr be rrqul rrd io psv NNrc Wcdib de,-clapmLnl Hill M its..and cunLnrucirm ilrspC900n Fccs as Mcrrnined llwirgL the p1Lw rcview prams.prior w the muEmc 4 a plaM 3pptkeL ill lcibtr. 14.11 041t tar Ck MpanwbiliMx ofilrr W$Aicart WencLLM Ihm all&nVkp■Ic+r feomms;aampl+wi6 Lhc.JLdkcnthrf wldL Lhskhhlicx Av imf Lbc fair flLneau6 Ael. 14 ,tpMlcros Mall be rs mn-Lible fprnml iuuirsn pn0 compliwce Ail)h any SoctianAm Pk-rrnntinµ LUL TZLJ}be drqui rod by Lhc Army Caro of LILLWL'L3% Ii 0e+tk1pa shall mvillimi ntai9bua kKxiL llt—r.b Iha Mmdim MA Orr-it. 16.l umfui:b=L3r msvlrs sh.rLl brsubmwed hl rbr.M eudi-an Bui6hng fk"LmcdL CM At bukline pnd4nwv1,irl0 4nm;rw%d hnekfill,%iww frx,rl■p Y o-IIJ t+l nwp All rr!o". I, 1 he J vLm eifiFmoee sisal!R n--qukmd It]Terri Fy thal Ihr KUML[mrcdnrq Anffi oas&e sei a ed Ihlm Iwo rrf 1•fLZL abmvr Ihr hrRllerl CntWWhM pest µ14-09lWXa r1t n iM nilk Irk W MLrts Thal 1.6L bufh,ly devzl mm of Lhr cr wl srotes of bump is all lease I-6o 1.ftb x. Ix the applr4ant►4kwi jrt cu#+eL I,h011w rtip.In..Nt iar ulvpmgpm of all imgmmn wA drr drarrwge fXilin Willrrrl ihs PrrF==l Ural lto"fall wrier lbC M3!gd31; ql aRn erdgMKa#trtricf or Ad w nil &N,jit elrF.neL:,hill I ph%t ale s'L71rlI04Ml%Iq 1MM dId he 1lrik i hdit bEe6 mwsJdd M mPmF -rnee with the apprnsvd deslpF Plan; Toes qqqGftq In%,I I be ragwrred before a rc li FiullIc n mLiprrep t,Lsmurd&w an%-f1nleLufeM=uIL1n rhr PXULUl 19.At Ihr compltilcrs of dti Plea.Ilse applkane*all be n-tponsltk io ulbnrir regard dwvingps per Lk City ofMtrkban Auwt'Ab ordndaf& Iltre[rrcOfd draa.lols muss i-e fccn%ed mdl aFpro,ed priarla thf imAmec4Fa ceniRcaticnoF%xcilpwcy for nny 1Lnai;urts walbin The pTu*l 20.A APML IiEhL plra MW nccd Let be tlWdudL'd Ln Lhe en iL•vwmyn ucLmmi pLvls.S1tvL1 LJgki plat rcgwrerretntr im ii%wd in r dkq A-3 of Iht Ilnrrmemcnl'7lundards for+mvi UphiL% A cogle of Lhc sLmdards cao INC IMaLd 21bLLu' W6AA.39pv1d-'2 21. llrt CP1.v of Menckm rltqurrcx Llwl 0%ow-mr poss w the C fly d larfcwmnnce Minty im the irmu M 4t 123%4d the Lq W1 gn$Wlk;j rr c%rsr for al9 sncompkn4 www,sales aid trust m*gFwvc%= prior ha farm"om riyralwr>: Tp14 sllirrk vwM bs-%%ri Ph-J I*a I int ilm aw tndL Laru praxibtd bX 160 M mCr 10 Lrs City lire 51I c"GLm W pwled w the 94im of W irrWK-W-a kr Ietrcr nf"iil,i;g r depdsn mbond.Applretim mLr%k Mir m mpplleni m.I fmr hurry.kMitaehtale bs dowel do dre CquuMor 11 Pes'elvPKM D4Wrnmt wokilC Plsawo srw4W lewd r}eMaprrpmt Srn'iarfor muff InkmMu n m xA7-..11. 22.lire 0LvofMcndiwr rcgwrxs dmt dracmmcFpmll talAo C-rly Bwnrrjsiv surely irl ibeamumLof 'M of Ire wW atmstrwvlmn cost for adl=mpkicd sewer.wmer and reclx Irlira}Ifsimrr for ftwion oflwoyrm Tldf!6wriv Ail be%erified by.)ILrx isrrn cost esdmase pr%yvb:kd bti the swam Lo Lhf{try.Thu Surtty CM be p IEd an Lbc IiAit3 of an inc,u ahlc Low of ernllf,cmh depmil cwbmd Appfreoan ntlre>file an aWieal.m far sure%a.+KichsalL be fnLd%;I m the Commrmuv C"tterplmClld Ikpen cot wcteiic. Plcax eoman Lwd Gn sopmfaL xrwi=dot mnleiakrllLnl�Ls ai xll7-::l 1 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) - 19- C. Irrigation Districts 1. Boise Project Board of Control FP4Y ,f IwW,kw MASS' PIUMEI=I• BOMW OF Cu."'Itirl- +IIrrII•Sil IYm Fa,=■r�,r, a■n�aF= max.+rrorsalrlcrs y• rrrr.M •IT PAW. IfpmW47�W PMAM F4*Pm A%I I gnrr a uerme �C o MOAn M1�YpHrlmp r 1 TIIDNM ill'rr"A.eh 4Llf OE 3 M C r iI mkwpTIr•r AFK%rL 6plS30M KC 9GTnr ls.orrw Mll'I iiiiim cm" M34JLTW�OL�C"+R�' AIL IiGk IH••INI y����7r7y{ Y�7�F� 17<2'L�rL be 2025 C'It} cIcrk'A OlfFac 33£BroadwiLy A1rcmur-Swd0 102 Nlat,dim I C?1MW kE. I fill C4mluq Fwm F%1%%AKwnc* TW,iXWk AV&zrl(I f IIill Pnrk MFJA.PP. R!71-311244Ft171 New YoIA L Lrrigliuo DlAdd NY-3296Wt-06,00 t 49,4ou I I h. 4 III I_-LH Cunpkiiiµimm JmLerJ L.1IPW Sce.33r'l-K R11�l HM- Nick Natoli,Plaerrr. Thm mm w P liu Pnticcl m Ncw Yod I rrigal ion OWdd i'a-+lht m Icbmtcd cin the mmiomd prop m' ;.fmoAvver i LL) hk facr s14 tY1 LL I.Ad tik`aba ri@hL P�m Idaho , 'fide 441 kxml ini l draitJe �LIILI -N 1n.81 cr' i Ifii. JMverqq to seMM nri2:!_hk+.,rij%- pmpe,rtll, mkLit rmain unI:Rm&m *W amd prof rki-nl t-) Jln aprwopriale 6%wmml by the IamVwnm dC►+ IPVCr and omrdrm-%nr%. t, d�+'41Up Fn I 111�it iLIkV diliV.LTµ7 µr LNmai er A u-o nCIS o1•arigMburlag properti3 on this mettEa. If yugp havv mW fvrthcp rlWldM• Oq U3MMVI3tL r u5liom 11Iia puLell¢f, pJ L]o IWA bC!%jL p In opmocl me ai1201j 3"-1141. 11vu ioti Ri ltMor A LILgl nTri I'r,9jm;l MwpgLvr Ow:tr ec: ktvaa ktcwri V4'aE unmur. yi le FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -20- D. West Ada School District(WASD) VA ° West SCHOOL DISTRICT November 2L 2023 RE. KIIrs Century Farm Townhomies M1DA,PP, RZ 4-2024.0072 Dear Meridian City Planners: ~NestAdra School Qistri-�# has Qxpierien(*d si4nifirant and sustai ned.E rowth i5 student ennpllmignt during the last ten years-Based an current enrollment data spedfic to the area surraundirkg this p roposed development,vve e imabE a development comitti4 of 72 5i n$I,—family units and 0 multi-farni ly units could house apprcWmately 44 Sth*ol aged children.ApprQwal a#this application will affect enrollments at the fgllowing schools in W-Est Ada school District. Enrellmprd Ca rat Hillsdale Elementary School 772 67S" "ram Caipac➢tw Lake HaM Mlddl@ School 981 IM untair,view Huh Wiwi M15 2175 West Ada School Vistrict$upports economic,growths bowever, growth fosters the need foradditignal school CapBClty. Currently entitled developments will continue to have a n i mpact on the distriCCS enrollment a nd avai la hle capacity south Of the ird*r5te. IMhen school enrollment exceeds capacity,to rneet the need for additional school capacitor In this arm one or more of the fol lowing wil I be implemented: • Transporting5tudents t0 an alternate school with available classrooms. • Atteridanre area adjustments if there is availability in a nearby school. • Passage of a band 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 MtPhersorr Elemerltary,Hillsdale Elprr@ntaNr or Mountain VI@,o Wigh- IMestAda School District requests developers' consideration for providing safe walkways, bike paths, and pedestrian access for"r students to schools and oammunitw resources, Sincerely, Miranda Carson Director of Transportation &Pla n n ing FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -21 - MEMORANDUM- SCHOOL I MPA O�IEK� LEI 1 -COMMUftITY DMLQPMEMT L)EPAFITM:ENr Wabor 22-ZD25 To N Ich Nawll,Aswcgle'PLan Iv SIC, Bdll Pipruia.fiurreM PI.1-3no Supwrvi Pw FROM: Wi-Rn McClu-rg. Lurqg-Fi),r" Planrik%Suwerviso* RE: H-]024-1)012:HIJI'i Cenruryr Oarrn toyyrrtrorrres CUMULATTWIMPA M ON SCHOOLS 1'%#p4 opose+d respdant•al dkveliopmmt BW6c4ticn ii$Lenec.Ay lowtm al 318UEF E Film Park 5t- t his sefltlon-of tM memo soaks aL LurnLL-1wive imputs o,rer a!bread area and proaodes cnliTILL fneffl dbu rrl UNJ a# *Ct*d thrThd!14ibjeCx sppllplutirl The fepll&.vlrqt lea0emaMM jj intended as a r>eh:rexe. ralhim than a drcisiwe ml-and serves to furecasi the r►umbier of sdhaol-aged children,inr-Med m both public arrd private schoads.using city-wide cis dot& T-p dKm and wldrkr ON[RU NW"rsr Ifiert WVE!hiftrti 376 arlililli0d L-nitr 1160 smile-t prnlly wd 115muhii-farrkily)appro,Ld mothin a I-m1Mrradaui of trw prolt-cT r-ewhing In fore Gas{ 5tudyrnls&wAd on Er+Sstlrnwnis rr � w 9* ErrrirrrkN MIdd o No TWO 0?4ftI5wdrr4z FfthIrr Prwwd A!QtX.+ T.4(W—14 4*-.Md)r.Wn&dy 4$APn.rf11VJ3-R*"V for Pr;gnopwie pkrp!l gndrVi-r t PPr%V 1 r VW pt►J-m11!510VeJ I14f 4M4 5 ram'M They 4I0t0 rKfeNTM UPWO W14169fQree1f DA1'irtJ MIµJftPtTrhm+IQ 00000NY15,1FjZb f1P Ukd SubjiSfYa0 .Affw 'bra-�1i>-nrrrur+rtV3Wre1 5-vEi2r doll?r3 ede-J ro &Ijf rr vid prri4M i Per r ;". dnd i-mrD Twme il�y 0ilidri far ptkik and b'rWtrf+rfttmUl i. 1 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -22- fXMBtl•A WEST AOA SCHOOL DISTRICT - STU DENT GEN ERATI()N RAM West Audi School UistrKk (WASb) uses a Student Generitbn Up�SGR] to drte mine what impact future dewelWment will have an enrollments. Losing WA3Vs t#,the fallowing 4&City suit's aaiesameni:The 5GR far M11Kdale Elementeryr Srmol d Odd far srndle famiillyr and<XZ for nwltklamihf. Based an ft submitted appFcaticn macerials,the pfumed wgj t will contain 71 sln&family un its and 0mold--famiIVunits rekAing in appeaximatelk JU Xhaol-abed {hkrerr ir:rass all 1FKJe WWII Please ME that tlwt sUbmCt aroe€t area has some oreymui resi*M0 tnoftmerrt5 Jaya#ore not Indoded in wmVlative fuggag reotartlw[l the proposed project is wrthiin Lhe Iollowiing school boundaries,curremly,and apprmI of the prolact maV a+PW enrollment*at Ilrow schools srhw Attendance Ntas 24-25'€nrPMnerrt AFCh teMFal PraRiiien UNsrY CWCKV Ftillsdrlr EkMeneary Sehoe+ 766 70D 675 LA*Hazel MwM Sdm5bl 987 11M hki,intaln Vww'High txnod 2479 t1 f 1 rgves F 5[udear Genwaucn atone are roomed err rafertrKe[a the dEsk harad eilemfirrrary srhnd wirhM!ne 5-p4ectPvP"'s rsorvted raWotiWiGar[rwa. r&s 100+fnMw esmrradeous a nrfr+eKe, raver tkm a dlensw too • Prarerri mr)be 61*4 kr pion and JuA'knparts na!wmriedmre t Archr'[errw*af G&Mxiry-the capctd ry eSiWW d dt[toe rirM rj idgdgW Ai hideddrl the J1 ei Hn b LNr q g en&4Wtde QLL[Wi1bWW117riA[fF!NMrlp.: FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -23- E. Ada County Highway District(ACHD) ivk c u rre AWIL v"PriNdnn ACHDw.re{,eFdrharpr,irrnnrrlaw an.rrru ❑mnmcvaam _ 9q 0grrkmMm R 0Nnmcmo-rw Date:lanuary 29,2025 TO:Ell 99rtSKP.erlghtor+COrq. Staff Contact:Sarn Standal,Aw swnt Traffic Engineer Projerl Eyescriptiare Hilts Century Farms Tr,p Ge,+aratlon:This eevelc min[rs esrmatad to ge�r*rwe 902 vehicle trips der datyr, 41 vehicle hips pot hoIpr in th•PM peak hour_basod on the I1lstituM of Trar'+etportbt ion ENineers Trip Generativn Manual,Tf:"edition- Qerju.rcr.A6vr&t6h&ub ft'r6aFfx Do area roadways Firpeet r ■ VIDS NO i:ornrn ent% V. conr*ctingyou to more +diCauar)high y r%mkT•MEhUrrf.Srrom-[sWn City,ID.E37A-PH?WffiJAX0-"3K WW•4w&j1&4KWQV FINDINGS A. Rezone(UDC 11-511-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 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 Mixed-Use Neighbor future land use map designation FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -24- for the site. The Council determined since the proposed development falls into the 30-60% 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 City Council 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 City Council 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 council 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 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. One of the main concerns from the public testimony was regarding Hillsdale Elementary School and Mountain View High School being over capacity. The Council 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 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -25- 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 City Council find the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; The City Council finds there is financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and The City Council 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 City Council 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: I. The design of the private street meets the requirements of this Article; The City Council 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 City Council 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 City Council 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. v1. The City Council finds the proposed residential development promotes infill by developing 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -26- B. Commission: The Meridian Planning&Zoning Commission heard these items on November 20', 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 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 (neighboring 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)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: The Meridian City Council heard these items on December 161,2025. At the public hearing,the Council moved to approve the subject rezone,preliminary plat and development agreement modification requests. Summary of the City Council public hearing: a. In favor: Eli Benski b. In opposition: Julie Edwards C. Commenting:None d. Written testimony: Martin Hill: Concerns regarding-a recorded view easement that discussed not obstructing the view of the foothills from his property.However,the city is not a party to this agreement. Sam Scranton: Concerns about keeping the mixed-use component of the area with a balance of residential and commercial.He referenced the Centerville development from 2021 that FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -27- rezoned commercial property to residential and doing so here would further erode the commercial services in the area. e. Staff presenting application:Nick Napoli f. Other Staff commenting on application: Bill Nary Key issue(s)of public testimony: a. School capacity and loss of commercial space were the two primary concerns that were raised from public testimony at the hearing. The public cited Mountain View High School and Hillsdale Elementary School being over capacity as a maior concern due to little or no relief coming in the form of a new school within the immediate future. In addition,the lack of commercial uses in the area is Key issue(s)of discussion by City Council: a. The city council discussed school capacities and how this is an ongoing issue primarily with developments that will be served by Mountain View High School. The City Council indicated that West Ada will be discussing school capacities and enrollment in January and that the school board will be looking at redistricting south Meridian which will provide relief. In addition.Council member Cavener expressed his concerns with commercial spaces in south Meridian and was not in favor of the rezone. City Council change(s)to Commission recommendation: a. City Council amended condition 2-E to change the language to allow for the removal of Lot 12 instead of Lot 13. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -28- EXHIBITS A. Project Area Maps (link to Project Overview) 1. Aerial V11, Legend Project Location Area of Impact R OAnalysis R ale, 01, _ - I @ meeanner 1lie, . o JMb I � _T.Z- u e! AA.► *t�a� .. w w. � �1RI a s � ili-Ilr'�� � ge1A IeR °�lll�Yl�If hH9.w - !! 7MAYg11l,/�AAgIM1�.�'' ._ I' tltANINl1 5-1171N� - _ , 111lIAe1 pMA1 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -29- 2. Zoning Map C I I LDTD=.- Legend Rmi RUT R-g O Project Location i_ o �__ Area of Impact � f R$W Analysis "r1 rV ® R8 C-C -. T RUT J IL } R-1.5 C-N R4 3. Future Land Use Legend ®® _ Mediu ri De i ! Project Location _ ® Residential ':.'Area of Impact g O Analysis ® Ell MU-C MU=N Civic Low Dens , Residential FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -30- 4. Planned Development Map Legend f� Project Location Area of Impact a T=' City Limits +. Planned Parcels ;� - ------ ; , O Analysis 1 �-L-4 i M ®®� FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes-H-2024-0072) -31 - B. Subject Site Photos E' FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -32- C. Service Accessibility Report PARCEL 51133212576 SERVICE ACCESSIBILITY Overall Score: 30 3 th Percentile Criteria Description Location In City Limits GREEN Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yr floodplain or> 2 acres GREEN Emergency Services Fire Response time 5-9 min, Emergency Services police Meets response time gaals some of the time 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 (#cf lanes) School Walking Proximity Wrthin 112 mile walking GREEN Either a High School or College within 2 miles OR a School Drivability Middle or ElementarySchool within 1 mile driving GREEN (existing or future) Eithera Regional Park within 1 mile OR a Community Park Walkability Park within V2 mile OR a Neighborhood Park within GREEN 114 mile walking FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -33- D. Original Concept Plan 4 _747:7777 ITYROA f+PLUS CENTUQT FARM ..�. t 1 RETAELJPROF ESSIO NA L ComNL�ecipt sueoLVLSLoti SELF SERVICE STORAGEDificl INUE►ENOW LN114, 5 VEROMIDA CA ��** �j - ASSISTELl CADE CEI ll'IIING PkGE Q IFIEa TS �1#� * i HlIsdale City Park As -_, I '� - � F f� �f illsdal - •�-.T fie' iI HILLLS CENTURY FPPM SUB6)HISION DILLS CENTURY FARM NORTH ens r Oo,L'-rf 3-1.3Ot9 CMCEPTUAL-SU6fECTTOCRANGE — A FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -34- E. Site Plan(date: 9/18/2025) j t"i is►'ts V. w f a qr . ) - - _ —IN low ,5i,•.E �� •�} r ,,, � r BRIGHTGN CONCEPTUAL SUBJECT TO CHANGE FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -35- F. Landscape Plan(date: 9/18/2025) 2.1 - - WR a 0 -- -- ------ LAN06CAPE COVER �� y � •-_•,•• --����'Sti� �....�'¢..xSST.�Y�7\153.�. �.` �• wwe iR,fi4i,. � u Ion Q FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -36- I � e 1 g47. p f 1 tl e 1 l + [ u'4cF11ruRYFAramfOwM saw1 )• x�a s� rr j! . Ali ® ® ® e e e a a o Q e ' 0 u'stfNiWJmw iG1VM ...® 8 I�fJJOw FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -37- 3 C�i E105IRNG TREL INVENTORY AND MITIGATION:PLAN ' �5�1���LT.mmL�S�R"^ •� _ 'aOCtlbl'"'rwti.W w..�r RIM-- I d - FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -38- G. Preliminary Plat(date: 9/18/2025) PRELIMINARY PLAT SHOWING HILL'S CENTURY FARM TOWN HOMES SUBDIVISION ,owe�r a rnx H. wr,arx.,once rwwr wi awmuarn,wrw ---�.. - _ J*d+ + I -` ----- -+— —-— _ FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -39- - - - -=_- ...��. i' _f — _ i1 d - -1t —------ ------------ i e I Lr i --- ----- - -- �- L-; --------ji --- jjj _ j 1 - - - - - ~PPzn ; STREET SECTION A(PRIVATE ALLEY) STREET SECf1ON 6IPRIVRTEI ....� :.7C �� r STREET SECTION C(1..E( STREET SECf10N❑IPRNATEI Mi N w�a v r� pL1]ET SECTION E JPUBLLI C ,STREET SECTION F f PWATEI — �PPl2 g FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -40-