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HomeMy WebLinkAboutRockwell Greens Sub H-2025-0002 Ada County Recorder Trent Tripple 2026-009389 Boise,Idaho Pgs=64 cfowler 02/11/2026 08:11:15 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded DEVELOPMENT AGREEMENT PARTIES: 1. City of Meridian 2. Gemini LLLP, Owner/Developer THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into this 1 Oth day of February , 2026 , by and between City of Meridian, a municipal corporation of the State of Idaho, hereafter called CITY, whose address is 33 E. Broadway Avenue, Meridian, Idaho 83642, and Gemini LLLP,whose address is I979 N.Locust Grove Road,Meridian, Idaho, 83646, hereinafter called OWNER/DEVELOPER. l. RE,ECITALS; 1.1 WHEREAS, Owner is the sole owner, in law and/or equity, of certain tract of land in the County of Ada, State of Idaho, described in Exhibit "A," which is attached hereto and by this reference incorporated herein as if set forth in full, herein after referred to as the "Property"; and 1.2 WHEREAS, Idaho Code § 67-6511A provides that cities may, by ordinance, require or permit as a condition of zoning that the Owner and/or Developer make a written commitment concerning the use or development of the subject Property; and 1.3 WHEREAS, City has exercised its statutory authority by the enactment of Section 11-513-3 of the Unified Development Code("UDC"),which authorizes development agreements upon the annexation and/or rezoning of land; and I.4 WHEREAS, Owner/Developer have submitted an application for annexation and zoning of 51.15 acres of land with a request for the R-15 (Medium High- Density Residential) zoning district on the property as shown in Exhibit "A" under the Unified Development Code, which generally describes how the Property will be developed and what improvements will be made; and 1.5 WHEREAS, Owner/Developer made representations at the public hearings before Planning and Zoning Commission and the Meridian City Council as to how the Property will be developed and what improvements will be made; and 1.6 WHEREAS, the record of the proceedings for requested rezoning held before Planning and Zoning Commission and the City Council includes responses of government subdivisions providing services within the City of Meridian planning jurisdiction and includes further testimony and comment; and 1.7 WHEREAS, on the 2"d day of September, 2025, the Meridian City Council approved certain Findings of Pact and Conclusions of Law and Decision and DEVELOPMENT AGREEMENT—ROCKWEI.LL GREENS SUBDIVISION(H-2025-0002) PAGE 1 OF 8 Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 2 of 64 Order ("Findings"), which have been incorporated into this Agreement and attached as Exhibit"B"; and 1.8 WHEREAS, the Findings require the Owner/Developer to enter into a Development Agreement before the City Council takes final action on final plat; and 1.9 WHEREAS, Owner/Developer deem it to be in its best interest to be able to enter into this Agreement and acknowledges that this Agreement was entered into voluntarily and at its urging and request; and 1.10 WHEREAS, City requires the Owner/Developer to enter into a development agreement for the purpose of ensuring the Property is developed and the subsequent use of the Property is in accordance with the terms and conditions of this Agreement,herein being established as a result of evidence received by the City in the proceedings for zoning designation from government subdivisions providing services within the planning jurisdiction and from affected property owners and to ensure zoning designation is in accordance with the amended Comprehensive Plan of the City of Meridian on December 19, 2019, Resolution No. 19-2179, and the UDC,Title 11. NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: 2. INCORPORATION OF RECITALS: That the above recitals are contractual and binding and are incorporated herein as if set forth in full. 3. DEFINITIONS: For all purposes of this Agreement the following words,terms,and phrases herein contained in this section shall be defined and interpreted as herein provided for,unless the clear context of the presentation of the same requires otherwise: 3.1 CITY: means and refers to the City of Meridian, a party to this Agreement, which is a municipal corporation and government subdivision of the state of Idaho, organized and existing by virtue of law of the State of Idaho, whose address is 33 East Broadway Avenue, Meridian, Idaho 83642. 3.2 OWNER/DEVELOPER: means and refers to Gemini LLLP,whose address is 1979 N. Locust Grove Road, Meridian, Idaho 83646, hereinafter called OWNER/DEVELOPER, the party that owns and is developing said Property and shall include any subsequent owner(s)/developer(s)of the Property. 3.3 PROPERTY: means and refers to that certain parcel(s) of Property located in the County of Ada, City of Meridian as in Exhibit"A" describing a parcel to bound by this Development Agreement and attached hereto and by this reference incorporated herein as if set forth at length. 4. USES PERMITTED BY THIS AGREEMENT: This Agreement shall vest the right to develop the Property in accordance with the terms and conditions of this Agreement. DEVELOPMENT AGREEMENT—RocKWELL GREENS SUBDIVISION(H-2025-0002) PAGE 2 OF 8 I t f� Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 3 of 64 4.1 The uses allowed pursuant to this Agreement are only those uses allowed under the UDC. 4.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1. Owner/Developer shall develop the Property in accordance with the following special conditions: 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 of the Staff Report attached to the Findings of Fact and Conclusions of Law attached hereto as Exhibit "B" 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. c. Homes on lots that abut W. McMillan Road, an arterial street, N. Ersatz Place, a collector street, and SH-16, a state highway, will be highly visible; therefore, the rear and/or side of structures on these lots (i.e., Lot 1, Block 1; Lots 1-10, Block 2; Lots 1-14 and 44-54, Block 8; Lots 98-124, Block 4;Lots 30-97,Block 4)shall incorporate articulation through changes in two or more of the following: modulation (e.g., projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. d. Provide a revised phasing plan that is approved by Meridian Fire Department (MFD), indicating how secondary access for emergency services will be provided prior to submission of the first final plat. e. A dust mitigation plan shall be provided with the submittal of the final plat for each phase and shall be reviewed and approved by the Public Works Department; if a Stormwater Pollution Prevention Plan (SWPPP) is required for the development, it may be submitted in lieu of a separate dust mitigation plan and will be accepted by the City as the approved dust mitigation plan. f. The Owner/Developer shall obtain approval from Idaho Transportation Department (ITD) or Ada County Highway District (ACHD) (as applicable) for the frontage improvements along N. Ersatz Place and submit an approval letter from such agency with the first final plat application. i DEVELOPMENT AGREEMENT—ROCKWELL GREENS SUBDIVISION(H-2025-0002) PAGE 3 OF 8 i Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 4 of 64 g. Future development shall promote no-mow fescues, naturalized plants, dry creek materials, split rail fencing, and other rural landscape elements in landscape buffers and open space as Iisted in the Fields Sub-Area Plan. h. With each final plat application, the Owner/Developer shall provide details to ensure the quality of the design is in accord with the Fields Sub-Area Plan. The general character,design,and identity of this area shall have a cohesive theme that is "modern rural," which applies to housing, amenities, streetscape/open space, and retail/commercial. Additionally, some of the other thematic design elements that contribute to the desired character of the area shall be adhered to such as lighting, fencing (e.g., split rail), landscaping (e.g., tall fescues, dry creek materials,wildflowers,street trees,etc.),public art,on-street bike lanes and/or off- street multiuse pathways,signage(e.g.,metal roof on sign),etc.—see the Character Framework—Amenities(pg. 3-12)and Streetscape(pg. 3-13)in the Plan for more information. A high-quality design is expected in this area. 6. APPROVAL PERIOD: If this Agreement has not been fully executed within six (6) months after the date of the Findings, the City may, at its sole discretion, declare the Agreement null and void. 7. DEFAULT/CONSENT TO DE-ANNEXATION AND REVERSAL OF ZONING DESIGNATION: 7.1 Acts of Default.In the event Owner/Developer,or Owner/Developer's heirs,successors, assigns, or subsequent owners of the Property or any other person acquiring an interest in the Property, fail to faithfully comply with all of the terms and conditions included in this Agreement in connection with the Property, this Agreement may be terminated by the City upon compliance with the requirements of the Zoning Ordinance. 7.2 Notice and Cure Period. In the event of Owner/Developer's default of this agreement, Owner/Developer shall have thirty (30) days from receipt of written notice from City to initiate commencement of action to correct the breach and cure the default,which action must be prosecuted with diligence and completed within one hundred eighty (180) days; provided, however, that in the case of any such default that cannot with diligence be cured within such one hundred eighty(180)day period, then the time allowed to cure such failure may be extended for such period as may be necessary to complete the curing of the same with diligence and continuity. 7.3 Remedies. In the event of default by Owner/Developer that is not cured after notice from City as described in Section 7.2, City shall, upon satisfaction of the notice and hearing procedures set forth in Idaho Code section 67-651 1A, have the right, but not a duty, to de-annex all or a portion of the Property, reverse the zoning designations described herein, and terminate City services to the de-annexed Property, including water service and/or sewer service. Further, City shall have the right to file an action at law or in equity to enforce the provisions of this Agreement.Because the covenants, agreements, conditions, and obligations contained herein are unique to the Property and integral to City's decision to annex and/or re-zone the Property, City and DEVELOPMENT AGREEMENT—ROCKWELL GREENS SUBDIVISION(H-2025-0002) PAGE 4 OF 8 Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 5 of 64 Owner/Developer stipulate that specific performance is an appropriate, but not exclusive, remedy in the event of default. Owner/Developer reserves all rights to contest whether a default has occurred. 7.4 Choice of Law and Venue. This Agreement and the rights of the parties hereto shall be governed by and construed in accordance with the laws of the State of Idaho, including all matters of construction, validity, performance, and enforcement. Any action brought by any party hereto shall be brought within Ada County,Idaho. 7.5 Delay. In the event the performance of any covenant to be performed hereunder by either Owner/Developer or City is delayed for causes that are beyond the reasonable control of the party responsible for such performance, which shall include, without limitation, acts of civil disobedience, strikes or similar causes, the time for such performance shall be extended by the amount of time of such delay. 7.6 Waiver. A waiver by City of any default by Owner/Developer of any one or more of the covenants or conditions hereof shall apply solely to the default and defaults waived and shall neither bar any other rights or remedies of City nor apply to any subsequent default of any such or other covenants and conditions. 8. INSPECTION: Owner/Developer shall, immediately upon completion of any portion or the entirety of said development of the Property as required by this Agreement or by City ordinance or policy, notify the City Engineer and request the City Engineer's inspections and written approval of such completed improvements or portion thereof in accordance with the terms and conditions of this Agreement and all other ordinances of the City that apply to said Property. 9. REQUIREMENT FOR RECORDATION: City shall record this Agreement, including all of the Exhibits, and submit proof of such recording to Owner/Developer, prior to the third reading of the Meridian Zoning Ordinance in connection with the rezoning of the Property by the City Council. If for any reason after such recordation,the City Council fails to adopt the ordinance in connection with the annexation and zoning of the Property contemplated hereby, the City shall execute and record an appropriate instrument of release of this Agreement. 10. ZONING: City shall, following recordation of the duly approved Agreement, enact a valid and binding ordinance zoning the Property as specified herein. 11. SURETY OF PERFORMANCE: The City may also require surety bonds, irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as allowed under the UDC, to insure the installation of required improvements, which the Owner/Developer agree to provide,if required by the City. 12. CERTIFICATE OF OCCUPANCY: No Certificates of Occupancy shall be issued in any phase in which the improvements have not been installed,completed,and accepted by the City, or sufficient surety of performance is provided by Owner/Developer to the City in accordance with Paragraph 11 above. 13. ABIDE BY ALL CITY ORDINANCES: That Owner/Developer agree to abide by all ordinances of the City of Meridian unless otherwise provided by this Agreement. DEVELOPMENT AGREEMENT—RocKWELL GREENS SUBDIVISION(H-2025-0002) PAGE 5 OF 8 1 Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 6 of 64 14. NOTICES: Any notice desired by the parties and/or required by this Agreement shall be deemed delivered if and when personally delivered or three (3) days after deposit in the United States Mail, registered or certified mail, postage prepaid, return receipt requested, addressed as follows: CITY: with copy to: City Clerk City Attorney City of Meridian City of Meridian 33 E. Broadway Ave. 33 E. Broadway Avenue Meridian, Idaho 83642 Meridian, Idaho 83642 OWNER/DEVELOPER: Gemini LLLP 1979 N.Locust Grove Road Meridian, Idaho 83646 14.1 A party shall have the right to change its address by delivering to the other party a written notification thereof in accordance with the requirements of this section. 15. ATTORNEY FEES: Should any litigation be commenced between the parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may be granted,to court costs and reasonable attorney's fees as determined by a Court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default,termination or forfeiture of this Agreement. 16. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time is strictly of the essence with respect to each and every term,condition and provision hereof,and that the failure to timely perform any of the obligations hereunder shall constitute a breach of and a default under this Agreement by the other party so failing to perform. 17. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure to the benefit of the parties' respective heirs, successors, assigns and personal representatives, including City's corporate authorities and their successors in office. This Agreement shall be binding on the Owner/Developer, each subsequent owner and any other person acquiring an interest in the Property. Nothing herein shall in any way prevent sale or alienation of the Property, or portions thereof,except that any sale or alienation shall be subject to the provisions hereof and any successor owner or owners shall be both benefited and bound by the conditions and restrictions herein expressed. City agrees,upon written request of Owner and/or Developer,to execute appropriate and recordable evidence of termination of this Agreement if City, in its sole and reasonable discretion, had determined that Owner and/or Developer have fully performed their obligations under this i Agreement. 18. INVALID PROVISION: If any provision of this Agreement is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement and the invalidity thereof shall not affect any of the other provisions contained herein. DEVELOPMENT AGREEMENT—ROCKWELL GREENS SUBDIVISION(H-2025-0002) PAGE 6 OF 8 E Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 7 of 64 19. DUTY TO ACT REASONABLY: Unless otherwise expressly provided, each party shall act reasonably in giving any consent,approval,or taking any other action under this Agreement. 20. REMOVED PROPERTY: The City is hereby authorized, in its sole discretion, to remove a portion of the Property ("Removed Property") from this Agreement at any time, provided that the City and the owner of the Removed Property concurrently enter into a modified development agreement governing the development and use of the Removed Property. The remaining portion of the Property,which has not been removed from this Agreement as described above,shall continue to be bound by the terms of this Agreement. 21. COOPERATION OF THE PARTIES: In the event of any legal or equitable action or other proceeding instituted by any third party (including a governmental entity or official) challenging the validity of any provision in this Agreement, the parties agree to cooperate in defending such action or proceeding. 22. FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements,condition and understandings between Owner/Developer and City relative to the subject matter hereof, and there are no promises, agreements, conditions or understanding, either oral or written, express or implied, between Owner/Developer and City, other than as are stated herein. Except as herein otherwise provided,no subsequent alteration,amendment,change or addition to this Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns, and pursuant, with respect to City, to a duly adopted ordinance or resolution of City. 22.1 No condition governing the uses and/or conditions governing rezoning of the subject Property herein provided for can be modified or amended without the approval of the City Council after the City has conducted public hearing(s) in accordance with the notice provisions provided for a zoning designation and/or amendment in force at the time of the proposed amendment. 23. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective upon execution of the Mayor and City Clerk. [end of text; acknowledgements, signatures and Exhibits A and B follow] DEVELOPMENT AGREEMENT—ROCKWELL GREENS SUBDIVISION(H-2025-0002) PAGE 7 OF 8 j Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 8 of 64 ACKNOWLEDGMENTS IN W11NESS WHEREOF,the parties have herein executed this agreement and made it effective as hereinabove provided. OWNER/DEVELOPER: Gemini L print name): Its (title): State of Idaho } ss: County of Ada } Can this A day of 20 before me, the undersigned, a Notary Public in and for said State, personally appeared _ ' x known or identified to me to be the __..._ of Gemini LLLP and the I, rson who signed above and acknowledged to me that they executed the same.. IN WITNESS WHEREOF, I have hereunto set my hand a d aflixed 'tay official seal the day and year in this certificate first above written. ®er J o lei 0 V Notary Public My Commission Expires: a !' UBI'10-70 0 _. V ON No �g. +CITY OF MERIDIAN "N TF O'F 1 v" ATTEST: ....m.a-.- �/ ( CNi i R117IAN4� By: y ((��� 2-1 L SPAT. Ida or� et-t E. imis n 0-2026 Chris Johns City 2-10-2026 State of Idaho ) ss County of Ada On this 1 Oth_ day of February , 2026 before me, a Notary Public, personally appeared Robert E. Simison and Chris Johnson,known or identified to me to be the Mayor and Clerk,respectively,of the City of Meridian, who executed the instrument or the person that executed the instrument of behalf of said City,and acknowledged to me that such City executed the same. IN WITNESS WHEREOF„I have hereunto set my hand and affixed my official seat the day and year in this certificate first above written. Na&wW CHARLENE WAY Notary Public for Id o -.. COMMISSION No. 67390 My CommissionExla 3-2s-2028 NOTARY PUBLIC DEv I OPdvI T L GI ENS SUBDIVISION(H-2025-0002) PAGE 8 OF 8 Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 9 of 64 EXHIBIT A 5awtooth Land Surveying, LLC , 2NTDC?lf� P: (205) 398-8104 F: (208) 398-8105 2030 5. Washington Ave., Emmett, ID 83617 Rockwell Annexation BASIS OF BEARINGS is S. 01000'47"W. between a found aluminum cap marking the 1/4 corner common to Sections 28 and 29 and a found brass cap marking the southeast corner of Section 29,T. 4 N., R. 1 W., B.M., Ada County, Idaho. A parcel of land located in the E1/2 of the SE1/4 of Section 29,T. 4 N., R. 1 W., Boise Meridian,Ada County, Idaho, more particularly described as follows: COMMENCING at an aluminum cap, PLS 3627 marking the 1/4 corner common to Sections 28 and 29; Thence N. 89022'35"W., coincident with the north line of said NE1/4 of the SE1/4,a distance of 787.02 feet to a 5/8"rebar with cap PLS 11574,and the POINT OF BEGINNING; Thence S. 00055'59"W., 517.60 feet to a 5/8"rebar with cap PLS 11574; Thence S. 89022'11"E., 786.30 feet to the east line of said SE1/4 and the centerline of McDermott Road; Thence S.01000'47"W., coincident with said centerline and said east line,797.66 feet to a 5/8"rebar with cap PLS 11574 marking the S1/16 corner common to Sections 29 and 28; Thence continuing, S. 01000'47"W., coincident with said centerline and said east line, 1315.36 feet to a brass cap PLS 8575 marking the southeast corner of said Section 29; Thence N. 89021'55"W., coincident with the south line of said SE1/4, a distance of 1321.36 feet to an aluminum cap PLS 7880 marking the E1/16 corner common to said Sections 28 and 29; Thence N. 0005S'59"E., coincident with the west line of said SE1/4,a distance of 1315.24 feet to an aluminum cap marking the SE1/16 corner; Thence continuing, N. 00055S9"E.,coincident with said west line, 1315.19 feet to an aluminum cap PLS 7880 marking the CE1/16 corner; Thence S. 89022'35"E., coincident with said north line 538.01 feet to the POINT OF BEGINNING. Said parcel contains 70.558 acres more or less. L10Ei E'Q o 1157 "1llsJ F P:\202211 EMT\122099-ANVIL PARCELS SURVEY\Survey\Drawings\Descriptions\122099 Rockwell Overall Annexation.docx Page 11 Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 10 of 64 PROP co NNW H► vj C7t cog (0C) ral i ! oM � cam : rn I aim � E M ' 1 � � m 1 h x �d f s � n r-n NJr j � � 94 } RtA.RE�'OFDADPQC�IAWtfi � � � � �"�`�h � � K P9i RAS l9p•AEC�7NDit/11ME2011 + � .� Q ' .3, s BA SIS OF B19ARING �C Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 11 of 64 PR0cd .�'� S W N e N � Ito I� A ' r .........-__.,......-- nDArGNTOFWAYACWWTION _ l) _ _ _ _ -- - _ ._ _. _ _ _ _ bzzc c rn I oZEM A C + rn V 1 t 2 xi A t O t � r[DRIGNr0FWAYA0U=0N 'S t lu Go��Q xs ttL-_.,,..,..__..___.------,.—_...�__ M�neitMorr nn OQ Gi S DiVDVr W 1315.36' M O ����.+ soiro7n•w zslolr V rn BASIS OF BEARING rri o � r N Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 12 of 64 EXHIBIT B CITY OF MERIDIAN y� TMT FINDINGS OF FACT, CONCLUSIONS OF LAW E Itli`V AND DECISION&ORDER In the Matter of the Request for Annexation of 51.15 acres of land with the R-15 zoning district; a preliminary plat consisting of 412 building lots,26 commons lots; and alternative compliance to the city's standards for developments abutting a state highway, by Laren Bailey(Conger Group). Case No(s). H-2025-0002 For the City Council Hearing Date of: August 19111,2025(Findings on September 2"',2025) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of August 1911,2025,incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of August 19"',2025,incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of August 19"', 2025,incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of September 211,2025,incorporated by reference) B. Conclusions of Law I. The City of Meridian shall exercise the powers confeized 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 malls 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(ROCK.WELL GREENS SUBIDVISION—H-2025-0002) Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 13 of 64 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of August 19111,2025, 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 annexation,preliminary plat,and alternative compliance is hereby approved per the conditions of approval in the Staff Report for the hearing date of August 19", 2025,attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat,combined preliminary and final plat,or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two (2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 1 I-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- j 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(ROCKWELL GREENS SUBIDVISION-H-2025-0002) I -2- t._. t Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 14 of 64 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§ 67-652l(1)(a),an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code§ 1-7-10,seek judicial review of this final decision as provided by chapter 52,title 67,Idaho Code.This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code§§ 67-6521(1)(d)and 67-8003,an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of August 19",2025. i I FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION—H-2025-0002) -3- Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 15 of 64 By action of the City Council at its regular meeting held on the 2nd day of September , 2025. COUNCIL PRESIDENT LUKE CAVENER VOTED AYE COUNCIL VICE PRESIDENT LIZ STRADER VOTED AYE COUNCIL MEMBER DOUG TAYLOR VOTED AYE COUNCIL MEMBER JOHN OVERTON VOTED AYE COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED AYE COUNCIL MEMBER BRIAN WHITLOCK VOTED AYE MAYOR ROBERT SIMISON VOTED (TIE BREAKER) r Mayor Robert E. 4jmion 9-2-2025 Attest: l/I IU 1 JAN Si- Fht. Chris Joh on - -2025 City Clerk Copy served upon Applicant,Community Development Department,Public Works Department and City Attorney. By chojj�&� Dated: 9-2-2025 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION--H-2025-0002) -4- I Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 16 of 64 COMMUNITY DEVELOPMENT E ID►IAN4.�- DEPARTMENT REPORT `j! '' HEARING 8I19/2025 Legend r DATE: :___:::. �� Project Location TO: Mayor&City Council Area of Impact 3 =_.. .G. City Limits 1 T" FROM: Nick Napoli,Associate Planner Analysis - r' _' �:_:: `" C _ , . 208-884-5533 -- a?F'f E , nnapoli@mertdianclty.org ."g) 313. APPLICANT: Laren Baffle l SUBJECT: H-2025-0002 1OF r Rockwell Neighborhood -- f ,;.s. .�F.:.f��T1iIl `._... €' ; 1_ II, LOCATION: Generally located at the NW corner of State Highway 16 and McMillan Road ..._ retn3S�rv'�t'"`*°p� a-__>� �tl[U)j'�77 • liT}Til (Parcels: SO429417375 and 50429449000)in Section 29,TAN., R.1 W. I. PROJECT OVERVIEW A. Summary Annexation of 51.15 acres of land with the R-15 zoning district;a preliminary plat consisting of 412 building lots,26 commons lots; and alternative compliance to the city's standards for developments abutting a state highway. B. Issues/Waivers The..proposed subdivision.borders.the futu�:e State.Highway Id,slated for.coxnpletion in. late_2026/early 2027 State highways are identified as hazardous in the Comprehensive Plan Existing..onditions.Report(Pages 5-10 and 5-11)due to factors such as speed, accidents,and air quality.Higher-density development next to such hazards increases potential health and safety impacts for:future.residents The.applicant seeps alternative compliance.to UD.0 11:3H 4 byp;t oposing ad..ditzonal amenities and open space,a 6-foot wall_atop.a.6-foot berm,and enbanced soundproofing.Please see section HI.D2 for analysis. - The._subject deYelopinent:will be.served.by Pleasant View.Elementary School,:Star Middle School,and Owyhee Mgb School Al...three..scbools.are currently,over the capacities:indicated by;West,::Ada,School District,:However,'WA.SD has.indicated,that the proposed subdivision.Will be serviced by Hunter Elementary School starting in 2p26 2027;with an`enrolhnent cap ri 2025-2026.With the addition o 412sngle�family . homes,it is estimated that 202 school aged children will be.introduced into the area once the development.Ys,fully built out.:The applicant has indicated that an additional elementary school as currently being built in$tar and that the school boundary lines FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION—H-2025-0002) 5 �f 7 Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 17 of 64 See.WASD.comments above will.be adjusted,which is anticipated to.open more room E ) ' in the schools.Staff have concerns that,with capacities alt eady over the architectural capacity of the schools,further.development could lead to additional overcrowding..The Planning and Zoning Commissio..n and City Council should.carefully,evaluate whether: the.proposed timing of the subdivision is appropriate,considering the school capacities. ACHD has not accepted the construction of N.Ersatz Place from ITI3,and in disctissions.with ACHI).this cam take several years;depending on whether.the construction meet s.ACHD's.sta%ndards.This will require the applicant to work with ITD on the.froutage improvements. Seco..iidary.Access currently does.not.meet.MFD.standards.The applicant has been in discussion with MFD on a solation Until a solution is found,the:applicant will be limited to 30 homes with a single access in accord with IFC D107. C. Recommendation Staff. Approval with a development agreerneiit. Co mmissiatl: Approval with the changes mentioned in section IV D. Decision COUnCII: Approval FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDV ISION—H-2025-0002) -6- LA i4 Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 18 of 64 II. COMMUNITY METRICS Table I•Land Use Description Details Map Ref. Existing Land Use(s) Residential/Agriculture Proposed Land Use(s) Residential ~ Existing Zoning RUT in Ad Count VII.A.2 Proposed-Zoning Zonin R-15 Adopted:FLUM Designation Medium Density Residential`::::`' . .`. '`' 'VII.A.3 Proposed FLUM Designation Medium Density Residential Table 2: Process Facts Description Details Pre application.lVleetm date ::: /21/2 . Neighborhood Meeting 1/14/2025 pastuig date...........................::::.::::. 5/23 2025: Sli Table 3: Community Metrics Agency/Element Deseri Lion/Issue Reference Ada:C6unty Highway:District iv • Comments Received Yes; Revisions are Required to Meet District Policies - No. - •.:.Commission Action Requiieci ... • Access Arterial: McMillan Road - Future Collector: Ersatz Place ..:Tr ffic:Leve1 of:Service::::::::::;:' McMillan.:Better;,than..:. a McDermott:Better than...D..:::::.:.::..::....-:.::::::::::::::..::.::: :.::::: ...::::::::: ITD Continents Received Yes—no mitigation is required by ITD. 1V.I Mendian Fire Error.:,...... Refe rence::': Source.not found. • Distance to Station 0.9 Miles from North Station Meridian Police...: IV.0 • Distance to Station 0.9 Miles from North Station j IVIeridlan Public.Works. Waster ater.........:: .........:...:..:......... ........ ............%.. • Distance to Mainline Sewer available at the site ;::::::•::Impacts:or:Concerns .:. See.:Rub1 c.Works.Site...S.peci.lc.. Meridian Public Works Water IV.B .....:..... • Distance to::Mainline .Water ayalla...... t the:site • Impacts or Concerns See Public Works Site Specific Conditions .:School.Distcici( West A.da School Distract IV.G • Capacity of Schools Pleasant View Elementary: Architectural: 650 - students, Program: 625 students Star Middle: 1000 students Owyhee High: 1800 students.....:.:..:.:.::. ..::::.::.:.:: ::Number of,Students ; ;Pleasa t U ew ......... X rits ., b`s dents Enrolled:..:.:....:..:..:.:.....:::............. .::......... .Sta..r...M...ddle.:.104........tu....................... FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION-]I-2025-0002) -7. Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 19 of 64 r l::1 6 kudents':�'Owyhee Hag�. 83 Note: See section IV. City/Agency Comments& Conditions for comments received or see the public record. i i FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION-H-2025-0002) Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 20 of 64 Figure 1: One-Mile Radius Existing Condition Metrics : Reference Parcel.,SO429449000.....: :. .':':. ;:;,bate Retrieved:,202.,5/ Parcel Count Parcel Acreage Infill Indicator: 1,503 1,312 Surrounding Area 61 % � t jw 0 N City Limits 1,267 851.8 Not City - , r ,�i 19 - Household& Population Growth I Households 02020 Population Change:126.3% Population ®Growth (Household and Population Change since 2010 Decennial) 2,000 4,000 6,000 Use Types Residential Addresses All Addresses Single-family El Multi-famil 0% ova y Q09>; I00% OCommercial Preliminary Plats (last S-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved 1 Approved i 0 500 1000 1500 2000 0 100 200 300 Single-family Multi-farnily I FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION—I-I-2025-0002) -9- Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 21 of 64 2.00 1,500 Single-family Residential 1.50 1,000 0 Parcel Diversity H 1.00 u 500 u 13Parcel Count yr 0.50 L QAverage Acres 0.00 —&0;00 R-2 R-4 R-8 R-15 Average Single-family Density by Zoning At!£:t`age m 15.00 13.28 L c 10.00 �... 6,72 S i QQ*�V r7 0 5.00 3.95 0.00 a.00 Dwelling Units /Acre R-2 R-4 R-8 R-15 Notes: See-Ei•rorl Reference source not found.. El-l-or! Reference source not found.. Figure 2: ACHD Summary Metrics Level of Service planning `thresholds +1. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service "State Highway 2,088-feet Expressway NIA NIA 16 McMillan Road 901-feet Minor Arterial 386 Better than"E" McDermott Road 04eet Collector 100 Better than"D" "Ersatz Place 2,621-feet ITD Local NIA NIA Access Road "Acceptable level of service for a two-lane minor arterial is"E"(575 VP% "Acceptable level of service for a three-lane minor arterial is"E"(720 VPH). Acceptable level of service for a two-lane collector is"D"(425 VPH). ACHO does not set level of service thresholds for ITD roadways. Notes: Sec Error! Reference source not l'onnd.. Errorl.Reference source not found.. s i i FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION—H-2025-0002) -IO- is Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 22 of 64 Figure 3: Service Impact Summary _ _.. _=i..a gg= ReadyOno > , . . .. .. .. .. ... Marginal � � Caution p .1� �hQro0 4� Q,o Notes: See Error! Reference source not found.. I CI'01't Reference source not found.. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION—H-2025-0002) -1] - I i Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 23 of 64 111, STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The Future Land Use Map(FLUM)designates the area proposed to be annexed as"Medium Density Residential,"which is intended for dwellings at a density of three(3)to eight(8)units per acre.Additionally,this property is located within a four-square-mile area governed by the Fields Sub-Area Plan located at the northwest corner of the City's area of impact boundary.This area is bounded by Ustick Rd.on the south, Can-Ada Rd. on the west, Chinden Blvd./US Highway 20/26 on the north,and McDermott Rd./SH-16 on the east. In accord with the Fields Sub-Area Plan,the general character,design,and identity of this area shall have a cohesive theme that is"modern rural,"which applies to housing,amenities, streetscape/open space,and retail/commercial.Additionally, some of the other thematic design elements that contribute to the desired character of the area should be adhered to such as lighting, fencing(e.g. split rail), landscaping(e.g.tall fescues, dry creek materials,wildflowers,street trees,etc.),public art,on-street bike lanes and/or off-street multi-use pathways,signage(e.g. metal roof on sign),etc.—see the Character Framework—Amenities(pg. 3-12)and Streetscape (pg. 3-13)in the Plan for more information. A high-quality design is expected in this area.To ensure consistency with the Plan,staff recommends that with each final plat,the applicant provide these details to ensure the quality of design for this development. The proposed density for the 51.15 acres of land with the R-15 zoning district equates to 8.05 units per acre.This is on the high end of the medium-density residential designation,which staff has concerns with,as there is currently a lack of connectivity to commercial and neighborhood- seiving uses,no regional park, and the nearby public schools are over capacity. However,the applicant has exceeded the minimiun requirements for open space and amenities as outlined in the UDC.They have also noted that a new elementary school is currently under construction in Star,and the boundary lines will be adjusted in the 2026-2027 school year,which is anticipated to relieve some of the existing capacity issues. In evaluating comparable developments west of SH-16,the Gander Creek Subdivision(approved in 2019)and Chukar Ridge Subdivision(approved in 2020)had gross densities of 3.42 and 4.0 units per acre,respectively.Additionally,the average density within a one-mile radius of the proposed site is approximately 5.83 units per acre. While the MDR Future Land Use Map(FLUM) supports densities between three(3)and eight(8) units per acre,the proposed density is on the high end of this range and highlights concerns previously outlined. Staff has communicated these concerns to the applicant,and recommends that the Planning and Zoning Commission and City Council carefully evaluate whether this level of density is appropriate given the current context—specifically,whether it is in the city's best interest to annex and develop this site in advance of supporting regional infrastructure such as parks and commercial/neighborhood services. Additionally,the proposed subdivision borders the future alignment of State Highway 16,which is considered a hazard in the Comprehensive Plan's Existing Conditions document(Pages 5-10 and 5-11)due to factors such as high vehicle speeds,accident frequency,and impacts on air quality.The applicant has applied for alternative compliance to the city's standards for development abutting state highways. Please see section III D.2 for analysis on the alternative compliance request,sound attenuation,air quality,and the sound engineer's report regarding sound attenuation. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION-H-2025-0002) -12- Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 24 of 64 The applicant has indicated that the first homeowner occupancy is anticipated in 2027,with the goal for 50 to 60 homes built per year.This would extend the complete build-out timeline to 2035/2037. Overall,staff finds the proposed preliminary plat and proposed R-15 zoning districts to be generally consistent with the Future Land Use Map. Comprehensive Plan Policies: Comprehensive Plan Policy 2.01.01 encourages diverse housing options suitable for various income levels, household sizes and lifestyle preferences. Comprehensive Plan policy 2.01.01G.states development should avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing tvpes throughout the City. The applicant has provided a mix of dwelling units that will appeal to different preferences.It is important to note that the majority of the development is single-family detached units on lot sizes ranging from 2,500 to 4,800 square feet.This development is one of the first in the Fields Sub Area Plan,so while a lack of housing diversity is currently present,following the plan will provide more diversity in the future. Comprehensive Plan policy 5.01.01 encourages the safety, health, and well-being of the community. Staff have concerns with the known hazard of SH-16 and how air quality and sound will impact a subdivision with a density on the high end of the MDR FLUM designation. Staff is recommending enhanced landscaping along SH-16, specifically increasing the tree planting frequency fi•om one(1)tree every thirty-five (35) feet to one(1) every twenty(20)feet and increasing vegetation coverage from 70%to 80%.This is intended to help mitigate air quality impacts and provide additional sound attenuation. Comprehensive Plan policy 3.01.01A promotes evaluating the impacts ofgrowth and consider City Master Plans and Strategic flans in all land use decisions (traffic, school enrollment,parks, etc). With the planned build-out timeframe of 50-60 homes per year,the applicant believes the impacts on schools and roadways will be phased as improvements are made in Meridian. Staff acknowledges that the proposed eight(8)phases of the subdivision will push completion out to 2035/2037,which will allow for improvements to be completed before the firll impact of the development is realized. However, staff have concerns that the school capacity issues may not be mitigated prior to this timefaame. Comprehensive Plan Policy 4.10.00 promotes the protection ofpublic health and safety by guiding growth and development away fi•orn hazardous areas that pose a threat to people and Property The subject properties are designated as Medium Density Residential on the FLUM.The area was envisioned to incorporate different types of residential housing for city residents.However,staff have concerns about the density that is being proposed next to a known hazard in SH-16.The applicant has attempted to mitigate the known hazard,but it is important for our Planning and Zoning Commission and City Council to evaluate the timing,mitigation efforts,and density of the subdivision. Comprehensive Plan Policy 4.10.01Cpromotes the collaboration between 1TD,ACHD, the City of Meridian, and Developers to ensure highways and roadways are designed to mitigate natural hazards and are as safe as possible. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCK.WELL GREENS SUBIDVISION-H-2025-0002) -13- } Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 25 of 64 City staff have been in discussions with 1TD,ACHD,and the developer on the roadway network and mitigation efforts for hornes abutting SH-16. Table 4: Proleet Overview Description Details Hrstor Tlxe:a licant: reviousl :a . lied`.for aria ... lication on.ttae:property:::::.: y pp .... p y, pp pp but withdrew their a lrcatron to obtain additional an Tlxe'a" licant also.com feted a: ro eit bounda: :`ad'ustment:in,' Ada Coranty to ereate a.Eve-acre{5)Counly enclave in the NEC of ?. `: .. the.,developn a t. Phasing Plan 8 Phases :...,....., Residential Units.:;.; ;::::.:: :412.Residential,Units;.68,Attached,and;344.:Detached,S2ngle=; Faxnrly homes Open Space:.::::...:.::...:.. 8.78 Acres or 17.1% ....:.,.:: .....,::..:...:.. ;..: .:..:..,:. ;.:.:.; .::.;.:.. ..,.....,::.......:. Amenities Swrrnmr�ag pool,swrmrr►rng pool changing facilrttes and 4esVPom§6 playground,three.paved sports courts,;1500 linear feet of I O':wide multi-use.pathways;and a pet waste station. Physical Features State Highway 16 Acreage:' 5.115 Acres Lots 412 Buildable Lots and 26 common Lots . Density 8:05 Gross Density and.13.08 Net Density B. History The properties reside within Ada County and are zoned RUT. The applicant had a previous application that was submitted in 2024,but withdrew it to obtain additional land to incorporate within the subdivision. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements(UDC I1-1): The current use of the property is agricultural,no structures exist on the property.All well and sceptic systems will be abandoned as required. City utilities are required to be extended to serve the proposed development. 2. Proposed Use Analysis (UDC I1-2): The applicant is proposing a mix of single-family attached homes(68 units)and single-family detached homes(344 units),which are listed as a principally permitted use in UDC Table I I- 2A-2 for the R-15 zoning district. Comprehensive Plan policy 2.01.01C encourages the applicants to maintain a range of residential land use designations that allow diverse lot sizes,housing types,and densities. 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. Comprehensive Plan policy 2.06.02D encourages a diversity of housing,recreation,and mobility options to attract and sustain the local workforce. The applicant is proposing two different types of housing in the form of single-family attached and detached units. While the immediate area consists primarily of the same housing FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER I FOR(ROCK.WELL GREENS SUBIDVISION-H-2025-0002) -14- Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 26 of 64 types and lot sizes,the fields sub-area plan will have a larger variety of housing to fit the needs of the city's residents and workforce. 3. Dimensional Standards (UDC 11-2): The preliminary plat and future development are required to comply with the dimensional standards listed in UDC Table I 1-2A-7 for the R-15 zoning district. All proposed lots and public streets appear to meet UDC dimensional standards per the submitted preliminary plat. This includes lot sizes ranging from approximately 2,500 to 4,800 square feet with an average lot size of 3,317.5 square feet.The subdivision is proposed to develop in eight(8)phases as depicted in Exhibit VI1.Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC I 1-6C-3. D. Design Standards Analysis 1. Qualified Open Space&Amenities (Comp Plan, UDC 11-3G): Based on the standards in UDC Table 11-3G-3, a minimum of 15% (or 7.67-acres)of qualified open space is required to be provided within the development.An open space exhibit was submitted as shown in Section VILG,that depicts 17.1% (or 8.78-acres)of open space that meets the required quality and qualified open space standards.Based on the standards in UDC I 1-3G-4A,a minimum of thirteen(13)amenity points are required to be provided.The amenities proposed are a swimming pool facility,playground,pathways,pickle ball courts,dog parks and several open space areas.The applicant's amenity points total is 26.5 exceeding the UDC requirements. All common open space areas are required to be landscaped with one deciduous shade tree for every 5,000 square feet of area and include a variety of trees,shrubs,lawn or other vegetative groundcover per UDC I 1-3G-5B.3.The applicant needs to provide an amenity from the multi-modal group in order to meet the required standards. Comprehensive.Plan policy 2.02.00 requires the applicant to plan for safe, attractive, and well-maintained neigliborlioods that have ample open space, and generous amenities that provide varied lifestyle choices. Carazprelaensive Plan policy 2.02.0IB requires the applicant to evaluate open space ratad amenity reguirernents.for consistency with community needs and values. The applicant is providing open space and amenities that exceed the requirements of the UDC.With no regional park currently in the area, the open space and amenities provided in the development will be crucial to the livability of the residents. 2. Developments Along Federal and State Highway(UDC 11-3H): The proposed subdivision is located adjacent to the future State Highway 16,slated for completion and operation between late 2026 and early 2027.The Comprehensive Plan Existing Conditions Document(Pages 5-10 and 5-11)identifies state highways as hazardous, citing factors such as high speeds,frequent accidents,and poor air quality.These elements are critical in assessing the suitability of the proposed subdivision. Staff are particularly concerned about air quality,given that the subdivision's proposed density,at the upper end of the MDR FLUM designation, would expose a larger number of future residents to a recognized hazard compared to a lower-density development. Similar developments on the west side of SH-16(Gander Creels and Chukar Ridge Subdivisions)were approved at 3.42 and 4.0 units per acre on the lower end of the MDR FLUM. Summary of the sound engineer's report: FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION--II-2025-0002) -15- L1 Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 27 of 64 Note:These are estimates/expected levels due to SH-16 not being in operation. NOISE CRITERIA "The Noise Guidebook"published by the Department of Housing and Urban Development (HUD)contains noise criteria.HUD has set forth the following standards for new housing construction assisted or supported by the Department.The criteria are codified in 24 CFR Part 51. This standard relies on the Day/Night Noise Level(DNL or Ldn)sound metric.In summary, these requirements for a residential site are: .. Day/Night Noise Level- :._ -__--__::__:::.::::.::HUD Assessment :::.-:.__::w:..... . ........... DNL<65(dBA) Acceptable:No further action or noise reduction measures are needed for either indoor or outdoor Maces. Normally Unacceptable:however,it can be acceptable if an interior DNL noise goal of 45 dBA is met.Sites with these noise 65 dBA<DNL<75 dBA exposures can be used for residential development,but an analysis and noise control measures are needed to meet HUD design criteria. Unacceptable:because of the extreme degree of noise control DNL n 75 dBA required to protect indoor spaces,and the unsuitability of outdoors aces for normal activities. The DNL(or Ldn)is an energy average of the A-weighted sound levels throughout a 24-hour period with a 10 decibel A-weighted(dBA)penalty added to sound occurring at night,this penalty Is added because people are more sensitive to sound during the night. Because of the variability in building construction,HUD normally uses a 65 DNL criterion for exterior residential sound levels. The sound engineer used the expected distance of 150 feet from the centerline to the nearest residential area to gauge the expected noise levels.This led to the result of an expected hourly Leq(peak hour) to be 72.7 dBA(Decibels A-weighted)and 74 dBA DNL(Day Night Average Sound Level).Another calculation using traffic patterns from long-term measurements collected at other highways in Idaho shows the DNL is 73 dBA for the peak hour Leq of 73 dBA. However,when accounting for the factors of the distance between the highway, wall/berm,property lines,and height of the wall/berm,the noise is expected to see a reduction of 9 and 11 dB for most traffic noise sources. With these mitigation measures proposed by the applicant the expected outdoor worst-case hour Leq for the project site is between 62 and 64 dBA, which is deemed acceptable. The sound engineer concludes that the traffic noise levels are expected to be less than 65 dBA DNL,the berm and barrier are required to help mitigate the noise,and residential building along the first row nearest to the highway should have additional consideration for the floors above the ground floor as the six(6)foot wall and six(6)foot berm may not adequately block the line of site from SH-16 to these spaces. To address these concerns,the applicant has requested alternative compliance with the mitigation standards outlined in UDC 11-3H-4 for developments near federal and state highways.Their proposal includes a six(6)foot berm topped with a six(6)foot wall to mitigate noise,alongside the use of enhanced building materials designed to meet stricter . sound-attenuation standards.However,the applicant is requesting that these enhanced building materials be evaluated at the building permit phase. The applicant has also exceeded the minimum requirements for open space and amenities under the UDC.This approach aligns with the alternative compliance granted to the Gander Creek Development in 2024, though the current proposal involves a higher density than the prior approval.The director supports the alternative compliance for sound attenuation, as meeting the UDC's requirement of a ten-foot wall above the centerline of SH-16 would necessitate a thirty(30)foot structure. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR.(ROCKWELL GREENS SUBIDVISION-H-2025-0002) - 16- Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 28 of 64 However,details on the enhanced building materials shall be provided with the submittal of the final plat and be consistent with the enhanced material ratings used with the Gander Creek Development,Additionally,UDC 11-38 requires a thirty-five(35)foot landscape buffer along entryway corridors,but with the location of the property,thirty(30)of the thirty-five (35)feet is encumbered by an irrigation easement.This necessitates the need for additional landscaping to mitigate noise and improve air quality for future residents.Staff is recommending increasing tree coverage along SH-16 from one(1)tree every thirty-five(35) feet to one(1)every twenty(20) feet and increasing the vegetation coverage to 80%instead of 70%.These enhancements are intended to improve air quality and provide additional sound attenuation for future residents. Given the]mown hazards associated with state highways, the Planning and Zoning Commission and City Council should carefully consider whether the proposed density is appropriate. 3. Landscaping(UDC 11-3B): The Field Sub Area Plan calls for naturalized plants,dry creek materials,split rail fencing, no-mow fescues, and other rural landscape elements. The applicant believes they are meeting these requirements through the use of open vision wrought iron fencing,drought-tolerant plant materials,split rail fencing in the central open space,and water-efficient drip irrigation to planter beds.Additionally,low-maintenance native grasses are being used along SH-16, with low-maintenance fescues along select pathways and open spaces.The applicant provided revisions to incorporate some of these elements. However,staff is recommending that split rail fencing be incorporated in the planters along W. McMillan Road and N. Ersatz Place,similar to how the applicant did in Lot 29,Block 8.With the incorporation of this recommended change,staff finds that the applicant is meeting the intent of the Fields Sub Area plan landscaping requirements. i. Landscape buffers along streets UDC 11-2A-7 requires a twenty-five(25)foot wide landscape buffer along McMillan Road,a twenty(20) foot wide buffer along N.Ersatz Place,and a thirty-five(35)foot wide buffer along SH-16. The applicant has provided landscape be fifers in compliance 1,17ith UDC 11-2A-7. However, the ten (10)foot multi-use pathway along McMillan Road shall be detached from the roadway with landscaping in the par lamy. This shall be revised with the final plat.Additionally, to meet the Fields Sub Area Plan,staff is recommending split rail fencing be included in the planter along McMillan Road and Ersatz Place, to match what the applicant has proposed in Lot 29,Block 8. The landscape bujjf r along SH-16 is required to be thirty-five(35)feet; however, a thirty (30)foot irrigation district easement encumbers thirty of the thirty-five feet. The applicant has submitted a detail of the landscaping and berm along SH-16. The applicant shall enter into a license agreement with Nampa Meridian Irrigation District to landscape the first four(4)feet behind the wall depicted in the exhibit or provide an additional four(4)feet of landscaping outside of the easement to allow for eight(8)feet of landscaping on the backside of the wall. In addition to this, the applicant has requested alternative compliance to the standards of UDC 11-3H-4 for developments along State Highways. hi this request, staff is recommending one tree every twenty(20) feet instead of one every thirty-five(35)feet and 80%vegetation coverage along SH-16 to help with sound attenuation and air quality. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION-H-2025-0002) -17- Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 29 of 64 ii. Parking lot landscaping The landscaping for the parking on Lot 16,Block 10 shall meet the standards listed in UDC 11-313-8. iii. Tree preservation Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper trees removed may be mitigated with four 5-inch caliper trees,five(5)four-inch caliper trees,or seven(7)three-inch caliper trees).Deciduous specimen trees four-inch caliper or greater may count double towards total calipers lost,when planted at entryways,within common open space,and when used as focal elements in landscape design. The applicant shall provide mitigation calculations with submittal of the final plat if any trees are being removed fi-oin the property. iv. Storm integration Per UDC 11-3B-11,the applicant shall meet the intent to improve water quality and provide a natural,effective form of flood and water pollution control through the integration of vegetated,well designed stormwater filtration swales and other green stormwater facilities into required landscape areas,where topography and hydrologic features allow if part of the development. v. Pathway landscaping Pathway landscaping shall comply with the requirements outlined in UDC 11-3B-12.The applicant must provide a landscape strip at least five(5) feet wide along both sides of the pathway.To enhance design flexibility,variations in the strip's width are encouraged to allow trees to be planted farther from the pathway,reducing the risk of root damage. However,the landscape strip must maintain a minimum width of two(2)feet to ensure proper pathway maintenance.The strips shall be landscaped with a combination of trees, shrubs,lawn,and/or other vegetative ground cover. The pathway running through Lot 29, Block 8 shall be in compliance with these standards, 4. Parking(UDC 11-3C): i. Residential parking analysis Off-street parking is required to be provided for each home based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available on portions of the proposed streets. 5. Building Elevations(Camp 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 E parking areas with existing neighborhoods. In response,the developer has submitted nine(9) conceptual building elevations and floor plans that illustrate the appearance of future homes in the development(see Section VILH).The applicant states the homes in the Rockwell Greens Subdivision will include 412 homes with a mix of different product types,two-story and single-story detached single-family homes,and two-story attached single-family homes.. In accord with the Fields Sub-Area Plan,the general character,design and identity of this E, area shall have a cohesive theme that is "modern rural,"which applies to housing,amenities, streetscape/open space,and retail/commercial. Staffinds that the proposed single-family detached elevations comply with this standard. However, staff finds that the single-family FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION-H-2025-0002) - 18- it II Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 30 of 64 attached does not meet the same theme. Elevations for the clubhouse were submitted with this application, but will be.subject to the.standards in the ASM, Field Sub Area Plan, and Comprehensive Plan. The applicant shall apply for design review far the single-family attached emits prior to subrnillingfor building permits. Additionally, the applicant shall apply for Certificate of Zoning Compliance and Design Review for the clubhouse and pool open. .space/amenity space. Homes on lots that abut W.McMillan Road, an arterial street,N. Ersatz Place,a collector street,and SH-16,a state highway will be highly visible; therefore,the rear and/or side of structures on these lots(i.e.Lot 1, Block 1;Lots 1-10,Block 2; Lots 1-14 and 44-54,Block 8; Lots 98-124,Block 4; Lots 30-97,Block 4;) shall incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses,step-backs,pop-outs), bays,banding,porches,balconies,material types,or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. 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. 6. Fencing(UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC I-3A-7. According to the submitted landscape plans, the applicant is proposing three types offencing throughout the site, vinyl solid fencing,split rail, and wrought iron semi privacy fencing. The applicant is proposing an eight(8)foot fence around the pool, which is not in compliance with the UDC. The maximum fence height in a residential district is six (6)feet in height. This revision shall be revised with the final plat. 7. Parkways (Comp Plan, UDC I1-3A-17): Per Comp Plan policy 3.07.01 C appropriate landscaping,buffers, and noise mitigation with new development along transportation corridors(setback,vegetation,low walls,berms,etc.) is required. Per UDC 11-3A-17, 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 a parkway along N. Ersatz Place that appears to be in compliance with this standard. The applicant shall comply withh 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): N. Ersatz Place was constructed by the Idaho Transportation Department(ITD)and remains under ITD ownership, and is the only access provided to this development. This collector road is a shared drive between the proposed subdivision and the future Cole Valley Christian School.The applicant is proposing three access points off N.Ersatz Place. The northernmost access point is not supported by staff,as UDC 11-3A-3 requires limiting access points to collector and arterial roadways. In addition,the applicant shall submit FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION—H-2025-0002) -19- Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 31 of 64 documentation with the final plat that the southern access is in alignment with the future Cate Valley Christian Schools curb cut. A traffic impact study(TIS)was required with this application. Summary of the findings: Staff Comments/Recommendations:Staff comments are provided by District Traffic Services and Development Review staff. Intersections McDermott Road&McMillan Road The TIS recommends that the McDermott Road and McMillan Road be signalized. However, there is not enough right-of--way.to construct a signal at this intersection making this improvement Infeasible. Additionally, staff does not recommend signalization of this intersection as part of this application,as traffic patterns are anticipated to change once SH-16 is constructed and open for public use. Therefore,no mitigation is required. Ersatz Place&McMillan Road The TIS recommends that Ersatz Place be full access at its intersection with McMillan Road. Staff is supportive of this proposal as Ersatz Place was constructed by ITD to align with Glassford Avenue on the south side of McMillan Road across from the site. The applicant should be required to construct a center left turn lane and dedicated right turn lane on McMillan Road at Ersatz Place. Owyhee Storm Avenue&McMillan Road To achieve acceptable LOS,the TIS recommends adding additional turn lanes and modifying the signal timing as follows: • Dedicated northbound,eastbound,westbound,and southbound right-turn lanes • Permissive/overlap phasing for the eastbound right-turn • Permissive phasing for northbound,westbound,and southbound right-turns There is not enough right-of-way at the intersection to construct the recommended turn lanes making this improvement infeasible. ACHD will evaluate any modifications to the signal timing in this area after SH-16 is constructed and open to the public. Therefore, no mitigation is required. Roadway Segments McMillan Road,Owyhee Storm Avenue to McDermott Road The TIS recommends widening of McMillan Road to 5-lanes between Owyhee Storm and McDermott Road.The widening of these segments of McMillan Road is infeasible due to limited right-of-way. Additionally, these roadway segments are listed as funded improvements in ACHD's CIP. Therefore,consistent with ACHD's Alternative Mitigation policies,no mitigation is required. ACHD's staff report calls for revisions to the applicant's plan to meet all of the district's policies.The applicant shall comply with all of ACHD's conditions of approval.Please see below for some of the pertinent conditions of approval: - Once Ersatz Place is under ACHD's jurisdiction,the roadway will be limited to 3,000 vehicle trips per day. Because of this,prior to plan approval on the final plat that contains the 140"'single-family building lot,secondary public street access shall be available. - Construct the following roadways as 33-foot wide local street sections with curb, gutter,and 5-foot wide concrete sidewalks. (Snow Currant,Gem Prep,Gallson— Avilla to Gem Prep,Riverdale—Gem Prep to Double Rock,Double Rock- Gallson to Riverdale,Avilla-Gallson to Riverdale,Riverdale—Avilla to Levenberg,Riverdale—Levenberg to Apgar Creek). - Dedicate additional right-of.-way to total 50-feet from centerline of McMillan Road abutting the site. - Construct one stub street to the north to parcel No. S042.9140010.Install a sign at the terminus of the stub street which states,"THIS ROAD WILL BE EXTENDED IN THE FUTURE." Provide written documentation from ITD that the use of Ersatz Place to access I the development prior to the roadway being accepted into ACHD's public street I FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION-H-2025-0002) 20- 0 E Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 32 of 64 inventory is allowed. 1TD may have additional conditions or limitations on use of the roadway while SH-16 is under construction. It is important to note that per IFC D107.1,the subdivision will be limited to thirty(30) single-family homes with only a single fire access point. The applicant shall submit a revised secondary access plan approved by MFD with the first phase final plat to ensure access is adequately addressed. Additionally,staff and ACHD are recommending a stub street to the five(5) acre parcel (#SO429417250)in alignment with N. GalIson Avenue. Comp Plan policies 3.03.04 and 6.01,01H discuss planning for transportation and pedestrian connectivity to county enclaves to promote neighborhood connectivity. Staff believes that by requiring this stub street,it will promote a more integrated approach between the two developments that will provide more ingress/egress opportunities for residents,meeting the intent of the comprehensive plan. 2. Multiuse Pathways and Pathways(Comp Plans, UDC 11-3A-5 and UDC 11-3A-8): Comprehensive Plan policy 4.04.01 A ensures that new development and subdivisions connect to the pathway system. UDC 11-3G-5 emphasizes the importance of common open space and amenities being located in areas that maximize pedestrian and bicycle connectivity. Multi-use pathways shall be constricted in accord with the city's comprehensive plan,the Meridian Pathways Master Plan,the Ada County Highway District Master Street Map and Roadways to Bikeways Master Plan. Detached ten (10)foot wide sidewalks(multiuse pathway)shall be provided along W.McMillan Road and N.Ersatz Place.In coordination with Meridian Park's Department, it was determined that the multi-use pathway along SH-16 would be redirected to both sides of N. Ersatz Place to make a connection to the north once development continues north.The applicant has depicted the 10-foot multi-use pathway along W. McMillan Road but not along N. Ersatz Place.The pathway along N. Ersatz Place shall be widened to 10 feet with the submittal of the final plat. In addition,the 10-foot multi-use pathway along W McMillan Road shall be detached. Additionally,staff is recommending a pedestrian connection to W.McMillan Road through Lot 108,Block 4 in alignment with the pedestrian connection located on Block 12. Staff is also recommending a pedestrian connection through Lot 22,Block 8 and Lot 36,Block 8 in alignment with the proposed sidewalks along the west side of N. Camp Creek Avenue to provide better connectivity for the residents in the northern portion of the subdivision with the primary open space and amenities. i All pathways should be constructed in accord with the standards listed in UDC 11-3A-8. 3. Sidewalks(UDC 11-3A-17): All sidewalks constructed as part of this proposal are required to comply with the standards listed in UDC 11-3A-17. 4. Subdivision Regulations (UDC 11-6): i. Common driveways FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION-H-2025-0002) -21- Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 33 of 64 Per UDC 11-6G-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 unless alternative compliance is applied for. The applicant is proposing one coinmon drive to have 4 units taking access off one side due them being attached units. The applicant shall apply for alternative compliance with the submittal of the final plat. ii. Block face UDC 11-6C-3-regulates block lengths for residential subdivisions.The intent of this section of code is to ensure block lengths do not exceed 750 ft,although there is the allowance of an increase in block length to 1,000 feet if a pedestrian connection is provided.In no case shall a block face exceed one thousand two hundred(1,200)feet, unless waived by the City Council. The applicant is compliance with the block length requirements in the UDC. F. Services Analysis 1. Waterways (Comp Plan., UDC 11-3A-6): The West Tap Sublateral runs along the southern portion of the site parallel with W. McMillan Road. 2. Pressurized Irrigation (UDC 11-3A-15): An underground pressurized irrigation system is required to be installed to provide irrigation to each lot in the subdivision in accord with the standards listed in UDC 11-3A-15. 3. Storm Drainage(UDC 11-3A-18): An adequate stone 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. 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. Sewer service to this site will be provided from the Can-Ada Lift Station. Comprehensive Plan policy 3.03.03G require urban infrastructure be provided for all new developments,including curb and gutter, sidewalks,water and sewer utilities. IV. CITY/AGENCY COMMENTS &CONDITIONS k A. Meridian Planning Division A Development Agreement(DA) is required as a provision of annexation of this property.Prior I to approval of the annexation 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 final plat shall not be submitted until the DA and Ordinance are approved by the City Council. Currently,a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA.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 annexation.The DA FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION-H-2025-0002) -22- Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 34 of 64 shall,at minimum,incorporate the following provisions if City Council determines annexation 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. C. Homes on lots that abut W. McMillan Road,an arterial street,N.Ersatz Place, a collector street, and SH-16, a state highway will be highly visible;therefore,the rear and/or side of structures on these lots (i.e.Lot 1,Block 1; Lots 1-10, Block 2;Lots I- 14 and 44-54, Block 8; Lots 98-124,Block 4; Lots 30-97, Block 4;)shall incorporate articulation through changes in two or more of the following: modulation(e.g. projections, recesses, step-backs, pop-outs),bays,banding,porches,balconies, material types,or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. D. Provide a revised phasing plan that is approved by MFD, indicating how secondary access for emergency services will be provided prior to submission of the first final plat. E. Align the southernmest entfanee along N.&satz-Plaee with the earb eut approved with the Cole Valley Ghr4stian Scheel projeet, Wevide doetimentation ef-this with the final pl F. A dust mitigation plan shall be provided with the submittal of the final plat for each base and shall be reviewed and approved by the Public Works Department, if a SWPPP is required for the development,it may be submitted in lieu of a separate dust mitigation plan and will be accepted by the City as the approved dust mitigation plan. G. The applicant shall obtain approval from ITD or ACHD as a licable for the frontage improvements along N. Ersatz Place and submit an approval letter from-ITD such agency with the first final plat application. H. Future development shall promote no-mow fescues,naturalized plants,dry creek materials, split rail fencing, and other rural landscape elements in landscape buffers and open space as listed in the Fields Sub-Area Plan I. With each final plat application,the applicant shall provide details to ensure the quality of the design is in accord with the Fields Sub-Area Plan. The general character,design,and identity of this area shall have a cohesive theme that is "modern rural,"which applies to housing, amenities, streetscape/open space, and retail/commercial.Additionally, some of the other thematic design elements that contribute to the desired character of the area shall be adhered to such as lighting, fencing(e.g. split rail), landscaping(e.g. tall fescues, dry creek materials, wildflowers, street trees, etc.),public art, on-street bike lanes and/or off-street multi- use pathways, signage(e.g. metal roof on sign), etc.—see the Character Framework— Amenities (pg. 3-12) and Streetscape (pg. 3-13)in the Plan for more information.A high-quality design is expected in this area. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBID'VISION-H-2025-0002) -23- I Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 35 of 64 2. The final plat shall include the following revisions: a. Add a plat note stating "direct lot access to W. McMillan Road and N. Ersatz Place is prohibited except for where approved with this application." b. The applicant shall apply for alternative compliance to allow for four(4)lots taking access from a single side of a common drive. The future final plat submission shall match the common drive exhibit and provide a note on the final plat that addresses maintenance and access on the specified lots as shown in Exhibit VI.J. c. Provide a stub road in alignment with N. Gallson Avenue to parcel #SO429417250. d. Depict the ten (10) foot multi-use pathway along W. McMillan Road as a detached pathway in compliance with UDC 11-3B-7C.Widen the multi-use pathways along N. Ersatz PI to ten(10)feet as required by the pathway master plan. e: Provide a pedestrian connection to W. McMillan Road through Let-108,Black 4 £ Provide a pedestrian connection fifteen(IS)feet eemmen lot in a06617d with r DG 41 3 n 4 through Lot 2415, Block 8 and Lot-643,Block 8 in alignment with the pFepesed sidewalks along fhp�,,est Q .„X,.� Camp_C,•� 1.Avenue to provide better connectivity for the ideof Ieelt l 1 Y Vnue residents in the northern portion of the subdivision with the primary open space and amenities. g. Provide a revised plat to show the parkway and pathway extending dawn N. Ersatz PI as depicted on the landscape plan. h. Remove the northernmost entrance along N. Ersatz Place in alignment with W. Snow Currant Street to be in compliance with UDC 11-3A-3, and replace it with a micro path lot. 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.S. The Applicant shall coordinate with the City Arborist (Kyle Yorita 1 orita nwridianci .org)to determine mitigation requirements prior to removal of existing trees from the site. b. Provide one (1) tree within every residential lot (approximately twenty- eight(2028)feet)along State Highway 16 to help mitigate for sound attenuation and air quality. In other open spaces along State Highway 16,provide trees every twenty(20)feet. c. Lot 58,Block 4 shall be landscaped with 80%vegetation coverage(not including the gravel access road) instead of the 70% required by code to help mitigate for sound attenuation and air quality. f, c FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION-H-2025-0002) -24- Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 36 of 64 d. Widen the multi-use pathways along N. Ersatz P1 to ten(10)feet as required by the pathway master plan. e. Provide split rail fencing in the planters along W. McMillan Road and N. Ersatz Place to match the split rail fencing proposed in Lot 29,Block 8. The applicant may request alternative compliance in accordance with the UDC to permit the proposed eight 8)foot fence around the pool area. Irii et Fenee d the 1 shall b lowered to siv (d)4eat, g. Provide details on the type and location of shrubs, ornamental grasses, and perennials that will be used. h: Provide a pedestrian connection to W. McMillan Road through Let-108,Block 4 in alignment with the pedestrian eenneetion leeated on Bloc! i. Provide a pedestrian connection-' the f_____ of_. _ pat1,.Y'^'>'" si« .a fift e r through Lot 2415, Block 8 and Lot-3b43, Block 8 in alignment with the prepe-q -1-ES aleng the west side of N. Gamp Creek Avefme to provide better connectivity for the residents in the northern portion of the subdivision with the primary open space and amenities. j. The applicant shall enter into a license agreement with Nampa Meridian Irrigation District to landscape the first four(4) feet behind the wall abutting SH-16 as depicted in the irrigation easement or provide an additional four(4) feet of landscaping outside of the easement to allow for eight(8) feet of landscaping on the backside of the wall. k. Remove the northernmost entrance along N. Ersatz Place in alignment with W. Snow Currant Street to be in compliance with UDC 11-3A-3, and replace it with a micro path lot. 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. The applicant's alternative compliance request is approved by installing one(1)tree per twenty(20) feet along State Highway 16, increased vegetation coverage of 80%, and upgraded building materials for sound attenuation. This will be verified with the Final Plat applications. 6. Provide an amenity from the multi-modal group in order to meet the required standards per UDC 11-3G-4. 7. The applicant shall comply with the open space exhibit approved as part of this plat !. application that depicts 17.1%(or 8.78-acres) of qualified open space and exceeds the required amenity points as proposed. i 8. Comply with all subdivision design and improvement standards as set forth in UDC t 11-6C-3, including but not limited to cul-de-sacs, alleys,driveways, common driveways, easements, blocks,street buffers, and mailbox placement. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION-H-2025-0002) -25- Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 37 of 64 9, 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. 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 11-313-13 and UDC 11- 3B-14. 11. 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 11-613-7. 12. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed changing rooms and pool area prior to submittal of a building permit application. The design of the site and structures shall comply with the standards listed in UDC 11-3A-19; the design standards listed in the Architectural Standards Manual. 13. A Design Review application shall be submitted and approved for the single-family attached homes. The design of the structures shall comply with the standards listed in the Architectural Standards Manual and the Fields Sub-Area Plan to provide a consistent design theme throughout the development. 14. The Applicant shall comply with all ACHD's conditions of approval. 15. The Applicant shall have a maximum of two (2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-6B-7. 16. Staffs failure to cite all relevant UDC requirements does not relieve the applicant from compliance. B. Meridian Public Works j htt s:lhvebliiilc.nieridiazzeit�.or lWebLiiikIDocTlietiv.cis x?icl=390573&dbid=O&i-e o=Meri(limaC z,; LI C. Meridian Police Department htt)s:llvveblizzk.meridiancit y.or /J,VebLinlclDoeVieiv.as x?id=390585&dbid=0&re o=NleridianC 4Y D. Meridian Park's Department https:llvveblinlc.ineri.diancity.o_l* WebLinlrlDocJ,iew asp,,c?ic1=390591&dbid=0&iKpo=MeridiaizC Lill i r F C iE f FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION-H-2025-0002) -26- Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 38 of 64 E. Cominunity Planning Association of Southwest Idaho(COMPASS) Communities in Motion (CIM) Development Review Checklist Development Name: Rockwell Greens ! QM "qn Category: Future Nelahborhoa.d ..... ..1 i... Consistent with CIM YES .. ...... ° New Households: 412 New Jobs: 0 - i Econ omlc Vttwit ............ . Y. nano ::.:::..:::::..:.:.:.::..... .... .. ....... .......:... .....::...;....,:::::::...:....:: .. ..... To.what.`:extiht:doos.the.p0ject`;`..;`:'::. -Novi safe and comfortable is�e nearest '. "' maior road(minor arterial or above}for enahle people,government,and 1 ;'bicyclixts and padestnans7 Analysis is businesses to prosper? ,:Limited to existing roadtiVi�y conditions Economic ActiyitY Center ►9cL7ermott Road. ;.. Access ' Iaedestrlan Level a€stress Impact oq Existing Surrounding Farmland. 8icyc.Fe Level a€stress' Net F.Isca!linpact Convenience Quality of tlfs What services are available wltliin 6.5 ' ' Checked boxes indicate that miles.:.(git?en}ar:ll.mlle,(yellovr)of the ., additional information is attachedRMIP ..: . Acic4vo Trrnspartatton lltearest tsus stag Autr►snolalle Tranaportatton idearistpublic schanl Publte.�ranspnrRation Alearest publl�park .... ... ..... nnd►mv Prooects Improves performance Does not improve or Reduces performance reduce performance Comments: Based on the site.plan.provided,COMPASS has no additional comments,. .: Who we are:The Community Planning Association of Southwest Idaho(COMPASS)is the metropolitan planning organization for Ada and Canyon Counties. This review evaluates whether land developments are consistent with Communities in Motion, the regional long-range transportation plan for Ada and Canyon Counties, This checklist is not intended to be prescriptive, but rather a guidance document.Past checklists are available online.See the Development Review U er Guide for more information on the red,yellow,and green checklist thresholds. (�} .hft=//compassidaho.orci/ COMPASS inlofftompassidaho,orQ ttr,uw•:nrrainecsuu?n Sent: 3/27125 € FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER i FOR(ROCKWELL GREENS SUBIDVISION--H-2025-0002) -27- L--4/ t Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 39 of 64 Fiscal Zmplact Analysis Below are the expected revenues and costs to local governments from this project.The purpose of this analysis is to help the public, stakeholders, and the decision-makers better manage growth. Capital and operating expenditures are determined based on service and infrastructure needs, Including persons per household, student generation rates, lot sizes, street frontages, vehicle trip and trip adjustment factors, average trip lengths, construction values, income, discretionary spending, and employment densities. Not Fiscal Impact by Agency :. city County Highway District . School Olstrict Breakeven.point across all agencies:.1 Year. .. Disclaimer: This tool only looks out 20 years and does not Include replacement casts for infrastructure,public utilities, or unfunded transportation needs In the project area. More information about the COMPASS fiscal Impact Tool is available at., frttcrs:/Icvrr�rsasslalahn.r�rr�lTisc�rl-irr�r�art-kph ` Short-Term Funded Capital Projects Haglemay Slgn.Ylul,Ai0— «i Innaw IIF AE;AMMIU A; -- X.YN^ Mad YYebru,e:h,nn.rn... ..t 1e""Y R,igl:@sln2 ArLImcY IIL7 prc'tocr YdpF Y02.•2ll�ti ; .. TalalPra+iarsAllucelMr+Y:�h,421 "al.'tr i . tolat 7radrvmmed Bud%&t31,967 T01ar GpsF IPlcY.•PrYd.l:Sl21.:r21 3 Wpi ptY! � � � Ers,4:s.F�issrf�llaa . Corauwi raw xi q iwil a MAU Flisaa'ay iE Ilurri Us k Cv ad ii US MIN 1F.rrn Qq a Mali:W i aroi Aga[!du+lrf.rrr:lar:rtaay Mi mduda Y 61nu1 LA*Alm Vini"inn:liW 1.. nitL;raruuirxu Al wvk Fend 4.14 U8;0401,OL rq',rkin,1.4 OF rn R: lu,pa fohrin in1&tiFraiKja.S'.W ri.00zadud4.{Oct GrulliA1*V..P&MIU11 RMrlaud fi,o ilk.C,aok.anNdnf i`wL 6uinaJ3 I�sde 41 tcvtiirrtr If.peu{,:�r,rh rr n eJ.ci[�nntl impp.gn IlrxEives.[7onjn and r/*kal'Ha/Ndq. *d 1n SepG.11'.,;rernus prctcWl IY.'FF A'.,rdS\ i^i:n,nois�Lnss$tsb1.. .: nr..Wqukq.Edahm Y+tc�i�akh:FniehPd .' j Qmt P Ilm1mry Iwim•ry.. mghwWro 1.11114 Cenusucll Canrhycrlan Tom ipxAral SM1lrY 4n a7Shrn 'i'av` [nptronnp L,:glnrwt+g inginwrnq Conswinp 1.:47 ;ri.Ir1U1J ixntl n c n � I,In7 ap;-ad ;1 IM n ]r,Ipa Source, -Pie COMPASS Transportation Improvement Program(TIP). The TIP is a short-range(seven-year) budget of transportation projects for which federal funds are anticipated, along with non-federally funded projects that are regionally significant and is available at: httosWcompassidah0 ot-LiYtransf,),oitatioii-in-iprovet-nent-proilrani FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION--H-2025-0002) -28- Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 40 of 64 F. Irrigation Districts 1. Nampa&Meridian Irrigation District httvs'llia,ebliitk ni.ef•idicrncity of lbVebLuilclDoeVierij ctspx?ic1=392677&dbid=O&Vo=Aferidi at2CXty G. West Ada School District(WASD)or Other District/School �s� % st Ada f. ,lIWU SCHOOL DISTRICT May 28,2025 RE:Rockwell Greens Subdivision H-2025-0002 ALT,AZ,PP Dear Meridian City Planners: West Ada School District has experienced significant and sustained growth in student enrollment duringthe last ten years. Based on current enrollment data specific to the area surrounding this proposed development,we estimate a development consisting of 412 single-family units and 0 multi-family units could house approximately 202school aged children.Approval of this application will affect enrollments at the following schools in West Ada School District. Enrollment Ca pa Pleasant View Elementary School 783 625* Star Middle school 1046 1000 owyhee High School 1836 1800 'Program Capacity West Ada School District supports economic growth; however,growth fosters the need for additional school capacity.Future developments will continue to have an impact on the district's capacity.Should a school exceed capacity,to meet the need for additional school capacity in this area one or more of the following may need to be implemented: • Transporting students to an alternate school with available classrooms.Elementary students may be bussed to the Star or East Meridian area schools due to possible enrollment caps. • Attendance area adjustments if there is availability in a nearby school.The Long Range Planning Committee will reconvene in September 2025 to consider needed adjustments. • Passage of a bond may be needed in the next 5-8 years to build new schools and lit the enrollment needs. • Portable classrooms placed on the property at the Middle or High School.Please note the option of adding a portable is not applicable at Pleasant View Elementary dueto space constraints. West Ada School District requests developers' consideration for providing safe walkways, bike paths, and pedestrian access for our students to schools and community resources. Sincerely, f Miranda Carson, 1 Director of Planning and Transportation FINDINGS OF FACT",CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION—H-2025-0002) I -29- Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 41 of 64 H. Ada County Highway District(ACHD) Miranda Geld,Pres•Ident ASoyls Plckean-1.1.rfee•Presldent ALlill IMF Kent ColdtKorp%commissloner a Diwu McKinney,Commissionar Patricia Nilsson,corn r155E9r1Fr Date: August11,2025 To: Laren Bailey Staff Contact, KaraLe'igh Troyer,Planner Project Description: Rockwell Neighborhood Trip Generation: This development is estimated to generate 3,638 vehicle trips per day,260 vehicle trips per hour in the PM peak hour based the traffic impact study. Sim III! MEMO= yr � e ...................::::::.:................:...............:::.........................::... s ay � I ft ._.._..._._.................._.._._.......................................................I............... N Ada County Highway Dlgl rict,%00 N hlee"r Aserm-•Eloise.ID•03713-PH 2CO-387-6100-FX 145.7650 w1emachdiclarne orgy https•/%arebliizk niei-idiancity.ot /l WebLirr/rlBf-oiase aspx?id=386723&dbid-0&iyo--Met-idianCit [ X I is FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION-II-2025-0002) -30- I I II i; Is Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 42 of 64 1. Idaho Transportation Department(ITD) https:llrveblinlcrner•idianci orWWebLirticlDocVieir,asprx?id=393541&dbicl 0&repo—MeridicrrrC i� V. FINDINGS A. Annexation(UDC 11-513-3E) Upon recommendation from the commission,the council shall snake 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 Council finds annexation of the subject site with the R-15 zoning designation is consistent with the Comprehensive Plan Medium Density Residential FLUM designation for this property, if the Applicant complies with the provisions in Section IV. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Councilfinds the lot sizes and layoutproposed will be consistent with the purpose statement oj'the residential districts in that housing opportunities will be provided consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health,safety,and welfare; The Council finds that the rnap amendment will not be detrimental to the public health, safety and welfare if the applicant complies with the provisions in Section IV. 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 school district states the schools in the zone are beyond district capacity. This proposed development will impact Pleasant View Elenrentar y, Star Middle, and Owyhee High, which. are already at or over capacity with the current enrollment. West Ada School District is currently under construction for a new elementary school in.Star and will be adjusting the school boundaries,which is anticipated to relieve the overcrowding, but these impacts have not been realized yet. Due to WASD indicating-that the schools are anticipated to have more capacity at the time this development gets its f rst occupancy, the Council find that the map amendment will not result in adverse impacts. 5. The annexation(as applicable)is in the best interest of city. The Council finds the proposed annexation is in the best interest of the City if the property is developed in accord with the provisions in Section IV. B. Alternative Compliance(UDC 11-511-5E) In order to grant approval for an alternative compliance application,the Director shall determine the following: 1. Strict adherence or application of the requirements are not feasible;or Due to State Highway 16 having an overpass over W.McMillan Road., to meet the requirements for developments along state highways the applicant would be required to FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION—H-2025-0002) -31 - i Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 43 of 64 engineer and construct a structure exceeding third)(34)feet in height. The director finds that this makes adherence to the standards in UDC 11-3H-4 notfeasible. 2. The alternative compliance provides an equal or superior means for meeting the requirements;and The applicant has requested alternative compliance withh the mitigation standards outlined in UDC 11-311--4 for developments near federal and,state highways. Their proposal includes a .six-joot berm topped with a six-foot ivall to mitigate noise, alongside the use of enhanced building materials designed to meet stricter sound-attenuation standards.However, the applicant is requesting that these enhanced building materials be evaluated at the building permit phase. The director f n.ds that the alternative compliance provides an equal to or superior means of meeting the requirements if the applicant provides enhanced landscaping in the_form of one(1) tree per twenty(20)feet along SH-16, increases the vegetation coverage to 80%, and provides details for the enhanced building material with the final plat .submittals. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The directorfrnds the alternative means will not be material detrimental to the public welfare or impair the intended uses and character of the satrrotrrzdirrg properties if the applicant follows the provisions in Section IV C. Preliminary 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: I. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; The Council finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section IV. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; The Council finds public.services can be made available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The Council finds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City s Capital Improvement Program. 4. There is public financial capability of supporting services for the proposed development; The Council finds there is public fr.nancial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health,safety or general welfare;and The Council finds the proposed development is not detrimental to the public health,safety, and general welfare if the applicant complies with the provisions in Section IV. 6. The development preserves significant natural,scenic or historic features. The Council finds the development does not have any significant natural,scenic, or historic features that need to be preserved. I FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION—H-2025-0002) -32- t' Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 44 of 64 VI, ACTION A. Staff: Staff recommends approval of the requested annexation and preliminary plat per the conditions of approval included in Section IV in accord accordance with Findings in Section V. B. Commission: The Meridian Planning&Zoning Commission heard these items on June 5"' 2025,At the public hearing,the Commission moved to recommend approval of the subject Annexation Prelimina1y Plat and Alternative Compliance requests. I. Summary of Commission public hearing: a. In favor:Hethe Clark b. In opposition:None c. Commenting. None d. Written testimon : Shawn Freeman and Craig Cooper both have concerns with the 12mosed density,traffic school overcrowding,and decline in uali of life. L. Staff presenting Application:Nick Na oli f. Other Staff commenting,on application:None 2. Key issues of public testimony: a. None 3. Key issue(s)of discussion by Commission:_ a. The Convnission discussed the proosed density being higher than that of the nei hborin subdivision that also abut SH-16.This spurred a further discussion about traffic but the Commission determined that after hearing the proposed build out is 50-60 homes a year, they felt the effects would be phased. 4. Commission change(s)to Staff recommendation: a. The Commission adopted the changes proposed by Staff as reflected above. 5. Outstanding issues for City Council: a. Density of the subdivision alon SH-16 traffic concerns along McMillan Road,school overcrowding,and whether the timing of the subdivision is correct. -Condition 2c: Provide a stub road in alignment with N. Gallson Avenue to parcel #SO429417250. -DA Provision E:Align the southernmost entrance along N. Ersatz Place with the curb cut approved with the Cole Valley Christian School project Provide documentation of this with the final plat. i C. City Council: The Meridian Cif Council heard these items on Au ust 191" 2025 At the public hearing,tie Council moved to appagyg the subject annexation and reliminary nlat to nests. I. SurnmaLy oft eWCity Council p tblic heari a. In favor: Hether dark b I.n.opposition:None c Commenting:Kelm Bruner(ACHD) entmonNangnd ZpDjng Commis pn Staff prime entinppation:Nick Nate f. Other Staff commenting on ap lication•None FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION-II-2025-0002) -33- f Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 45 of 64 2, Kev issues of vublic testimony a. one 3 fey issue(s)of discussion by,City Council: a_ McMillan Road being c =sted,- d t e intersection of, Will an and McDermott nat b 0 si an a d were concerns raise bd y the city council. 11 addition.thec_tom,cil discussed scho_ of ccaa achy and how it will improve as the new_elcn-ten ar_s�ha_ol anens i tar. 4. City Council chap e(s)to Corl]mission recommends io a: a. tri ce thou h Mision E in the dev�elo meat aareexnent. Add a provision_to the DA recfuirina a dust mitif�ation plan that will be reviewed by Public— rks before commencement of co stuction. f FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION-H-2025-0002) -34- L Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 46 of 64 VIL EXHIBITS A. Project Area Maps (link to Project Overview) 1. Aerial a Legend t :?Project location s .. b Area of impact Analysis ,w i s: • a. 00,R irr I FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION—H-2025-0002) -35- I i Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 47 of 64 2. Zoning Map Legend •`� I � xns� +',�' Alt7 �. Project Location: MU ; �..Area of Impact 1 ..........jG2T11 'v Li I' U 1 : 1 Analysis117 _............:....I.......... 4. ;; .,........_....... 1 Ili ...... :.::...:::.:.>,�. J ,.. ...... I r • 3�_..L1.I.r1IlJJ,n. ............. :..'.f�4�llir.3_.: RUT-- _ �`r1�;•,,,.t_l. 6�ai.�! .. { •,.. ..,;s .f.,f . .. ,i.. ..1......... 1:r _!) _ 9((� E/��, r r II !T I [ i i1111E 7�� i; ( I{4{ � lilt[ .{r�` litilLll �t;� r'dhiagir"4�si�� [t7'F�t9 R�1 E� iS t3 , I a.rl -1�=�r � L.. ......I1 .) }R 1 t 22 T)1 _ E) lit di11]1t1fI�iL l 1 'Fj +L 1 L. } f L13I.... 1 Itti,3�[ fkL�1'il' v' LJ}, ll,,j jl `ltir. t✓R ��1!. tllitl liT-ll f it�1 ., ._.. . . I , ' - ittSPl l��Slul ..3i' i '1 ' E i#s�. flj Lllr tl,fillif ��I ir�l�i 3J3stl1- tt T ttl �rJ ' (F� f I.TI �,'[[ 1 !J ..�v tlivt ..,..;.� 31.,i uLa,J(c 3. Future sand Use Legend Fields Project Location :.:Area of Impact t I.j,f r MUURG � AnalysisMixed"` u se I ._ Interchdn .. �? „c.•"< i 5 j J ] {Flli+(1"Il i t.� i iJ:f f } r Jl I1 t e EI 111pf �itt�ritt,�i J I J r 1 d[u t,, 1 1 111 Fu t �rl low � €I '� }!tTl;ftll•� i 1 ` `}l�Derisit 1 . rr +�+�)t.�..a.:,: li Density r t5'jft esldel'itlQ,III.° } lJ f Reside ti nal J r �� i t;-! r ,. ���� t I I j`r,}1 i �t // [ II,II t HID nE� s I I i � i Ff7:1 ! r ,�i i J 7Fl` � F'7 ri' �?d16ElAlaifYtr:1 / S-ir 1p I (( I1E 'II (TT t:rl trryr 1 l ,' [lcl� E`��rl�i[E 1 1.rlflrlili���I11�(r�}JL�tLllrtii��l , f tit -�—� I.... r r r�ki I1111i1t1 1) I c � } _..�iV,IC1 I':i.:[ ..:. I .'��� L:; e71!..•;t �f F[)TTS ,.. .:, �'f —@lt.ilJSJEE .. n L)Iltlt , Hill llll.11l J i t.t J r tlrlll'1+iTl'tl irtli r� F 11' l.f;((�.t_I AFT' : i` [ '}• }f 1 1� [t �j� j�1� D,en5lty �I . sSil�r 1 ;• I ��l��iall � tilt'�cl) ,Ir��i if t�l�l����t}ilEl)L[i'i'iFEI' \ Residentiaif ` � 1 �a '�itrU l „t a ()J12 r J i11111+r(1 S P! f 4�I ltY 1 t[trt .:� ;.s�'Ir1fJ}1j�13i:IfF tty r '� �' �,,�,F•.11{itft fll ea];l:]� E}�t31��i1�Il �a11�(L��f � � .. ITri jJ,} .. .J i k .]U...t•_ lfj JJ.Y.ie .. it f:: L I'.isl}t � v't}I71,-1 I FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION-••H-2025-0002) -36- Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 48 of 64 4. Planned Development Map Legend } 1i l ..i. Project Location .. Area of Impact Ir City Limits F ll„ L fL --- Planned Parcels t............ .... ............. _. Analysis ........................_........1 . ...,.......... a,;` i.....:+ M11 4 tt y �,� r.... ' � ,r .d� ilr,R ��7 1.1 .. :��!.. ��aT.;�•t! rr +: �... 5Y` 4lr3� ?(���1I� 1 TCiPSC�zf ..... .�. ..... ...... .. - .a:; ur:C ]lljjJ€,tl it.Tllr7ilf4t._' I l t1[3! 1 f ,IF1 rlilYJSl L7l Jr li a i rli4-+, •..'-::'+` I; _ L11i 111111f13F1'}�1 J r�}f�, 1 �y't, l 3I..3i, l j 1 � vY ili.l �, Ski U rII��3 i IFt rat t� "r.s t 1I.. /tr I l i� j CC �: , ��[I'J(� , T � (( � :yes`.�• , Y 1%� i �ltj l(„irFt I t�Ji 11 JLR al ��4 T ( + IFIJItt fIi '1 l it �1(Ili }� ..� J ii l ,l ivtii {; ift ��...,. t` i rL§ttrlTdZ''r``�I�I .lei l L� 11� Lf}�il�.t��l"'t�'rartrs� ,..... LTFJl+ T�Ft /r1111 lAl���AjF�ISf' l�t i ' 11^lYi �; ,Y f '1f '7m1 t 'tr:i rr�:: -t€ Illt�Il�f�.st I , h, ' J l 4 y�i1 Il i­11ft IJ' .f1.5 l...t tsrlfl:S.lU_tII t['KJIF]ilb.r t 5, AdATJ' \t Fy r� m 11Trlllli7t till IAtI a l?1t s1I rII1PT?C1i/ irrtEit:�I�I�7E .... - ��. � II�'i rLtr+73] t.rl� t�:ltir'Il ; 41.! ,,� �j>•.�I/ rst ff� it �� E'[!�. 'J'- ' t t Lr[lls I # f( t rhM-fg, a r/�". .ri f a 31 fi11 il((l 1 itr IFIN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION—H-2025-0002) -37- r: 01 i . a s � MORE .y J �`- 1 l+ ' -�,, s - s>< vtl x�'r'C�"�!•� j..-4�d�F� ''s�{��,��'c�wN a `�n't`w'' 3 yt'�>� i `-+- .� •a ' fr / r OWSA z, +..4✓r tr-,- '�_Owl M _" �� x'^ ''•�, .r c lam, rt � `'�I '�-`xY��, fP �� � � > � �3 �i`�y -<i.ai : r �� .�� rx �.�r�7♦ �•r�,:'�����{ > �����j_� -ram r L � ��'� �,s� s � .c���fi�'•ry+r x•''�i�a � r� a+^ 7ti', d �drrA•k— .._*� � �� / r is/ �' u�✓�r✓ ...3,.`�.s e..,F^ � x ate' z i Y s IR m i s 2 3l.."';� t ':<� ��a�. 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'� xk�x a5��'E�a'�2�y""F � ���/��, i iy ', r�� �,✓ur�'3�f � L j�r � �.i L e�'o s • • C • • 1 111 �R l` c 4 hCF 1 J � mar �✓ ��.�s x��r3 ws � -.3r.�j x r� ,, a � '�-�� „S,E t --- --- ti Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 52 of 64 C. Service Accessibility Report Overall Score: 17 �3rd Percentile Location Within 1/2 mile of City Limits `YELLOW.;:; Extension Sewer Trunkshed mains < 500 ft.from parcel Floodplain Either not within the 100 yr floodplain or > 2 acres Emergency Services Fire Response time < 5 min. i Emergency Services Police Not enough data to report average response time Pathways Within 1/4 mile of current pathways Transit Not within 1/4 of current or future transit route Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets .:YELLO ;plan) > existing (#of lanes) & road IS in 5 yr work plan w:' School Walking Proximity iWithin 1/2 mile walking ;Either a High School or College within 2 miles OR a School Drivability (Middle or Elementary School within 1 mile driving (existing or future) Park Walkability No park within walking distance by park type i FINDINGS OF FACT,CONCLUSIONS OI•LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION--H-2025-0002) -41 - Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 53 of 64 D. Concept Plan(date:3/5/2025) _.... :. € ,; }� jj k'. . [ ROCKWELL GREENS SUBDIVISION 0 PRELIMINARY PLAY LANDSCAPE PLAN IIEAJUTAN. ID FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION-H-2025-0002) -42- Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 54 of 64 E. Landscape Plan (date: 3/5/2025) __._...................... -— In'a(y,•75'� axaF� �'�-'���� 1 . s 1 4-4 J 1 Ipi k : III . I p -:^.,. ��.J ��1��•�r � 'R'QrI �A91,� V�f•��AI�' � .R�t/� i .._ ... ... -3' ....... ROCKWELL GREENS SUBDIVISION _..-....._._.._.-__,..........,_..._..__._.___................_...........:..........-..--,.-.......-_...-..._..---_--------___...__.................._......____._.....__._._. PRELIMINARY PLAT LANDSCAPE PLAN MERIDJAN.ID n.tcn s.,aas . P . i` a- It • �� . � � pLANY P TYC . . � ur+enaerrveelresati Qb M.lW Li ,NMI}.p FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION-H-2025-0002) -43- 4 i r i� tin*i✓ .r N.n 1. S� ..PJ.4�^la. A �'FSG+.�., wti �.. .w.+ F �+1�� `:�--.x ,e.--.� ,r.rA*✓ +b t.i ias�taw��ks�ws�r�.dva�-yr,.c d O � ...srmrti>xs:1 `t�a�r�,wQ'�a�wr'�Yrr•nu,e+.w�e�.� ir' i'�vi. �.w�.Su x�y;� n . "` IL t i Ell _ E 4 �.> . ,.411 Ni1�1111111� :� �S � _r E:n.��ry�yq�� . J`�.qt`�.��•.-.��`i�:!SY`.��o�ti4 C L^ •` • i S • • 1 111 Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 56 of 64 mot•=,. 10 F+IE121D1AN CITY BUFFER c 31T IRR.EASEMENT T x 2:1 SLOPE e.. ';`' l l 6`FENCE UNMOWN.FESCUE GRASS — `• _ i S GRAVEL ROADWAY EMSTING 0.72' A' GR[ASON LATERAL GROUND i —6%SLOPE. t5 �.— b' + —12, 12` BERM DETAIL Nis PLANT PAW!rM WE— lit E r(00- aw •••"'•••« NOT�9 ra wtausaz*a�errew.•,>. .u...«ee.w-«w.� "-�«eeue�e..r.., 1:.1 S1R$3'IANIIfY .::...e:::z.: :.::.:�.p:'::. .... t�w�ew«::w��w" wrc+u�l+�n.•5fw«��ww •-� iNmwi�riw.FM�Miwiwn' � a '-�,w.wn w CRY' �w`YM�•'s--'ia- I i ` ©CGNLFETH 3Gl5L A8\S@Fflf +'� - W. .qq'. ��s O�mwYaR•Y�-wo.w�rnex.wa C�bi�Sie« RK4�L - p eur�o LANDSGAP�GALGAt.ATI0N9 LAl'�6V PeR�GCNfA6L" w�vn I WAG �.— "�� ware,aes W MJ�• .sw rtwlF �� f � II1�tFt I!mt(f� .•y... raw.im. r o rrsr eesr � ,� . ISIIIIf��Il�i'f'IIIU'''llf'llIl .v..,. ...tea ormi.0nowrPATAWE p� woeov� osrue MHOL RWAGY,1!O1eC Q 5I{Il R.4L PAeGE n+wu .a �' �"'+• •• • &�"�"° •+` FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCK.WELL GREENS SUBIDVISION--H-2025-0002) -45- Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 57 of 64 F. Qualified Open Space Exhibit(dates 3/6/2025) R1,�Lf.L•Yu 11GlMU ....y VULVY �1+-u-al••��.wt-rYfr�r� �•.wWi �+iid.�4�t i, rrs t ueny € -- w. TNF , 1 i 3i 1 , 1 f - --- � �° Y Y ..: :..'.:. e . . If ROCKi+Vi~LL CYREENS nprn sEwea <b,e...................... t<tunuemvnan ttwrttt I *US .... �s i i_ FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION-H-2025-0002) -46- Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 58 of 64 G. Preliminary Plat(date: 3/6/2025) ROCKWELL GREENS PRELIMINARY PLAT VRIFARHI NIR A PART(3F711E FAST MOFTHI?SDIITHILAST 1J4(1F SiiC:fll)N Z9,T0lVNSHIP A N()RTH,RAN(',--.I LS?,IKHSY•.M[:IUI)IAN ;=t( MERIDIAN,ADA CX3UNTY,]DAH13 11 5 SMCI LKI TUUftl I 1 L lAM LPL' tYl twntl`ot wtaNRA I,��.,,l :.IJi TlRJYnb+aCtgtYlt) t�?,!u r� aaoec <J.1 IswP.xrlw!IrxastlRx: t1 �' `� eat srrtzl'na,x li ::� IviwYHMT ,m•® ^^6-aa'�rw 9Z•t"" _ i:4a ext `SmzHaxF {w�M l:a, INfWWNtYb,Ra rKr11! 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Building Elevations (date: 1/23/2025) Single-Family Attached Single-Family Detached Y F I FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION-H-2025-0002) -50- Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 62 of 64 ;M i - y: Y R FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROCKWELL GREENS SUBIDVISION-H-2025-0002) -51 . Instrument # 2026-009389 02/11/2026 08:11:15 AM Page 63 of 64 I. Annexation Legal Description& Exhibit Map 5awtoatll Land 5urvaying,I.!-C '.•_+�.�t .i,t .{%Sfy,.a•)r1..g v.l iq r.I?�t•1399Aifi c. ".,...... .,. FL'+d;!�,I:u7on�}6z�•+,a;f„f.-�.s,a d7�?:17 R kwell Annexation 1SR515 f]F BEARING s L 5.lll'tirYk7'4�:hofur�.n 0 N!l:Ttl alaminurn ap rurtr'�Uva fi4 cGrnst[fxnmun to Sz elms 24 erfd 19 and a f9Uo.1 004S raP nWPIrk9 tt�snatha A Curter or WOIC.t429,T.4 N..Ft:I YI.;D.M., Ada tc+ri.?,IdbPri. 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