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Home My WebLink AboutHill's Century Farm Townhomes H-2024-0072 DA Ada County Recorder Trent Tripple 2026-012850 Boise,Idaho Pgs=63 vbailey 02/25/2026 08:24:00 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded DEVELOPMENT AGREEMENT PARTIES: 1. City of Meridian 2. Brighton Land Holdings LLC, Owner/Developer 3. II Investments LLC,Owner/Developer 4. Watson Land Holdings LLC, Owner/Developer THIS DEVELOPMENT AGREEMENT(this"Agreement") is made and entered into this 24th day of February _.2026,by and between City of Meridian, a municipal corporation oft e State of Idaho, hereafter called"CITY,"whose address is 33 E.Broadway Avenue,Meridian, Idaho 83642, and Brighton Land Holdings LLC,whose address is 2929 W.Navigator Drive, Suite 400, Meridian, Idaho 83642; and DWT Investments LLC,whose address is 2929 W.Navigator Drive, Suite 400, Meridian, Idaho 83642; and Watson Land Holdings LLC,whose address is 2929 W.Navigator Drive, Suite 400, Meridian, Idaho 83642,hereinafter collectively called"Owner/Developer." I. RECITALS: 1.1 WHEREAS, Owner/Developer is the sole owner, in law and/or equity, of a 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, hereinafter referred to as the"Property;" and 1.2 WHEREAS.Idaho Code § 67-651 IA provides that cities may, by ordinance, establish provisions governing the creation, form, recording, modification, enforcement and termination of development agreements required or permitted as a condition of zoning that the Owner/Developer make a written commitment concerning the use or development of the Property; and 1.3 WHEREAS, City has exercised its statutory authority by the enactment of Section 11-5B-3 oft s Unified Development Code ("UDC"),which authorizes development agreements and the modification of development agreements; and 1.4 WHEREAS, City and Owner/Developer entered into that certain Development Agreement recorded on July 9, 2015 in the real property records of Ada County, Idaho as Instrument No. 2015-061375 ("Development Agreement"); and Addendum to Development Agreement recorded on December 8, 2016 in the real property records of Ada County, Idaho as Instrument No. 2016-119080 ("Addendum to Development Agreement"); and a Second Addendum to Development Agreement recorded on April 24, 2019 in the real property records of DEVELOPMENT AGREEMENT—uILL'S CENTURY FARM TOWNHOMES H-2024-0072 Page 1 of 10 Ada County, Idaho as Instrument No. 2019-033207 ("Second Addendum to Development Agreement"); and a Third Addendum to Development Agreement recorded on May 20, 202 in the real property records of Ada County, Idaho as Instrument No. 2020-059662 ("Third Addendum to Development Agreement"); and a Fourth Addendum to Development Agreement recorded on September 10, 2020 in the real property records of Ada County, Idaho as Instrument No. 2020- 117720 ("Fourth Addendum to Development Agreement"). 1.5 WHEREAS, Owner/Developer have submitted an application for development agreement modification to remove the property listed in Exhibit "A" from the existing Development Agreement,Addendum to Development Agreement, Second Addendum to Development Agreement, Third Addendum to Development Agreement, and Fourth Addendum to Development Agreement for the inclusion of the Property into this new Agreement,which generally describes how the Property will be developed and what improvements will be made; and 1.6 WHEREAS, Owner/Developer made representations at the duly noticed public hearings before the Meridian City Council, as to how the property will be developed and what improvements will be made; and 1.7 WHEREAS,the record of the proceedings for requested development agreement modification held before the City Council includes responses of government subdivisions providing services within the City of Meridian planning jurisdiction, and includes further testimony and comment; and 1.8 WHEREAS, on the 6ffi of January, 2026, the Meridian City Council approved certain Findings of Fact and Conclusions of Law and Decision and Order ("Findings"),which have been incorporated into this Agreement and attached as Exhibit"B;" and 1.9 WHEREAS, Owner/Developer deems 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,the property listed in Exhibit"A" shall no longer be subject to the terms of the existing Development Agreement, Addendum to Development Agreement, Second Addendum to Development Agreement, Third Addendum to Development Agreement, and Fourth Addendum to Development Agreement and shall be bound by the terms contained herein in this new Agreement; and DEVELOPMENT AGREEMENT-HILL'S CENTURY FARM TOWNHOMES 1-1-2024-0072 Page 2 of 10 1.11 WHEREAS, City requires the Owner/Developer to enter into a development agreement modification 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 designations are 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 OWNERS/DEVELOPERS: means and refers to collectively: 3.2.1 Brighton Land Holdings LLC,whose address is 2929 W.Navigator Drive, Suite 400,Meridian, Idaho 83642, owner of said Property and shall include any subsequent owner(s)/developer(s) of the Property; and 3.2.2 DWT Investments LLC, whose address is 2929 W.Navigator Drive, Suite 400,Meridian, Idaho 83642, owner of said Property and shall include any subsequent owner(s)/developer(s)of the Property; and 3.2.3 Watson Land Holdings LLC,whose address is 2929 W.Navigator Drive, Suite 400,Meridian, Idaho 83642, owner of said Property and shall include any subsequent owner(s)/developer(s)of the Property. 3.3 PROPERTY: means and refers to that certain parcel of Property located in the County of Ada, City of Meridian as described in Exhibit "A" describing a parcel to be removed from existing Development Agreement,Addendum to Development Agreement, Second Addendum to Development Agreement, Third Addendum to Development Agreement, and Fourth Addendum to Development Agreement, with such parcel being bound by this new Agreement, which Exhibit"A" is attached hereto and by this reference incorporated herein as if set forth at length. DEVELOPMENT AGREEMENT-HILL'S CENTURY FARM TOWNHOMES H-2024-0072 Page 3 of 10 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. 4.1 The uses allowed pursuant to this Agreement are only those uses allowed as permitted, conditional and/or accessory uses 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. 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's 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 actions 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. DEVELOPMENT AGREEMENT-HILL'S CENTURY FARM TOWNHOMES H-2024-0072 Page 4 of 10 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 § 67-6511A,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 the City's decision to annex and/or re-zone the Property, City and 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 ordinance or policy,notify the City Engineer and request the City Engineer's inspections and written approval of such completed improvements or portion therefor in accordance with the terms and conditions of this Agreement and all other ordinance 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. 10. ZONING: City shall, following recordation of the duly approved Agreement,enact a valid and binding ordinance zoning the Property as specified herein. i t. 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 DEVELOPMENT AGREEMENT-HILL'S CENTURY FARM TOWNHOMES H-2024-0072 Page 5 of 10 insure the installation of required improvements, which the Owner/Developer agrees to provide, if required by the City. 12. CERTIFICATE OF OCCUPANCY: No Certificates of Occupancy shall be issued if 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 agrees to abide by all ordinances of the City of Meridian unless otherwise provided by this Agreement. 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 Ave. Meridian, Idaho 83642 Meridian, Idaho 83642 OWNER/DEVELOPER: OWNER/DEVELOPER: Brighton Land Holdings LLC DWT Investments LLC 2929 W.Navigator Drive, Suite 400 2929 W.Navigator Drive, Suite 400 Meridian, Idaho 83642 Meridian, Idaho 83642 OWNER/DEVELOPER: Watson Land Holdings LLC 2929 W.Navigator Drive, Suite 400 Meridian, Idaho 83642 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, DEVELOPMENT AGREEMENT-HILL'S CENTURY FARM TOWNHOMES H-2024-0072 Page 6 of 10 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/Developer,to execute appropriate and recordable evidence of termination of this Agreement if City, in its sole and reasonable discretion, has determined that Owner/Developer has fully performed its obligations under this 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. 19. DUTY TO ACT REASONABLY: Unless otherwise expressly provided, each party shall act reasonable in giving any consent, approval, or taking any other action under this Agreement. 20. 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. 21. 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. 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 the 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. DEVELOPMENT AGREEMENT-HILL'S CENTURY FARM TOWNHOMES H-2024-0072 Page 7 of 10 [End of text. Acknowledgements, signatures, and Exhibits A and B follow.] DEVELOPMENT AGREEMENT-HILL'S CENTURY FARM TOWNHOMES H-2024-0072 Page 8 of 10 ACKNOWLEDGMENTS IN WITNESS WHEREOF, the parties have herein executed this agreement and made it effective as hereinabove provided. OWNER/DEVELOPER: Brighton Land Ho ings LLC By: Robert L. Phillips,President of Brighton Corporation, Manager of Brighton Land Holdings LLC State of Idaho ) ss: County of Ada ) On this day of 2026, before me, the undersigned, a Notary Public in and for said State, personally appeared Robert L. Phillips, knoybi or identified to me to be the President of Brighton Corporation, Manager of Brighton Land Holdings LLC and the person who signed above and acknowledged to me that they executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. C-q� SHARI VAUGHAIN' Notary Public COMMISSION#20181002 My Commission Expires: [Q-/"OIL 3a NOTARY PUBLIC STATE OF IDAHO MY COMMISSION EXPIRES 06/01/2030 OWNER/DEVELOPER: DWT Investments LLC By: Robert IV linvestments ips,President of Brighton Corporation, Manager of DW LLC State of Idaho ) ss: County of Ada ) On this day of e 2026,before me,the undersigned,a Notary Public in and for said State,personally appeared Robert L. Phillips, known or id ntified to me to be the President of Brighton Corporation, Manager of DWT Investments LLC and the person who signed above and acknowledged to me that they executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. Notary Public 11 SHARI VAUGHAN My Commission Expires: CO MMISSION#20181002 NOTARY PUBLIC 030 STATE OF IDAHO MY COMMISSION EXPIRES 06/01/2- - - - - - - - - - - - - - - - - - - DEVELOPMENT AGREEMENT-HILL'S CENTURY FARM TOWNHOMES H-2024-0072 Page 9 of 10 OWNER/DEVELOPER: Watson Land Holdings LLC By: Robert L. i i ts,President of Brighton Corporation,Manager of Watson Land Holdings LLC State of Idaho ) ss: County of Ada ) On this day of e6 2026, before me, the undersigned, a Notary Public in and for said State, personally appeared Robert L. Phillips, knowlY or identified to me to be the President of Brighton Corporation, Manager of Watson Land Holdings LLC and the person who signed above and acknowledged to me that they executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. Notary Public SHARI VAUGHAN My Commission Expires: COMMISSION#20181002 NOTARY PUBLIC STATE OF IDAHO MY COMMISSION EXPIRES 06/01/2030 - - - - - - - - - - - - - CITY OF MERIDIAN ATTEST: By: Mayor Robert E. Simison 2-24-2026 Chris Johnson, City Clerk 2-24-2026 State of Idaho ) ss County of Ada ) On this 24th 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 seal the day and year in this certificate first above written. Notary Public for Idaho My Commission Expires:3-28-2028 DEVELOPMENT AGREEMENT-HILL'S CENTURY FARM TOWNHOMES H-2024-0072 Page 10 of 10 kmEXHIBIT A E N G I N E E R I N G November 27,2024 Project No.24-080 Rezone to R-15 Legal Description Exhibit A All of Lots 2-7 and a portion of Lot 10, Block 2 of Hill's Century Farm Commercial Subdivision No. 1(Book 115 of Plats, Pages 17131-17134, Records of Ada County,Idaho)and all of Lots 12 and 13,Block 2 of Hill's Century Farm Commercial Subdivision No.2(Book 124 of Plats,Pages 19913-19915, Records of Ada County, Idaho), situated in portion of the Northeast 1/4 of the Northwest 1/4 of Section 33,Township 3 North, Range 1 East, Boise Meridian,City of Meridian,Ada County, Idaho and being more particularly described as follows: Commencing at an aluminum cap marking the North 1/4 corner of said Section 33,which bears S89°15'22"E a distance of 2,660.62 feet from a brass cap marking the Northwest corner of said Section 33; Thence following the northerly line of said Northeast 1/4 of Section 33, N89'15'22"W a distance of 783.43 feet to the northeast corner of said Hill's Century Farm Commercial Subdivision No.2; Thence leaving said northerly line and following the subdivision boundary of said Hill's Century Farm Commercial Subdivision No.2,S00°44'38"W a distance of 193.58 feet to a brass plug marking the southeast corner of Lot 11, Block 2 of said Hill's Century Farm Commercial Subdivision No.2 and being the POINT OF BEGINNING. Thence following said subdivision boundary,S00°44'38"W a distance of 23.42 feet to a 1/2-inch rebar being the southwest corner of Parcel A per Record of Survey No. 11689(records of Ada County, Idaho); Thence leaving said subdivision boundary and following the southerly line of said Parcel A,S89°15'22"E a distance of 165.00 feet to a 1/2-inch rebar marking the southeast corner of said Parcel A(also being the northwest corner of Parcel E per said Record of Survey No. 11689); Thence leaving said southerly line and following the westerly line of said Parcel E,S00°44'38"W a distance of 140.00 feet to a 1/2-inch rebar marking the southwest corner of said Parcel E; Thence leaving said westerly line and following the southerly line of said Parcel E,S89°15'22"E a distance of 130.00 feet to a 1/2-inch rebar marking the southeast corner of said Parcel E(also being the southwest corner of Parcel F per said Record of Survey No. 11689); Thence leaving the southerly line of said Parcel E and following the southerly line of said Parcel F,S89°15'22"E a distance of 134.90 feet to a 1/2-inch rebar marking the southeast corner of said Parcel F and being on the lot boundary of Lot 9, Block 2 of said Hill's Century Farm Commercial Subdivision No. 1; Thence leaving said southerly line and following said lot boundary the following three(3)courses: 1. S00°25'18"W a distance of 17.00 feet to a 1/2-inch rebar; 2. S89°46'03"E a distance of 103.75 feet to a brass plug; 3. S54°05'29"E a distance of 56.58 feet to a 1/2-inch rebar marking the northwest corner of Lot 8,Block 2 of said Hill's Century Farm Commercial Subdivision No.1; Thence leaving said lot boundary and following the westerly lines of said Lot 8, Block 2 and Lot 1, Block 2 of said Hill's Century Farm Commercial Subdivision No.1,S00°44'38"W a distance of 301.51 feet to the centerline of E. Hill Park Street; Thence leaving said westerly lines and following said centerline, N89°46'03"W a distance of 474.29 feet to a 5/8-inch rebar on the subdivision boundary of said Hill's Century Farm Commercial Subdivision No. 1; Thence following said subdivision boundary the following six(6)courses: 1. N00°13'57"E a distance of 31.50 feet to a 5/8-inch rebar; 2. S89°46'03"E a distance of 16.60 feet to a 5/8-inch rebar; 5725 North Discovery Way • Boise, Idaho 83713 • 208.639.6939• kmengllp.com 3. N67'16'19"E a distance of 13.96 feet to a 5/8-inch rebar; 4. N00*44'38"E a distance of 297.56 feet to a 5/8-inch rebar; 5. N89'46'03"W a distance of 134.85 feet to a 5/8-inch rebar; 6. N00°44'38"E a distance of 34.26 feet to a 5/8-inch rebar marking the southeast corner of said Hill's Century Farm Commercial Subdivision No.2; Thence leaving said subdivision boundary of Hill's Century Farm Commercial Subdivision No. 1 and following the southerly line of said Hill's Century Farm Commercial Subdivision No.2, N89°15'22"W a distance of372.63 feet to the centerline of S.Tavistock Ave.; Thence leaving said southerly line and following said centerline the following three(3)courses: 1. 35.65 feet along the arc of a curve to the left,said curve having a radius of 300.00 feet,a delta angle of 06°48'32",a chord bearing of NO3°33'52"W and a chord distance of 35.63 feet; 2. N06°58'08"W a distance of 103.17 feet; 3. 12.31 feet along the arc of a curve to the right,said curve having a radius of 300.00 feet,a delta angle of 02'21'05",a chord bearing of N05°47'35"W and a chord distance of 12.31 feet; Thence leaving said centerline and following the northerly line of said Lot 13, Block 2 of said Hill's Century Farm Commercial Subdivision No.2,589'15'22"E a distance of 220.56 feet to a 1/2-inch rebar marking the northeast corner of said Lot 13,Block 2(also being the northwest corner of said Lot 12, Block 2 of Hill's Century Farm Commercial Subdivision No.2); Thence leaving said northerly line of said Lot 13, Block 2 and following the northerly line of said Lot 12,Block 2, 589'15'22"E a distance of 170.00 feet to the POINT OF BEGINNING. Said parcel contains 5.451 acres, more or less,and is subject to all existing easements and/or rights-of-way of record or implied. 5 t SL�T� a a12459 to OF lyep 77?.dZ`f PAGE 12 POINT OF COMMENCEMENT v FOUND ALUMINUM CAP tin Block 2 NORTH 1/4 CORNER SECTION 33 w FOUND ALUMINUM CAP NORTHWEST CORNER SECTION 33 Hill's Century Farm PER CP&F No. 2022-071833 PER CP&F No. 2022-009892 Commercial E. Amity Rd. 29 28 Subdivision No. 2 BASIS OF BEARING 28 S89'15 22'E 2660.62' 32 33 1877.20' —�w — — — 783.42' — 33 00 q Record of Survey No. 11689 Q 14 11 0 cO portions of Hill's Century Farm Block 2 a Hill's Century 0 Commercial Subdivision No. 1 Hill's Century .N Farm North L18 L19 ©J Parcel A Parcel B Parcel C Farm Commercial Subdivision No. 1 r C2 POINT OF L2 Subdivision No. 1 vi J BEGINNING o C1 13 12 Parcel D J parcel E Parcel F 9 L16 o J L14 aj o o L4 O > L6 �) Amended Plat of Q Rezone Area:4.999±AC APN: Hill's Century 0 R36360801I 8 Farm North N R3636080240 SubdivHUnp2latted ' R3636090040 J Parcel G R3636090060 00 Current Zoning:C-N Proposed Zoning:R-15 L12L11 L10 L9 E. Hill Park St. U Lot 1, Block 1 Healthy Living o Healthy Living Subdivision Condominiums No. 2 s D w N O N N •-1 O a CI O a a 3 N Z 0 150 300 450 0 Plan Scale: 1" = 150' N E N G I N E E R I N G d 5725 NORTH DISCOVERY WAY = BOISE,IDAHO83713 o PHONE(208)639-6939 Exhibit B - Rezone to R-15 ¢ kmengllp.com u w DATE: November2024 PROJECT: 24-080 All of Lots 2-7 and a portion of Lot 10,Block 2 of Hill's Century Farm Commercial Subdivision No.1 8 SHEET: and all of Lots 12 and 13,Block 2 of Hill's Century Farm Commercial Subdivision No.2,situated in 0 1 OF 2 portion of NE 1/4 of NW 1/4 of Section 33,T3N.,R1E.,B.M.,City of Meridian,Ada County,Idaho a I CURVE TABLE LINE TABLE I CURVE RADIUS LENGTH DELTA CHORD BRG CHORD LINE BEARING DISTANCE C1 300.00' 35.65' 6'48'32" NO3'33'52"W 35.63' L1 S00'44'38"W 23.42 C2 300.00' 12.31' 2'21'05" N05'47'35"W 12.31' L2 S89'15'22"E 165.00 L3 S00'44'38"W 140.00 L4 S89'15'22"E 264.90 L5 S00'25'18"W 17.00 L6 S89'46'03"E 103.75 L7 S54'05'29"E 56.58 L8 S00'44'38"W 301.51 L9 N89'46'03"W 474.29 L10 N00'13'57"E 31.50 1-11 S89'46'03"E 16.60 L12 N67'16'19"E 13.96 X 0 L13 N00'44'38"E 297.56 L14 N89'46'03"W 134.85 0 L15 N00'44'38"E 34.26 L16 N89'15'22"W 372.63 L17 N06'58'08"W 103.17 0 L18 S89'15'22"E 220.56 c 5 L19 S89'15'22"E 170.00 d Z 0 C Q l7 C E N G I N E E R I N G 0 5725 NORTH DISCOVERY WAY BOISE,IDAHO 83713 o PHONE(208)639-6939 Exhibit B - Rezone to R-15 a kmengllp.com u DATE: October2024 PROJECT: 24-080 All of Lots 2-7 and a portion of Lot 10, Block 2 of Hill's Century Farm Commercial Subdivision No.1,),a portion of SHEET: Lots 11 and 14 and all of Lots 12 and 13,Block 2 of Hill's Century Farm Commercial Subdivision No,2,Situated in 2 F 2 I portion of NE 1/4 of NW 1/4 of Section 33,T3N.,R1E.,B.M.,City of Meridian,Ada County,Idaho 220.56 170.00 s89°15'22"e s89°15'22"e - 165.00 rn s89°15'22"e � 3 M 0 M o f o 0 7 o ^ n89°I5'22"w 372.63 130.00 134.90 n89°46'03"w s89°15'22"e s89°15'22"e 103.75 134.85 s89°46'03"e 0 V 00 C, 3 0 N O M CD7 o C O M O fA rp n89°46'03"w 474.29 Title: Date: 11-27-2024 Scale: 1 inch= 150 feet File: Tract 1: 5.451 Acres: 237456 Sq Feet:Closure=n74.5548w 0.01 Feet: Precision=1/337790: Perimeter=2990 Feet 001=s00.4438w 23.42 009=s00.4438w 301.51 017=n89.1522w 372.63 002=s89.1522e 165.00 010=n89.4603w 474.29 B".'-0 3352w cbVI 634832 003=s00.4438w 140.00 011=n00.1357e 31.50 019=n06.5808w 103.17 c s35 d si'�os 004=s89.1522e 130.00 012=s89.4603e 16.60 so47 ,Ch=1 005=s89.1522e 134.90 013=n67.1619e 13.96 021=s89.1522e 220.56 006=s00.2518w 17.00 014=n00.4438e 297.56 022=s89.1522e 170.00 007=s89.4603e 103.75 015=n89.4603w 134.85 008=s54.0529e 56.58 016=n00.4438e 34.26 EXHIBIT B CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW C�flE IDIAN, AND DECISION& ORDER p In the Matter of the Request for a rezone of 5.45 acres from the C-N zone to the R-15 zone, a preliminary plat consisting of 70 homes and 18 common lots spanning across 9.1 acres, and a new development agreement to supersede the existing development agreement.,by Brighton Corporation. Case No(s).H-2024-0072 For the City Council Hearing Date of: December 161h,2025 (Findings on February 101h 2026) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of December 16', 2025, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of December 16',2025, incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of December 16" 2025, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of December 16',2025, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67, Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019,Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of December 16', 2025, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for a rezone,preliminary plat,and development agreement modification is hereby approved per the conditions of approval in the Staff Report for the hearing date of December 16',2025,attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat,combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-6B-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-6B-7B). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-613-7.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- 613-7C). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s) and returned to the city within six(6)months of the city council granting the modification. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B 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 § 67-6521(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d)and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of December 161}i, 2025. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) By action of the City Council at its regular meeting held on the 10th day of February 2026. COUNCIL PRESIDENT LUKE CAVENER VOTED AYE COUNCIL VICE PRESIDENT LIZ STRADER VOTED AYE COUNCIL MEMBER DOUG TAYLOR VOTED AYE COUNCIL MEMBER JOHN OVERTON VOTED AYE COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED AYE COUNCIL MEMBER BRIAN WHITLOCK VOTED AYE MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. S�mison 2-10-2026 Attest: SF,AL ChrisJohns 2-1 -„��``26 City Clerk Copy served upon Applicant, Community Development Department, Public Works Department and City Attorney. By: cha � Dated: 2-10-2026 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -4- EXHIBIT B COMMUNITY DEVELOPMENT C%WEKIDIAN4---, DEPARTMENT REPORT nA"o HEARING 12/16/2025 ' Legend — DATE: Project Location TO: Mayor&City Council Area of Impact = City Limits FROM: Nick Napoli,Associate Planner O Analysis 208-884-5533 nnapoli@meridiancity.org APPLICANT: Eli Benski - SUBJECT: H-2024-0072 Hill's Century Farms Townhomes LOCATION: Generally located at the corner of S. ® @� Tavistock Avenue and E. Hill Park Street - with the inclusion of the following ® ®® parcels: R3636090060,R3636090040, m MIT as R3636080240, Sll33212576, R3636080110. I. PROJECT OVERVIEW A. Summary The applicant requests a rezone of 5.45 acres from the C-N zone to the R-15 zone,a preliminary plat consisting of 70 homes and 18 common lots spanning across 9.1 acres,and a new development agreement to supersede the existing development agreement. B. Issues/Waivers - The subject development will be served by Hillsdale Elementary School,Lake Hazel Middle School, and Mountain View High School.Hillsdale Elementary and Mountain View High are both over capacity. C. Recommendation Staff. Approval with a new DA and conditions. Commission: Approval as presented in the staff report. D. Decision City Council: Approval FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B II. COMMUNITY METRICS Table 1• Land Use Description Details Map Ref. Existing Land Use(s) ` Vacant - Proposed Land Use(s) Commercial and Residential - Existing Zoning C-N and R-15 VII.A.2 Proposed Zoning R-15 Adopted FLUM Designation MU-N VILA.3 Proposed FLUM Designation MU-N Table 2: Process Facts Description Details Preapplication Meeting date 8/27/2024 Neighborhood Meeting 10/22/2024 Site posting date 12/3/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.E • Comments Received Yes - • Commission Action No - Required • Access S. Tavistock Avenue and Hill Park Street; Local - Streets • Traffic Level of Service Amity Road: Better than`E" - ITD Comments Received No Meridian Public Works IV.B Wastewater • Distance to Mainline Available at site • Impacts or Concerns Yes; See PW's Site Specific Conditions. Meridian Public Works Water IV.B • Distance to Mainline Available at site • Impacts or Concerns no School District(s) West Ada School District IV.D • Capacity of Schools Hillsdale Elementary School(Architectural/Program): - 700/675 Lake Hazel Middle School: 1000 Mountain View High School: 2175 • Number of Students Hillsdale Elementary School: 768 - Enrolled Lake Hazel Middle School:987 Mountain View High School: 2479 Note: See section IV. City/Agency Comments & Conditions for comments received or see the public record. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:R3636080240 Date Retrieved:2025/ 1/27 Parcel Count Parcel Acreage Infill Indicator: 1,692 sob Surrounding Area 1* 3 5% Not city 40 ® City Limits 2,104 941.3 ■ Not City Household Change Household& Population Growth Households 02020 Population Change:19.5% population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 20,000 Use Types Residential Addresses All Addresses Single-family 0 Multi-family 0% 2 o'o is is ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed I Proposed Pending Pending Approved Approved 0 500 1000 1500 2000 0 0.5 Single-family ® Multi-family Figure 2: ACHD Summary Metrics Q Amity Road Existing Lanes © Planned Lanes Existing Level of Service . . p a Programmed IFYP © Programmed CIP FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B Fi ure 3: Service Impact Summary ToolsService Impact Ready Marginal Caution '\ooa 0 �r�aAy C.°� �.co° a FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The subject properties are designated as Mixed-Use Neighborhood(MU-N)on the Future Land Use Map(FLUM). The MU-N designation is intended to allocate areas where neighborhood serving uses and dwellings seamlessly integrate into the urban fabric. The intent is to avoid predominantly single- use developments by incorporating a variety of uses. The applicant requests to rezone 5.45 acres of land from C-N to R-15, a preliminary plat for 70 building lots and 18 common lots, and a development agreement modification. The applicant's narrative states that by rezoning the property to R-15,the FLUM designation will not be impacted as residential uses are allowed in the MU-N designation. The applicant also states that the proposed single-family attached units will complement nearby commercial and civic uses, including medical offices,retail, storage facilities,Hillsdale Elementary School,the YMCA, and Hillsdale Park. The project falls within the MU-N designation's intended mix of 30%to 60%residential uses. This broader MU-N designation was established through a Comprehensive Plan Amendment (CPAM)in 2015, allowing for a diverse mix of uses. The existing C-N zoning was originally part of a concept plan that envisioned three(3) commercial pad sites on the north side of the property, and a seventy-six(76)unit assisted living facility on the east side.While the R-15 portion was envisioned to be independent living. The applicant cites changing market demand as the basis for the requested rezoning and land use amendment. While staff is generally supportive of the overall concept plan,there are concerns regarding the continued reduction of commercial pad sites in south Meridian,where neighborhood-serving commercial opportunities are already limited. It should also be noted that much of the property proposed for rezoning was previously approved for an assisted living facility,a residential use within a commercial zone. The Planning and Zoning Commission and City Council should carefully consider whether rezoning the commercial pad sites is appropriate. In addition,according to the student generation rates,the development will create forty- three(43) school aged children. Currently,the three schools that will service this area are Hillsdale Elementary School,Lake Hazel Middle School,and Mountain View High School. Both Hillsdale Elementary and Mountain View High are over capacity for the 24-25' enrollment. Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of residential land use designations that allow diverse lot sizes, housing types, and densities. The immediate area consists primarily of single-family detached homes. By introducing single- family attached homes,the applicant is helping diversify the housing type in this area of south Meridian. It is also important to note that the subject properties were contemplated as primarily independent senior living and assisted living which are residential uses allowed in commercial zones. Comprehensive Plan policy 2.01.01 G states development should avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City. The applicant is proposing the addition of four(4)single family detached homes and sixty-six (66)single family-attached homes which will diversify the housing types in the immediate area. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B Comprehensive Plan policy 2.06.02D encourages a diversity of housing, recreation, and mobility options to attract and sustain the local workforce. With the location of the proposed subdivision,the applicant is providing a mix of housing types in the area that is in close proximity to neighborhood serving uses, a regional park,the YMCA, and Hillsdale Elementary School. This will allow for opportunities to live,work, and play in the general vicinity. Comprehensive Plan Policy 2.02.02C: Support infill development that does not negatively impact the abutting, existing development.Infill projects in Downtown should develop at higher densities, irrespective of existing development. This project is considered infill as it is one of the last pad sites to redevelop in the Hill Century Farm Development. Completing the subdivision will allow for better connectivity in the area for both pedestrians and vehicles. Table 4: Project Overview Description Details History CPAM-15-001,AZ-15-004,RZ-15-007,MDA-15-007,PBA-15- 012,FP-15-023,FP-15-005,H-2019-0134,A-2019-0225. Phasing Plan 1 Phase Residential Units 66 Attached Single-Family Homes and 4 Single-Family Detached Homes Open Space 1.76 acres or 19.3% Amenities Picnic Shelter,Pathway Extension Acreage 9.1 acres Lots 70 Buildable and 18 Common Density Gross: 7.8 du/ac;Net: 14.9 du/ac B. History In 2015 the subject sites were included in a Comprehensive Plan Map Amendment,Annexation, and Rezone. The CPAM changed the FLUM designation of approximately 87.01 acres of land from Low Density Residential to Mixed Use Neighborhood. Additionally,the applicant requested annexation of 78.62 acres of land with the R-8 and C-N zoning with a rezone of 8.39 acres of land from R-8 to the C-N zoning district. The primary driver behind the change from LDR to MU-N FLUM designation was for the incorporation of neighborhood serving use in close proximity to residential and assisted living. In addition,in 2019 the applicant applied for a modification to the conditional use permit for the assisted living shown in the original concept plan. This changes the location of the assisted living to the interior of the commercial area and within the subject properties proposed to be rezoned. C. Site Development and Use Analysis 1. Proposed Use Analysis (UDC 11-2): The applicant seeks to rezone 5.45 acres of land to the R-15 zoning district and create a preliminary plat across the 9.1-acre site to consist of 70 buildable lots. The proposed single family attached and detached homes are intended to provide a mix of housing opportunities within the Mixed-Use Neighborhood designation. The applicant's narrative states the rezone of 5.45 acres to R-15 will continue to be consistent with the 30-60% of residential uses allowed in the MU-N FLUM designation. The calculations provided by the applicant bring the area to 59.2% residential which is compliance with the parameters of the comprehensive plan.Additionally, detached and attached single family homes are a permitted use in the R-15 zoning district per UDC Table 11-2A-2. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B 2. Dimensional Standards (UDC 11-2): The applicant is proposing single-family attached homes (66) and single-family detached homes (4),which are listed as a principal permitted use in UDC Table 11-2A-2 for the R-15 zoning district.Any future development shall comply with the dimensional standards for the R-15 district listed in UDC Table 11-2A-7. D. Design Standards Analysis 1. Qualified Open Space&Amenities (Comp Plan, UDC 11-3G): A minimum of 15% qualified open space is required to be provided in the R-15 district. Based on the eastern 9.1-acre portion of the site proposed to develop at this time, a minimum of 1.37-acres of common open space is required that meets the minimum quality standards in UDC 11-3G-3A.2 and qualified open space standards in UDC 11-3G-3B. A total of 1.76-acres(19.3%)is proposed consisting of linear open space,parkways, and a shared open space greater than 5,000 square feet. In addition,Hillsdale park is directly south across E. Hill Park Street. Staff is recommending a pedestrian connection through Lot 87, Block 1 to provide better connectivity to the commercial to the north. Based on 9.1-acres,a minimum of two(2)points of site amenities are required. The applicant is proposing a picnic area on site that is greater than 5,000 square feet for a total of two(2) points,meeting the UDC requirements. Additionally,the applicant is providing pedestrian connection to Hillsdale Park to the south. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets The proposed development will abut several local streets including E. Hill Park Street and S. Tavistock Avenue. Each of these streets require a ten(10) foot landscape buffer. The proposed landscape plan meets the UDC requirements for the landscape buffer widths. Vegetation coverage will be confirmed with the final plat. In addition,the applicant is proposing five (5)private streets(Woodmurra Lane, Newbridge Lane,Kalinga Lane, Boswell Lane,and Stockenham Lane)which will all have eight(8)foot parkways and sidewalks that are included inside the private street common lot. ii. Tree preservation The applicant submitted a tree mitigation plan proposing the relocation of eleven(11) existing trees and the removal of six(6) existing trees. The applicant shall submit this mitigation plan to the City Arborist before any trees are removed as set forth in UDC 1I- 3B-10C.5. The arborist will determine if the two(2)trees proposed to be removed that are four(4)caliper inches shall be mitigated for or not. The applicant shall submit a letter from the city arborist with the final plat application confirming the mitigation plan is approved. iii. Storm integration Per UDC 11-3B-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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B iv. Pathway landscaping Pathway landscaping shall comply with the requirements outlined in UDC 11-3B-12. The applicant must provide a landscape strip at least five(5) feet wide along both sides of the pathway. To enhance design flexibility,variations in the strip's width are encouraged to allow trees to be planted farther from the pathway,reducing the risk of root damage. However,the landscape strip must maintain a minimum width of two(2)feet to ensure proper pathway maintenance. The strips shall be landscaped with a combination of trees, shrubs, lawn, and/or other vegetative ground cover. 3. Parking (UDC 11-3C): i. Residential parking analysis Off-street parking is required per the standards listed in UDC Table 11-3C-6;the number of parking spaces is based on the number of bedrooms per unit. The applicant shall comply with these standards. Each single-family residence will be evaluated at the time of building permit submittal. ii. Bicycle parking analysis The UDC does not require bicycle parking in single-family attached,detached,and townhomes developments. 4. Building Elevations (Comp Plan,Architectural Standards Manual): Goal 5.01.02D of the Comprehensive Plan highlights the need for effective building design and landscaping to buffer, screen,beautify, and integrate commercial,multifamily, and parking areas with existing neighborhoods. In response,the developer has submitted a conceptual elevation package. The materials included in the elevations are board and batten, brick, asphalt shingles,metal roofing, stucco, and stone. The single-family attached units require design review approval and are subject to the residential design standards in the Architectural Standards Manual.Additionally,the DA requires development to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place consistent with the Comprehensive Plan(see pg. 3-10). 5. Fencing (UDC 11-3A-6, 11-3A-7): No fencing is depicted on the landscape plan. The UDC(11-3A-7A.7)requires the developer to construct fences abutting pathways and common open space lots to distinguish common from private areas; if fencing is proposed,it should be depicted on a revised landscape plan along with a detail of the fencing type proposed or alternative compliance may be requested to the standard. 6. Parkways (Comp Plan, UDC 11-3A-17): Per Comp Plan policy 3.07.01 C appropriate landscaping,buffers, and noise mitigation with new development along transportation corridors (setback,vegetation,low walls,berms, etc.) is required. Per the UDC the minimum width of parkways planted with Class II trees shall be eight(8) feet. The width can be measured from the back of curb where there is no likely expansion of the street section within the right-of-way;the parkway width shall exclude the width of the sidewalk. Class II trees are the preferred parkway trees. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B The applicant is proposing parkways along Woodmurra Lane, Newbridge Lane, Kalinga Lane, Boswell Lane, and Stockenham Lane that appear to be in compliance with this standard. The applicant shall comply with the standards for UDC 11-3A-17 with submittal of the final plat. E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Goals 6.01.01H and 6.01.02B of the Comprehensive Plan stress the need to minimize the number of direct access points onto arterial streets. This can be achieved through cross-access agreements, access management, frontage and backage roads, and enhancing connectivity through local and collector streets. Additionally,these goals highlight the importance of incorporating pedestrian access connectors in new developments to link subdivisions and support neighborhood connectivity within a community pathway system. Access to the proposed subdivision is off of S. Tavistock and E. Hill Park Street,both local streets. The applicant has made four(4)connection points to these local streets through three (3)private streets and one(1) alley. The applicant has submitted a private street application to run concurrently with this application to allow for the construction of five(5)private streets. Please see section E4 below for analysis on the private street standards. In addition,the applicant is completing the extension of E. Hill Park Street from S. Tavistock Avenue to S. Hillsdale Avenue, a collector street,which will improve circulation in the area from the existing subdivisions to the east and west. 2. Multiuse Pathways,Pathways (UDC 11-3A-5, Comp Plan, UDC 11-3A-8): Comprehensive Plan policy 4.04.01A ensures that new development and subdivisions connect to the pathway system. The subject site does not have a multi-use pathway that runs on the property,however,there is an existing ten(10) foot multi-use pathway on the southern boundary that connects to Hillsdale Park. The applicant has proposed an internal pathway/sidewalk system that connects to the 10-foot multi-use pathway on the south and to the properties to the north. In addition, staff is recommending a north-south pedestrian connection through Lot 87,Block 1 to better connect the commercial with the residential. 3. Sidewalks (UDC 11-3A-17): Detached sidewalks are proposed adjacent to public and private streets in accord with UDC 11-3A-17. The applicant is proposing sidewalks on both sides of each private street that connect to the existing sidewalk connections in the larger development. 4. Private Streets (UDC 11-3F-4): The applicant is proposing five(5)private streets in the form of Woodmurra Lane, Newbridge Lane,Kalinga Lane,Boswell Lane,and Stockenham Lane with this application. These private streets are depicted on the plat and have an sixty(60) foot and fifty-four(54) foot easements that spans across the full street section including thirty-three(33) and twenty- seven(27) foot street width, eight(8) foot parkways,and five (5)foot sidewalks on both sides. Since this plat is located within the MU-N FLUM designation,it is critical to have connectivity for pedestrians that are integrated with vehicular access points and streets. The applicant has provided five(5) foot sidewalks on both sides of the private streets which will FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B connect with ten(10)foot multi-use pathway along S. Hillsdale Avenue and a five (5)foot sidewalk along S. Tavistock Avenue. In addition,the applicant has provided street crossings to connect with Hillsdale Park to the south of the proposed development. This will help promote the connectivity and walkability that is envisioned in the MU-N principles. Since this is an infill project,the applicant is in compliance with the private street standards and shall comply with ACHD's structural standards for the proposed streets. 5. Subdivision Regulations (UDC 11-6): i. Common driveways Per UDC 11-6C-3D, common driveways shall serve a maximum of four(4) dwelling units. In no case shall more than three(3) dwelling units be located on one(1) side of the driveway. The applicant is not proposing any common drives with this application. ii. Block face UDC 11-6C-3-regulates block lengths for residential subdivisions. Staff has reviewed the submitted plat for conformance with these regulations. The intent of this section of code is to ensure block lengths do not exceed 750 ft, although there is the allowance of an increase in block length to 1,000 feet if a pedestrian connection is provided. In no case shall a block face exceed one thousand two hundred(1,200) feet,unless waived by the City Council. iii. Alley The applicant is proposing alley loaded units. The alleys are twenty(20) feet in width, which meets the requirements listed in UDC 11-6C-3B.5. However, alleys should design where the entire length is visible from a public street, currently the applicant does not meet this requirement.As a result, staff is recommending the removal of Lot 13,Block 1 and replacing it with a micro path common lot to allow for the full length of the alley to be visible. F. Services Analysis 1. Waterways (Comp Plan, UDC 11-3A-6): The proposed development has a private gravity irrigation line that runs through the west and southern boundaries of the site. These gravity lines will be piped and encumbered within the ten(10) foot public utility,irrigation and drainage easement. 2. Pressurized Irrigation(UDC 11-3A-15): An underground pressurized irrigation system is required to be installed to provide irrigation to each lot in the subdivision in accord with the standards listed in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments by the City's adopted standards, specifications, and ordinances. Design and construction shall follow best management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage will be proposed with a future final plat. 4. Utilities (Comp Plan, UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development. All utilities are available to the site. Water main, fire hydrant and water service require a twenty- FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B foot(20)wide easement that extends ten(10) feet past the end of main,hydrant, or water meter.No permanent structures,including trees are allowed inside the easement. Comprehensive Plan policy 3.03.03G require urban infrastructure be provided for all new developments,including curb and gutter, sidewalks,water and sewer utilities. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. A Development Agreement(DA) is required as a provision of rezone of this property. Prior to approval of the rezone ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. A final plat shall not be submitted until the DA and Ordinance is approved by City Council. The DA shall be signed by the property owner and returned to the Planning Division within six (6)months of the City Council granting the rezone. The DA shall, at a minimum, incorporate the following provisions IF City Council determines rezone is in the best interest of the City: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan, common open space/site amenity exhibit, and conceptual building elevations included in Section VIII and the provisions contained herein. b. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development. 2. The final plat shall include the following revisions: a. Graphically depict the three (3) foot wide public utility, drainage, and irrigation easements on the sides of Lots 1-14, Block 1; Lots 17-27, Block 1; Lots 30-41, Block 1; Lots 45-56, Block 1; Lots 59-65, Block 1; Lots 67-76, Block 1; Lots, 80- 84, Block 1. b. Graphically depict and add a plat note for the public utility, irrigation, and drainage easement on the front and rear of each lot. c. Add a plat note stating the location and placement of the three (3) foot wide easement for public utilities, irrigation, and drainage on Lots 1-14, Block 1; Lots 17-27, Block 1; Lots 30-41, Block 1; Lots 45-56, Block 1; Lots 59-65, Block 1; Lots 67-76, Block 1; Lots, 80-84, Block 1. d. Provide a north/south pedestrian connection through the central open space to allow for better pedestrian connectivity between the residential and commercial. e. Remove Lot 4-312, Block 1 and replace it with a micro path common lot to allow for the full length of the alley to be visible to meet UDC 11-6C-3B.5. f. Add a plat note providing the CCR instrument number for the maintenance agreement for the private streets. 3. The landscape plan submitted with the final plat shall include the following revisions: a. Include mitigation calculations on the plan for existing trees that are proposed to be removed in accord with the standards listed in UDC 11-3B-1OC.5. The FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B Applicant shall coordinate with the City Arborist (Kyle Yorita kyorita(&meridiancit")to determine mitigation requirements prior to removal of existing trees from the site. b. Provide an amenity detail with the submittal of the final plat. c. Remove Lot 4-3 12, Block 1 and replace it with a micro path common lot to allow for the full length of the alley to be visible to meet UDC 11-6C-3B.5. 4. The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-7 for the R-15 zoning district. 5. Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,blocks, street buffers, and mailbox placement. 6. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. 7. Depicted fencing on a revised landscape plan along with a detail of the fencing type proposed or apply for alternative compliance in accordance with 11-3A-7. 8. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer's signature on a final plat within two years of the date of the approved findings; or obtain approval of a time extension as set forth in UDC 11-6B-7. 9. The final plat shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C. 10. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. 11. Comply with all of the private street standards listed in UDC 11-3F. 12. The Applicant shall comply with all ACHD conditions of approval. 13. The Applicant shall have a maximum of two (2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-6B-7. 14. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B B. Meridian Public Works M.'-PLAT CONDITIONS Wastewatr • Distance to Sewer Sewer Available at site semvKrs • Sc"-Lied it Estimated Protect See applKatwn sewer FRU's • WARf Deck,rig S.a'ance • Project Cortustem: Yes with WW Master Plan Facilit Plan • Impacls/conce+ns • Sec Putil c Works Srto Soecifc Conditions Water it Distance to Wate. Water AWdable at Ste Services • Presume Zone it tstimxed P otect See appltatron Wate,FRU's • Water Quality Note • Project Cons-stent Yes w th Water Master P an • ImpactVConcerns None- rtium %oak%DtP4nT%i&%T %or Sip"ific c•n./iti•es of.%ppm Al I. Engirwzr to senh if thetc is a roll oosite If a A JI is loca:cd on the site a must K-ahndoecd Per uyulawry icyuocnicnis ant!proof of ahan&rmtrcrtt must h prcn rdcd so the('m (an De us d for N-istrtnd trrigauon 2. Each phar of the d.-tclopment rill seed to be rstodct d to scttfs mrermuts fits floc pressWe at maistaukd 3. Souter and Water main icyum:MIR I incmcnt 4. Existing octet main does not has a an eawment os er it ftort 35 to the north of Die pnStnssd man to the alky to dw We just north at I Arlinra I it Prmtde Vr cawmcsi oscr dw r ai i mate S. No sltl .ftntes Or Ii(ht p<+tes.hould t<within s'of dtc h�dtants cx water Helen ngardlcas of rf &cy we to the caxrsmI Or not 6. Any mused water main stubs shall tsc abandoned Pcr 0ty of Mcridtas Standards 7. Envoi no scucr tcntces pass through inBltratim trrticks. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B (:eaeral Ceaditiws of tippre%ml I .Applicant shall coordinate water and sewer maim size nd routing%udn the Public Works Department,and c%nutc standard forms of casements fir anv mains that arc roqaircd io pros ide wn icc outside of a public right-of%ay %finimum V%et ot cr%c%el mains is twee feet,ifco%cr from top of pap;to sub-grade is lea than three feel tlsan ahensatc materials shall be used is confowmamce o(City of N"dian Public Works Dcparimean Standard Spocifications P%•t Meridian(ny(ode I%K-( I the applicant dull be responmbk-to small wu:i and%aler maims to amid lhhiufh this dc%clopmcat Applicant ma%be eligible foe a rmnbuncmtrit agr,:ntnt 6w infiamrucurre cmilunccmcnt per kK C 1-6-5 ) The applicant%hall pm%idc cawmentro few all public%aw%tmcr main%outside of puhhc right of way oncludc all wale%macs and%-.drabs+). The caicnwnt widths%hall lic_(-fact%tadc for a single utility.or 111•fect%tile ftw two T)te irawmcnis shall not he dedicated sta the plat,hn rather dcdwaicd outside the plat proms using die City. of Wndian's standard forms The casement%hall be graphically depicted on the plat few reference pugwt cs %uhrntt an c%ccuictl casement ton the forts a%alablc from Public%'orksi.a legal dewnplaon prepared by an Idaho Ircenwil Professional I aid%uneyrw.which must include the area of the casement imarked EXHIBIT Ai and an s 12-%11-map with beanngs and distances(marked EXHIBIT B)for rc%mw Both c%hibau mum be scaled.%igricd and dated bs a Profcswnal I and Sun vwr Tx) NOT RECORD. Add a note to the plat rcfcrcricing this document. All casements must be subumucd.m%wwed.and appro%cd piww to ds•%:loprs:nl Fiat%aFFIo%al 4. The City of Meridian requires that prosunzed itngatson s.stcros be supplied by a year-Mu nd source of water tI:DC 11.3B-1-i llsc•applicant should be uquood u,uw amy catwnr wrfac or %ell water(er die pitman%turf If a surface or%ell iowce is mot as ailable.atingle-Font connection to t►c culinary%aw erwm Gall ha nqurcd If n magic-pusru connceutn%s mliscd the dc%ckiper%ill tic rv%pon-tahk hw the Fos mLm of&%w menn fin the cxwnmon arcs,lmor k) prior to rcen tog dc%clolwiteni plan appro a) 5 All it twinf%tructu"that arc required to he rrmos ed%hall be prior to%ir%atirre on die fatal plat by the City I ngitnccr Am strucwrn that arc albwrd w)remain shall be suh1w to c%aluatson and poarblc rcawgnmem ol'mrcet aldrirwrij hh he in ecwnpltanec stih%1('(' 6. All imgaton ditches.canals.laicrals.or drains.eacltse%e of narral%alemays.inlcrseclirtS. erostang or las trip adjacent and Conti jwus to the area t arK%u di%t&-d shall f e addreaed per UDC 11-?A-t.. In performing such work,the applicant shall conpls%ith Idaho Code 42-1-W and any other applicable law or regulation 7. Any%ell that%all nee continue to be used must be property%badoned acordimg to Idabo Well Construction%Lwdad%Rules admnmotcrcd by they Idaho I1,partm;nt of W aici Rexwuec► IIDW RI The Desckipar.Owner.sir proi%,.-t F.nEincti shall pro)idc a matemcm addr"sing wlsculsi then aw aav csasttnp wells n the It%e)opam:ni acid al w) h.w.they%all otrunue w he used or pros ode rctwd of their abandonment If w ells arc to Iw ilwh.hmcd the prof Yt owner or their rv1w wit tat%c must contact the IDW R(irtiund%atct Prutt�utin section IAaran%.antler. Hydrogcotogom 211x•:x749721 BEFORE.any%sxk is dome to&%omrnasum an wining well fe%co if it is bclic%cd that the well is less than Is A deepl Proof of winmu hication with IDW'R mum be siubmined to the City pnot to ins%otk hain j done to dccomnn•am the well I'mlurc 10 commulieac mith IDW'R may result to additiomal%ork and c%pense so deeommbsstoit the%ell R. Any existing uric%-.stems widen the priocci%hall be rcmo%ed(rein%cnscc per Can()rdinarxi: Section 9-14 and 4 a tt Contact Ceatral District Health for ahandomment procedures and inapation 12(t)(075.5211 V. Strw signs arc to be in place.sanitan sewer mind%ak--r symcm shall be appro%cd and acti%alcc& road bus¢appio%ed by the Ada Coumy High%as Dimrici and the Final Plat for thee%wbdi%imon shall be reeoidcd.prnor to applying for bukfing permits. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B Ill A Icacr of ere6t oe cash wret%in the amount dd I Its W.will be rcqutrcd for all wwompktad &ring.lamlic2pinp-amcsw"etc.pnox to tsenattae an the final plat I All tnpf o ,:nss�ts iclated a+publt-life sakly ad h:alth shall tv cirmplcted prior looccuspancy of the structures Where appnn ed by the City Fnutrwcr.an owner rnar lxsst a per ormatac surety for swh tnpros cme"is in order to retrain City I nton wr soxnalw on the final plat in set forth is CDC 11.5('•39 12 ApPIKaat shalt be required to pas Public 1Aor►s do scloptn.ni plan rcstcw.and construction inspection fees.as dctcrrntnsd during the plan rn icw prmess.pnor to the twlraice of a plat appro%al Letter 13 It shall be the rtsponubilits of the aWicani to ensure that all dcsclopnicmt features cornpls with the Amcrwant with M%abstities Act and the Fair Ilou ng Act. 11. Applicant shall be mponuble for application and compliance with ate Section 4014 Pcrtnming that may be icqushd by the Army Corp-of Enenccrs IS Dcsclolwi%tall cootltnatc mailbos locations with the Meridian Post Office Id.Compactwn tau r-suhm►hall be submusd to the Meridian Burlduig Upartoeat for all busldtng pads roosting ctiyitwef%d badkfill.alw a kxmay would ut atop fill material. 17 The deign cngin er shall be ruyusrcd to acttif%that the tswtt ccaterhac cktabcss,are sit a minimum of 1-fect above the hsyhcts cstabltshrd peak groundwater cksa tom Thu%is to onsurc that the bottom elcs awn of the crawl spaces of homes is a[cats I•foot abos e. Ix the applicant design engwwci shall be tespnuble for inspection of all tmllamm mid or drainage fanlin'whin thts protect that do no fall under the wrisdicoon of an imganson dtanct or AC11D ITK design cngwwct ihotl pro%Jc ccrtsficarnn ilia dK facilities hued bee"tntsalled in accrosdancc ailh the approwd design plans This certification will be rcgtnrrd licforc a ccntficaw ofoccupaacy is u ucd for and uructures within the protect Iv At the completion of the pojcct.the apPlKant shall be retponsibic to submit record drawings per the(ley of.*.ILWian AutoCAD standards. Thew record dnw rnFs must be rcmscd and appm%cd prior to the icsuatcc of a cenification of occupancy for ant structures within the proiect 20.A aunt light plan wdll need to be rrKludad in the died coastruction pLass.Strect Itglu plan mquircme"tt arc listed in section 6-5 of the Improwcncni Standards for Same Lights" A eop.% of the standards can Loc found a hup %w w mcndunots dxg public not►s asPi rid—_'72. 21 The City of Meridian uquuro►than die omwf post to tic City a Wffixnsanac surety in the amium of 125%of the wtal constructioa cost for all Incomplete scarf,%act and reuse ntrastrucnrc ptwr to fnstl plat rrftatur- This surety will be went-&In a line heat arts estinar-pnstsded by the owns so the Cots the surds can be pcstcd in the form of an rrfrsoeable Icaer of cndrt,cash &-pout os bond Applicant must file in application for stilly.atnch can be found on the ('onwo mrty Iksclopmcnt I)cpasrncni w-bsitc Plcnc«*wadi land tks clopn-nt Scrsicc fox more tnkrfnaion ar ttat7.:211 22 The City of Meridian requires that the ovkTw post to the City a%arrant•surly in the amount of 2tr.of the tool construction cast for all corn pkicd sewer.a act and rrusc tnframtructurr for duration of t"vcan Than to rm will be tcnfnd by a ItrK item coat citimate pro%Wed bs the owns to ilie City.Tlf-surety can be poi"in the form of an im:%ocablc kites of credit.cash deposit or bond Applicant muu file an application foe%titety.which can be found on the Commumts 1knclopmeni Ikpanme"t sscbutc Please contact Land Iksck)pmcnt Sees icc for more information at W-2211 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B C. Irrigation Districts 1. Boise Project Board of Control wtr�+wr�o w�aortw ow+.o.a.c.w w�r BoltiE PROJl.(-I' BOARD OF CONTROL. ��••'" •'u omr mma�ta rwa�ru osnln +u o.rrrr r.•»..... orw.+.•rr.r�.raar�rro..waAcri Omer a cNamm >rs wrawe solo AUA[.rw.N. NIK MO a w"m nwr.rtwear�tiarwel aar rr 04"91 111MAM tlitrYM tL Real$." Y 1—aM--..l,.,l• r!r.damdroll i NrC C»IIII AMR eA10al1 Wt mR CSOM R O�1N.nr Yf01'T:L-M. !tl OM IN rM 17 Ocsobcr 2025 City Clerk's(mice 33 E Bro md-Aay Meow,Suite 102 Meridian II).81642 RI:: Il+ll C'cntwy Farm To%%T"wtk-i Tavistock Ave and F.hill Park MDA,PP,R7.H-20244072 Ncw York Irrigation District NY-329.001.06,001-09,001-17.577-002.04 Cunntnitham I atcrtd 119-00 Sec.33.1 3N.RI I:,BM, Nick Napoli.Planner: There am no Il ise Project or Neu York Irrigation Ihdrict facilities located on the above- rncdioned properties.however they do in fact powxss a salid water right. Per Idaho Stamm Title 42.local irrigatkWdrairWe ditches that cross this pr.1vny,to:crsc Ztghba+ng properties_must rrmain unot stnw-tcd and pndcocd by an approlxiatc cawnent th e landowner,devrloper and contractor% I.ardouner+devcIPper mum do their due dilip-m-C to otwttact all ounce of rctghboring properties on this matter. If you have any further quemi+wrt of comments rriwding thus rnattcr,plcasrr do not hm utc to oorwact me at(209)344.1 141. lhon+as Riuhakt Amistara I'm4cot Manager ttw tr cc. ICcvtn Roses Watcmtastcr,Div;2 B111w IM nIIamwn %ccrrtary-Ireawlrcr.NYID Filc FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B D. West Ada School District(WASD) vA West Ada SCHOOL DISTRICT November 21,2025 RE:Has Century farm Townhomes MDA,PP,RZ H-2024.0072 Dear Meridian City Planners: West Ada School District has experienced significant and sustained growth in student enrollment during the last ten years.Based on current enrollment data specific to the area surrounding this proposed development,we estimate a development consisting of 72 single-family units and 0 multi-family units could house approximately 44 school aged children.Approval of this application will affect enrollments at the following schools in West Ada School District. Enrollment Capacity Hillsdale Elementary School 772 675' Program Capacity Lake Hazel Middle School 981 1000 Mountain View High School 2526 2175 West Ada School District supports economic growth;however,growth fosters the need for additional school capacity. Currently entitled developments will continue to have an impact on the district's enrollment and available capacity south of the interstate. When school enrollment exceeds capacity,to meet the need for additional school capacity in this area one or more of the following will be implemented: • Transporting students to an alternate school with available classrooms. • Attendance area adjustments if there is availability in a nearby school. • Passage of a bond to build new schools to fit the enrollment needs. • Portable classrooms placed on the property at the middle school.Portable space is not available at Mary McPherson Elementary,Hillsdale Elementary,or Mountain View High. 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, Miranda Carson Director of Transportation&Planning FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B MEMORANDUM:SCHOOL IMPACTS l ' ► L E IDIAN;-- COMMUNITY DFvrLO7hUNT DrPAATMFNT v October 22.2025 TO: Nick Napo11,Assocuate Ptanrer cc: Bill Parson,Current Planning Supervisor FROM- Brian McClure,Long-range Planning Supervisor RE: H-2024-0072:Hill's Century Farm Townhomes CUMULATIVE IMPACTS ON SCHOOLS I he prupotieij rei,<1ert.al o.we.opment application,s generally located at 3EOO F Hill Park St This section of the memo looks at cumulative impacts over a broad area and provides entitlement data,n areas affected by the subject application.The following information is intended as a reference,rather than a decisive tool,and serves to forecast the number of school-aged children,enrolled in both public and private schools,using city-wide census data. To date and within the Iast five years,there have been 376 entitled units(360 single family and 16 mutt,-family)approved within a 3-mile radius of the project location resulting in approximately 22S school-aged children Forecasted Students Based on Entitlements X x x S x x M • EMrMary MI/r No TOW aTrrWftWo xi •PWAk ahrxiaa Notes Totol units denrrd from hferdsors enterprise data for prehmalory pilots and rek vont condrr,onal use permits over the Iasi S-years This data refresh opprovrd protects only ord r"lwdrs penGnq oppluohons,nUudrnq the suojecr oppkotwn.Am"Kan CowrstoWy Survey 5-yeor doro is used to determine p wris per household and rrwssthnent by grades for public and private schools. 1 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B WEST ADA SCHOOL DISTRICT-STUDENT GENERATION RATES West Ada School DistrKt(WASD)uses a Student Generation Rate(SGR)to determine what impact future development will have on enrollments.Using WASD's SGR,the following is City stiff's assessment:The SGR for Hillsdale Elementary School rs 0.6 for single family and 0.2 for multifamily.Based on the submitted application materials,the proposed project will contain 71 single family units and 0 multi-family units resulting in approswnately 49 school aged children across all grade levels Please note that the subtect v4lfct urea has sane aevaus residential entitlements(that are not lnduded in cumulative forecast reooninit) The proposed project is within the following school boundaries,currently,and approval of the project may affect enrollments at these schools School Attendance Areas 24-2V Enrollment Architectural Prottrarn Capacity capacity llillsdale rsementary School 768 700 �.. Wee Motel Middle School 987 1000 Mountain View High School 2479 217S Notes • Student Generation Rates are colcu/oted rn reference to the orurgnoted elementary school within the suNrect property's assocwted school ottendonce orra 7hn rnformorwn n rntrnded as o refefrnce, rather than a decisive tool • Protects can be bull*on phrases and full orwacts not r+rnsedrore • Architectwol Copoc.ty-the copoory established of the tree o school is designed based on the number of generot edwouon ciassrooms on the bursdrng FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B E. Ada County Highway District(ACHD) ACHD w".� wa.,r cA..u�w c•�r.•ra»r i ow.wcxur+y.comn•mon.r .41 & PmrbmIa� ""W""Orio Date:January 29,2025 TO Eli BenSki,Brighton Corp Staff Contact:Sam Standal,Assistant Traffic Engineer Project Description_Hills Century Farms Trip Generation.Ttvs development K estimated to generate 502 vehicle trips per day. 41 vehicle trips per how in the PM peak hour,based on the Institute of Transportation Engineers Trip Generation Manual,11"edition AM ACHD Policies Traffic Impact Study Policies •.area roadways meet ACHO's • NO Yes LOS Planning Thresholds in the future with Planned No Comments connecting you to more Ada Carry"-^"Omlct-TM Adam*Srro•t•Ga"on GV ID•037ta•PH M8 W-6100 FX 34&7M•w.*W0110"eq V. FINDINGS A. Rezone(UDC 11-511-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds the map amendment complies with the applicable provisions of the Comprehensive Plan in regard to the Mixed-Use Neighbor future land use map designation FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B for the site. The Council determined since the proposed development falls into the 30-60% residential requirement for the Mixed-Use Neighborhood designation and is providing additional vehicular and pedestrian connectivity in the area that it is consistent with the comprehensive plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds that the proposed map amendment and subsequent development will contribute to the range of housing opportunities available in the City A addition, the proposed development will provide housing near a regional park, YMCA, and elementary school. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposed zoning amendment will not be materially detrimental to the public health, safety, or welfare. The public testimony given at the hearing discussed concerns regarding traffic and over capacity schools, the council ultimately determined that the proposed development would not make an impact that would be determinantal to the area. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds that the proposed amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing public services to this site. One of the main concerns from the public testimony was regarding Hillsdale Elementary School and Mountain View High School being over capacity. The Council determined that the proposed seventy homes would not have adverse impacts to the school district serving the estimated additional students generated by this development. 5. The annexation(as applicable)is in the best interest of city. This is not applicable due to this application being a rezone. B. Preliminary Plat and Short Plat(UDC-613-6) In consideration of a preliminary plat, combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; The City Council finds the proposed plat is in conformance with the Comprehensive Plan and Unified Development Code. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Council finds that public services are available and can be extended into the site to accommodate the proposed development. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; City water and sewer and other utilities will be extended by the developer at their own cost, therefore, the City Council find the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; The City Council finds there is financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and The City Council finds the proposed development will not be detrimental to the public health, safety, or general welfare. 6. The development preserves significant natural, scenic or historic features. The City Council finds there are no natural, scenic, or historic features that need to be preserved with development of this property. C. Private Streets In consideration of the private street application the decision-making body shall make the following findings: 1. The design of the private street meets the requirements of this Article; The City Council finds the design of the private street meets the requirements listed in Article A of the private street code. 2. Granting approval of the private street would not cause damage,hazard, or nuisance, or other detriment to persons,property, or uses in the vicinity; The City Council finds the proposed private streets will not cause damage, hazard, or nuisance, or other detriment to persons,property, or uses in the vicinity. 3. The use and location of the private street shall not conflict with the Comprehensive Plan and/or the Regional Transportation Plan; and The City Council finds the location of the private streets does not conflict with the Comprehensive Plan and Regional Transportation Plan. The proposed development will be finishing the construction of E. Hill Park Street(local street) which will help finish the transportation plan in this area. 4. The proposed residential development(if applicable)is a mew or a gated development community,promotes infill,or is a planned unit development. The City Council finds the proposed residential development promotes infill by developing some of the last empty sites in the general vicinity of the development.In addition, the proposed development will provide better vehicular connectivity. VI. ACTION A. Staff: Staff recommends approval of the proposed modification to the Development Agreement, Rezone,and Preliminary Plat with the conditions of approval listed in Section IV. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B B. Commission: The Meridian Planning&Zoning Commission heard these items on November 20',2025. At the public hearing,the Commission moved to recommend approval of the subject Rezone,preliminary Plat and Development Agreement Modification requests. 1. Summary of Commission public hearing_ a. In favor: Amanda McNutt b. In opposition: None c. Commenting: James Phillips,Alan Harris,and Chris Johnson(Not the clerk) d. Written testimony: We received written testimony from 31 citizens with concerns regarding school capacities,traffic and safety,, inadequate parking utility capacities, density, and inconsistency with the comprehensive plan. Hillsdale Elementary and Mountain View High schools being over capacity. The citizens described the traffic as gridlock with people doing reckless maneuvers that cause safety concerns. In addition,the citizens were concerned with the data used by ACHD which dates back to 2019. e. Staff presenting application: Nick Napoli f Other Staff commenting on qpplication:None 2. Key issue(s) public testimony_ a. Hillsdale Elementary School and Mountain View High School being over capacity, Centerville(neighboring development)has not been fully built out yet and was also rezoned to remove commercial for residential,traffic during peaks hours of the day and around major school drop off and pick up has become significant and unsafe, and the lack of commercial in south meridian for residents to use. 3. Key issue(s)of discussion by Commission: a. The commission discussed the schools being over capacity and decided to let city council make the ultimate determination on this issue. In addition,they discussed the transition from residential to commercial and whether losing additional commercial space for more residential was appropriate. The commission also discussed the viability of commercial uses without any street frontage. 4. Commission change(s)to Staff recommendation: a. None 5. Outstandingissue(s)ssue(s) for City Council: a. Hillsdale Elementary and Mountain View High School being over capacity,whether losing additional commercial space for residential is appropriate,traffic in the immediate and broader area, and whether the density of the development is appropriate. C. City Council: The Meridian City Council heard these items on December 16',2025.At the public hearing,the Council moved to approve the subject rezone,preliminary plat and development agreement modification requests. Summary of the City Council public hearing: a. In favor: Eli Benski b. In opposition: Julie Edwards C. Commenting:None d. Written testimony: Martin Hill: Concerns regarding a recorded view easement that discussed not obstructing the view of the foothills from his property. However,the city is not a party to this agreement. Sam Scranton: Concerns about keeping the mixed-use component of the area with a balance of residential and commercial.He referenced the Centerville development from 2021 that FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B rezoned commercial property to residential and doing so here would further erode the commercial services in the area. e. Staff presenting application: Nick Napoli f. Other Staff commenting on application: Bill Nary Key issue(s)of public testimony: a. School capacity and loss of commercial space were the two primary concerns that were raised from public testimony at the hearing. The public cited Mountain View High School and Hillsdale Elementary School being over capacity as a maior concern due to little or no relief coming in the form of a new school within the immediate future. In addition,the lack of commercial uses in the area is Key issue(s)of discussion by City Council: a. The city council discussed school capacities and how this is an ongoingissue with developments that will be served by Mountain View High School. The City Council indicated that West Ada will be discussing school capacities and enrollment in January and that the school board will be looking at redistricting south Meridian which will provide relief. In addition. Council member Cavener expressed his concerns with commercial spaces in south Meridian and was not in favor of the rezone. City Council change(s)to Commission recommendation: a. City Council amended condition 2-E to change the language to allow for the removal of Lot 12 instead of Lot 13. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B VII. EXHIBITS A. Project Area Maps (link to Project Overview) 1. Aerial Legend i E V.a1'Lam Project Location 01 Area of Impact I OAnalysis ff � I _ r N i► -�a r.'. 999 n $ 'M�971 e m. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B 2. Zoning Map Legend -",� RUT g Project Location i; Area of Impact �� RSW O Analysis -JP. t";4� o ® R8 FRI- C-C RUT 'C=N= R-4 R_2 IT i�14RR®®k R4 3. Future Land Use Legend ®® _ Medium Density Project Location ® Rem d�ential� ::Area of Impact o O Analysis 9 ® �� p® MU_N Civic LowrDensity Residential FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B 4. Planned Development Map Legend ®® - Project Location ;:: Area of Impact City Limits ®o Planned Parcels ® , ; OAnalysis �® F:E EH FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes-H-2024-0072) EXHIBIT B B. Subject Site Photos 49 ry •)+:. -4.i,�: • tom- Q .- r. Z .. .� .r .�,• �w�,v.rCF� "._� •.. 4�� t7��.t1n.-� } - .+rp�w+,YtWl�k. • . `i r y ..: d'' �. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B C. Service Accessibility Report PARCEL S1133212576 SERVICE ACCESSIBILITY Overall Score: 30 39th Percentile Location In City Limits GREEN Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yr floodplain or > 2 acres GREEN Emergency Services Fire Response time 5-9 min. YELLOW Emergency Services Police Meets response time goals some of the time YELLOV.' Pathways Within 1/4 mile of current pathways GREEN Transit Not within 1/4 of current or future transit route RED Arterial Road Buildout Status Ultimate configuration(=of lanes in master streets GREEN plan) matches existing (=of lanes) School Walking Proximity Within 1/2 mile walking OGREEN Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving (existing or future) Either a Regional Park within 1 mile OR a Community Park Walkability Park within 1/2 mile OR a Neighborhood Park within 1/4 mile walking FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B D. Original Concept Plan .-z06, MITY ROA 4 HILL'S CENTURY FARM '4 I RETAIL/PROFESSIONAL .) SELF SERVICE STORAGE OFFICE , COMMERCIAL SUBDIVISION � . wOFrtNOFHt i mW. > > 'cai - - •-1- - --�--- - 'nY by �� 1 Iowa _ . ., VERANDA (� wo 1 _ C_ ADENCE ' A`""G AGE Q IFIED D 1 '- , 'I m' y ESTATE LOTS of ,. D1 , .t — " — - Hillsdale s City Park ¢ s CONVE ALLOTS sdal �� ♦ ' ( 1 i�HILL'S TUR F M SUB1114ISION ,•�"r Hmvs CENTURY FARM NORTH rn r— October 30.2019 CONCEPTUAL-SUBJECT TO CHANGE FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B E. Site Plan(date: 9/18/2025) h -r-gam •� _��--- � ��— -ems; f .. ---� 14ftD1tUNlutlm � �� ,r _ ; a MOn': f y a t •.- BRIGHT0N CONCEPTUAL SUBJECT TO CHANGE FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B F. Landscape Plan(date: 9/18/2025) f r 9 Ian pub .......:.. O � 0 ..;._. ..... ... :R»:. ... .................:::...fin:•::ii..:iiY. o e �� eeeeeeo � oeooeeee ° oeo` ' � � ° ® oeoeee o � so • e ° o � ooeee , mR •r`a�a�unj�rtTm.�.•xsaast�namast�sv�r ,. —_...� � w FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B 2. 1 3 9 .. M. 1 c•z.— 1 M12D 1 I I� •�LTLTl �•� �.•i' =tea...— i � i qq f_ _ ____________ 1'.is• i ::i•. WE -:. - --... .................. .............................. _ -- 1` 1 •• IT u'sQH�urtr��wai y..nr �8 •RUD FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B 3 I T\MUTING TREE I—NTORV AND MITIGATION PIMI fASTwc na mhxro�.uo uau.us � � � '� •SCR31f=•n�V 1y. = •��ii9C7s�LSt« �. •fattnLtaar�.a�.:« ��jj mmw: _ l usawlun iuwl /,�.,��f Eaauaw�o _ t\/..,/ice 5 RIAA � FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B G. Preliminary Plat(date: 9/18/2025) PRELIMINARY PLAT SHOWING HILL'S CENTURY FARM TOWNHOMES SUBDIVISION AIMIIONP Nt NaaMASU.w SV.pSICigN 33. .ter 7�t I iowemi.�iax•n unc tusi.ar..a wrAauaAwmunn.wHo - .. vrt.o FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B - - ==________--_ - -- �_- - — — �--- -_ -----kF� �1 ir — —_ - - --- -------- _� -------- a. --_- o '�� it e ® f i �vr_•.t:' �t;l,,,'\\1��t ; 1 .e_ I ® ::. e a o e c� e• a' t o s a ,Q s_ o e o e a o e _ ,; , -- ;;!; ® — t 8 km ----- STREET SECTION A(PRIVATE ALLEY( STREET SECTION R(PRVATE) tecew STREET SECTIONCIPRNATE) --��— STREET SEC710N D(PRNATE) stew —� STREET SECTION E(PUBLIC) S p STREET SECTION F(PRIVATE) PP1e FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B H. Elevations AN I —_= jS. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B 7777 1111 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B I. Legal Descriptions IQM t N 0 I N t t a I N G November 26,2024 Protect No 24 080 Legal Description for Century Farm Townhomes Subdivision Al of Lots 2.1 and a portion of Lot 10,Block 2 of Hill s Century Farm Commerual Subdivision No.1(Book 115 of feats.Pages 17131-17134,records of Ada County,Idaho),all of Lots 12 and 13.Block 2 of Hilrs Century Farm Commercial Subdivision No.2(Book 124 of Plats,Pages 19913.19915,records of Ada County,Idaho),and a portion of the Northeast 1/4 of the Northwest 1/4 of Section 33,Township 3 North,Range 1 Fast,Boise Meridian.City of Meridian,Ada County,Who and b"more particularly described as follows: Commrncing at an aluminum cap marking the North 1/4 corner of said Section 33,which bears 589'1572"E a distance of 2,660 62 feet from a brass cap marking the Northwest corner of said Section 33; Thence following the northerly knee of said Northeast 1/4 of Section 33.N89'15'22'1N a distance of 783 43 feet to the northeast corner of said wrs Century Farm Commercial Subdivision No.2; Thence leaving said northerty line and following the subdnnsion boundary of said Hil's Century Farm Commercmi Subdivision No.2,500'44'38"W a distance of 19358 feet to a brass plug marking the southeast comer of Lot 11,Block 2 of said Hill's Century Farm Commerua)Subdivision No.2 and beusg the POINT OF BEGMING. Thence following said subdivision boundary,S00'44'38'W a distance of 23.42 feet to a 1/2-inch rebar being the southwest cornier of Parcel A per Record of Survey No.11689(records of Ada County,Idaho); Thence leaving said subdivision boundary and following the south rely line of said Parcel A,589'IS'22"E a distance of 16S.00 feet to a 1/2-inch rebar marking the southeast corner of said Parcel A(also being the northwest corner of Parcel E per aid Record of Survey No.11689); Thence leaving said southerly line and following the wmierty line of sad Parcel E,500'44'38W a distance of 140.00 feet to a 1/2-inch mbar marking the southwest corner of said Parcel E; Thence leaving said westerty[one and folko wag the southerly line of sad Parcel E,S89'15'22'E a distance of 130.00 feet to a 1/2-inch rebar marking the southeast comer of said Parcel E(also bent the southwest corner of Parcel F per said Record of Survey No.11699); Thence leaving the southerly line of said Parcel E and following the southerly line of said Parcel F,S89'15'22'E a distance of 134.90 feet to a 1/2-inch rebar marking the southeast comer of said Parcel F and beingon the lot boundary of Lot 9,Block 2 of said Hill's Century Farm Commercial Subdivision No.1; Thence leaving said southerty this and following said lot boundary the followingg three(3)courses: 1. S00'25'I8'W a distance of 17.00 feet to a 1/2 inch rebar, 2. SIRVW03'E a distance of 103.75 feet to a brass plug; 3. SSI'05'29'E a dstance of 56.S8 feet to a 1/2-inch rebar marking the northwest comer of Lot 8,Block 2 of said Hill's Century farm Commercial Subdivision No.1; Thence leaving said lot boundary and followng the,**steely line of said Lot 8,Block 2,S00'44'38"W a distance of 135.01 feet to a 1/2-inch rebar rnarkmi;the southwest corner of said Lot 8,Block 2(also being the northwest corner of Lot 1,Block 2 of sad imrs Cemwy Farm Commercial Subdivision No.1; Thence leaving said westrrfy line of Lot 8.Block 2 and following the westerly Ise of said Lot 1,Block 2, 500'441",a distance of 13S 01 feet to a 1/2-inch rebar marking the southwest comer of said Lot 1,Block 2 and being on the northerly right-of-way kse of E.Hill Park St; Thene leaving said westerly line and fobwetg said northerly right-of-way line.N89'46'03'W a distance of 474.58 feet to a 5/8-nch rebar, 572S North Oiscovery Way•Boise,Idaho BS713•208.6S9.6939•kmengtip.com FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B Thence leaving said northerly right of-way line,S00'13'57"W a distance of 63 00 feet to a 5/8 inch rebar; Thence N89'46'03"W a drstance of 175 27 feet; Thence 245.82 feet a"the arc of a curve to the right,said curve having a radius of 53150 feet•a delta angle of 26"29'58 a chord bearing of N76'31'04'W,and a chord distance of 243-63 feet; Thence N63'16DS"W a distance of 63 01 feet to a 5/8-inch rebar on the subdivision boundary of Amended Plat of Hers Century Farm forth Subdivision No.2(Book 122 of Plats.Pages 19347.19354,records of Ada County,Idaho), Thence following said subdivision boundary the following four(4)courses. 1. N25'44'45'E a distance of 63.00 feet to a S/8-inch rebar, 2. N22'41'06"W a datarsce of 30.75 feet to a 5/8-rich rebar on the easterly right of-way line of S. Tavistock Ave; 3. Following said rasterly right of way line,75.07 feet along the arc of a curve to the left,said curve having a radius of 281.50 fret,a delta angle of 15*16*45",a chard bearing of N07-S4'33"E,and a chard distance of 74 SS fret to a 5/9 inch rebar, 4 Following said easterly right of way line,N00'16103"F a distance of I S3.93 feet to a S/8-irxh rebar marking the southeast corner of Hlrs Century Farm North Subdmsion No I(Book 121 of Plats.Pages 18902.18905.Records of Ada County,Who); Thence leaving said subdivision boundary of Mrs Century Farm North Subdivision No.2 and following the subdivision boundary of said Hill's Century Farm North Subdivision No.1 the following four(4)courses. 1. NOW 1GOVE a distance of 6.05 feet to a 5/8-inch rebar, 2. 3989 feet along the arc of a woe to the left,said curve having a radius of 331.50 feet,a delta angle of 06'5341",a lard bearing of NO3'31'17'W,and a chord distance of 39.87 feet to a 5/8-inch rebar, 3. N06'S8'OB'W a distance of 103.17 feet to a brass plug; 4. 8.06 feet along the arc of it curve to the right,said curve htavkM a radius of 26850 feet,a delta angle of 01'43'13",a chard bearing of N06'06'32'W,and a chard distance of 8.06 feet to a brass phg marking the southwest corner of Lot 14,Block 2 of said Hill's Century Farm Commercial Subdivision No 2; Thencr leaving said subdivision boundary of Hdrs Century Farm North Subdivision No I and follorm-rig the southerly line of said Lot 14,Block 2.S89'15'22"E a distance of 198.90 feet to a 1/2-inch rebar marking the southeast corner of said Lot 14,Block 2(also being the southwest comer of said Lot 11,Block 2 of Hdrs Century Farm Commercial Subdivision No.2. Thence leaving the southerly Me of said Lot 14,Bock 2 and following the southerly line of said Lot 11.Bock 2, 589'15'22'1 a distance of 170.00 fret to the POINT OF BEGINNING. Said parcel contains 9.102 acres,more or less,and is subject to al existing easements and/or rights-of-way of record or implied. a 012459 o b a s OT I l.26•;.ozq FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B 1 pt v0 1x w � .ar1s�•. .tru»r. ts!uu G ka I� C 11000 :34.t0 Irr;r12•. avlin•r 1W±3 rr461r. o ' �a "V4ev3•. n 4H is .a W�Vv 032+ Title: Centuq FamiTownlxxnrsSubdiwvwl Datc:11-26-2024 Scale: I inch- 150 feet I File: Tract 1: 9.102 Aaec 3964M SQ Fen:Clom"-n42.4029e 0A2 Fat. Pmision=I r1 KM: Podsxuf=2901 Foot 001-•.ODA43U.2142 010=a00.4439w 133 01 019-00.1603e M." 002-49.1522t 163.00 011-M9.4603w 4'.4 M 020-00.1603e&06 003-%00.4438w 140.00 012-s00.1337w63.00 �iiiirZ wi+Wl 004-S89 13229 13000 013=n%9.4603w 11327 022=nO6.5=w 103.17 003-49.1322c 134.90 "I tV R 1(N A�4�h7.➢1 :� h7 l �/1) R",m Ili f ' Z 006-%002519%1700 013-n63.Mw 63 01 024-839.1 P-2C 198.90 007-49.4603e 103 73 016-n21.4444 F3 00 02$=49.1322e 170.00 008-9-M 052%36.58 017-n22.4106w 30.?3 009-s004g8w 135.01 ,.:,_u��l�.�.n FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B INGINEElum E ING November 27,2024 Project No 24,M Rezone to R-15 Legal Description Exhibit A All of Lots 2.7 and a portion of Lot 10,Block 2 of Hill's Century Farm Commercial Subdivision No.1(Book 115 of Plats,Pages 17131.17134.Records of Ada County,Idaho)and all of lots 12 and 13,Block 2 of Hill's Century Farm Commercial Subdivision No.2(Book 124 of Pfau,Pages 19913-19915,Records of Ada County,Idaho), situated in portion of the Northeast 1/4 of the Northwest 1/4 of Section 33,Township 3 North,Range 1 East, Boise Meridian,City of Meridian,Ada County,Idaho and being more particularly described as follows. Commencing at an aluminum cap marking,the North 1/4 corner of said Section 33,which bears 589'15'22'E a distance of 2.660.62 feet from a brass cap marlung the Northwest corner of said Section 33; Thence following the northerly lose of said Northeast 1/4 of Section 33.N89'15'22W a distance of 783.43 feet to the northeast corner of said Hllrs Century Farm Commercial Subdivision No.2; Thence leaving said rorthery lute and following the subdivision boundary of said Hiles Century Farm Commercial Subdivision No.2,SOO*44'38"W a distance of 193 M feet to a brass plug marking the southeast corner of Lot 11.Block 2 of said Hill's Century Farm Commercial Subd:vis+on No 2 and being the POINT OF BEGINNING Thencr following said subdivision boundary,S00'44'38'W a distance of 23.42 feet to a 1/2-inch rebar being the southvesl comer of Parcel A per Record of Survey No 11689(records of Ada County,Who); Thence leaving,said subdivision boundary and following the southerly line of said Paroei A,S89'IS'221 a distance of 165 00 feet to d 1/2 inch rebar marking the southeast turner of said Parcel A(aho being the northwest corner of Parcel E per said Record of Survey No.11689); Thence leaving said southery line and following the westerly line of said Parcel E,SO0'4438'W a distance of 140.00 feet to a 1/2-inch rebar marking the southwest corner of said Parcel E; Thence leaving said westerly line and following the southerly line of sad Parcel E,S89'1S'22'E a distance of 130.00 feet to a 1/2-inch rebar marl ug the southeast corner of said Parcel E(also being the southwest corner of Parcel F per said Record of Surrey No.11689); Thence leaving the southerly line of said Parcel E and fotowing the southerly line of said Parcel F,S89'15'22'E a distance of 134.90 feet to a V2-ich rebar marking the southeast corner of said Parcel F and berg on the lot boundary of lot 9.Block 2 of said Hill's Century Farm Commercial Subdivision No 1; Thence leaving said southerly line and following said lot boundary the following three(3)courses 1. SOO'2518'W a distance of 17.00 feet to a 1/2-inch rebar, 2. SW4603"E a distance of 103.75 feet to a brass plug, 3. S54"OS'29"E a distance of 56.58 feet to a 1/2-inch rebar marking the northwest corner of lot 8,Block 2 of said Hill's Century Farm Commercial Subdivision No.1, Thence leaving said lot boundary and following the westerly lines of said lot B.Block 2 and Lot 1.Block 2 of said Hills Century Farm Commercial Subdivision No.1,S00'44'38'W a distance of 301.51 feet to the centerline of E.Hill Park Street. Thence leaving said westerly lines and following said centerline,N89'46'03"W a distance of 47429 feet to a 5/8 inch rebar on the subdivision boundary of said Hilrs Century Farm Commercial Subdivision No.1; Thence following said subdivision boundary the foRDA-ing sic)6)courses 1. N00'13'ST'E a distance of 3150 feet to a 5/8 inch rebar; 2. S89'46'03'E a distance of 16.60 feet to a 5/8-inch rebar; S72S North Discovery Way•Boise,Idaho E371S•208.619.6939•kmengllp.com FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B 3. N67'16'19"E a distance o(13.96 feet to a 5/8 inch rebar; 4. N00"44'3rE a disunce of 297.56 feet to a 5/8-inch rebar, S N9946'03"W a distance of 134 85 feet to a 5/8-Inch rebar; 6 N=443g`E a distance of 3426 feet to a 5/8-exh reba r marking the southeast comer of said Mrs Century ram+CommercialSubdivision No.2; Thence leavrrg said subdivision boundary of Hirs Century Farm Commercial Subdivision No.1 and following the southerly line of said Hirs Century Farm Commercial Subdivision No 2.N89'15'221W a distance of 372 63 feet to the centedrne of S Tawuock Ave.; Thence leaving said southerk tine and follovnrig said centerine the following three(3)courses 1 35.65 feet along the arc of acurve to the tell said curve having a radius of 300.00 feet,a delta angle of 06'4832',a chord bearing of NO3'33'52"W and a chord distance of 35.63 feet; 2 N06'S W'W a disurKeof 103.17feet; 3- 12,31 feet along the arc of a curve to the right,said curve having a radius of 300.00 feel a delta angle of 02'21'05',a chord bearing of W5'47'35"W and a chord distance of 12.31 feet; Thence leaving said centering and foflowitg the northerly line of said lot 13.BW 2 of said Hi's Century Farm Commerc4i Subdivision No.2,$89r15'22"E a distance of 220.56 feet to a 1/2 inch rebar marking the northeast corner of said Lot 13,Block 2(also being the northwest corner of said lot 12,Block 2 of Has Century Farm Commercial Subdivision No 2): Thence leaving said northerly lire of said lot 13,Block 2 and following the northerly kne of said la 12,Block 2, S89'15'22'E a distance of 170.00 feet to the POPFF Of BEGI NNG. Said parcel contains 5.451 acres,more or less,and Is subfed to all edsting easements and/or rights-of-way of record or implied S T J , 12459 0 � A Z 0T ° `may c. 13h��V' n -T FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B P31NT OF COMMENCEIENT FOUND ALUMINUM CAP O0 Block 2 NORTr 1/4 COR%*R SECTION 33 w FOUND ALUMINUM CAP Hilrs Century Fairs PER CP&F No. 2022-07 833 rr NORTWEST CORNER SECTION 33 '^ PER CF`&r No. 2022-009t192 Commercial E.Amity Rd. 29 28 Subdivislon No 2 FBAs 2 OF 2b6� 28 32 33 1677.20' I 763.42' — — — y 33 1 l 9� Record of Survey No.11699 14 11 a Portions of HMI's Century Farm Block 2 i Hill's Century a Commercial Subdivision No.1 rY Hill's Century _ Farm North 08 LI O Parcel A Parcel S Parcel C Farm Corne»resal = i Subdivision No.1 j POINT OF L2 Subdivision No.1 I i BECINNRIC 1 13 1 12 Parcel D 0 Parcel E Parcel F 9 L16 L14 L4 Amended PLst Of Q Rttont Arta. 949:N Le V HMI's Century Rlcoaol_o g Farm North H RS�6MOM Subdivision No. 'n �ls�40 Parcel G 1' Cu-fort ton rig C I,Vf ►rppoaedZc•rd P. L12 1 LI1 i LO Unplatted L1 E.Hil Park St. i Lot 1,Block 1 Healthy Living Healthy Living Sobdivlslon Condominiums No.2 i i f i f N 0 150 300 450 PLsn Scale:1"=150' 9NOIN![a1N0 $in won axamr ew .wit w.oe"" r.aasumawaae Exhibit B- Rezone to R-15 I ' wrylara. DATE w.+rar."A ter, anon AM of fora 2.7114 a]CYt10n d tot to,6bsx 2�,t Ndra Century term Con+ne+wl SuDOmon fora 1 SHEET: and al of tots 12 and 13.6bck 2 or N I's Century farm Con Twerdal Subdivision No 2 snuffed A FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072)