HomeMy WebLinkAboutFarrington Heights H-2025-0016 CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW
AND DECISION& ORDER
In the Matter of the Request for Rezone 2.9 acres of land from the R-4 to the R-15 zoning district
and a Preliminary Plat on 4.68 acres of land,consisting of 24 building lots and 7 common lots, and a
development agreement modification to terminate the old development agreement and establish a
new one.,by Ethridge Development.
Case No(s). H-2025-0016
For the City Council Hearing Date of: February 241'',2026 (Findings on March 3rd,2026)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of February 24',2026, incorporated
by reference)
2. Process Facts(see attached Staff Report for the hearing date of February 24',2026, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of February 24t'',
2026, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of February 24t1i, 2026, 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(Farrington Heights—H-2025-0016) - 1 -
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of February 24',2026, 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 rezone,preliminary plat, and development agreement modification
is hereby approved per the conditions of approval in the Staff Report for the hearing date of
February 24',2026, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat,combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two(2)years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat(UDC 11-613-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner,and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two(2)years,may be considered for
final approval without resubmission for preliminary plat approval(UDC I 1-613-713).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two(2)years.Additional time extensions up
to two(2)years as determined and approved by the City Council may be granted. With all
extensions,the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension,the property shall be required to go through the platting procedure again(UDC 1 I-
6B-7C).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s) and returned to the city within six(6)months of the city council granting the
modification.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -2-
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six (6)month approval
period.
E. Judicial Review
Pursuant to Idaho Code § 67-6521(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 February 24t'',2026.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -3-
By action of the City Council at its regular meeting held on the 3rd day of March
2026.
COUNCIL PRESIDENT JOHN OVERTON VOTED
COUNCIL VICE PRESIDENT ANNE LITTLE ROBERTS VOTED
COUNCIL MEMBER DOUG TAYLOR VOTED
COUNCIL MEMBER LUKE CAVENER VOTED
COUNCIL MEMBER LIZ STRADER VOTED
COUNCIL MEMBER BRIAN WHITLOCK VOTED
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. Simison 3-3-2026
Attest:
Chris Johnson 3-3-2026
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: _ _ Dated: 3-3-2026
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -4-
COMMUNITY DEVELOPMENT C jl/� E IDIAN�'
DEPARTMENT REPORT r I D A H O
HEARING 2/24/2026 Legend
DATE: (Remanded to Planning and Zoning Project Location
Commission on 9/16/2025) ;_: Area of Impact
= City Limits
TO: Mayor& City Council Analysis
FROM: Nick Napoli,Associate Planner m
208-884-5533
nnapoli@meridiancity.org
APPLICANT: Sabrina Durtschi 1
SUBJECT: H-2025-0016 -
Farrington Heights Subdivision RZ,PP,
MDA
LOCATION: Generally located at the northwest corner
of E. Pine Avenue and N.Adkins Avenue
in the SE corner of the SE 1/4 of the NE 1/4
of Section 7, T.2N.,R2W.
I. PROJECT OVERVIEW
A. Summary
Rezone 2.9 acres of land from the R-4 to the R-15 zoning district and a Preliminary Plat on 4.68
acres of land, consisting of 24 building lots and 7 common lots, and a development agreement
modification to terminate the old development agreement and establish a new one.
B. Issues/Waivers
- This application was previously recommended for denial by the Planning and Zoning
Commission and has since been remanded by the City Council to allow for changes to
address the concerns of the neighbors and the Planning and Zoning Commission. The
previous reasons for denial were a lack of open space,the 2-story transition to the
existing single-story homes, and the change in zoning from R-4 to R-15 being too
abrupt. The Commission continued the application at the December 4th hearing to
remove the open space and make the lots bigger to provide a better transition.
- The development does not require open space due to the subdivision being under five(5)
acres in size,however,there is no regional park in the area for residents to recreate at.
Since the previous hearing,the planning and zoning commission gave the applicant
direction to remove the open space and make the lots larger so they can accommodate
single story homes.
- Since the previous hearing on December 4th,2025,the applicant has revised the concept
plan to eliminate the open space and include larger lot sizes. The applicant has indicated
that the homes on the western boundary of the site will all be single story which will
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -5-
provide a better transition to the existing homes.In addition,the roadway was
reconfigured to be adjacent to the existing homes on the north portion of the site.
C. Recommendation
Staff: Approval with a Development Agreement and Conditions.
Commission: Approval with modifications to the department report.
D. Decision
Council: Approved as presented in the staff report.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -6-
I1. COMMUNITY METRICS
Table 1• Land Use
Description Details Map Ref.
Existing Land Use(s) Residential -
Proposed Land Use(s) Residential -
Existing Zoning R-4 VII.A.2
Proposed Zoning R-15
Adopted FLUM Designation Medium Density Residential VII.A.3
Proposed FLUM Designation Medium Density Residential
Table 2: Process Facts
Description Details
Preapplication Meeting date 12/10/2024
Neighborhood Meeting 2/10/2025
Site posting date 1/22/2026
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District [V.0
• Comments Received Yes -
• Commission Action No -
Required
• Access Adkins Avenue: Local Street -
• Traffic Level of Service ACHD does not have traffic counts available for Pine -
and Adkins
ITD Comments Received Yes -
Meridian Public Works IV.13
Wastewater
• Distance to Mainline Sewer Available at Site
• Impacts or Concerns See Public Works Site Specific Conditions
Meridian Public Works Water TV.13
• Distance to Mainline Water Available at Site
• Impacts or Concerns No
School District(s) No Comments -
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(Farrington Heights—H-2025-0016) -7-
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel:R2039261221 Date Retrieved:2025/4/3
Parcel Count Parcel Acreage Infill Indicator:
1,223 Surrounding Area
154 8 0,E Not City
® City Limits
1,669.
2,572 4 ■ Not City
Household Change Household& Population Growth
Households
02020
Population Change:16.8°I°
Population ■Growtii
(Household and Population Change
since 2010 Decennial) 5,000 10,000 15,000 20,000
Use Types Residential Addresses All Addresses
■ Single-family
43%
33% 23%
Multi-family
5796 44%
Commercial
2.00 2,000
Single-family y
Residential
1.50 1,500
Parcel Diversity a 1.00 1,000
0.82
0Parcel Count 0.50 500 L
■Average Acres 0.00 r 18 0.10 0 a
R-2 R-4 R-8 R-15
Average Single-family Density by Zoning Average
15.00
NResidential Net Density
Q 10.00 9.68
p 5.00 05.33 05.53 6.10
0.00 M 1.23
Dwelling Units 1 Acre
R-2 R-4 R-8 R-15
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -8-
Figure 2: ACHD Summary Metrics
Level of Service Planning Thresholds
1. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPM)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
` Pine Avenue 314-fee: Mirror Arterial WA N/A
Adkins Avenue 648-feet Local NIA fd1A
" Acceptable level of service for a three-lane minor arterial is `0 (72O VPH).
ACHO does not set level of service thresholds for local streets.
Figure 3: Service Impact Summary
ImpactService . .
Ready
Marginal
Caution
°off �y
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -9-
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
This property is designated Medium Density Residential on the City's Future Land Use Map
(FLUM)contained in the Comprehensive Plan. The medium-density residential designation
allows for dwelling units at gross densities of three(3)to eight(8)dwelling units per acre.
Density bonuses may be considered with the provision of additional public amenities such as a
park, school, or land dedicated for public services.
The applicant proposes to rezone 2.9 acres of the 4.68 acres of land from the R-4 zoning district
to the R-15 zoning district and leave the remaining 1.78 acres as the R-4 zoning district. A
preliminary plat and conceptual building elevations were submitted showing how the property is
proposed to be subdivided and developed with twenty-four(24)residential building lots and
seven(7)commons lots at a gross density of 5.12 units per acre. The proposed use and density are
consistent with the Medium Density Residential(MDR)FLUM designation of three(3)to eight
(8)units per acre.
Additionally,the applicant is proposing a development agreement modification to terminate the
existing development agreement(DA)and create a new one.
The R-15 zoning designation,which allows for reduced lot sizes down to 2,000 square feet,
provides flexibility for developers to support a diversity and variety of housing types. This can
create a dynamic,multi-generational community where residents can transition through different
stages of life(known as aging in place)while remaining in the same neighborhood. This type of
zoning in conjunction with other designations, should be used to support a diverse housing mix
that supports long-term residency and continuity within the community,promoting stability and a
sense of place for residents throughout different stages of life.
The surrounding landscape consists of single-family detached homes to the east,west,and north,
while to the south is Pine Avenue. It is important to note that the majority of the surrounding
homes are single-story. The average density for a one-mile radius is 6.1 units per acre,which is
higher than the 5.12 units per acre the applicant is proposing. Single-family detached dwellings
are listed as a principally permitted use in the R-15 zoning district per UDC Table 11-2A-2. The
applicant is proposing to keep the three(3) existing homes on the property and will configure new
lot lines around the existing homes that conform to the dimensional standards.
Since the previous hearing,the applicant has submitted a phasing plan indicating they would like
to north portion to be a part of Phase one(1) and the southern portion as Phase two(2).
Future development is subject to the dimensional standards listed in UDC Table 11-2A-7 for the
R-15 zoning district. The property is already annexed with the R-4 zoning. The City may require
a development agreement(DA)in conjunction with an annexation pursuant to Idaho Code section
67-6511A. If this property is annexed, Staff recommends a DA is required with the provisions
discussed herein and included in Section IV.
Overall,the proposed infill development is an allowed use within the Medium Density
Residential designation and contributes to the area's intended mix of residential housing types.
Therefore, staff is supportive of the proposed development with the conditions and DA provisions
listed in Section IV.
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.
Staff encouraged the applicant to converse with the neighbor early on in the process, and after
their neighborhood meeting,the applicant indicated the neighbors had minimal concerns.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) - 10-
However, at the first hearing in front of the Planning and Zoning Commission,the neighbors had
several concerns that were not addressed by the applicant.With the resubmittal,the applicant has
addressed these concerns by providing an adequate transition the neighboring residential.
Comprehensive Plan Policy 2.02.OID:Require pedestrian access in all new development to link
subdivisions together and promote neighborhood connectivity.
The applicant will be extending the sidewalk along the west side of N.Adkins Avenue to connect
with the northern subdivision,which will improve the walkability in the neighborhood. However,
there is still an Ada County parcel that will leave a gap in the sidewalk. Once the Ada County
parcel annexes into the city,the sidewalk will be completed along the west side of Adkins.
Comprehensive Plan Policy 6.01.02B:Reduce the number of existing access points onto
arterial streets by using methods such as cross-access agreements, access management,
and frontage/backage roads, and promoting local and collector street connectivity.
The applicant will be eliminating three access points to E. Pine Avenue, which will
decrease the number of curb cuts on an increasingly busier arterial roadway.
Comprehensive Plan Policy 2.02.00:Plan for safe, attractive, and well-maintained
neighborhoods that have ample open space, and generous amenities that provide varied
lifestyle choices.
Open space and amenities are not required by the UDC since the development is five (5)
acres or less. However, staff has concerns with the lack of opportunities for outdoor
recreation for residents in this area, as there is no regional park nearby. During the
previous hearing, the Planning and Zoning Commission asked the applicant to eliminate
the open space and make the lots larger throughout the development to accommodate
some single-story homes.
Table 4: Proiect Overview
Description Details
History AZ-00-012; DA Inst# 101052483
Phasing Plan 2 Phases
Residential Units 21 new single-family detached
3 existing single-family detached
Open Space None;The development is less than 5 acres
Amenities None;The development is less than 5 acres
Acreage 4.68 acres
Lots 30 Buildable Lots and 3 Common Lots
Density Gross: 5.12 Units/Acre
Net: 6.66 Units/Acre
B. History
The subject properties were annexed in 2000 as a part of Farrington, Opal application(AZ-00-
012). The zoning granted at the time of annexation was the R-4 zoning district. With the
annexation approval,the properties were subject to a DA that restrict the property to adding one
(1)additional home on the 4.68 acres. The existing DA will be replaced with a new DA to update
the concept plan and provisions to improvements relevant to the current proposal.
This application was previously heard by the Planning and Zoning Commission on 8/7/25 and
was recommended for denial. Since the hearing,the applicant was remanded by the City Council
back to the Planning and Zoning Commission to address the concerns of the neighbors and
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) - 11 -
commission. The reason for denial was due to a lack of open space,a lack of transition between
the proposed two(2) story homes and existing single-story homes, and the zoning change from R-
4 to R-15 being too abrupt.
During the previous Planning and Zoning hearing on December 4',2025,the commission asked
the applicant to remove the open space to allow for larger building lots to accommodate some
single-story homes. The applicant has revised their plan to lose an additional lot,provide larger
lot sizes and single story homes adjacent to the western boundary.
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
The subject site contains three(3)existing homes that will remain with the formation of the
subdivision. These homes will be included in southern portion of the development and shall
conform to the dimensional standards listed UDC Tables 11-2A-5 and 11-2A-7.
2. Proposed Use Analysis (UDC 11-2):
The applicant is proposing single-family detached homes(21 new and 3 existing),which are
listed as a principal permitted use in UDC Table 11-2A-2 for the R-15 and R-4 zoning
districts. In addition to this,the proposed gross density of the subdivision is 5.12 units per
acre,which is less than the one-mile radius average density of 6.1 units per acre.
Comprehensive Plan policy 2.01.01C encourages the applicants to maintain a range of
residential land use designations that allow diverse lot sizes,housing types,and densities.
Comprehensive Plan policy 2.01.01 G states development should avoid the concentration of
any one housing type or lot size in any geographical area;provide for diverse housing types
throughout the City.
Comprehensive Plan policy 2.06.02D encourages a diversity of housing,recreation, and
mobility options to attract and sustain the local workforce.
The applicant is proposing a total of 24 detached single-family homes,which is consistent
with what has been approved in the surrounding subdivisions. However,the lot sizes in this
development are smaller than the neighboring subdivisions but have increased since the
previous application. As a result of the increased lot sizes,the applicant has lost a total of six
(6)buildable lots.
3. Dimensional Standards (UDC 11-2):
The proposed plat and subsequent development are required to comply with the dimensional
standards listed in UDC Tables 11-2A-5 and 11-2A-7 for the R-4 and R-15 zoning districts.
The proposed plat complies with the dimensional standards of the R-4 and R-15 zoning
districts.
D. Design Standards Analysis
1. Site Design Standards (Comp Plan, UDC I1-3A-19):
Goals 2.01.02D,2.01.01 G, and 2.02.02C of the Comprehensive Plan emphasize the
importance of offering diverse housing types throughout Meridian to accommodate the needs,
preferences, and financial capacities of current and future residents. These goals also support
infill development that complement existing neighborhoods.
The subject site is adjacent to established R-8 subdivisions (Danbury Fair Subdivision Nos. 1
and 7, and Maws Add No. 3)to the east,north, and west. The applicant submitted a
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FOR(Farrington Heights—H-2025-0016) - 12-
preliminary plat and conceptual building elevations proposing 24 single-family detached
dwellings at a gross density of 5.12 units per acre(see Section VII.G). This density aligns
with the Medium Density Residential(MDR)Future Land Use Map(FLUM)designation.
A county enclave parcel remains to the north along N.Adkins Avenue,which will result in a
persistent gap in the sidewalk network.
The property is contiguous to annexed City land to the north and lies within the City's Area
of City Impact.A legal description and exhibit map of the proposed R-4 and R-15 rezone
areas are included in Section VII. Pursuant to Idaho Code § 67-6511A,the City may require a
development agreement(DA)with annexation. Staff recommends that a DA be required,
incorporating the provisions outlined herein and in Section IV.
2. Qualified Open Space&Amenities (Comp Plan, UDC 11-3G):
UDC Section 11-3G-2 requires common open space and amenities for developments that are
five(5) acres or larger. The proposed development, at 4.68 acres, falls below this threshold
and is therefore not subject to the open space and amenity requirements outlined in the code.
However, staff have engaged in multiple discussions with the applicant regarding the value of
including open space and amenities,especially given the absence of a regional park in the
surrounding area. While not a code requirement, staff are concerned about the lack of
recreational space or amenities for future residents.
Since the previous hearing,the applicant eliminated the majority of the open space to increase
the average lot size within the development to accommodate some single-story homes.
3. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
UDC 11-2A-7 requires a twenty-five(25)foot wide landscape buffer along E. Pine
Avenue, an arterial roadway. A landscape buffer is not required along N. Adkins Avenue,
a local street;however, a 10-foot setback to the living space is required from the back of
the sidewalk.
The applicant has provided a twenty-five(25)foot wide landscape buffer along E. Pine
Avenue and is required to comply with the dimensional standards for the R-4 and R-15
districts. With the submittal of the final plat, the applicant shall provide vegetation
coverage calculations.
ii. Tree preservation
Mitigation shall be required for all existing trees four-inch caliper or greater that are
removed from the site with equal replacement of the total calipers lost on site up to an
amount of one hundred(100)percent replacement(Example: Two (2)ten-inch caliper
trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper
trees, or seven(7)three-inch caliper trees).Deciduous specimen trees four-inch caliper or
greater may count double towards total calipers lost,when planted at entryways,within
common open space, and when used as focal elements in landscape design.
The applicant shall provide mitigation calculations with submittal of the final plat if any
trees are being removed from the property.
iii. Storm integration
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) - 13-
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.
iv. Pathway landscaping
No new pathway is being proposed as the existing attached ten(10)foot multi-use along
E. Pine Avenue is going to remain.
4. Parking (UDC 11-3C):
i. Residential parking analysis
Off-street parking is required to be provided for each home based on the total number of
bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available
on portions of the proposed streets.
Lot 18 will be taking access off Adkins Avenue. The applicant has submitted an exhibit
showing the garage and street setback to the property in compliance with the standards.
Lot 18 has an existing home that shall have the required twenty(20)foot garage setback
and fifteen (15)foot living setback.
5. 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
conceptual building elevations that illustrate the appearance of future homes in the
development(see Section VII).
The proposed designs include variations of one and two-story homes, each featuring a two-
car garage. The elevations showcase a range of architectural styles and design elements,
including lap siding,neutral color accents,brick and stone veneer,varied roof profiles,and
different home styles. Staff review confirms that these elevations adhere to the city's
architectural standards and comply with the required design criteria.
One of the largest concerns of the neighboring residences was the transition from the
existing single-story homes to the proposed two-story homes. Since the previous
hearing,the applicant has revised the preliminary plat to make the lots larger on the
perimeter of the subdivision to accommodate single story structures. The applicant has
indicated that Lots 2-8,Block 1 will be single story homes.
Homes on lots that abut W. Pine Avenue, an arterial street,-
will be highly visible;therefore,
the rear and/or side of structures on these lots (i.e. Lots 15, 16, and 18,Block 1 ) should
incorporate articulation through changes in two or more of the following: modulation(e.g.
projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies,material types,
or other integrated architectural elements to break up monotonous wall planes and roof lines
that are visible from the subject public street.Single-story and existing structures are exempt
from this requirement.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) - 14-
6. Fencing (UDC 11-3A-6, 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-7. According to
the submitted landscape plans,the applicant is proposing two types of fencing throughout the
site, six(6)foot solid vinyl fencing and a four(4)foot wrought iron semi-privacy fencing.
In addition,the applicant shall indicate the fencing location on the residential lots with the
submittal of the building permits. These will be required to comply with UDC 11-3A-7.
E. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Goals 6.01.01H and 6.01.0213 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 property is proposed from N. Adkins Avenue, a local roadway on the eastern
portion of the site. This local road is a shared drive between the proposed subdivision and the
existing subdivision to the east and north. The applicant is proposing three(3) access points
off N. Adkins Avenue with one being a common drive for access to Lots, 14, 15, and 16,
Block 1 and the other two being local street extensions.
2. Multiuse Pathways and 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.
UDC 11-3G-5 emphasizes the importance of common open space and amenities being
located in areas that maximize pedestrian and bicycle connectivity.
Multi-use pathways shall be constructed in accord with the city's comprehensive plan,the
Meridian Pathways Master Plan,the Ada County Highway District Master Street Map and
Roadways to Bikeways Master Plan. The standards along Arterial roadways are to provide a
detached ten(10) foot wide sidewalks (multiuse pathway),however,in conversation with the
parks department, it was determined the existing ten(10) foot attached multi-use pathway
will be sufficient due to it being relatively new. The applicant is in compliance with this, as
the ten(10)foot sidewalk already exists along E. Pine Avenue.
3. Sidewalks (UDC 11-3A-17):
All sidewalks constructed as part of this proposal are required to comply with the standards
listed in UDC 11-3A-17. A sidewalk connection along the west side of N. Adkins Avenue is
required to be installed to connect the existing subdivision to the multi-use pathway along E.
Pine Avenue. The applicant is depicting the sidewalk on the landscape plan in compliance
with this standard. The applicant shall provide a street section exhibit with the submittal of
the final plat reflecting compliance with these standards.
With the construction of the sidewalk along the western side of Adkins,the sidewalk will
extend to the north and stub at the lone remaining Ada County parcel. The sidewalk will be
completed when the Ada County parcel annexes in the future.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) - 15-
4. Subdivision Regulations (UDC 11-6):
i. Dead end streets
The proposed subdivision does not contain a dead end street other than the two(2)
common drives as discussed below.
ii. 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 unless alternative compliance is applied for.
The applicant proposes two (2) common drives within the development. The common
drive accessing Hardiman Street will serve two (2) homes, while the common drive
accessing N.Adkins Avenue will serve three(3) homes. The common drive connecting to
N.Adkins Avenue complies with the UDC requirements; however, the common drive
connecting to Hardiman Street must be revised to depict Lot 8, Block 1 with the same
building envelope as Lot 7,Block 1.
In addition, it is important to note that the applicant still needs to comply with the
parking requirements for driveways off of common drives. If the house exceeds two (2)
bedrooms, the applicant will be required to have a twenty-by-twenty(20 x 20)foot
parking pad.
The applicant worked with staff to modify the common drives to provide the five (5)feet
of landscaping required in the UDC 11-6.Additionally, the applicant has provided
details into where the curb cuts for Lots 14, 15, and 16 will take access from the common
drive connecting directly to N. Adkins Avenue.
iii. Block face
UDC 11-6C-3-regulates block lengths for residential subdivisions. The intent of this
section of code is to ensure block lengths do not exceed 750 ft, although there is the
allowance of an increase in block length to 1,000 feet if a pedestrian connection is
provided. In no case shall a block face exceed one thousand two hundred(1,200)feet,
unless waived by the City Council. The applicant is compliance with the block length
requirements in the UDC.
F. Services Analysis
1. Waterways (Comp Plan, UDC 11-3A-6):
The existing irrigation ditches on the property shall be piped or tiled in accordance with UDC
11-3A-6.
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 the best
management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage
will be proposed with a future Certificate of Zoning Compliance application and shall be
constructed to City and ACHD design criteria.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) - 16-
4. Utilities (Comp Plan, UDC 11-3A-21):
Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development. All
utilities are available to the site. Water main, fire hydrant and water service require a twenty-
foot(20)wide easement that extends ten(10)feet past the end of main,hydrant, or water
meter.No permanent structures, including trees, are allowed inside the easement.
In addition,all buildable lots within Block 2 shall be revised to include a ten(10)-foot public
utility, irrigation, and drainage easement along the rear lot lines. The applicant currently
depicts a five(5)-foot easement; however,UDC 11-6C-3E grants the City Engineer discretion
to require appropriate easement widths. This revision shall be made with the final plat
submittal.
Comprehensive Plan policy 3.03.03G require urban infrastructure to be provided for all new
developments,including curb and gutter, sidewalks,water and sewer utilities.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) - 17-
1V. CITY/AGENCY COMMENTS & CONDITIONS
Prior to the City Council hearing,the applicant shall revise the landscape plan, elevations, and
common drive exhibits to reflect the most recent changes to the preliminary plat.
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.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division
prior to commencement of the DA. The DA shall be signed by the property owner
and returned to the Planning Division within six (6)months of the City Council
granting the annexation. The DA shall, at minimum, incorporate the following
provisions IF City Council determines rezone is in the best interest of the City:
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) - 18-
a. Future development of this site shall be generally consistent with the preliminary
plat, landscape plan, common open space/site amenity exhibit, and conceptual
building elevations included in Section VIII and the provisions contained herein.
b. Any future development of the site must comply with the City of Meridian
ordinances in effect at the time of the development.
c. Homes on lots that abut W. Pine Avenue, an arterial street,-will be highly visible;
therefore, the rear and/or side of structures on these lots (i.e. Lots 15, 16, and 18,
Block 1) should incorporate articulation through changes in two or more of the
following: modulation(e.g. projections, recesses, step-backs,pop-outs),bays,
banding,porches, balconies, material types, or other integrated architectural
elements to break up monotonous wall planes and roof lines that are visible from
the subject public street. Single-story and existing structures are exempt from this
requirement.
d. The existing structures on Lots 15, 16, and 18 shall meet the dimensional
standards for the R-4 zoning district listed in UDC Table 11-2A-5. In addition, the
applicant shall provide paved driveways to the existing homes that will take
access off the southern common drive.
e. Lots 2-8, Block 1, shall be restricted to single story dwellings.
f. The maximum building height for all dwellings shall not exceed 35 feet in height.
2. The final plat shall include the following revisions:
a. Add a plat note stating "direct lot access to E. Pine Avenue is prohibited."
b. Graphically depict the three (3) foot wide public utility, drainage, and irrigation
easements on the sides of Lots 2-8, Block 2, and Lots 2-8 & 10-12, Block 1.
c. Graphically depict the five (5) foot wide public utility, drainage, and irrigation
easements on the side of Lots 14, 15,16,18, Block 1.
d. Modify note 15 to include language stating that all interior side lot lines for Lots
2-8, Block 2, and Lots 2-8 & 10-12, Block 1 contain a three (3) foot wide
easement for public utilities, irrigation, and drainage.
e. Modify note 15 to include language stating that all side lot lines for Lots
14,15,16,18, Block I contain a five (5) foot wide easement for public utilities,
irrigation, and drainage.
f. Modify the rear easement for Lots 2-8, Block 2 to 10 feet in width.
3. The landscape plan submitted with the final plat shall include the following revisions:
a. Include mitigation calculations on the plan for existing trees that are proposed to
be removed in accord with the standards listed in UDC 11-3B-IOC.5. The
Applicant shall coordinate with the City Arborist(Kyle Yorita
kyoritakmeridiancity.org) to determine mitigation requirements prior to removal
of existing trees from the site.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) - 19-
b. Provide details on the ground coverage material that will be used along Pine
Avenue.
4. The proposed plat and subsequent development are required to comply with the
dimensional standards listed in UDC Table 11-2A-5 and 11-2A-7 for the R-4 and R-
15 zoning districts.
5. Prior to the City Engineer's signature on the final plat, all existing structures that do
not conform to the setbacks of the R-4 zoning district shall be removed.
6. 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.
7. 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.
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. 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.
11. 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.
12. Submit an updated common drive exhibit for the common drive off of Adkins
Avenue showing the driveways and the setbacks for the existing homes that will
remain on Lots 14, 15, and 16, Block 1.
13. Submit a revised common drive exhibit for the common drive off of Hardiman Street
showing Lot 8, Block 1, with the same building envelope as Lot 7, Block 1.
14. The applicant shall either construct the landscape buffer along and close the access
points or post surety for the improvements along W. Pine Avenue with Phase one (1)
of the development.
15. The Applicant shall comply with all ACHD conditions of approval.
16. 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.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -20-
17. Staff s failure to cite all relevant UDC requirements does not relieve the applicant
from compliance.
B. Meridian Public Works
PR&PLATCONUCTRONS
Waahrbah.`r
+ orbLLtm firer 5t�crL4ra�atsk
Serwoes
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• WYrlatrst Prokd sec app�lon
Sewrs EIAFs
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with WW Master
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• YrLpsaLiA/oolrmrrLs
Sec RMIL Walbs 5ft 5pedfk roll"Mu
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Sodas
Esalmatod PrD&d soaappbr ftn
Watcr E10.ri
+ W2kvr$L2W None
+ PreJLtit conskstem Yes
with Wier Mbs er
Phn
1Mr0d3j0_ _— None
tiCll N}eddir{ii+�Y�i48rA�lYil•JI
1. F#�rPrer aatt imma e%&,H nudn lash.
F. Figmaar wL iry lr&b LiAx U�.I(a Wdl Li I r.*ai.d 4n ltl AnG a niu he ab".k rd
par mrp,.L aryr[gwRYLIli4r LLd pr"ral Cbandonnlem Ma Ltrt pM—kd La dh Cuy.{an be used
Itr LReacun.rbl�mpmlan.
3. PMvIdt b7 Fiiem 14 nWn4 hydr L ILalfoH and.ner ienwe .F'Y.e!'Pmu atauld L LGlyd
Lqp la lhG iw armudhrhy&wnN a nwwr and I EY t47and IL
4. N.plYbunem sLr>,x rea due&,,be&s,hwldusas,eh Wn:;Lrasb rasp Lw1t..&tL,knoCy
IhrillrlL Pan VLYP[3K-S,IL01 PQk:',NL`)La be bulk wllbin Ne W IIL]ez i&n W!bL
S.
Facum Mi Ae f r,Peril pass Lbmx gh uiAlLfGalon Lrli ht
5. fasLae dig these is no feuz vithia S nF the water InelL:r.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -21 -
L:�al L:a.SLrro arApprara3
3. App3Ir L WWI.___..__ .aad ael Llwtl nu.n Alit and irowmg ah Lht Puh llc Wahs
11qnnnwarn L,ud d ec z iardar.l Iifnu ofe mtru for any nLitu 111aa arc fequlrrd La pmvlde
stfw oLLralr ara P,.bu rlghual-wAy. M.a.mum faLCr Qe newer mains Li Lrre fre4 LUOo
rrom LOP of prpt n sLL-grkk u Lis Lhan lhtrt Ian 1Wn an..wa,.w rLLU Shall fr LLwd n
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2. Per Merldlaa t:ILy[-od.4 K%X:).the appllmnL AUL h h=irrLSLh-Lou UL ltwer Md toff
v.aLad io and Llro.gh Lhii&—gophwfu-A"IL,: m may WtLLtlhle lava re.nrkwY nkm
agnernurf rhfmffrmfuilu trih4a[MnBYptt MICC-S-&S_
3. 'rtit applie !.sML pmvldl ctwmlaayn}fin all pille waanJL u a a a.al exude of puhha rLdr er
.ay l L bdr 0I water nerd[el Md irtIaahlL The etll.rllL wldLhi stall ha DD-Ian—&Pi a
single uLWy,or 30.4eu.Ld`bar f.o, lrlL eekotmh.L`U shall rva he dtd—+ •m Line pLaL,&r
rmbr w6aahod Mtlide lie plat pmun uung dw ury of Maldian's suff ud farms 11w
eaafoenL aWl he gaphlmlly dlepinrd m Lie pit rot refaawe pmqrreL.yuhrlld an e.evre i
GaelleT.L ion Vit Iorm zL La61e Mom PWAx WwW.akjm ddL'rlpum prtporLd by an Id&Y
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submlLLrd,re-.&wtd,and appmHd prlar lu d,c4rntm plan iMru.nl.
4. 'I7rt[-nyal'MerLdlr inhp Lua Lbm preurimd vrgalxr Aymwa h iuro LLA by a year-raurLd
aauree of wa OULK:I I 71M-G.The appltui Wrequurrd tit ust Any tauaing iurRrrar
.ML�a r.Y Lot ptuyLuy La..rct. It Atmore o[wdl Awrrit�s_n a,allablt.a iLn&-f{ m
fr mutt L}aa as the aLd a y.met LyL hall he".Ul d.11 a Llnpf eI--i f W1r1ae u LLLu&d,
tht iluirrterr.II he fefpensihla Iar im paynwr aI'a2samcnw ICr 111a[aoralra area pnarm
Fdw m eme.rdlg dtpclopnlcaL plaa N.pr—al.
3_ MCLWngwiciLu"iftm Arc roqu.rt-0mWjenvL,kds Mllw:phtrLo torLLlrrualpW
by■e C.'dy F:np...0.r. Any io n,thin,-,Lhm we ilium ed La hnlwrL ihml be ibprala eL4luaLarL Md
p SW&x&wmtnmtn L al 9ren address L4S Lu 6u In b-"IudeL ...Lh KK:[-.
{ A31 vrgpauea duhea,(anal&laLt"a dr3,adt,txel.alwt of neural waLLr.ayi,�n&
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UIX'11-3A-G mPffmm wt nuah warms Lfit eppllearlL illml comply wr1Lh 1.Ub&93oar 42-12U7
and my on=1pplrcable law or tg.Iii wh.
7. Amy*81.6 dmd will sal eonwuuW Lo he aaed nlua he pn.perlyAwvdor.rd aeeordLag Ln 3daie Well
Consizue0A ilmnluha RJeLL Wminl9Hed by Line MO.IXTAULtnL of wmer Tbt
1-1415�2 J-}facer AWI pmwlde a�L Wdms ng wl.abff nitre aer Say n wding.MU.n
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ahaairr.rr�
4. AayuumAg2:pLw LycwnLL widwo An prelrm LhW tit r8fa3fCd 17ido Acrvlet paf Emy uauuhic
!krurr'JL-1 4 aril Y A M. [-rruia I:bKW r3lorlm FELM bar ahuldmnumL praxirta zhd
I nipe!hede(20M)3T3-i21 1.
9. SLraL�aftm6e In p6we,zuwury at.eraM.aLcs sysafm AWL k approwtd aM ALLL,mj!LL
foal 1pproY lby Lis_Ada{-c.rfy HLgh.ay lknvuL and dh Fulm Plat far Ulu_ L,1fLLYaa
xIuLI he reflwdat,prwr t,Applying frr b.Minp re im.
M.A ktiaY..UNA.L w aul.surely.n urt omaum or 110%w.IL Fr requ rtd I"ALI m:oniplewl
IL-1.Lt,Iu.Jxy.L ,u..tan,a,rLL.,prim ro s.pnAwc..n Ue fuLal plwi.
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era&ivuL:.wLx.whirr fppmYmA by llrilty F*.rLeer,as ewaer may pea a prrforru.a surely
rM Lug#.ny.lUstn.Laf1 in ordu loahlma f:lry I i.rr..aeaf iLg curt on Lila ram pLoL as an ImV.Ln
LIUC.'11-5C--M.
M.App1lanLLha31 he fNwrtdio pay PLhht Ylaela dc,clopnkmplMrcrrt.,andlonuruaron
Irgw.!hdi ferL,m del.minedibrlLLg LML plan it—prt-ea,priormLie LiA ui.oraplan
approwA kw[.
33.ILAhaUbL Lht nniir uL6LLrlyeraelppllmrILMtmurrdh m1drdopnLtmr6f..rtl fouply.uh
tilt,ierrxam.rlh r3ueb1liL Afi and dh Fau Hous.ngion
34.App310L11LLha31 he mAwmlble R.eappLr.ml andt.wl.L.arYitwlLinany-Lk va 4(1 Ptrn11Wng
tlul may he MquLred h7 me Amy C-urps of
35.L3rwekpn shall toecdlrwt oiaLllwn L:tr....La will.LI.L:M.,.J.an PadL Ufriue.
34.f:omfLac L1LL 1l4 results ihml W suhm.Luil LU LJ.0 1,Lc111.1—HLIL"I'll MpaneLenL for aLL buMing
pbJ6wojwrttengdexredba&ILIL.1trtfuaungwouldiumapr.11.iva Ls1
37.'rbt denlga tT Ld�hall he faquved Lo etrufy ihu the strati ceratrl...0 a—wom rrc an a
LLnmLual al 3-11eef aha,e tht hLgiea exiaGllihed p_tiL grouWwA -r clewaroo.'I1Lu mLo amain
tluliebolam tLr mall orVrtc .l apaaex ul I.anux u r lera I-15n Ah e.
3 K.1-bt applleanli dnlgn elglaetr JWI he rcaparall le lit ln4a n al mI wri&weo armor
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abc*edmL ealb Llx Wco,.ed dee rAiRL Thisat,vfi.LuLm-31 be req.Lred Wine a euulu!mt
ararxLq u ,Lr muel rat my Lllucfural wnhln di pl+,,�
34.As the eompl"L orVrt profe4 br apphcara dull ht f&"Whlc b aLLmll Me Mdra..av pet
tilt CIL,or Meridian Aw AA132arlmrds Thtat ivar d demurs aowttrt f4 1 dand appravtd
prmf w Llle Lasarrrct or a.wmn"wan of eccupamy.rel fry ar cwm.mihLi Lht pmf W'L
2a.A Mmfl light.plan.Ill need Lo he Ineluddi ul Lit C1r11 o3feer-M&n.Mani_lkr llghi pLu.
regwrtumnu arc ILQW Ln iouien 6-5 of Lhe Ihylrow Wvnl.Mmdw4;Ihr Sm*t I-qu.nx.,5 cnpy
orlJlr LtardardLmn he Iound r hvj.:r7.L.w.nlarul.A.larty.ar�j,ulsl.e_.arLs.a :!.J 272.
23.'I7rt[-ny a rMerld 1aa felalftl Lhr Vie u.mr past v Ue C-my a p:rlwl..ar._e xur<Ly...L3k am.,um
er US%arllr woaL ea[mLtiL.0 eaa far mL.fontpleie scwea,wr -.u.J.:use...0QAru:Lwe
pmar Lo final plr slgnr..re.'IILf Luray will Fu,roiled 4y a Lr 1LL1..L.L.1�....a prnw.dW by
iht o.rlcf La br 1-Ly.'IYLr Lumy am ht pi:ri"In ULe I"oral urtruuhlc Imer orcre"caLh
"oea er L mwL A"ii.Lyu Lila nk an Aplrl Lcavon bar immy,.LLh c.L.Inc I&Lmd an didC
f:onimumiy 13ewtupsne:nL 1)*UMkbM r hr LIL. FkL&9&eaeladL l3W 13engnpa0cnL Xervlrr bar
rwr&Lnf&waL.AuMM7-t211.
L£.'I7rt[-ny aI'MY.dim felalftl Lhr Vie u.mr post ti Vr CrLy a�arrary zu Ly Lin dm Saar ar
ZIM of dR min f8rL9f Min[ i tar all Karnpl.,ed se er,woes Sad[tar LnfraLauelurc ref
durml at of lwu: .Tha nrny..II ha wtr.r.ed ay a I1nc ntm f rA�pmvl kd h7 dR
a.atf La U.c I:.Ly.Tie smny can tit poaL.-0..I Lhc Item gran Lnrrotahir Itiu r oCcEbW cmh
dtpw.a er hall_"lltuu mla I'.k an AWpcaLOLI rur xrway,rich inn pt Iound an Lht
f:onlmunry 13ewiLfa eu 1)*umiera rdriLLr. Fk'&W CMULL Lard J3le%*uvd nL Xtmoe far
overt Lnfafaha43a m MM7-t211.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -22-
C. Ada County Highway District(ACHD)
"rarer C-ft ff"n--t
ACHD IL i
�e [arni+.�u�n,r
� a[n�W H aw~n C"nn�ycmN"
-4ow
Date:lone 9",2025 REVISED
TO jessca HI If,59u0110 H Agniteas
Staff Co tart:mm Pak Planwr
ProjertEeseriptiore Farrington Heights
Tr+pG@neratbn: ThA d*ve% Vrr*nttSeMrnated to gMerate-44 vehlde Crr03 Per day,
34 xwhidlf trip otr A4ur ir}IN PM 0"k i.out_bas*d W+Sh*Ir5#tgut#04Trh+►i0erti1jm
Engineem Trip Generation Manual,p"e&tixk
Do area roacrways rneeL
■ ■
Area m3ds will meet.11
ic.s WA
impnwernen7tO
connecting you to more
id■Gw�Nl��f t4�c#-}rl44 n r�yr�r�n�•9a��e.ip•b37�F•au 74S•y�kltr4•CK F�174•wwwwr�nkwr,,a
V. FINDINGS
A. Rezone(UDC 11-5B-3E)
Upon recommendation from the commission,the council shall make a full investigation and shall,
at the public hearing,review the application. In order to grant an annexation and/or rezone,the
council shall make the following findings:
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -23-
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 Medium Density Residential future land use map
designation for the site.
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.
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 with compliance of the proposed DA and conditions
listed in Section IV.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including,but not limited
to, school districts; and
The 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.
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 11-613-6)
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.
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.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -24-
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 with compliance of the proposed DA and conditions listed in
Section IV.
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.
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.
B. Commission:
The Meridian Planning&Zoning Commission heard these items on January 15t'', 2026. At the
public hearing,the Commission moved to recommend approval of the subject rezone and
preliminM plat requests.
1. Summary of Commission public hearing:
a. In favor: Sabrina Durtschi, Stephanie John,Maralee Turner,Brian Turner, Todd LakeX
b. In opposition: Don Flatten
C. Commenting: Brandon Ethridge,Jack Harp,Rick Salladay,Bob Flatten,Rick BradleX
d. Written testimony:None
e. Staff presenting gpplication: Nick Napoli
f. Other Staff commenting on application:None
2. Key issue(s)of public testimony
a. The main concerns from the citizens regarding the proposed project are traffic,parking,
and building height allowances. The applicant revised the plat to make larger lot sizes and
restrict lots that abut existing homes to the west to singlery homes. However, some of
the citizens asked for more clarification on building heights and wanted to see them
below 26 feet. In addition,the citizens had concerns about overflow parkin spilling pilling onto
other streets. However,most of the neighbors were appreciative of the major changes the
applicant made to address their main concerns.
3. Ke, ids)of discussion by Commission:
a. The Commission continued this project to allow for the applicant to make larger lots on
the exterior to accommodate single story homes. The applicant addressed this and gained
support from some of the neighbors as a result. However, commission still discussed
building heights and parking. The commission ultimately determined the amount of
parking was adequate and they restricted all homes to a maximum building height of 35
feet.
4. Commission change(s)to Staff recommendation:
a. The commission made one change to the staff report. The commission added a provision
in the Development Agreement to restrict the maximum building height to 35 feet.
5. Outstandingissue(s)ssue(s) for City Council:
a. -Building heights of the proposed single and two(2) story homes within the development.
-Considering traffic and parking concerns from the public comments received.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -25-
C. City Council:
The Meridian City Council heard these items on February 24',,2026. At the public hearing.the
Council moved to approve the subject rezone,preliminary plat, and development agreement
modification requests.
1. Summary of the City Council public hearing:
a. In favor: Sabrina Durtschi,Todd Lakev, Karen Blanton,Brina Turner, Stephanie John
b. In opposition: Don Flatten
C. Commenting: Bob Flatten.Rick Salladav
d. Written testimony: None
e. Staff presenting application: Nick Napoli
f. Other Staff commenting on application: None
2. Key issue(s)of public testimony:
a. The main concern from public testimony was regarding building heights,traffic. overflow
parking, and privacy. However,many of the public comments were supportive of the
development due to the significant changes the applicant made to accommodate the
neighbor's largest concerns.
3. Key issue(s)of discussion by Cjty Council:
a. The City Council discussed the concerns about traffic and building elevations and
determined the current development and development agreement would be mitigated
adequately. In addition.the Council was appreciative of both the neighbors and applicant for
the collaboration on this project to get it to a place that worked for everyone.
4. City Council change(s)to Commission recommendation.
a. None
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -26-
Overview)V-11. EXHIBITS
A. Project Area Maps
(link to Project
1. Aerial
Legend
Project Localion
IyA++ ++ I
Area of
Impact
0 Analysis
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
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— Planned Parcels
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -29-
B. Subject Site Photos
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -30-
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -31 -
C. Service Accessibility Report
Overall Score: 37 83rd Percentile
Description
Location In City Limits GREEN
Extension Sewer Trunkshed mains -< 500 ft.from parcel GREEN
Floodplain Either not within the 100 yr floodplain or > 2 acres GREEN
Emergency Services Fire Response time < 5 min. GREEN
Emergency Services Police Meets response time goals most of the time GREEN
Pathways Within 1/4 mile of current pathways GREEN
Transit Within 1/4 mile of current transit route GREEN
Arterial Road Buildout Status Ultimate configuration of lanes in master street= GREEN
plan) matches existing ( of lanes)
School Walking Proximity Within 1/2 mile walking GREEN
Either a High School or College within 2 miles OR a
School ❑rivability Middle or Elementary School within 1 mile drMno GREEN
(existing or future)
Park Walkability No park within walking distance by park type RED
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -32-
D. Landscape Plan(date: 2/6/2026)
LAHQSCAPE PLAN
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -33-
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -35-
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -36-
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FOR(Farrington Heights—H-2025-0016) -37-
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -38-
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -45-
G. Rezone Legal Description&Exhibit Map
IDAHO mg w fmaralo 5t
SURVEY Solse,Id e3704
Phonv`.17001 W-057C
isG GROUP Sax; f2%bh1 M4-5349
Exhibil"A"
R-i5 Rezone Descripunn
Por
1100, 11�14$1180 east Pine Avenue
CM 61Meridian, Ida h-D
the foRowmg[:--&tn s a Parcel of Lind being PorliorV of 11C8,1130 al6d i1.00 Eafl
Pine Avenue in the Ci4y of Msddlan Jdam,Ccwnry Tex Parcet Nils R2039za121 ,
R20392d1711 d R2039261 W2 Iving n 1he Southeast 114 of the Nordweet 114 a1
See4nn J.ToWhvk ip 3 N6rfh.Rantfs 1 E *f-[lasso M veltm City Of Ml-folan A¢F
C manty ldeha and being made Psrtioulerly❑e5ented as follom
COMYE1 CJNG ae the Southeast C4roer 01 the Sout1'*-W 114 dl the Norlhea sl 1t4{Eml
'r4 Cam&x of Gectiw 7,Tcxrn"2 Norm,Rang&2 VAMI,Doiae Men-aan;Frain
,Match.ih*S01.41T .ot COMW of the Northeasi 114(CenIRT 104 Con-mi of sairt
Section 7 beara,South$5'67Y1W'Warm.2.647 51 feet; rhenop 2imV the Southerly
9oundwy Llhb d iho SaAhaast 114 of the Norlhaest 114 d&aid Section 7,Booth
Bfd` TEA' Welt,674 37 feet:o the Cerdadne I rdeminel-on of NeAh!,bins Avenuie.
Thmm leaving aoiig Sowheny Eaundary Lake,and atang the Centertlne cf North
Atkim Awenpe,NarM V02'01`S".29772 reel I#the PONT OF JBEGINNING;
Thwe leavlhg said C wftrrle,North 69.57'21'AWst,334 55 ieel to 1he 4Veatetiyr
.Boundary Lined 1 oLedy Tax Pue41 No'i R2 934 281 2 1 a.
Thence along t4-e Wosledy 13aundary GrreS of C•aunt, Tax Parcel No's P=39�614�13
R?D}yM 1211 North 04'02'58'East,3715 04 feet to the NDrvwred Corner of
Cattnly Tax Parcel No R-A32.W81211.
Thence Jcaving acid 1+11esterly Sokwtidarx Linea,and alWV the Nonrerlr Boundary Lww of
CoLmly Tax ParCel No IR203925 1 2 1 1,and jis Pmw-Ipetlon.North HF21'51'East,
324.47 feet to the Centerline of North Akkins Avenue
Thonoe leaving said Northerly y Line and Its ProlIo,nI��g-ettim,and along the
Centerline of hkcM Atkins Avenue 54u1h 00"02-01'Y.4Al,2T9 97 recl to ti*POINT
OF 5EGIHNING.
T"above Described Parcel of rend Gomtains 2.90 acres,mare or lestL
IWO
f W8251
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -46-
LE39and BWndpy Lin4
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SURVEY l VEY :olii iw.ou+o-r '?-itS Remne for
.a 1100, 11 M Ac 1180 Phis E- Avenue
GROUP, LLC k—qrll h Ih4 8E 1/4 YE 1/♦Or suoy.T. G,ft Dale
7.3.II.IE..&w..Ok ar LVI#. A0#� 401c 9{t7J7[d5
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -47-
IDAHO 4439 W Enw*d St
SURREY Boise,ID 03704
Ist
GROUP Phc kv=RM 8+kh-4t5?D
fax.: INS)&84-53W
Exhibit"A"
R-4 Rston•t"criptlon
Far
1100,1130 8 1180 East Pine Avanue
City of Wddian, Idaho
The fDkmrg Deaenbes a Panel pi L*nd PwLiui-h or 11QQ,1110 pnd 1180 Eam
Pills Avems in the City of Wddien,Idaho,C"rAy Tax Patel No'e 1320232612 T 3,
R2039�91211 d,R20}92[51302 104 IK the 5ouWoa*t IM of lh9 Nonheast 1A of
Seuion 7,Tu w-ship 3 Narlh.Range 1 Eaa Gage Mercian.pity ei f .A00
CWMIV.Idaho*"t}"mart)ParbCtitefiy Described as follows
GOMMENGIN6 of the Southeast Comer of the Southeam V4 of[he No:dwizat 114(Easy
IF4 Caner)of Sadion 7.Tfi"gh.p F NQ0ri Rui•gn 2 West,9aise-Meridian;From
which,the Soudmasi Cacner of the hwriheaai 114(Center 1.14 Comer}of said
$#4¢en 7 t*a* S&AN 99"07'04'Wes[,2 W.61 fee[;Thanoe shop Hm Southerly
Bavvdary i_ne d Iha Southeast 1r4 of the r46 Wm #t 1r4 pf&W SMion 7, Outh
W07'P4'West,674.37 feet to the Centari a Intw9acticn ai North A,kne Atienue
dhe PCHNT OF 0eGlNNING,
Thomw C-0hllh6Nr'9 along the Souft"Boundary Line of the SaMhe-ast 1;4 of tfhe
NDMW099 114 of&aid See-tier%7.Sou-.h 99^07'04-W*11.334 M fqW St)The
P1t1kwbVhon of the Wevedy teary Line of County Tax Parcel No
R2(1=151213:
Ttwnae leaving said Souhmsy Bounaary Lina,and 2"wsM the Westaily flounesry
une of CouM Tu PoMeA No's RM9261213.and its Praaangation,NWh
W02'59`East,363 0 feat;
Thane leaving said Wasitio Boundary u-Ne.and its Pralongaliaa.South 89'57'21'F%
334.55 tees 10 IF*C.ehjW:rm c4 Nadh Alkins Avenua.
Theme along"Centerline of Norm A44ng Aver,$oLgh QQ'Q2%;I1'Waal 297 72 foal
14 W4 MINT OF GEGINNING.
"LL shave ptttrigs¢Farc0I of Land Contains 2 31 acres,more or Isis.
"275il
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -48-