HomeMy WebLinkAboutFarrington Heights Subdivision H-2025-0016 Ada County Recorder Trent Tripple 2026-024283
Boise,Idaho Pgs=63 vbailey 04/07/2026 04:57:15 PM
CITY OF MERIDIAN IDAHO$0.00
Electronically Recorded
DEVELOPMENT AGREEMENT
PARTIES: 1. City of Meridian
2. Kirk A. Brock and Cecyle D. Brock, Owner/Developer
THIS DEVELOPMENT AGREEMENT (this "Agreement") is made and entered into this 7th day of
April , 2026,by and between City of Meridian, a municipal corporation of the State of Idaho,
hereafter called"CITY,"whose address is 33 E. Broadway Avenue, Meridian, Idaho 83642, and Kirk A.
Brock and Cecyle D. Brock, whose address is 1100 E. Pine Avenue, Meridian, Idaho 83642, hereinafter
called "OWNER/DEVELOPER."
1. RECITALS:
1.1 WHEREAS, Owner/Developer is the sole owner, in law and/or equity, of certain
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 § 67-6511 A 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
11-58-3 of the Unified Development Code ("UDC"), which authorizes
development agreements and the modification of development agreements; and
1.4 WHEREAS, Owner/Developer has submitted an application for development
agreement modification to remove the property listed in Exhibit"A" from an
existing Development Agreement recorded in Ada County on May 31, 2001 as
Instrument#1.01052483, and 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
DEVELOPMENT AGREEMENT—FARRINGTON HEIGHTS SUBDIVISION H-2025-0016
Page 1 of 9
1.5 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
1.6 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
1.7 WHEREAS, on the 3rd of March, 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
1.8 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
1.9 WHEREAS,the property listed in Exhibit "A" shall no longer be subject to the
terms of the existing Development Agreement recorded in Ada County on May 31,
2001 as Instrument#101052483 and shall be bound by the terms contained herein
in this new agreement; and
1.10 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:
DEVELOPMENT AGREEMENT-FARRINGTON HEIGHTS SUBDIVISION H-2025-0016
Page 2 of 9
3.1 CITY: means and refers to the City of Meridian, a parry to this Agreement, which
is a municipal corporation and government subdivision of the state of Idaho,
organized and existing by virtue of law of the State of Idaho, whose address is 33
East Broadway Avenue, Meridian, Idaho 83642.
3.2 OWNER/DEVELOPER: means and refers to Kirk A. Brock and Cecyle D.
Brock, whose address is 1100 E. Pine Avenue, Meridian, Idaho 83642, the party
that owns 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 to be bound by
this Agreement and located in the County of Ada, City of Meridian as described in
Exhibit "A" describing a parcel to be removed from existing Development
Agreement recorded in Ada County on May 31, 2001 as Instrument#101052483,
with such parcel being bound by this new Agreement and legally described in
Exhibit "A," attached hereto and by this reference incorporated herein as if set
forth at length.
4. USES PERMITTED BY THIS AGREEMENT: This Agreement shall vest the right to
develop the Property in accordance with the terms and conditions of this Agreement.
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 THE PROPERTY:
5.1 Owner/Developer shall develop or cause the Property to be developed in
accordance with the following special conditions:
a. Future development of the Property shall be generally consistent with the
preliminary plat, landscape plan, common open space/site amenity exhibit, and
conceptual building elevations included in Section VII of the Staff Report
attached to the Findings attached hereto as Exhibit`B" and the provisions
contained herein.
b. Any future development of the site must comply with the City of Meridian
ordinances in effect at the time of the development.
c. Homes on lots that abut W. 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-
DEVELOPMENT AGREEMENT-FARRINGTON HEIGHTS SUBDIVISION H-2025-0016
Page 3 of 9
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.
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 UDC.
7.2 Notice and Cure Period. In the event of Owner/Developer's breach 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.
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
DEVELOPMENT AGREEMENT-FARRINGTON HEIGHTS SUBDIVISION H-2025-0016
Page 4 of 9
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, and Owner shall have
all rights and remedies available at law or in equity.
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 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.
11. SURETY OF PERFORMANCE: The City may also require surety bonds, irrevocable
letters of credit, cash deposits, certified check or negotiable bonds, as allowed under the UDC,to
insure the installation of required improvements, which the Owner/Developer 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.
DEVELOPMENT AGREEMENT-FARRINGTON HEIGHTS SUBDIVISION H-2025-0016
Page 5 of 9
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:
Kirk A. Brock and Cecyle D. Brock
1100 E. Pine Avenue
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,
including City's corporate authorities and their successors in office. This Agreement runs with the
Property and shall be binding on the Owner/Developer, each subsequent owner of the Property, 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.
DEVELOPMENT AGREEMENT-FARRINGTON HEIGHTS SUBDIVISION H-2025-0016
Page 6 of 9
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 Meridian
City Council after a public hearing(s) in accordance with the notice provisions
provided for a zoning designation and/or amendment in force at the time of the
proposed amendment.
23. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective
upon execution of the Mayor and City Clerk.
[End of text. Acknowledgements, signatures, and Exhibits A and B follow.]
DEVELOPMENT AGREEMENT-FARRINGTON HEIGHTS SUBDIVISION H-2025-0016
Page 7 of 9
ACKNOWLE11)(MENTS
IN Wjj-Nr"SS Wil the patiles have ficrelm excated this .Agreement and hiade it
effective as 1jelvilikove pmvided-
Cec P�ololvm�K�re�se ih�ve of the Emote-of.Kirk A. Brock
statcohdabo
ss,
County of Ada
On this J 7 d#of T k0i� 2026,before ate,the undersigned,it Notary Public in,and,for said State,personally
h Personal
appeared Ce yle D.Hm4,)Mown or identirled, wh9se harne is subscribed to the within Instfdrknt as.
to lilp to P PPFS.o
Representative ecu ied the same`as such PersonaV
Representativee Q Kii 4 A. Brock, a6kno�Oed&d to fiW thal they ex
of the Estate f
INWIT7,I;SS NviJEIREor,I have hereunto set my hand and affixed InV official.sealtheday and year in-this certificate first
shave wr►tten.
WARY.JOYCELOX
COMMISSION-NUMBER 26.181226 lic
NOTARY PUBUC '6 Expires:_V7
STATE-OF 4ki-ib
MY 06mmit*1 n Expires qo/07/M
Z0 ... R/DEVELOVER!
_j�qje rock
State of Idaho
sss
County of Ada
e,the undersigned,alloiai��Public in afid-for said State,personalty
On thiga-7 day of /YV;w-c-� 262-6,beforpm. ..undersigned,
'6-
appWO ib ieD.Brock;kfi'ownoride.ntifiedtomet6beodisLbh��h6sI e �bovi�;�nd.6dk6oWledgedtome that they ext:cu.ted
the same:
mtston Expi
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IN WITNESS.W. HMEOF,1 have hqeqntqsotiq hihd'andafftk(::niy.oteL(:iatseatilic day and year An this certificate 11"t
above
JOYCE LOX:
COMMISSION NUMBER 2018120
NOTARY Pusbd 'Nc4i�ai(6
STXTE 00*IDAH0 My Commission Expires: ?h 3
W Commiwqn Uplret.08/07/30
1).CVGLOJIME-NI'AORFr,.61F-Ni'-i-AltRINGTON HFIGHYS$U1JDIV1§!6N H-20 25-,00.16
Page 8 of 9
CITY OF MERIDIAN ATTEST:
By:
Mayor Robert E. Simison 4-7-2026 Chris Johnson, City Clerk 4-7-2026
State of Idaho )
ss
County of Ada )
On this7th day of April 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-FARRINGTON HEIGHTS SUBDIVISION H-2025-0016
Page 9 of 9
EXHIBIT A
I DAH O 9939 W Emerald St
SURVEY Boise, ID 83704
Phone: (208) 846-8570 ISG
GROUP Fax: (208) 884-5399
Exhibit "A"
R-4 Rezone Description
For
1100, 1130 & 1180 East Pine Avenue
City of Meridian, Idaho
The following Describes a Parcel of Land being Portions of 1100, 1130 and 1180 East
Pine Avenue in the City of Meridian, Idaho, County Tax Parcel No's R2039261213,
R2039261211 & R2039261302 lying in the Southeast 1/4 of the Northeast 1/4 of
Section 7, Township 3 North, Range 1 East, Boise Meridian, City of Meridian, Ada
County, Idaho and being more Particularly Described as follows:
COMMENCING at the Southeast Corner of the Southeast 1/4 of the Northeast 1/4 (East
1/4 Corner) of Section 7, Township 2 North, Range 2 West, Boise Meridian; From
which, the Southwest Corner of the Northeast 1/4 (Center 1/4 Corner) of said
Section 7 bears, South 89°07'04" West, 2,647.61 feet; Thence along the Southerly
Boundary Line of the Southeast 1/4 of the Northeast 1/4 of said Section 7, South
89007'04" West, 674.37 feet to the Centerline Intersection of North Aikins Avenue,
the POINT OF BEGINNING:
Thence Continuing along the Southerly Boundary Line of the Southeast 1/4 of the
Northeast 1/4 of said Section 7, South 89°07'04" West, 334.68 feet to the
Prolongation of the Westerly Boundary Line of County Tax Parcel No
R2039261213;
Thence leaving said Southerly Boundary Line, and along with the Westerly Boundary
Line of County Tax Parcel No's R2039261213, and its Prolongation, North
00°02'59" East, 303.13 feet;
Thence leaving said Westerly Boundary Line, and its Prolongation, South 89057 21" East.
334.55 feet to the Centerline of North Aikins Avenue;
Thence along the Centerline of North Aikins Avenue, South 00"02'01" West, 297.72 feet
to the POINT OF BEGINNING:
The above Described Parcel of Land Contains 2.31 acres, more or less.
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Legend —--— ——— Rezone Boundary Line
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Zoning Designation Line
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31 Platted Lot Number _
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0 IDAHO Exhibit "B" 24e 93
SURVEY 9959W EMERALDR-4 Rezone for
6015E�20B18 4B-8570
DAHO B3704 37o4 1100, 1130 & 1180 Pine E. Avenue She 1 No.
GROUP, LLC Located in the SE 1/4 NE 1/4 of Section 7, Dwg. Date
T.3N, R.1E., B.M., City of Meridian, Ado County, Idaho. 9/22/2025
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Scale: 1 inch= 43 feet File:
Tract 1:2.3076 Acres(100520 Sy. Feet),Closure:n00.0000e 0.00 ft. (11559443),Perimeter=1270 ft.
01 s89.0704w 334.68
02 n00.0259e 303.13
03 s89.5721e 334.55
04 s00.0201w 297.72
EXHIBIT A
• IDAHO 9939 W Emerald St
SURVEY Boise, ID 83704
GROUP Phone: (208) 846-8570
Fax: (208) 884-5399
Exhibit "A"
R-15 Rezone Description
For
1100, 1130 & 1180 East Pine Avenue
City of Meridian, Idaho
The following Describes a Parcel of Land being Portions of 1100, 1130 and 1180 East
Pine Avenue in the City of Meridian, Idaho, County Tax Parcel No's R2039261213,
R2039261211 & R2039261302 lying in the Southeast 1/4 of the Northeast 1/4 of
Section 7, Township 3 North, Range 1 East, Boise Meridian, City of Meridian, Ada
County, Idaho and being more Particularly Described as follows:
COMMENCING at the Southeast Corner of the Southeast 1/4 of the Northeast 1/4 (East
1/4 Corner) of Section 7, Township 2 North, Range 2 West, Boise Meridian; From
which, the Southwest Corner of the Northeast 1/4 (Center 1/4 Corner) of said
Section 7 bears, South 89°07'04" West, 2,647.61 feet; Thence along the Southerly
Boundary Line of the Southeast 1/4 of the Northeast 1/4 of said Section 7, South
89°07'04" West, 674.37 feet to the Centerline Intersection of North Aikins Avenue;
Thence leaving said Southerly Boundary Line, and along the Centerline of North
Aikins Avenue, North 00°02'01" East, 297.72 feet to the POINT OF BEGINNING:
Thence leaving said Centerline, North 89°57'21" West, 334.55 feet to the Westerly
Boundary Line of County Tax Parcel No's R2039261213;
Thence along the Westerly Boundary Lines of County Tax Parcel No's R2039261213 &
R2039261211, North 00°02'59" East, 376.00 feet to the Northwest Corner of
County Tax Parcel No R2039261211;
Thence leaving said Westerly Boundary Lines, and along the Northerly Boundary Line of
County Tax Parcel No R2039261211, and its Prolongation, North 89°21'51" East,
334.47 feet to the Centerline of North Aikins Avenue;
Thence leaving said Northerly Boundary Line, and its Prolongation, and along the
Centerline of North Aikins Avenue, South 00°02'01" West, 379.97 feet to the POINT
OF BEGINNING:
The above Described Parcel of Land Contains 2.90 acres, more or less.
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Page 1 of 1 14,
Legend —__ ——— Rezone Boundary Line
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Zoning Designation Line
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0 Calculated Point _ . , — , . — .. — . . — Lot/Parcel Line of Record
31 Platted Lot Number __
Section Line
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Bk 72, Pg 7407 Z4 I Unplatted
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Basis of Bearings
P:\1100 East Pine 24-293\dwg\R-15 Rezone.dwg 9/22/2025 2:05:55 Pm
IDAHO Exhibit "B" 24 93
9939 W.EMERALDST R-15 Rezone for Sheet No.
SURVEY B06)114-8570 3704 1100, 1130 & 1180 Pine E. Avenue 1
E (20B)846-8570
GROUP, L LC Located in the SE 1/4 NE 1/4 of Section 7, Dwg. Date
T.3N, RAE., B.M., City of Meridian, Ada County, Idaho. 9/22/2025
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Pine Avenue R-15 Rezone Description 9/22/2025
Scale: 1 inch= 43 feet File:
Tract 1:2.9026 Acres(126435 5q.Feet),Closure:n00.0000e 0.00 ft. (11482903),Perimeter=1425 ft.
01 n89.5721w 334.55
02 n00.0259e 376
03 n89.2151e 334.47
04 s00.0201w 379.97
EXHIBIT B
CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW E IDIAN:---
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 24',2026(Findings on March 3rd,2026)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of February 24't', 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 24',
2026, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of February 24',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(LC. §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 11-6B-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(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 § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho
Code § 67-652 1(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 24`'',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 AYE
COUNCIL VICE PRESIDENT ANNE LITTLE ROBERTS VOTED AYE
COUNCIL MEMBER DOUG TAYLOR VOTED AYE
COUNCIL MEMBER LUKE CAVENER VOTED AYE
COUNCIL MEMBER LIZ STRADER VOTED AYE
COUNCIL MEMBER BRIAN WHITLOCK VOTED AYE
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. im' on 3-3-2026
Attest:
l
� SEAL
Chris Joh son 3-3-2026
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: Na&yc Wo-qDated: 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 CjfEK1D1AN*,
DEPARTMENT REPORT I e a H o
HEARING 2/24/2026 Legend [�
DATE: (Remanded to Planning and Zoning Project Location m I
Commission on 9/16/2025) o_: Area of Impact
= City Limits
TO: Mayor& City Council Q Analysis
FROM: Nick Napoli,Associate Planner
208-884-5533
nnapoli@meridiancity.org
APPLICANT: Sabrina Durtschi
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 '/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 41h 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 4",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-
II. 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 VILA.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 IV.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
Wastewater
• Distance to Mainline Sewer Available at Site
• Impacts or Concerns See Public Works Site Specific Conditions
Meridian Public Works Water IV.B
• 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 l: One-Mile Radius Existing Condition Metrics
Reference Parcel:R2039261221 Date Retrieved:2025 J 4 J 3
Parcel Count Parcel Acreage Infill Indicator:
1,223 Surrounding Area
154 8% Not City
® City Limits
1,669.
2,572 4 ■ Not City
Household Change Household& Population Growth
Households
02020
Population Change:16.8°!°
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
43%
33% 23% .
❑ Multi-family
5.7 44%
Commercial
2.00 2,000
Single-family
°' 1.50 1,500
Residential b
Parcel Diversity y 1.00 1,000 U
v 0.82
O Parcel Count v, 0.50 500 L
Q
*' 0.19 t�.18 0.10 �
Average Acres 0.00 0
R-2 R-4 R-8 R-15
Average Single-family Density by Zoning Average
15.00
i Residential
Q 10.00 �i 9.68
O 5.00 0 5.33 5.53 6.10
0.00 M1.23 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 (vPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Pine Avenue 31 4-feet Minor Arterial N/A WA
Adkins Avenue 648-feet Local N/A NIA
Acceptable level of service for a three-lane minor arterial is "E" (720 V113%
` ACHia does not set level of service thresholds for local streets.
Figure 3: Service Impact Summary
Service . . Tools
Ready
Caution
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 2.02.01D: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 4t'',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 2.01.01 C 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
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
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 I1-3G):
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 11-313-11,the applicant shall meet the intent to improve water quality and
provide a natural, effective form of flood and water pollution control through the
integration of vegetated,well designed stormwater filtration swales and other green
stormwater facilities into required landscape areas,where topography and hydrologic
features allow if part of the development.
iv. Pathway landscaping
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 I1-3H-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 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 I1-3A-17):
All sidewalks constructed as part of this proposal are required to comply with the standards
listed in UDC I 1-3A-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, Black 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-
IV. 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 1 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-I0C.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 asset 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
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pet regWAIdry rNwremeeas nd prnnrer r.aL lk fro.-.kd m de Cay.C the Ld�l
rer Presaunrtd unppGnn.
1. Pr "dt 20 l-�t he br 1v uwrn,hr&r Lhut:u L, L-S^y=n.+shauldrt Lc d.
up ad lht end dr&wA%y 1brN° AL,-r ff twr J d I IF 2vpnf1d IL
4. He Fdwanem s,ru Lwei gvur'hucLtt,hwldr .,ta:lxiias,Lr:;b rtdtputlt ,'mots,
Innkr:Luim uw,.r1 s,ILIM Wkz,ew.p Lu W built wauin i1w nulup L&&cmeat
S. 1-'aawc w se-wer cr.Res f�Lldn @J,mfduL nn umbra
5. UrNure Thad t1LLae ix axt ferim within S of the waLm rneler.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -21 -
Gumwal f:arBllLara all Appraise
1. ApplleanL shall isa.vrdlnade.aus did newer neon ails kW nw >—ab ahe Publlt Wails
U&P6111ittii4 aW r rxurtslardud rernrs odeaseaatnra far any mains Lim are regwred w ptovldt
imvI,6Y o.rsdea ii PuW rieM-ol"-aaty. Mirfmum tui,eri,eer newer rrwm IS.etree ftt4 ifeoI,er
Ram Lop of pipe Lo s.A-ffaie u leac oleo Three lee[dwl ahtma it nlaiJtruU ilW l bused In
tan rrsutr off:Lty of Nubian Psmblk Works 1ltfLumierlis Swward"Spciirrc6MikkL
2. Per L11!M11Lr Cit)l%I&iltax:y,the appliam iimlf beresporf Lhdt w uaU I�cw.r dal acre
rcdiar la ani uiLa dewefep�.eaa_Applaeaaiaemj°he ellglhlt far a reimlhur>r:n Leal
TB--- err I46M=rbr....n tallommusuidpa ML`l_'€64_
S. 'I'M dppllcanL Shall provide emiuml(ap lbr W phrkKe Immil lamer reu elude"puhlrt riSM ol"
ray t u ebik all water nervltta ref i] bMM L TYrc INAMIlerL wifhlis AAl he 241-fete b&[of d
srnple uwny,er 311I.r' .doe err ilanx Pit tiinersnc Shall ilex ha b.d1 oed,1A ore p'lmr lams
ralbrr dadicaliid uAnde the pLu paxeu usiry like Ocity LA Mwxha is suirxl d fafrm 11w
tilIM"M UWL be SnipMeally diepl.4ed all LhI plea RY rclef&PLe pqurses.4ubma an e.e.med
eaacmenL(an the farm a.ailabre loam PLIIA a Wi,I"),i leprd deal m.i ffel red by an lddica
Ll mftf Prolemafonal Laud 4ur,eyat,wbw.l ai aiiid, :Iht uea Ii I-hoc taxtrireISr tbaiiod
F::d imirl'Al and an NMI-s.I V map with lhsrrlp>,uM di d.r.r es irr.Lr'le t I:7L I I I"[Ir Ile]frr
revitm-K.:ah�Ihbm niu be sulaJ�agreed kW dared by.a Prul�weal i."W S'xu veyoe.[A)
NOT RF:{71f:11. Add a lair&w Me rilm ir[rtfleinp ihis d—ur-11-ALI fri men LS auLSL tic
s.dirfii"revLi--ii',,..aW apiratatd ririew io LikveRproem{Ilan."ru al.
d. TMUflyor'MerdlilafeiimuaLhIS4ift iurim-dLrr]dal.lidsyMtmnlbesup(lmdbyayar-round
ibiact of wafer 41JLX:113MA*Tllt:yKllierel aho M tie req-iW to I,ie any e,Ieminp surlLeeor
.ell mai f ear Elie prurury raped. If i agate or wtU aWs is m i a,illdble,a shn&—pwin
caiLiuxuos li the eLdlmuy maser s7iieflI shah he required.Ira arnpl&-pu caulecuamr IuL.&d,
the&--g4ff.01 he ire"Mible far vie payrimraoraJlaaainuitr for Iht carLLfrL.v.arena parr I
prosewrI:gtwLnt k dapnrwipranyhproia6
S. All LLLALng urLIOWC i tial are rccyuired La be ftmovtd Shall.be pncY w sagauuht an Ort rind p1aL
limy the CayF:npiui-,•i. Any WuuwrLS,uud are aLL—t-0w nerriain shall he it ibiali ides
(WMIhle ni s.vorn_IIL t•I xULAL Qd&,=ULkr.uabL ut r.:gnpludlee r.ah YIK:I'.
A. All ffn4iieao.kmht;,.u,Ia6:,Irerals,w draaa4 s-xtluarvrt.o4 mural waier.ayry LfuixsaNinp,
ei:Ib lnp ar laying.dla..w aid cww* .:w it.men being auhdividIul ShzU Rrt 6"emull per
LIM 11-3A-6. 3f.I'='C<InIIIr.q A. hwork,the rppllf.riL S11a11 f:Wly wish.3daha CIble 42-1207
and any otxr IIMIKfbhr Law sir Jrgulawln.
7. Any wdls Lbw will&A nnfiuuue u)hem:;-ilniusiInc ia):Ikrly alwrrAuried auxirdulg Lo lddia Well
Corisuutuun tiujidif 3 Raiff a3himia.Lnrd by dot Idaho Ifs-JI&MI IL of W"Rtaaurca.'l-he
19Lw.lop_�'x Farr eer shall[.rovldt a S]faedf.M 1lddMSS1 tp w[,Mbu that aoe any eJimn& dk n
the .O irsa,bo.Lb.y will nnuil,ie 1h be used,or pea,dt recalled adhere
m,ntit.r.
tl. ArytLlmf:F&IVACsysurruwidiuiffiLdpnlyceitullWruno-dlirafawrvic:W Coy ri.dinaixt
!Itc1K*9-T-4 uld f 4 h. C."aaa Cesi it L}reeler Eilyt111 ter ahardronaatat proetdr'es and
Infpee Lirdd(211M)}7.5-3211.
9. HirwL Sigm are w fat in pLmt,son miry seiner i nld.aLar st.atm,alialt It appra•.ed altd adi.,dul,
dead`_.._apfravtd by de,Ada{'t..aay H.�i.ar lhsvirt aril Lht Final PLaL far Lhr auWl,isfrr
shall bt e+�tinled,prier M ap(dymp fir beading ptanilaa.
it.A ltuer ahrert.ti[rreahsh sureLl In tit anlfwm ar 119Rt.WILL Fc re,prr el Ihr all,tmritp fried
fentl�ry,ra���,anitaluu,em.,pnor au r.Ipnai�t as Vr fugal plat
33.All LaWoh tmtnu[died io publLt I eft,Sa&Ly aW btalLIL Lh kJl let tanipi tag pier w iraupahey
ori.he rare, u .Where appwvrd by Lie r:ay F*Lbeer..an cirri er may pest a y
rem Luc#impialItrimhu In idle w.&hiaa Cay Ili j"er ugria m on the ILoal plal m set lath In
LI1P[.'11-Sr'-SH.
12.Appll tilni.Llall he ftquued u pay Pubht W or li dt t lapmae plat mvrt.,aaf tomiruruin
ingx,_nioa fees„ill deLemined dau g Lbe pray reotw procem prror w abe&+marsh.ors plan
apprdwh lemr.
1 S.IL mall be the rupo•mihlLny orlhe gpplie L re,errant Lhad tl1 de,dopnrtld fiui arts comply>tiffi
the Ruher.carn.:Lllh Dailbllibi Art aW Lho Far Ha ,tie.Ae9_
1€.Appl.fai.L Shall he fe"rahble The sppLliaavaa aW ewarydan st with any--S&cn r 44A Rttminin g
ilia riap ht M4..9ed"Lit aUimyi('oqn:Lai Pd{itiriitrs.
3.5.Uevtkgwr xliaLI aoordinaac ralmoal bnatoir wail use Meridian PfrL Mri`t.
1&.f:oniiia:bkaia-.aresulba Lfft.tbt&hrill LLLd wrhe Mendwh Hu Iding Illepanffim for all:hording
poi.rtctfv,r*enplalaerdh.`JK.ireIfWfirgwouldrnay.pfill_...--'
17.The dchrpn enpuetrsh"be Fulamed w f fy ilim the sir ctnierhrre e4waua re aeLa
minrniuru al13-reaahhant do hddied uldldrahtl p_YL Fff.ufidwLct ele ft.'riu mLa eoii t
ttfa the NoomelwaalanarHe areal zp^ ol-harrru IS M IeaSL I-11. Jlho,t.
7R.'I'Yt dppllevitd deslpatayZael Shall ht rupornihle r.r rls{ItcL.un Droll uriparaan anivl
dMLMWBulkyri'aI siloplolaLLbaLddnrxfalluridtruialunvdiahaooraeirnplwndLwCL
or AEMD.Tie 13F!(V iagohmf shall provide fler diLu N'an acme lh QeiLJahm Faec bets Iamarkal is
AM&Awt" at ire dppra.td desayt PWIL This,bffwliic3n o smell be I&I.Lrr 16efrre a atnil'u'mt
oroec ht)aatlael$rosy=LLfi.rtl w ahu die pfgya
39.Ai.the e pktha®arie pa Jt LtaeappiemmiLsball he MWI nalMe as su11Mll etao'rd dra.isV per
the City iYAGw6lom AraWAD nt- iA There tweed lLri.umgx ml.ribe rtetivtd aW approved
prior w tic Iso acre ara wr li6talirm ulloacurA ty rmL rimy sarrltwrt:wahrm aht prult L
2a.A shctl llphl plan rill nwd w he induded in Lit curl omxralimr,plans.Suc et lhgti elfin
ragwrfrenis arc Imed in stcuan&5 W Lire ImproveKk-nL:aise,W&rrr tilavn I-Rugg.A tripy
orrle&wA;r s can he rand m faq.:idx.w.nlu.dal.Ily.nfg;.Ijlublle_.arls.iilpalld ? _
23.'I'be cAy o rMerA i m xb1mrta Lhm tit (ion so to C ay d pJrf."hmhir.at surety In Llie,&do om
or 125%d'aht tidies.earrtlnu:lis3m coal far all,$*.,.nif.Ithe hexer,wafer and re -Inrra Ix Lwt
pnor w final Vide aiprldeurt.'llin suety wdl Fe,tnlibd ahv a Lint liens cent cahnuae pra,rdixl by
the o.nrr w die 1.ay.ThIt-surrey cm be poaf W in slit I"u.,a Sari rre,wihlt Itou orcreda,ioUl
dgxril or blind ApplIURL nt.All rile an aphlrcadson For defy,ncch can tit lkmd an file
Carimun.ay lleve4pnc-It Dip imleu—Nit. Pk!&WLunla:L land MI WFir
rmm Lnfarahalw:oa71M�2211.
2Z.'I7eL:ny orMerdItl feff.lren Lida ilht k..ntr li s is the CdyIII awtLy II.Ili.AA&-,color
2M of the anal caLaru.mm cosh Ian ALI campleltd sewer,Weser W erase I Il:.us n u....fe Rr
dw)wf aftwc yews.The;a ISiy.III be vefMW by a line Slum zi.m..swrlaLt IIIs,4cd by Lie
o.ser as tit Clay.The rimy cab lot pvaa d III.ult corm of m uTt,a[ah:':v Ik'.lu:II .I.nil„ -II
dghy,aa or biro&ApphIJIR nlu9 rile an dppLia Lai nor defy,mikih-I;VI lk Hid I.II Lht
Comte ay 13tw6le eoelt lllqumiera—+Sae. Pkafi&omlwt lurid ill r ks-rir:IIL k--; W For
mare lnforaha mis AL M 3,11.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -22-
C. Ada County Highway District(ACHD)
-- ACHD
_ry vikSvl wv,�smrr..�orar
-�4rrlc4 Mtlkwn iCwnrnwora
Date:tune 9".2025 PEVGSED
To:aewca Heggie.5tu0►o H Araltects
StaffContact:Matt Pak Planner
Project Description: Farrington Heights
TripGerleratlon: TAi# to 92f erate340 vehicle trios Pei,itayy,
TN6 vehicle tripper 10ntx;M t9i++ Pd 5k Ywaur_based the�nstr:tute i Tr enfR4rt1 ion
Engineers Trip Generation Manual,W'edition
■.area roadways rriee- Improvements
ACHCY!s ■
ther
is -. - .
connecting you Co more
Ad aom,"rilsJlray0-iWrt-$M NRmkwA-recur-BehimID-iisn;-awxv-ww"--0K5&3Y-Mw
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.
VL. 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 15`h, 2026. At the
public hearing,the Commission moved to recommend approval of the subject rezone and
preliminary_plat requests.
1. Summary of Commission public hearing:
a. In favor: Sabrina Durtschi, Stephanie John,Maralee Turner,Brian Turner, Todd Lakpy
b. In opposition: Don Flatten
C. Commenting: Brandon Ethridge,Jack Harp,Rick Salladay,Bob Flatten, Rick BradleX
d. Written testimony:None
e. Staff presenting application: Nick Napoli
f. Other Staff commenting on application:None
2. Key issue(s) 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 single story 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
applicant made to address their main concerns.
3. Key issue(s)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 20',2026. At the public hearing,
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 Lakey, Karen Blanton, Brina Turner, Stephanie John
b. In opposition: Don Flatten
c. Commenting: Bob Flatten,Rick Salladay
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 City 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 t 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-
ProjectVII. EXHIBITS
A.
to Project Overview)1. Aerial
Legend
Project Location
Area of Impact
0 Analysis
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Project Location
Area of Impact
City Limits
Planned Parcels
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B. Subject Site Photos
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FOR(Farrington Heights—H-2025-0016) -30-
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C. Service Accessibility Report
Overall Sere: 37 83rd Percentile
Description
Location In City Limits
Extension Sewer Trunkshed mains < 500 ft. from parcel
Floodplain Either not within the 100 yr floodplain or > 2 acres
Emergency Services Fire €esponse time < 5 min.
Emergency Services Police Meets response time deals most of the time
Pathways Within 1/4 mile of current pathways.
Transit Within 1/4 mile of current transit route
Arterial Road Buildout Status Ultimate configuration of lanes in master streets
plan) matches existing ( of lanes)
School Walking Proximity Within 1/2 mile walking
Either a High School or College within 2 miles OR a
:School Drivability Middle or Elementary School within 1 mile drhAng
(existing or future)
Park Walkability No park within walking distance by park type
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -32-
D. Landscape Plan (date: 2/6/2026)
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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
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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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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
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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FOR(Farrington Heights—H-2025-0016) -44-
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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
ISG IDAHO 'I43q W ffrorald 5t
SURVEY 8.1se,I D 13704
Phone,130)W-057C
GROUP (1l])tt5a- 3aa
Exhif iil'-A"
R-15 Rezone Description
For
1100, 11130&1180 host P1 ne Avertue
City of Me ridig n, Idaho
Ina foHowiing l3ftC ibe5;A Parc:rl=.l I and fisting PlcirMr4 pf 1100.1130 M30 East
Pine Avenue!i1 the Uy of fuladdlso Ida:iio,Caunry Tax Plwcel W a RML4261113;
R20392412t1 8 R2039261302lying in 1he Southeast`14 of the Northeast 1,'4 of
Secton T.Towriasrrp 3 NwM.Ran"1 Eat-Sol$&W.-than City of Mendlan.AAU
C Ounty Idaho and being more Padindedy Described a5 follorm
C4fr MEN MKO sl Ihs Saute lilac floater W the Souftr,sr,V4 of the Northeasl 1 M{Past
1+4 Comer)of Sectim 7,TownBk*2 Nam,Range 2 West,fro se dlenchan;Ream
wwrb.1h*SG4tltont Comtar of the Northeast 1 r4(Center TA Cornier¢of said
Sealicn 7 beers,South W87CY+1`Weal 2,841 151'set: Thence alorg the 5putherly
Dounr2ary Line of ft Suu4hsaat 114 of the Northeast 114 cf sard Section 7.South
MOT U' West,V4 211 feet to the CerdeAwke i n1meel�bn cd North,sins AvRw",
Tercels;leaving aaio 6wh3arly&Airdary Fuse,"airing the i3entedine of North
Alklms Aver ,Nts11h W02'0+1 Ea31.-,197 72 k*1 14 the PO NT OF 8EGINNING;
Thier"leaving said'Csn6erine,North 89'5T'21">+5'est,334 55 fee4 to this 4'deePerly
goundarp Line dC +ly Tax PW4el Np!q R2Q39261213.
Thence along ter.+Waverly Boundary Lines of C.ounlg Tax Parcel No's P-MS9261213 8
R7WQW1211 North 00TE58'East,376DO feat to the Northwest Corner of
County"fax Parcel No FW397®1711,
Theme leaving said Westerly 13ow-dary Linea,and along foe Northerly€ctundsify tme of
Cowly TgX Parcel No R203 9 213 1 2 1 1,and ils Prolongation..fVD&r 1519'21'51"East,
334.47 foist to the Centertine of North ALkins Avenue
Thence learvving and Nurilhady Bcur-�wr Line.,and Its Prolongation.and along we
Centerline of North Atkins Aw-enue South 00"02'01"Wdea1,379 97 rest la Vw POINT
OF 9EfrlNMIOG,-
Trwe above Described Parcel of Land Contadrrs 2.10 acres,mares or loss,
fair I Ld
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Farrington Heights—H-2025-0016) -46-
Legand P$Xc+ [ MOrje Lin* A0 N,
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Right-00-fty Line IS F(I f"a 2011
calcuoted P"apiq Lc4-Mwc4 Life of Pa"rd
PIDENCd La' NLMhW Se�bor, Lire
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SURVEY 1100, 11M & 1180 Pixie E. Avenue
GROUP,LLC Yrh 1h,7 "':�.�4 1 1I 1 4 1. DOD
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FOR(Farrington Heights—H-2025-0016) -47-
IDA'HO 9931?W EnWartd St
S LJ RV Y Boise,l U 93704
iISGGROUP
tom;P13,9f OAh-11570
Fax. (208)NW-539-0
Euhiait"A„
R-4 Rezone Descriptlon
For
1100,1130 A 1180 East Pine Avenue
Clay aS1'I irlidiliLn, IdAho
The f43lk mrg Describes a Parcel oA L"be4V Portsrnp of I ICO,1130 and 11$'O Ea51
Pirgs Avenue rr the City of Wridien,Idsha,f;o arNy^Tax Pwcel r�w!3 R20.YJ261213,
R2MIS f3121, &R20392ElM2 ly�q n rho&out+zealit'114 of"Nonheasi 104 of
Sergion 7,Township 3 Writ; Lange 1 Eau Bose Megan.r;ity of Mendian.A d@
Counly,Idaho b"morn Part4cula ly Described as follows
COO NENCING ilt the S iilheast Corner of Me Southeasi V4 of the No+l.haast 1 f4(EaM
IJ4 Conner)of SadiBn 7.Tcwnth-o 7 Rcr1n,Rarga 2 Wmf.6osm Meridian,From
which,the Southwest Corner of the Nonheeal 114(Center 1.14 Corner)all said
3ft,Gcm 7 berirs Swfh 99107'04'Mst,2;6,47 01 fAet,Ttaenoa along the',Southady
Boundary 1_xre d the Southeast 114 of the r4orttiea st 1 r4i of said$Wi9f17.Muth
W07 04'West,8,14 3 P feet to the Centariire Intersection o(Ntath A gms Akventm
ll're POINT OF SIEGINNING.-
Thr nos Gontinwi-9 along uvw~k Boundary Line of the ScnAhe-asl 1M of tie
Miortheast 114 of sgrtl Seellon 7.Sr)ki,h 89°07'04"464A#I.33A 59 f6M 112 tho
Proloogat►ri of the 4+i8astsrly Boundary Line of CoinKy Tax Parcef No
R20=1531213:
Thence leaving said Soahnray Bounaary Linn,and a4mg waft the VVmtarly FloUndary
Line or Gounrly Tax Pararl No's R2039261213,and its Prciongstkm,Wirth
if6 02'59`East,333 t3 feet;
Tlenix Isavinp said Wanarty Boundary Une,and rts,Prolangalion,South 895771'
384.55 Teel 10Ir11*04mledrtse.0 North Alkma Avenue.
Theme along fate Centerline of North A,AMs Avenue,$eyth 0Q'QV01'ti+Wasl,.297 72 foul
1a[he POINT OF GEGINNING.-
The shove t"cwibail Parcof of Land Contains 2.31 acres,mare or less.
II.Ai�
lT�'r�6ri
15251
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FOR(Farrington Heights—H-2025-0016) -48-