Council advances Jadwin/Black Mountain annexation and final plan with 50% deed‑restricted units to second reading

Council held a public hearing and conducted first reading of Ordinance 19, the Jadwin Black Mountain final plan and annexation request for the property at 431 Emmer (downvalley of the post office). Staff outlined the proposal’s major elements: 64 residential units (a mix of multifamily and townhome units), 12 hospitality cabins operating as a single hotel product, preservation of nearly 4 acres of open space, an 8‑foot bike path extension and transportation improvements including a dedicated right‑turn lane on Midland/Emma Road.

The applicants and project architect described mitigation steps and the community benefit package. The proposal would deliver 50% deed‑restricted housing across the project; staff and the applicants confirmed 32 deed‑restricted units would be deed‑restricted category units with an additional set of units to be marketed to locals under a 90‑day 'FirstTracks' marketing window. The applicants also proposed a $700,000 community benefit payment with a requested timing adjustment (payment before the 7th free‑market townhome) rather than before any development.

Council discussion focused on enforceability and long‑term management of deed restrictions, HOA structure and capital reserve planning, and whether the FirstTracks marketing window meaningfully prioritizes lower‑AMI households. Councilmembers urged more detailed 1st‑tracks rules (verification, limits on multiple purchases, and administrative cost estimates) and asked staff to bring the deed restriction language, HOA/declaration drafts and water/irrigation clarifications to second reading. Staff and applicants stressed financing constraints and lender underwriting that limited the ability to convert more free‑market units into permanently restricted units without additional town subsidy or fee waivers.

The council voted to adopt Ordinance 19 on first reading and set second reading and a public hearing for August 11, 2026. The vote was recorded as unanimous.