East Ridge (H-2020-0095) Findings CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND DECISION& ORDER
In the Matter of the Request for Modification to Existing Development Agreement (Inst.
#2018-052339) to Change the Lot Configuration and Home Elevations in the R-15 Portion
of the Plat, Replacement of Subdivision Amenities, and Termination of the First
Addendum (Inst. #2019-021791), by The Conger Group.
Case No(s). H-2020-0096
For the City Council Hearing Date of: November 5,2020(Findings on November 17, 2020)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of November 4, 2020, incorporated
by reference)
2. Process Facts(see attached Staff Report for the hearing date of November 4,2020, incorporated
by reference)
3. Application and Property Facts(see attached Staff Report for the hearing date of November 4,
2020,incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of November 4,2020 incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use
Planning Act of 1975,"codified at Chapter 65, Title 67,Idaho Code(I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified as
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by
ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian,
which was adopted December 17, 2019,Resolution No. 19-2179 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s)received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision,which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the
Community Development Department,the Public Works Department and any affected party
requesting notice.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR EAST RIDGE-H-2020-0096
7. That this approval is subject to the terms all in the attached Staff Report for the hearing date of
November 4,2020,incorporated by reference. The terms are concluded to be reasonable and the
applicant shall meet such requirements.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant's request for a modification to the existing Development Agreement(#2018-
052339) and termination of the Addendum(Inst. #2019-021791) is hereby approved per the
provisions in the Staff Report for the hearing date of November 4, 2020, attached as Exhibit A.
D. Notice of Applicable Time Limits
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 67-651 1A. 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.
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. Notice of Final Action and Right to Regulatory Takings Analysis
I. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight(28)days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight(28)days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff Report for the hearing date of November 4, 2020
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR EAST RIDGE-H-2020-0096
By action of the City Council at its regular meeting held on the—17th day of November
2020.
COUNCIL PRESIDENT TREG BERNT VOTED
COUNCIL VICE PRESIDENT BRAD HOAGLUN VOTED
COUNCIL MEMBER JESSICA PERREAULT VOTED
COUNCIL MEMBER LUKE CAVENER VOTED
COUNCIL MEMBER JOE BORTON VOTED
COUNCIL MEMBER LIZ STRADER VOTED
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. Simison
Attest:
Chris Johnson
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: Dated: 11-17-2020
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR EAST RIDGE-H-2020-0096
EXH I BIT A
C�WEF�
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 11/4/2020 Legend
DATE:
a
TO: Mayor&City Council
FROM: Alan Tiefenbach,Associate Planner
208-489-0573
SUBJECT: H-2020-0096
East Ridge-MDA
LOCATION: North side of E. Lake Hazel Rd. between
S. Locust Grove Rd. and S. Eagle Rd. in L
the southeast 1/4 of Section 32, Township
3N.,Range IE.
1. PROJECT DESCRIPTION
Modification to existing Development Agreement(Inst. #2018-052339 to change the lot
configuration and home elevations in the R-15 portion of the plat, subdivision amenities, and
termination of the first Addendum(Inst. #2019-021791).
11. SUMMARY OF REPORT
A. Applicant:
Sophia Durham, The Conger Group—4824 W. Fairview Ave., Boise ID 83706
B. Owner:
C4 Land LLC—PO Box 1610, Eagle ID 83616
C. Representative:
Sophia Durham, The Conger Group—4824 W. Fairview Ave.,Boise ID 83706
111. STAFF ANALYSIS
History: The subject property is approximately 41 acres and was annexed,zoned to R-4 and R-15 and
approved in November of 2017 as the East Ridge Estates Subdivision Preliminary Plat(H-2017-0129).
The approved project allows the construction of a residential subdivision consisting of one hundred
thirty-nine (139) residential lots and seven (7) common lots. A development agreement (Instrument
#2018-052339) was recorded as a condition of approval of the annexation and preliminary plat. This
development agreement included conditions such as future development being generally consistent
Page 1
EXHIBIT A
with the exhibits in the staff report,prohibitions on direct access from E.Lake Hazel Rd.,specifications
on building elevations,and required open space and amenities including a clubhouse, sitting areas,and
a neighborhood park. During the November 28, 2018 City Council hearing, there was a significant
amount of community concern regarding the project.Concerns included traffic,density,existing slopes,
height of structures and transition to the surrounding neighborhoods.
In 2019, it was discovered concessions that had been presented in a letter by the Applicant to the City
Council at the 2017 public hearings to address community concerns had not been included in the
original development agreement.The majority of the additional restrictions were in response to requests
from the property owner at 2310 E. Lake Hazel (to the west). These restrictions included a height
limitation to one-story on the lots which most impacted that adjacent neighbor, wrought iron fencing
required along the west property boundary, berming, additional landscaping and increased setbacks
along the west boundary.However,there are also restrictions that affect more properties than just 23 10
E. Lake Hazel. Some of these include a one-story height limitation and 45' rear setback for houses on
Lots 1-3 of Block I (northwestern comer of the site), and a one-story height limitation on all 96 houses
in the Village Area(please refer to Exhibit D). In March 2019,the City Council directed staff to record
these additional restrictions as an addendum to the development agreement(Inst.#2019-021791). The
Final Plat for Phase One(Impressive East Ridge No. 1)was approved by the Council on July 17,2019.
The majority of homes in this phase have been built.
MDA Request: The applicant is requesting to modify the terms of the original agreement(Instrument
#2018-052339)and terminate the first addendum(Instrument#2019-021791). The modification to the
original DA includes a change to lot configuration, open space, amenities and home elevations
approved for the R-15 portion of the development. The termination of the addendum is to eliminate
the agreed upon terms discussed during the public hearing between the surrounding neighbors and the
developer. Staff has provided analysis on the requested changes as follows:
A conceptual final plat was presented that differed from the preliminary plat. UDC 11-613-3 allows
minor changes to a final plat as long as the number of lots is the same or less, and the open space is
relocated and not reduced.All these requirements were met;however,the final plat had a configuration
that had changed enough that staff believed it did not meet the "generally consistent with the
preliminary plat" requirement listed in Section 5.l.b of the original development agreement. Staff s
position was the development agreement should be revised to include this new configuration.
In addition to reconfiguration of the plat and proposed removal of the clubhouse, the applicant also
notes the individual property owner at 23 10 E. Lake Hazel,who had driven much of the development
addendum restrictions, had recently sold the property to a developer and the property is now being
developed as part of the Lavender Heights Subdivision (H-2020-0009). The applicant requests
elimination of the addendum so that the additional mitigation measures will not be required.
A. Staff Analysis of the Proposal to Modify Development Agreement(#2018-052339)
(Staff response in italics)
I. Reconfiguration of the R-15 zoned lots in the Village portion of the subdivision.
96 senior homes were approved in the Village Area and this number will not change.
However,the lot type, setbacks, common driveways and orientation of some of the lots
have changed(see Exhibit A). The minimum lot size of some of the lots has decreased
slightly because numerous common driveways which were previously part of the lot have
been removed and most lots have been reconfigured along private streets. The open space
has slightly decreased in Phases 2 &3,but the open space for the total plat has increased
slightly(transferred to Phase One). The Village Area will be developed in two phases,
with the first phase consisting of 3 8 homes.
Page 2
EXH I BIT A
Staffsapports these changes. There is no increase in number of lots, it is preferable to have
houses oriented to streets versus numerous common lots, and the amount of total open space
has increased. Staff notes any changes to utilitiesfrom the previously approvedplan will
need to be reviewed and approved by Public Works.
2. Change to Building Elevations
The elevations submitted with the preliminary plat and referenced by the existing
development agreement represent larger estate homes and duplexes. The applicant proposes
to replace the approved elevations with one story patio-type homes with materials and
architecture similar to what was approved with the Preliminary Plat.
Staffsapports this change. The building elevations indicate one story, and architecture and
materials are similar to what was approved with the preliminary plat.
3. Removal of Clubhouse Amenity
The original amenities approved with the preliminary plat and required with the recorded
development agreement include a clubhouse, sitting areas, large common lot,neighborhood
park and shade structure. The development agreement states the clubhouse is for usage by
the residents of the Village Layout(please refer to Final Plat Exhibit E). The clubhouse is
located on Lot 14,Block 2 and is required to be constructed with Phase 2 of the
development.
The applicant requests to modify Section 5.Ld of the original development agreement to
remove the clubhouse from the required amenities. According to the applicant,because of
the Covid outbreak and social distancing protocols,potential buyers are no longer interested
in indoor gathering areas. The applicant states surveys have shown buyers prefer outdoor
amenities over indoor ones. The applicant requests to replace the clubhouse with a dog park,
outdoor ramada(shade structure), a water feature and a large open park area.
Staff does not support removal of the clubhouse. Staff is not convinced the pandemic
associated with the Covid outbreak will result in permanent loss of interest in indoor
amenities. Also, the new Village Layout is shown to be an age-restricted community with
patio homes and limited yard space. Staff believes the clubhouse serves as an integral
componentfor social gatherings and/or events. Finally, a clubhouse amenity would be
accessible year-round, versus outdoor structures that will see limited use in the winter
months.
B. Staff Analysis to terminate Development Agreement Addendum#2019-02179 1.
The development agreement addendum is comprised of four sections (see Exhibit E). Staff has
analyzed each section below to ensure the neighborhood concerns are adequately addressed in the
amended development In general, staff is supportive of terminating this agreement in favor of
carrying forward certain provisions in the amended agreement. Staff recommended provisions to
remain are identified below.
I. Entire Development.
This section limits the number of lots, lists the allowed zoning, requires berms along E. Lake
Hazel Rd.,has limitations on access,requires looping of water infrastructure,and has limits on
how grading can occur to the west.
Staffsupports removal of the entire section.Number of lots has already been established under
the preliminary plat, the property has already been zoned, all roads connected to external
Page 3
EXHIBIT A
roads have been constructed, the ownership of the western property has changed and the
landscape buffer has already been constructed along E. Lake Hazel Rd.
2. Village Product Area
This section states that along the western boundary (23 10 E. Lake Hazel Rd) wrought iron
fencing, berming, increased landscaping and 20' setbacks are required. All properties in the
Village Area are limited to 25' in height and are required to be age restricted.
Staffsupports removing the requirements in this section that are specific to 2310 E.Lake Hazel
Rd. As the property is under different ownership than the property owner who requested most
of the restrictions, staff is amenable to all the western-specific requirements of this section
being deleted. However, it is staffs opinion that removing the 25'height limitationfor houses
in the Village Product Area could impact properties beyondjust the western property. Also,
the requirement for age restriction was a significant discussion during the preliminary plat
hearings, and age restricted patio homes and duplexes were used as a justification as to why
R-15 zoning would be appropriate. Staffrecommends the retention of thefollowing restrictions
associated with this section:
"All product in the Village Area is to be sinWe level with a maximum roof heiaht of 25"'.
"All product in the Village Area is to be aize restricted."
3. 6 Estate Lots
This section states that along the western boundary (23 10 E. Lake Hazel Rd) wrought iron
fencing,increased trees and shrubs,and a 10' setback is required. All properties in this section
are required to maintain R-4 side setbacks and be single level. A 45' setback is required for
Lots 1-3,Block 1.
Staffsupports removing the requirements in this section that are specific to 2310 E.LakeHazel
Rd. Also, the property is zoned R-4 so the note regarding R-4 setbacks is unnecessary.
However, as only four of the six houses have been constructed and impacts from removing
restrictions could impact other surrounding properties (such as the ones in Blackrock
Subdivision No 1)staffrecommends retention of thefollowing restrictions associated with this
section:
"All 6 lots to be single level with a maximum roof height of 25 feet.
Rear setbacks for Lots 1-3 and 18-20 Block 3 of Impressive East Ridge Subdivision No 1
shall be 45 feet."
4. Rim Estate Lots
This section requires adhering with the site plan approved by Council on November 13, 2017,
increased rear setbacks of 45 feet and side yard setbacks of 7.5 feet for Lots 6-23 of Block 1.
Staff only supports removal of the requirement regarding adhering with the site plan as the
property is already platted. The remainder of the restrictions pertain to the lots on the east
portion of the property. Some of these lots are still vacant and abut the neighboring Sky Mesa
Highlands (H-2019-0123) to the west.
Page 4
EXHIBITA
IV. DECISION
A. Staff:
1. Staff recommends the City Council approve the termination of Development Agreement
Addendum Inst.#2019-021791.
2. Staff recommends the City Council approve the amendment to Development Agreement
#2018-052339 as follows:
5.1.b Future development of this site shall be generally consistent with the lot layout
preliminary plat and building elevations depicted in Exhibit A of the Staff Report
attached to Exhibit"B",Findings of Fact Conclusions of Law, and the revisions
noted in the staff report. The Village area of the plat(zoned R-15) shall comply
with revised lot layout, open space and building elevations contained in this staff
report.
5.1.d No ehange Staff Feeommends the elubhouse Fem liFed amenity4o-F
the development. The site shall develop with a minimum of 10.54% open space
(4.32 acres) and shall include the following amenities specific to the Village
Concept and other amenities that would be for the use of the estate lots as well as
the Village concept. The amenities specific to the Village concept include-a
clubhousean open air ramada,sitting areas, a dog park and water feature onand
a large common lot.Amenities that would be shared by both the estate lots and
the Village concept include a neighborhood park that includes a large grassy
area, a shade structure and sitting areas.
3. Add the following new DA provisions:
• All product in the Village area (zoned R-15) to be single level with a maximum roof
height of 25 feet.
• All product in the Village Area(zoned R-15)is to be age restricted.
• Lots 1-3 and 18-20, Block 3 of the Impressive East Ridge Subdivision No. I are to be
single level with a maximum building height of 25 feet.
• Rear setbacks for Lots 1-3,Block 3 of the Impressive East Ridge Subdivision No. I
shall be 45 feet as measured from the north property line.
• Rear setbacks for Lots 6-23,Block 3 of the Impressive East Ridge Subdivision No. 1)
shall be 45 feet.
• Side yard setbacks for Lots 6-23,Block 3 of the Impressive East Ridge Subdivision
No. I shall be 7.5 feet.
B. The Meridian City Council heard thest�i�mn November 4. 2020,At the public hearin
the Council moved to approve the subject MDA r
—1 Summary of the City Council public htarftng-
-a In favor: Hethe Clark,the Conger GrQ=
b� In opposftion: None
Page 5
EXH I BIT A
r� Commtu"in : Hethe Clark and AnnettLAjans-Q
d� Written testi
& Staff presenting application: Alan Tiefenbach
Lf Other Staff commenting on application: None
2. Key issue(s) of public testimpn,$a
a. Concerns with onsite parkingwhether the re
Mired open space was enough for the
development, grading that had occurred and why private versus publij:streets
were approve-d-
I Key issue(s) of discussion by City Coujicil:
.& Discussion regarding-whcther the clubhouse amenity should be require
—4 City Council change(s)to Staff recommtndAtion-
Revise 5.1,d of Development Agreement#2018-052339 as noted abqyt.
Page 6
EXH I BIT A
5. EXHIBITS
A. Approved Preliminary Plat and Proposed Configuration for Phase 2 (date 10/23/20)
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EASTROGE SUBDIVISION EASTRIDGE SUBDIVISION
ORIGINAL PREUMINARY PLAT REVISED PRELMNARY PLAT
Page 7
EXHIBIT A
B. Proposed Plat Modification Showing Area of Next Phase(date: 10/23/2020)
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Page 8
EXHIBITA
C. Approved Preliminary Plat Landscape Plan Showing Clubhouse Area(Date 11/28/17)
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Page 9
EXHIBIT A
D. Open Space Exhibits by Phase(Date: 10/23/20)
'HASE 2/� CkJALIFING QPEN SPACE
PFPSE I DJALIFYlNG OPEN 52�AGE
EASTRIDGE SUBDIVISION
OPEN SPACE EXHIBrr
TOTAL SFFE AREA=±40.99 ACRES
PHASE 1 OPEN SPACE 260 ACRES
PHASE 2/3 OPEN SPACE 1 76 ACRE
TOTAL OPEN SPACE 4-3 6 ACRES 110.M
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Proposed Phase 2&3 Open Space . ... ..
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Page 10
EXHIBIT A
E. Approved Final Plat for Impressive East Ridge Subdivision No 1. (date: 7/17/2018)
(Marked up to show areas referenced by Development Agreement Addendum)
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EXH I BIT A
F. Approved Elevations for Village Area from Preliminary Plat(date: 11/28/2017)
Page 12
EXH I BIT A
G. Proposed Elevations for Village Area(date: 10/27/20
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Page 13
EXHIBITA
H. Development Agreement#2018-052339 -(date: 6/5/2018)
33 DEVELOPER- rncEuis and fefers to DuvCc,LLC, whow addren is 4924 W.
Fairview Ave-,13oiw, LD 83106, the patty ilia[is developing%aid Pmperty
nip([.�h a I I I ntil udt!n ny sub.,a!quen t dev el upuqzi)uf'tfi u Prupurky.
3A PROPERTV: iloeRns and i-cfers tatbatctilain located in
(lie Counlyof Ada,city orMe.6dian v�domwdhi�tdiiii Exhihii"A"dacriblog OW
parice[s to be a ra iexed and zcned Med iu rn Low Density Residential(K-4)ia n(I R-
15(M ed i ain High Den si ty IU�3 ident ia 1)zon i ng di a a4 n I tachod here Lo a n d
by t Ii i s refe-ranot, i n co rporatW hc it ol as i f sa foilli at I ciigi,h-
U S CS PE RM I TTE n H Y TIJ TS A G RE E NTE N T.- Th i 9 A grmii v-nt sha I I vest th e ri aht
to develo p the P roperly i n occo On nee wifi the terins mi d cond i 6 oins of th i s Agiaeiner L
4.1 The uscs Ei I luvvcd pii r�,utwt I c,th i s AVom�v are anly tho�-�e n�es A lmwd iuldcr
(he UDC,
4.2 No change in the uges 5,peciflod iu this Agreement Rhall be allowed Witholat
modi f i c*i tio n of th i�A greci-nopiL
('0NI)ITIONS GOVERNING DEVEL013MENT OF SITIIIEcr mopm,v:
3-1. Owncr and/or Dcvclupm- shall devulop the [Impputy in ui��tduricc with the
Fo I lowi ng spauiol condi t ion 2�-
a. Except (N-_pubi ic strcet access,to E, 1,ake Haze I R oad from F atsi R I dge A verru5.d i rincr lot
wep,�to P_Like Htize I Pwild,an arteri a)streint,is prohlbited ir seen rd with IJ Dc 11-_3 A-3.
b, F au re devt I opment Df thiS site shii I I be genctat.ly vonsl stem %ith die prel i ni�wy plal a nd
building elcvations dcpictvd irl Exhibit A aF the Staff RellorL attairhed to Wl'bit Ir.
F i nd i ngs of I-iact Ccmal uNion s of Law an d the liv isio nf,notad i n the staff repo rE.
i�. Tlia appli�;ant shall comply%viih the gubmittcd horne elevations attached in Exhibit A.4 of
theStaff Repari altAebbil to Rxhihit"B", Flindings of Fact Conclusions of Law.The rear
a ijd?o r side t)f struclurcs I hat face o rteri Ei I ot cal I uctor sitects(Lots 2�5 of B lo�k I,Lot,�55.
56, 59, 60, 63, 64, 67, 68, 71 and 72 of Block 2), Aal I imorporatc artivailadim thrmigh
chai igcs i n two�w m o ru of thu fol lowin g.- modul 0io n (c,g�— pro-jections, rece';�Ocs' stell-
W.oks, pop-ning), bays, banding, porches, balconies, maieriaI types, or other iniegrated
ambi tectuval elcrnenB lo brcak up in onotonvus wail penes �nd roo f I i no5 that are v k'!ble
From th� subj ez(Pub I ic st rQr�' S ing](!-s Loty g(iticla Liffs at exem pf fcoin rh is mqu ire ment�
d. Thes i te shal I develop wi th a alin ijrntpm o F 10,541/11 o pcii s�pace(4,�2 ac mg)and sh8ll tnclude
the fol[owing vilicri i fici �peci Fi c to the V i I lagc Concept and othor wenhi cm th4twould be
for t�e we 0 f the Wate lots a& well p the Vil lage Wneept. The winen W es �pociftc La I he
Vfflagc coneept ineltidv akitiblic s i W ug a rem am d a lat-Se common lot--A FNICIlitIL-S 613t
would be shared liy both the,c3tatc Ws a nd th c Vi I loge voncept includ 0 a nvight,�Urhogd park
(list inciu&s a I ai-ge grassy area,a shad c struclu rc vLnd 51(Ii ng�i reus,
APPlicant ProPoses b(amove clubhouse requirement arLd reptace widi dog park.
water feature, and oud()OF rarrl3nda
Meiriduhn i'jt%r e��imr;d W�hnn Anmrw+� I i 1�Fi 02I)l K. P—A Iq nf Qih
Page 14
EXHIBITA
1. Development Agreement Addendum#2019-021791 (date: 3/19/2019)
(Staff supports DA being terminated,but recommends retention of red items in amended
DA.)
EX14191T A
irt I�mtppoir n t,
Ad 1-wm vyj Ltl(1w Silc Pizin dalcj Ncwumlm 13,2017.
Che Devuioprnurtl A gvtenic ri I wil I rmirlict the tocial numbin ofm�td"id hartier,ta 96 lah lo-r thu
'V il I age h[)using o rW.11 ljoi nL-s rnr Lhe EsLal-e L-DIS.
Zonj np,wi 11 be R-4 fm lho F.&IQ�e LAYI;;ead R- 15 ror il1cV[j[kjgV TO igbhorltoad-
uake Hnn-1 ��(Jse ope 113 i=rporare a 4 to 6-foot-ta 11 bmiv- A majujity(80%)of ily-bcnin w 111
bu Ibc rNurvw 6 fool Ea I I-
phasr I �v i 11 jLx!j I kk-11 le conjw�ion w LQ�c Razei fi-tw1i R CyE�niil t;n"ye.
a Cumjr%jt:jjq 411 oczi�ss wil I bf 1ru ni Le k Haw]Road-
a MrMCAIC W41tV W!11 b(!1001p0d tD E.Qf8il i1c E)fl VC Whicip will 1p�]Pluve ruww domr-ro k YY.DICF
qualil� for fwLsrting komcowriev�on City SON iOL--
w G md I ng-Wpeny will be p-mded QDM Wt!St W&AVL-gLMh 11][11 lk eXiSdRg p.9cle v011 �e ItAumd
by i1cil.less dian approxim-ately 3' rrow tho wehimil property lifle to tk,iTi Id-pid rit of q hv propalw
Pr N ril kar-
Y I I[age Frodur.1 A mia�
a W ron& Irm Fand ng DrL the pwperly I i rut bfiundaty with Lid)maux n, (*I ir am
buil Wnry�
E A J'jo 2' beiin far plani bDp,owL our wast bo Lindnry,
* A Eleew LmLw tme-iv ith a ca 1�pex size bettyrgn 2 10 2.'S jjjCjlC9 ffVely 60 fOCL I till OVtTgFCej�(13JUe
spr-jj�x)Irw�Jz2�d hurweell 9 tn 10 forA appm i mojt�jy evvry 6U' (I ri.a upro cycry 30 kX) wITb Li
mamirnom givwth ficigN el'M to 25 kclaluTig wcst bmindary.
* A=Lly[cig 111,3 rjInLils het%Nmn c"ry Ircr alrAig,west bmimduy.
All pgqjd,jcj hi LhL�Viiifkge mrm is io be sinle leval wah a niaximuln roof h0gN or25 1�et-
All tKnxIiiet inthe Village area i5 ta N,090 n9ricted.
scibach of i1ousing produci io W�W frorn western propwy I ine.
(3EsIaLgi LeAs(Lafr 1-3�13 1 ork 3 iand Luts 16-19. Blix k 2):
WLiv4it Iron Fmcirg u1i thc.�topurty jqw boundai-y Wi di&dj fiocril ncighlxpr(14 1 1 Pur wN.N1
brdlitlofti-YY
A do-ciduriiis ij-i�e Mth a c Blip-cr sin h0weeos 2 to 2.5 lrElies awy 6G Net I ao evelgeen(blue
-sprkice)Lrm s�zed behlxw 8 lo 10 fea appmxi iii aile ly uvery 69'(te. P Ime"pry 3G reel)w iih a
I naXJ111 LjCn VDW[Il JJQ�V111 91 F 20 1 L1 21 Feet ialvfig wpst buunjoTy.
A ffoilpi ng of 3 shrk+s bW)NL-PFk 4g vtvy Iree along west boumoTy.
A I�6 lints to be%i ngle tv-Vfl4W 1":021ka"'Y R I dd Cl-r'-.0AC-L mty-qj��
�haira
Rear Setback,3 for Lois 1.2 nml I Wook I shu 11 bt 4 5 ft=L-j'Hq.4!� J�Doj ;oc Fbete'i moomd �wni 111
• -'�i �..d—ftt,k�is,bo R-4, jj(PVtj1 pfoperly Pno.
• �;cj bmk or housi ng prf)dUel in br-10'flom WGSICrn rN'Opcq I Me.
Rim EsInto J.CC JIMN6-23. Block 1):
4� -"hieh
Alikew wikh4W�-�anr�tad NewmbeF . 17,
R mr-Sei"as fbi-Lois 8-21 shall bu 4 5 r4�,
9 il e yard sethackssliall be 7.5 F"I Id-Wr 11MILMoo ilie Rhifi-
,A
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