Staff Report PZItem #4F, G, H: Heritage Grove (AZ-14.003; PP-14.001; PUD-14.001)
Application(s):
- Annexation & Zoning
- Preliminary Plat
- Planned Unit Development
Size of property, existing zoning, and location: This site consists of 21.71 acres, is currently zoned RUT and R-
15, and is located on the NWC of Locust Grove and Ustick.
Adjacent Land Use & Zoning: The properties are primarily surrounded by residential subdivisions, zoned R-4 and
R-8.
History: In 2008, a majority of the subject property (excluding the Trail property) received annexation, preliminary
plat, conditional use permit, private street and alternative compliance approval to develop a 120 unit multi-family
development for the Chalet Marseilles Subdivision. The annexation was approved with a development agreement
which recorded as instrument #108065962.
Summary of Request: The applicant is requesting to annex approximately1.49 acres from the RUT zoning district in
Ada County to the R-15 (Medium High-density Residential) zoning district. Currently, the property is developed with
two dwellings and several outbuildings that will remain with the development of the subdivision. The applicant is
requesting the R-15 zone so that the zoning is consistent throughout the Heritage Grove development.
Development Agreement Modification (MDA): At the time of annexation approval in 2008, the two larger parcels
were approved to develop with 120 multi-family units. Now that multi-family is no longer desired for the property and
a single family residential development is proposed, the applicant is requesting to replace the existing development
agreement (instrument #108065962) with a new one.
Planned Unit Development (PUD): The applicant is requesting approval of a PUD for deviations from the R-15
district requirements pertaining to building setbacks for the alley and mew lots internal to the proposed development
(Blocks 3-5 and 10-12). The perimeter lots within the proposed development are not proposed for modification and
must comply with the R-15 dimensional standards in the UDC. All of the proposed lots exceed the lot size
requirements (2,400 square feet) of the R-15 district.
The proposed preliminary plat consists of 121 single family residential lots and 19 common lots on approximately
21.71 acres of land in an existing and proposed R-15 zoning district. Lot sizes range between 3,082 and 27,234
square feet respectively. The proposed gross density of the subdivision is 5.57 dwelling units per acre which is
consistent with both the density requirements of the comprehensive plan and the R-15 zoning district. All of the
proposed lots must comply with the dimensional standards established in the UDC Table 11-2A-7.
Phasing Plan: The applicant is proposing to develop the subdivision in four (4) phases. The first two (2) phases are
to commence on the northwest comer of the intersection and the last two (2) phases will consume the northern half
of the development. Currently ACHD has commenced with UsticklLocust Grove intersection project. This roadway
project has necessitated the need to connect the existing dwellings on Lot 25, Block 6 to City water and sewer and
close the existing dwellings access to E. Ustick Road. In general staff is supportive of the proposed phasing plan
however, staff recommends the applicant include Lot 25, Block 6 and complete all of the landscape improvements
adjacent to E. Ustick Road and N. Locust Grove Road with the first phase of development.
Street Network: UDC 11-3A-3 limits access points to collector and arterial roadways. Currently, the existing
dwellings on Lot 25, Block 6 (Trail property) have an access to E. Ustick Road. On the submitted plat, a common lot
(Lot 23, Block 6) prohibits the Trail property from accessing E. Spring Place Street. Staff recommends the existing
home (Lot 25, Block 6) be included in the first phase of development and Lot 23, Block 6 should be incorporated as
part of the Lot 25, Block 6 so the lot has frontage on the local street. Since the existing homes will no longer have
access to E. Ustick Road, the property owner will have to coordinate with the City's Addressing Specialist and obtain
a new street address from one of the adjacent local streets.
STAFF REPORT E IDIAN~---
Hearing Date: March 6, 2014
IDAHO
TO: Planning and Zoning Commission
FROM: Bill Parsons, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Heritage Grove Subdivision - AZ-14-003; PUD-14-001; PP-14-001 and MDA-
14-001
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Tucker Johnson, has requested approval for the following applications:
1) Annexation of approximately1.49 acres from the RUT zoning district in Ada County to the R-15
(Medium High-density Residential) zoning district;
2) Planned unit development to modify the R-15 dimensional standards of the mew and alley loaded
lots to allow for an exemplary design;
3) Preliminary plat consisting of 121 single family residential lots and 19 common lots on
approximately 21.71 acres and;
4) Development Agreement modification to change the development plan from multi-family to single
family.
See Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ, PUD, PP and MDA applications in accord with the
conditions of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Numbers AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001 (optional) as
presented in the staff report for the hearing date of March 6, 2014, with the following modifications:
(Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Numbers AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001 (optional) as
presented in the staff report for the hearing date of March 6, 2014, for the following reasons: (You
should state specific reasons for denial)
Continuance
I move to continue File Numbers AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001 (optional)
to the hearing date of (insert continued hearing date here) for the following reason(s): (You should
state specific reason(s) for continuance.)
Heritage Grove Subdivision- AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 1
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located on the northwest corner of N. Locust Grove Road and E. Ustick Road in the
SE 1/4 of Section 28, Township 4N, Range 1W. (Parcel #'s: 5053144935; S0531449450 and
50531449105)
B. Applicant/Representative:
Tucker Johnson, Green Village Development
372 S. Eagle Road, Suite #328
Eagle, Idaho 83616
C. Owner(s):
Leon and LaRue Johnson
2453 E. Wainwright Drive
Meridian, Idaho 83646
Steve and Bette Charitable Remainder Unitrust
1095 Mountain Ridge Road
Provo, Utah 84604
Michael and Leslie Trail
1370 E. Ustick Road
Meridian, Idaho 83646
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for an annexation, planned unit development, preliminary plat and
development agreement modification. A public hearing is required before the Planning and
Zoning Commission and City Council on this matter, consistent with Meridian City Code Title
11, Chapter 5.
B. Newspaper notifications published on: February 17, and March 3, 2014 (Commission);
C. Radius notices mailed to properties within 300 feet on: February 10, 2014 (Commission);
D. Applicant posted notice on site(s) on: February 20, 2014 (Commission);
VI. LAND USE
A. Existing Land Use(s) and Zoning: The properties are agricultural in nature and consist of several
single family residences and outbuildings, zoned RUT and R-15.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Quenzer Commons Subdivision and LDS Church, zoned R-8 and RUT (Ada County)
2. East: Summerfield Subdivision, County residence, zoned R-8 and RUT (Ada County)
3. South: Howell Tract Subdivision, zoned R-8
4. West: Wanda's Meadows Subdivision and County residence, zoned R-4 and RUT (Ada
County)
C. History of Previous Actions: In 2008, a majority of the subject property (excluding the Trail
property) received annexation, preliminary plat, conditional use permit, private street and
alternative compliance approval (AZ-07-020, PP-07-027, CUP-07-023, PS-07-008 and ALT-07-
020) to develop a 120 unit multi-family development for the Chalet Marseilles Subdivision. The
annexation was approved with a development agreement which recorded as instrument
#108065962.
In 2009, the Director granted the approval of an 18-month time extension to obtain the City
Heritage Grove Subdivision- AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 2
Engineer's signature on a final plat and commence the conditional use for Chalet Marseilles
Subdivision. Subsequent time extensions were not filed with the Planning Division, thus the
preliminary plat and the conditional use permit have expired.
D. Utilities:
1. Public Works:
a. Location of sewer: Sanitary sewer mains intended to provide service to this proposed
development are existing adjacent to the development in E. Ustick Road, N. Locust
Grove Road, N. Yellow Peak Avenue, and N. Heritage View Avenue.
b. Location of water: Domestic water mains intended to provide service to this proposed
development are existing adjacent to the development in E. Ustick Road, N. Locust
Grove Road, N. Yellow Peak Avenue, and N. Heritage View Avenue.
c. Issues or concerns: The current design location of the sanitary sewer and water mains
across the Block 4, and Block 12 Mews does not comply with Meridian Public Works
Standards. Specifically there would need to be a 14-foot wide all weather gravel road
over the utilities per Standard Drawing No. G2.
E. Physical Features:
1. Canals/Ditches Irrigation: No major facilities exist on the properties but several irrigation
ditches traverse the property and must be tiled in accord with UDC 11-3A-6.
2. Hazards: Staff is not aware of any hazards that exist on these properties.
3. Flood Plain: NA
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated "Medium Density Residential" (MDR) on the future land use map.
The MDR designation allows smaller lots for residential purposes within City limits. Uses may
include single-family homes at densities of 3 to 8 dwelling units per acre.
The proposed preliminary plat depicts 121 single-family detached lots on 21.71 acres of land at a
gross density of 5.57 dwelling units per acre consistent with the MDR designation.
Concurrently, the applicant is requesting to annex 1.49 acres with an R-15 zoning district. The R-15
zone is requested to match the zoning of the remaining acreage approved with the annexation in 2008.
Although the zoning of the proposed development allows a maximum density of 15 dwelling units to
the acre, the proposed density falls within the parameters of the MDR designation of the
comprehensive plan.
As an addendum to the Comprehensive Plan, the City adopted the Design Manual that includes
guidelines that encourages aesthetic development that results in an attractive and livable community.
Specifically, the Plan envisions the creative and innovative use of current and emerging development
trends and design practices.
To support the design of the proposed plat and meet the current development trends, the applicant is
proposing to develop the property under the guidelines of a planned unit development (PUD). Staff
believes the residential subdivision should emphasize the pedestrian environment and community
connectivity through the integration of street networks, attractive streetscapes and landscaping, access
to transit and accessibility to common open spaces.
Staff has identified the applicable Comprehensive Plan policies that support the proposed
development and many of the design concepts noted above (staff analysis in italics; comp. plan
reference in parenthesis):
Heritage Grove Subdivision- AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 3
• "Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities." (3.07.O1E)
The applicant is proposing to develop a mixed use residential development consisting
mew/alley-load homes and traditional single family homes at gross densities similar to the
adjacent subdivisions.
• "Provide housing options close to employment and shopping centers." (3.07.02D)
The proposed development will provide housing opportunities in close proximity to the
existing shopping centers along the Eagle and Fairview corridors.
• "Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc." (3.05.0X)
Street buffer landscaping is required adjacent to N. Locust Grove Road and E. Ustick Road
in accord with the standards listed in UDC 11-3B-7C as shown on the landscape plan. The
internal blocks will have housing that fronts on mews and the internal blocks will also have
8 foot wide parkways to provide an attractive streetscape.
All signage and fencing must be in compliance with the standards listed in UDC 11-3D-5 and
I1-3A-7 respectively.
• "Require common area in all subdivisions." (3.07.02F)
The applicant is required to provide a minimum of 10% qualified open space as set forth in
UDC 11-3G-3. The proposed plat depicts plats 15.3% (or 3.32 acres) of qualified open
space. The proposed subdivision is in compliance with the common open space requirement.
"Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (3.01.O1F)
City services are required to be extended to the properties upon development in accord with
UDC 11-3A-21. Since the existing home and the secondary dwelling on Lot 25, Block 6 will
remain as part of the project; they must be connected to city services upon annexation of the
property.
• "Require new development for appropriate opportunities to connect local roads and collectors
to adjacent properties." (3.03.020)
With the development of the Wanda's Meadows and Quenzer Commons Subdivisions, the City
required a stub street from each development (north and south boundary) that will be
extended with the construction of the subdivision. In the northern half of the proposed
development, the applicant is stubbing a street to the Ada County parcels on the west and
east boundary for future connectivity.
• "Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity." (3.07.0X)
Interconnected walkways are proposed within the mew lots and a combination of 5 foot wide
attached and detached sidewalks is proposed along the local and arterial streets that
enhances pedestrian connectivity in the area.
Heritage Grove Subdivision- AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 4
• "Restrict private curb cuts and access points on collectors and arterial streets." (3.06.02D)
The existing dwellings on Lot 25, Block 6 have an access to E. Ustick Road. With the
development of the subdivision, access to the dwellings should be provided from the internal
street, E. Spring Place Street, in accord with UDC 11-3A-3.
• "Work with transportation agencies and private property owners to preserve transportation
corridors, future transit routes and infrastructure, road and highway extensions and to
facilitate access management planning." (3.OI.O1J)
Currently, ACHD has commenced with the re-construction of the Ustick/Locust Grove
intersection. The applicant is coordinated closely with the transportation department on the
subdivision improvements (e.g. landscaping, irrigation, water and sewer extensions).
• "Coordinate with transportation agencies to ensure provisions of services and transit
development." (6.02.02H)
VRT has a transit route planned along the Ustick Road Corridor which may be supported by
the proposed development.
• "Elevate quality of design for houses and apartments; evaluate the need for design review
guidelines for single-family homes." (3.07.020)
Because the applicant is proposing a planned unit development, more details are required to
support the design of the project. One of the requirements is placing a greater emphasis on
the design of the plat, the architectural embellishments of the homes and the placement of the
structures on the lots. As part of this application the applicant has submitted a detail list of
the design features of the homes, sample elevations and an exhibit showing how the homes
will be oriented towards the street with varying setbacks. Staff is of the opinion that the
design of the plat and the design features of the homes support many of the design guidelines
in the Design Manual.
For the above stated reasons, staff finds the proposed project is consistent with the goals and
objectives in the Comprehensive Plan.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of the Zone(s): (R-15 zone) -The purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
B. Schedule of Use: Table 11-2A-21ists the principal permitted (P), accessory (A), conditional (C),
and prohibited (-) uses in the R-15 zoning district. Any use not explicitly listed, or listed as a
prohibited use is prohibited.
C. Dimensional Standards: The lots in the proposed preliminary plats appear to conform to the
dimensional standards of the applicable district. Development of the site shall comply with the
dimensional standards listed in UDC Table 11-2A-7 for the R-15 zoning district.
D. Landscaping:
• Street buffer landscaping shall be installed in accordance with the standards listed in UDC
Table 11-2A-7 and UDC 11-3B-7C for the R-15 zoning district.
• The proposed micropaths shall comply with the design standards in accord with UDC 11-3A-
8 and UDC 11-3B-12.
Heritage Grove Subdivision - AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 5
• The 8-foot wide parkways proposed along the local streets are required to comply with the
design standards outlined in UDC 11-3A-17 and UDC 11-3B-7C.
• Per UDC 11-3G-3, the plat is required to provide 10 percent open space and two (2)
amenities.
E. Subdivision Design and Improvement Standards: The subdivision must comply with the
subdivision design standards outlined in UDC 11-6C-3.
F. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings. The traditional family lots are required to comply with the parking standards.
The mew lots and the alley loaded lots are not required to provide the required parking pads in
front of the garages. The applicant is proposing a single parking stall between the homes that
access off of the alley through a platted easement. These purpose of this parking and how it
would function would be controlled through the subdivision CCR's.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
Annexation (AZ): The applicant is requesting to annex approximately1.49 acres from the RUT
zoning district in Ada County to the R-15 (Medium High-density Residential) zoning district.
Currently, the property is developed with two dwellings and several outbuildings that will remain
with the development of the subdivision. The applicant is requesting the R-15 zone so that the
zoning is consistent throughout the Heritage Grove development.
The annexation legal description and exhibit map submitted by the applicant, included in Exhibit
C, shows the boundary of the property proposed to be annexed and zoned contiguous to the
existing boundary of the City of Meridian and within the approved Area of City Impact boundary.
Development Agreement Modification (MDA): At the time of annexation approval in 2008
(Chalet Marseilles), the two larger parcels were approved to develop with 120 multi-family units.
Now that multi-family is no longer desired for the property and a single family residential
development is proposed, the applicant is requesting to replace the existing development
agreement (instrument #108065962) with a new one. (see Exhibit B for new DA provisions)
Planned Unit Development (PUD): The applicant is requesting approval of a PUD for
deviations from the R-15 district requirements pertaining to building setbacks for the alley and
mew lots internal to the proposed development (Blocks 3-5 and 10-12). The perimeter lots within
the proposed development are not proposed for modification and must comply with the R-15
dimensional standards in the UDC. All of the proposed lots exceed the lot size requirements
(2,400 square feet) of the R-15 district.
Per UDC 11-7-1, the purpose of the PUD requirements is to provide an opportunity for exemplary
site development that meets the following objectives:
1. Preserves natural, scenic and historic features of major importance. The applicant is
proposing to preserve the heritage of the Johnson Family that has farmed the property for
over 50 years. A monument paying homage to the Johnson family will be placed in the larger
mew lot;
2. Allows for innovative design that creates visually pleasing and cohesive patterns of
development. Reducing dimensional standards as requested will allow for an innovative plat
design which incorporates shorter block lengths, higher density, varied front setbacks,
attractive streetscape and increased open space not typically seen in many traditional
subdivisions; and
Heritage Grove Subdivision- AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 6
3. Creates functionally integrated development that allows for a more efficient and cost
effective provision of public services. More dense subdivisions such as proposed, along with
proposed design features allow for a more efficient and cost effective provision of public
services.
For these reasons, Staff believes that the proposed development meets the objectives of the PUD
requirements stated above.
Per the UDC, Council may approve PUD's, upon recommendation by the Commission, in accord
with the standards listed in UDC 11-7-4 as follows:
Deviations from underlying district requirements: Deviations from the development standards
and/or area requirements of the district in accord with Chapter 2 DISTRICT REGULATIONS of this
Title may be approved. The exception is that along the periphery of the planned development, the
applicable setbacks as established by the district shall not be reduced.
1. Allowed uses: Applicant may request that specific conditional or accessory use(s)
allowed in the district be allowed as principal permitted use(s). NA. The applicant
has not requested a use exception with the PUD application.
2. The uses within the planned unit development are interconnected through a system of
roadways and/or pathways as appropriate. Private streets and service drives may be
permitted, if designed and constructed to the Transportation Authority standards and
in accord with Chapter 3 Article F. PRIVATE STREETS of this Title. The proposed
development has been designed with short block lengths for walkability and
interconnectiviry with the adjacent residential subdivisions. Further, all internal
roadways and alleys are proposed to be public subject to City and ACHD approval.
3. Buildings shall be clustered to preserve scenic or environmentally sensitive areas in
the natural state, or to consolidate small open spaces into larger, more usable areas
for common use and enjoyment. The reduced setbacks requested by the applicant will
allow the clustering of homes around a mew therefore allowing for more useable
open space area.
Staff has reviewed these standards and found the development complies with all of them.
The applicant is requesting reductions to the minimum dimensional requirements in the R-15
district as follows:
Heritage Grove Proposed Setbacks
*Measured from back of sidewalk
**Measured from the property line
Street setback*
Livin 5'
Garage NA
Alle setback**
Living 2'
Garage 2'
Side setback 5
Heritage Grove Subdivision- AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 7
Rear setback NA
Staff has reviewed the requested reductions to the R-1 S dimensional standards and because of the
mew design concept, clustering, amount of open space and interconnected pedestrian system
proposed, staff is supportive of the applicant's request.
Design: The primary land design concept used to create this development is the use of open space
mews. The mew concept uses the traditional neighborhood concepts which allow a more
clustered development with shorter block lengths, varied front setbacks, tree-lined streets and
increased useable open space to break up straight rows of houses that are common in more
traditional subdivisions. The deviation from the required setbacks does the following:
• eliminates the view of the garage from the street,
• places more emphasis on front porches allowing a variety of setbacks and sitting areas
where people can interact and gather and creates a more pedestrian friendly environment,
• would allow living space over the garages off of the alley, and
• allows a single parking stall between the units accessing the alley.
As mentioned above, the PUD standards state that buildings shall be clustered to preserve scenic
or environmentally sensitive areas in the natural state, or to consolidate small open spaces into
larger, more usable areas for common use and enjoyment. Also, uses within the PUD should be
interconnected through a system of roadways and/or pathways as appropriate. Staff believes that
the design of this site complies with these standards.
Design Concepts and Building Elevations: The applicant has submitted design criteria, lot fit
map and sample elevations for the Heritage Grove Subdivision. The supporting documents
include the details of design concepts for the subdivision, architectural elements of the different
housing types and dimensional standards for the development. Staff has reviewed these
guidelines and found them to represent a unique and innovative residential development. Future
homes constructed within the subdivision will be required to comply with the submitted
materials. (see Exhibit A.6)
Preliminary Plat (PP): The proposed preliminary plat consists of 121 single family residential
lots and 19 common lots on approximately 21.71 acres of land in an existing and proposed R-15
zoning district. Lot sizes range between 3,082 and 27,234 square feet respectively. The proposed
gross density of the subdivision is 5.57 dwelling units per acre which is consistent with both the
density requirements of the comprehensive plan and the proposed R-15 zoning district.
Dimensional Standards: All of the proposed lots must comply with the dimensional standards
established in the UDC Table 11-2A-7. The proposed plat complies with the frontage
requirements and minimum lot sizes of the UDC. All perimeter lots will remain subject to the
dimensional standards set forth in UDC Table 11-2A-7.
Phasing Plan: The applicant is proposing to develop the subdivision in four (4) phases. The first
two (2) phases are to commence on the northeast corner of the intersection and the last two (2)
phases will consume the northern half of the development. Currently ACHD has commenced with
Ustick/Locust Grove inspection project. The applicant is coordinating with ACHD for the
Subdivision improvements along the adjacent roadways to ensure the necessary infrastructure is
in place to serve the proposed development. Further, this roadway project has necessitated the
need to connect the existing dwellings on Lot 25, Block 6 to City water and sewer and close the
existing dwellings access to E. Ustick Road. In general staff is supportive of the proposed
phasing plan however, staff recommends the applicant include Lot 25, Block 6 and complete
Heritage Grove Subdivision- AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 8
all of the landscape improvements adjacent to E. Ustick Road and N. Locust Grove Road
with the first phase of development.
Street Network: UDC 11-3A-31imits access points to collector and arterial roadways. Currently,
the existing dwellings on Lot 25, Block 6 have an access to E. Ustick Road. On the submitted
plat, a common lot (Lot 23, Block 6) prohibits the Trail property from accessing E. Spring
Place Street. Staff recommends the existing home (Lot 25, Block 6) be included in the first
phase of development and Lot 23, Block 6 should be incorporated as part of the Lot 25,
Block 6 so the lot has frontage on the local street. Since the existing homes will no longer
have access to E. Ustick Road, the property owner will have to coordinate with the City's
Addressing specialist and obtain a new street address from one of the adjacent local streets.
The main access to the development is proposed from N. Locust Grove Road. The internal street
layout provides adequate internal connectivity and extends existing stubs streets from the north
and south boundary. In addition, E. Prairefire Street, located in the north half of the development,
is proposed to stub to the Ada County parcels abutting the west and east boundary. For the
homes along the internal blocks, access will be provided from public alleys. If the applicant
includes Lot 25, block 6 with the first phase of development, staff is supportive of the proposed
street layout.
Off-street Parking: As mentioned above in section 9, staff is not requiring the parking pads in
front of the garages of the mew and alley loaded lots to support the unique design of the project.
In the applicant's narrative, the applicant states that concrete pads off the alley adjacent to the
outside of the garages to possible allow for additional parking. Staff has concerns with how the
parking would function given the applicant is not proposing a modification to the 5-foot side yard
setback. Based on this dimension, the homes would have 10 feet of separation which technically
meets the dimensional standards for a parking stall but it does take into account the placement of
any utilities. If overflow parking is desired for the development, staff recommends the applicant
construct overflow parking adjacent to the mew lots or provide a plan that demonstrates how the
parking would function. The parking stalls must comply with the UDC dimensional standards.
Existing Structures: As mentioned above, ACHD is currently re-constructing the Ustick/Locust
Grove intersection. The existing residence and outbuildings near that intersection will be removed
in conjunction with the roadway project and with the development of the property. Whatever
structures are not removed as part of the roadway project must be removed with the development
of the first phase of the subdivision.
As mentioned above, the existing dwellings (primary and secondary) and the outbuildings on Lot
25, Block 6 will remain as part of the development. To staff's knowledge ACHD is connecting
the dwellings to municipal services. Staff has contacted Ada County Development Services to
verify if the secondary dwelling on the property had Ada County approval. At one time the
property did receive approval for temporary living quarters but subsequent approvals were not
granted by the County for the dwelling to remain.
Typically, the City does not annex property with County violations. Staff has evaluated the
secondary dwelling standards set forth in UDC 11-4-3-12 to determine if the secondary dwelling
would be in violation of the City's ordinance. In reviewing this section of the ordinance it appears
the secondary dwelling would meet the criteria set forth in the UDC as far as the placement on the
property and the design and size of the structure. Since the parcel is partially developed staff is
recommending a DA provision limiting the use of this property as it is currently developed.
Additionally, the two (2) existing outbuildings appear to encroach into the required 5-foot side
yard setback. Under the UDC these structures would be defined as non-conforming and could
Heritage Grove Subdivision- AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 9
remain on the property provided any new modifications and/or additions to the structures
conform to the requirements of the R-15 district as set forth in UDC 11-1B-5.
Micropaths: The applicant is proposing multiple pedestrian connections to provide connection to
the mew lots. In reviewing the submitted plan all of the micropath lots and pedestrian connections
comply with the standards set forth in UDC 11-3A-8 and UDC 11-3B-12.
Landscaping Requirements
Open Space/Amenities: UDC 11-3G-3 requires a minimum of ten percent open space for all
residential developments exceeding five acres. The UDC also requires one additional site amenity
for each additional 20 acres of development area. Using this standard, the applicant is required to
provide a total of two (2) amenities for a development of this size.
The applicant is proposing 3.32 acres of common open space with this development which equals
approximately 15.3% of the total development area. Qualifying open space 50% of the arterial
street buffers and 10-foot wide parkways, two (2) mew lots, several micropath lots and 8-foot
parkways adjacent to the local streets for the internal blocks.
The proposed amenities include the following:
1) Clubhouse -The applicant has verbally committed to the addition of the clubhouse
amenity after the application submittal. Since the location and design are not part of the
application submittal, staff recommends the applicant submit details of this amenity
prior to the Commission hearing;
2) (2) picnic areas in the mews and;
3) 5% additional open space
Based on the analysis above, staff finds the proposed subdivision complies with the open space
and site amenity requirements in the UDC.
Arterials: UDC 11-2A-7 requires a 25-foot wide street buffer along Ustick Road and Locust
Grove Road. On the submitted landscape plan the applicant is proposing to construct a 35-foot
wide landscape buffer adjacent to Ustick Road and a 32-foot wide landscape buffer is proposed
adjacent to Locust Grove Road.
The submitted landscape plan does not depict any landscape improvements on the Trail property
(Lot 25, Block 6). Typically, the UDC would require the applicant to plat a common lot across
the front of the buildable lot which is to be owned and maintained by the home owner's
association. In this particular case, this lot and block will not be part of the CCR's for the
subdivision however; staff believes the applicant should install a berm and landscaping across the
front of the Trail property to have a consistent landscape buffer with the Heritage Grove
development.
The applicant has worked with ACHD on the design of the landscape buffer adjacent to E. Ustick
Road. The submitted preliminary plat shows a 10-foot wide parkway between the curb and the 5-
foot wide detached sidewalk and additional 21 feet from the back of the new sidewalk and the
existing residence that could be landscaped consistent with the proposed landscape buffer. To off-
set the requirement for the platted common lot across the Trail property, the applicant will have to
submit an alternative compliance application with the first phase of a final plat, and request the
landscape buffer be depicted as permanent landscape easement rather than a common lot. Staff
recommends the applicant construct a 25-foot wide landscape buffer in front of Lot 25,
Block 6 that matches the rest of the street buffer along E. Ustick Road.
Fencing: The applicant is proposing 6-foot privacy fencing along the perimeter of the project.
The UDC does not require fencing except for areas that are adjacent to micro-paths. The
Heritage Grove Subdivision - AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 10
developer is required to construct fencing adjacent to micro-path connections to distinguish
common from private areas. Fencing adjacent to micro-paths and interior common open space
(mew lots) is limited to 4-feet in height if closed vision fencing is used or open vision fencing up
to 6-feet in height is allowed as it provides visibility from adjacent homes or buildings, per UDC
11-3A-7A.7. A detailed fencing plan should be submitted upon application of the final plat. If
permanent fencing is not proposed along the boundary of the subdivision, the applicant is
required to construct temporary fencing to contain debris during construction prior to issuance of
any building permits on the site.
Existing Trees: There are existing trees on the property that may need to be removed with the
development of the property. The applicant should protect all existing trees on the site that are
greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-
10, mitigation is required for all existing healthy trees 4-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 100%
replacement.
The applicant has stated in his narrative that street trees will be placed on the traditional lots
similar to what is proposed for the 8-foot parkways adjacent to the alley and mew lots. Since the
applicant must coordinate with the City Arborist on the replacement of the trees, staff is of the
opinion that the trees planted on these lots would off-set the caliper inches proposed for removal.
With the submittal of the final plat the applicant should submit a revised landscape plan
that depicts the number of trees on the traditional lots and details the mitigation plan
outlined by the developer and the City Arborist.
Parkways: 8-foot wide parkways are proposed adjacent to the internal alley/mew lots and a
center median is proposed within E. Heritage Grove Drive. The parkways and the center medians
must comply with the standards set forth in UDC 11-3A-17 and UDC 11-3B-7C.
Sidewalks: Sidewalks are required along all public streets. 5-foot wide detached sidewalks are
required adjacent to alley and mew lots and E. Ustick Road and N. Locust Grove Road as
proposed.
Ditches, Laterals, and Canals: Per UDC 11-3A-6, all irrigation ditches, laterals or canals,
exclusive of natural waterways and waterways being used as amenities, which intersect, cross or
lie within the area being subdivided shall be covered.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The Applicant should be required to utilize any existing
surface or well water for the primary source. If a surface or well source is not available, asingle-
point connection to the culinary water system shall be required. If a single-point connection is
utilized, the developer will be responsible for the payment of assessments for the common areas
prior to development plan approval. An underground, pressurized irrigation system should be
installed to all landscape areas per the approved specifications and in accordance with UDC 11-
3A-15 and MCC 9-1-28.
In summary, Staff recommends approval of the proposed application request with the
recommended conditions listed in Exhibit B of this report in accord with the findings contained in
Exhibit D.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Preliminary Plats (dated: 01/21/14)
3. Proposed Phasing Plan
Heritage Grove Subdivision - AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 11
4. Proposed Landscape Plan (dated: 01/20/14)
5. Proposed Open Space Exhibit (dated: 01/20/14)
6. Proposed Building Elevations and List of Proposed Design Features
B. Conditions of Approval
C. Legal Description and Exhibit Map for Annexation
D. Required Findings from Unified Development Code
Heritage Grove Subdivision - AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 12
A. Drawings
1. Vicinity Map
1lcritagc Grove Subdivision- A7-14-003; PUD-14-001; PY-14-001 and MDA-14-001
PAGF. 18
2. Proposed Preliminary Plat (dated: 01/21/14)
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Heritage Grove Subdivision- AZ-14-003: PUD-14-001; PP-14-001 and MDA-14-001
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Heritage Grove Subdivision- AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 21
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heritage Grove Subdivision-AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGI 21
6. Proposed Building Elevations and List of Proposed Design Features
Conceptual Elevations and Materials
Heritage Grove will be an interesting and livable neighborhood of lasting value. We will achieve this
through the use of a variety of traditional neighborhood design elements including colors, textures,
materials, architectural styles, roof pitch, placernent of living-space near sidewalks, and through artful
landscaping. Sorne other elements we will draw from include, but not be limited to, masonry (stone,
brick, or stucco), board and batten, cottage lap, plank, shingle siding, varied roofhnes, as well pop-outs
and breaks in elevations and porches. Our plan is in compliance with the design principles outlined in
Meridian's Residential Design Guidelines. The following photos provide a sampling of our vision.
heritage Grove Subdivision-AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGIi 22
Heritage Grove Subdivision - AL-14-003; PUD-14-001: PP-14-001 and MDA-14-001
PAGF~ 23
\ This Lot Fit Map is representative and conceptual in nature. House footprints and
~~~- --~eti~aek- wiN _ vats ~ro~ese- depiste~-hers~This--+s-- no~~e-official---landscape-plan= /
Materials design elements that will help us achieve the uniaue neighborhood we envision include:
Variety of textures
Warm palette of Colors
Covered porches
Courtyards (side and front)
Balcony
Corbels
Brick
Stucco
Stone
Board and batten
Shutters
Trellis
Double step fascia
Cottage lap, Lap, Shake Siding
Arched windows
Dormer windows
Transom windows
Bay windows
Columns
Dentils
Exposed Rafters
Gables roof
Hipped roof
Heritage Grove Subdivision- AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 24
EXHIBIT B - CONDITONS OFAPPROVAL
1. PLANNING DEPARTMENT
1.1 Annexation Comments
1.1.1 Anew development agreement (DA) replacing existing DA # 108065962 is required as part of the
project approval. Prior to the annexation ordinance approval, a new DA shall be entered into
between the City of Meridian and the property owners at the time of annexation adoption. A final
plat application will not be accepted until the DA is recorded. The applicant shall contact the
City Attorney's Office to initiate this process. The DA shall be signed by the property owner and
returned to the City within two (2) years of the City Council granting annexation approval. The
DA shall, at minimum, incorporate the following provisions:
A. The applicant shall comply with the submitted home elevations and design features attached in
Exhibit A.6. A mix of materials and architectural details as represented in the attached
elevations shall be incorporated on the rear facades that face E. Ustick Road and N. Locust
Grove Road (Lots 3-21, Block 6).
B. Development of this site shall substantially comply with the preliminary plat and landscape
plan in Exhibit A.
C. The landscape buffers adjacent to E. Ustick Road and N. Locust Grove Road, including the
Trail property, shall be constructed as shown on the submitted landscape plan with the first
phase of development.
D. The applicant shall comply with all City ordinances in effect at the time of final plat submittal.
1.2 Preliminary Plat -Site Specific Conditions of Approval
1.2.1 The preliminary plat shall be revised as follows:
a. Lot 25, block 6 must be included as a lot and block with the first phase of development.
b. The street buffer on Lot 25, Block 6 may be in an easement rather than a common lot. An
alternative compliance must be submitted with the first final plat application.
c. Direct lot access shall be prohibited to E. Ustick Road and N. Locust Grove Road in accord
with UDC 1 l -3A-3. With the first phase of development, access for Lot 25, Block 6 shall be
provided internally within the subdivision via E. Spring Place Street. Lot 23, Block 6 shall
be incorporated as part of the Lot 25, Block 6 so the lot has frontage on the local street.
1.2.2 The landscape plan attached in Exhibit A.4 is approved as follows:
a. The applicant shall substantially comply with the open space exhibit attached in Exhibit A.S.
b. The landscape plan shall be revised to include 25-foot wide street buffer along the front of
Lot 25, Block 6 that matches the rest of the street buffer along E. Ustick Road.
c. The applicant shall substantial comply with the submitted landscape plan attached as Exhibit
A.4. The applicant shall comply with proposed open space and site amenities represented on
the submitted landscape plan. Details of the proposed picnic areas and the club house shall be
provided prior to the Commission hearing.
d. All fencing shall be installed in accordance with UDC 11-3A-7. Per UDC 11-3A-7A7a, the
applicant is responsible for fencing micropaths to distinguish the common areas from the
private areas. Where the buildable lots abut internal common lots fencing must either be 4-
foot solid or 6-foot open vision. A detailed fencing plan must be submitted with each final
plat application.
Heritage Grove Subdivision- AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 25
e. Per UDC l 1-3B-10, the applicant shall work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the existing trees
on site. Submit a revised landscape plan that depicts the number of trees proposed to be
planted on the traditional lots.
f. Provide the landscaped the center median in E. Heritage Grove Drive as proposed and enter
into a license agreement with ACRD.
g. All micropath lots shall be constructed in accord with the standards set forth in UDC 11-3A-8
and UDC 11-3B-12.
h. The pond proposed within Lot 2, Block 1 must comply with the standards set forth in UDC
11-3G-3G-3B.8.
i. Install the landscape buffers adjacent arterials streets as proposed.
1.2.3 The applicant shall pipe or otherwise cover all irrigation ditches, laterals or canals, intersecting,
crossing or lying within the area being developed in accord with UDC 11-3A-6A, unless left open
as a water amenity or linear open space in accord with UDC 11-3A-6A.2.
1.2.4 Provide the stub streets and internal street network as proposed on the plat.
1.2.5 Comply with all ACHD conditions of approval.
1.2.6 With the first phase of the final plat, the applicant must remove the any existing structures on
parcel 50531449315 and abandon any existing wells and septic systems prior to City Engineer's
signature on a final plat.
1.2.7 Since the existing dwellings on Lot 25, Block 6 will no longer have access to E. Ustick Road;
the property owner shall coordinate with the City's Addressing specialist and obtain a new
street address from one of the adjacent local streets.
1.3 Planned Unit Development -Site Specific Conditions of Approval
1.3.1 All comments and conditions of the accompanying Annexation and Zoning (AZ-14-001)
application, associated Development Agreement and Preliminary Plat (PP-14-001) shall also be
considered conditions of the Planned Unit Development (PUD-14-001).
1.3.2 All structures shall substantially comply with the building elevations and design materials
submitted with this application included in Exhibit A.6 and approved with this application.
Further, the structures placed on the alley loaded lots shall provide variation in front setbacks
adjacent to the streets as represented by the exhibit attached in Exhibit A.6. This condition is
intended to avoid having all homes on the same plain along the adjacent streets.
1.3.3 All alley loaded lots and mew lots shall be subject to the setbacks approved with PUD.
1.4 General Conditions of Approval
1.4.1 Comply with all bulk, use, and development standards of the R-15 zoning district listed in UDC
11-2A-7, except as allowed under the planned unit development.
1.4.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.4.3 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-3B-6 and MCC 9-1-28.
1.4.4 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.4.5 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ.
Heritage Grove Subdivision-AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 26
1.4.6 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6
for single-family dwellings. The 20' X 20' parking pads are not required in front of the garages of
the alley lots and the mew lots.
1.4.7 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.4.8 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5
and 11-3B-7C.
1.4.9 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to alleys, driveways, easements, blocks, street buffers, and mailbox
placement.
1.4.10 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.5 Ongoing Conditions of Approval
1.5.1 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.
1.5.2 All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11-3G-3F1.
1.5.3 The project is subject to all current City of Meridian ordinances. Staffls failure to cite specific
ordinance provisions does not relieve the applicant of responsibility for compliance.
1.5.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.5.5 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.5.6 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
1.6 Process Conditions of Approval
1.6.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.6.2 The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11-SC-3B. A surety agreement may be accepted for other improvements in accord with
UDC 11-SC-3C.
1.6.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plats as set forth in UDC 11-6B-3C2.
1.6.4 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the
City Engineer signature on a final plat within two years or 2) gain approval of a time extension as
set forth in UDC 11-6B-7.
1.6.5 The applicant shall obtain approval for all successive phases of the preliminary plat within two
years of the signature of the City Engineer on the previous final plat as set forth in UDC 11-6B-
7B.
Heritage Grove Subdivision - AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 27
1.6.6 Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC I 1-3B-14A.
2. PUBLIC WORKS DEPARTMENT
2.1 SITE SPECIFIC CONDITIONS OF APPROVAL
2.1.1 The current design location of the sanitary sewer and water mains across the Block 4, and Block
12 Mews does not comply with Meridian Public Works Standards. Specifically there would need
to be a 14-foot wide all weather gravel road over the utilities per Standard Drawing No. G2.
Alternatively the applicant shall relocate the storm drainage facilities that are currently show in
the alleys to the Mews, and relocate the water mains to the alleys. The Public Works Department
is agreeable to this arrangement as long as no manholes are located within the Mews.
2.1.2 Due to the redevelopment potential of Lot 25, Block 6, the applicant shall be required to extend
an 8-inch diameter sanitary sewer main stub in E. Springplace St. to the boundary of Lot 25,
Block 6. This stub can terminate with a t-type cleanout.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of--way. Minimum cover over sewer mains is three feet, if cover
from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2.2 Per Meridian City Code, the applicant shall be responsible to install sewer and water mains to and
through this development.
2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
Heritage Grove Subdivision - AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 28
2.2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District and the Final Plat for this subdivision shall be recorded, prior to applying for building
permits.
2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.2.11 All development improvements, including but not limited to sewer and water, fencing, micro-
paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street lights.
Heritage Grove Subdivision- AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 29
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
3. POLICE DEPARTMENT
3.1 The Police Department has no concerns related to this application.
4. FIRE DEPARTMENT
4.1 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 'h" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
£ Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
4.2 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an
imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D
Section D103.6 Signs.
4.3 All entrance, internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
4.4 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather
surface are required to be installed before combustible construction material is brought onto the site,
as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
4.5 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
4.6 Fire lanes, streets and structures including the canopy height of mature trees shall have a vertical
clearance of 13'6" as set forth in International Fire Code Section 503.2.1.
4.7 The applicant shall work with Public Works and Planning Department staff to provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign ordinance
and is placed in a position that is plainly legible and visible from the street or road fronting the
property, as set forth in International Fire Code Section 505.1.
5. REPUBLIC SERVICES
Heritage Grove Subdivision - AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 30
5.1 The applicant shall comply with the tree mitigation standards set forth in UDC 11-3B-10.
6. PARKS DEPARTMENT
6.1 The applicant shall design and construct the multi-use pathways consistent with the location and
specifications (Chapter 3) set forth in the Meridian Pathways Master Plan unless otherwise approved
by the Parks and Recreation Director.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Comments have not yet been received from ACHD on this application.
Heritage Grove Subdivision- AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 31
C. Legal Description and Exhibit Map for the Annexation
ANNEXATION DESCRIPTION
A parcel bated in the SE %. of the SE'/. of Secti~ 3l, Township 4 North, Range 1 East,
Boise Meridian, Ada County, Idaho, more particularly described as follows:
Commxncing at a brass cap monument marking the soiriheasterly corner of said SE '/. of
the SE '/. from which a S/8 inch diameter iron pin marking the southwesterly corner of
the SE'/. of said Section 31;
Thence N $9°47'06" W along the southerly boundary of said SE '/, of the SE '/. a
distance of 662.30 feet to the POINT OF BEGINNING;
Thence continuing N 89°4706" W a distance of 97.74 fcet to a point on the extension of
the easterly boundary of WANDA S MEADOW SUBDIVISION as shown in Book 82 of
Plats at Page 9035 in the office of the Recorder, Ada County, Idaho;
Thence along said easterly boundary the following described courses:
Thence leaving said southerly boundary N 0°08' 14" E a distance of 1 SS.S9 feet to a
S/8 inch diameter iron pin;
Thence N 8°40'34" E a distance of 42.72 feet to a S18 inch diameter iron pin;
Thence N 0°23'24" l; a distance of 416.IS feet to a S!8 inch diameter iron pin
marking the northeasterly corner of said WANDA S MEADOW SUBDIVISION;
Thence leaving said easterly boundary N 89°47'06" W along the northerly boundary of
said WANDA'S MEADOW SUBDIVISION a distance of 567.58 fed to a S/8 inch
diameter iron pin marking the northwesterly corner of said WANDA S MFrIDOW
SUBDIVISION said point also being on the westerly boundary of said SE'/. of the SE %,;
Thence leaving said northerly boundary N 0°37'07" E along said westerly boundary a
distance of 9.84 feet to a point;
Thence leaving said westerly boundary S 89°46'16" E a distance of 661.76 feet to a
Point;
Thence S 0°34' 10" W a distance of 623.68 feet to the POIN7' OF BEGINNING.
This parcel contains 1.49 feet and is subject to any easements existing or in use.
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PAGE 32
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Heritage Grove Subdivision- AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 33
D. Required Findings from Unified Development Code
1. Annexation Findings:
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, the
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The applicant is proposing to annex and zone approximately 1.49 acres of the subject
property to the R-15 zoning district. Staff finds that the proposed map amendment is
generally consistent with the MDR FLUM designation for this property. Staff finds the
amendment is consistent with the applicable provisions of the Comprehensive Plan (see
section VII above).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that the proposed map amendment to the R-15 zoning district is consistent with the
purpose statements of and residential districts as detailed in Section VIII above.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public health,
safety, or welfare. City utilities will be extended at the expense of the applicant. Staff
recommends that the Commission and Council consider any oral or written testimony that
may be provided when determining this finding.
d. 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,
Staff finds that the proposed zoning amendment will not result in any adverse impact upon
the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC 11-SB-3.E).
Staff finds the annexation of these properties with the R-15 zoning district is in the best
interest of the City if the applicant enters into a new development agreement and adheres to
the recommended development agreement provisions in Exhibit B.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short
plat, the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plats are in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation. Please see
Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services will be provided to the subject property upon
Heritage Grove Subdivision- AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 34
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because City water and sewer and any other utilities will be provided by the development
at their own cost, Staff finds that the subdivision will not require the expenditure of
capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., Police, Fire, ACRD, etc.) to determine this finding. (See Exhibit B
for more detail.)
e. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Council or Commission's attention.
ACRD and ITD consider road safety issues in their analysis. Staff recommends that the
Commission and Council consider any public testimony that may be presented when
determining whether or not the proposed subdivision may cause health, safety or
environmental problems of which Staff is unaware.
f. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. The Commission and
Council should reference any public testimony that may be presented to determine
whether or not the proposed development may destroy or damage a natural or scenic
feature(s) of major importance of which staff is unaware.
3. Planned Unit Development Findings:
In order to grant a planned unit development request, the Council shall make the following
findings:
a. The planned unit development demonstrates exceptional high quality in site design
through the provision of cohesive, continuous, visually related and functionally
linked patterns of development, street and pathway layout, and building design.
Staff finds that the proposed PUD demonstrates high quality site design which
incorporates shorter block lengths, higher density, varied front setbacks, attractive
streetscape and increased useable open space not typically seen in many traditional
subdivisions.
b. The planned unit development preserves the significant natural, scenic and/or
historic features.
Staff finds the design of the PUD preserves a historic feature on this site by preserving
the heritage of the Johnson Family that has farmed the property for over 50 years. A
monument paying homage to the Johnson family will be placed in the larger mew lot.
c. The arrangement of uses and/or structures in the development does not cause
damage, hazard, or nuisance to persons or property in the vicinity.
Heritage Grove Subdivision- AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 35
Staff finds that this development as proposed should not cause damage, hazard, or
nuisance to persons or property in this vicinity. However, staff recommends the
Commission and Council rely upon comments from the public to determine this finding.
d. The internal street, bike and pedestrian circulation system is designed for the
efficient and safe flow of vehicles, bicyclists and pedestrians without having a
disruptive influence upon the activities and functions contained within the
development, nor place and undue burden upon existing transportation and other
public services in the surrounding area.
Staff finds that the proposed pathway system and sidewalks within the development are
designed to provide recreational access to amenities and uses within the subdivision
without conflicting with vehicular traffic.
e. Community facilities, such as a park, recreational, and dedicated open space areas
are functionally related and accessible to all dwelling units via pedestrian and/or
bicycle pathways.
Staff finds that the mew lots will provide recreational opportunities that are accessible by
the future residents via numerous walkways.
f. The proposal complies with the density and use standards requirements in accord
with Chapter 2, "District Regulations", of this title.
Staff finds the prosed development complies with the density and uses allowed in the R-
15 zoning district.
g. The amenities provided are appropriate in number and scale to the proposed
development.
Staff finds the club house; the picnic areas and the additional 5 percent open space are
adequate to serve the proposed development.
h. The planned unit development is in conformance with the comprehensive plan.
Staff finds the proposed development is in conformance with the comprehensive plan.
Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for
more information.
Heritage Grove Subdivision- AZ-14-003; PUD-14-001; PP-14-001 and MDA-14-001
PAGE 36