Heritage Grove Subdivision - AZ-14-003 PUD-14-001 PP-14-001 MDA-14-001CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
EIDIAN�_�,
In the Matter of the Request to Annex 1.49 Acres of Land with the R-15 Zoning District; Planned
Unit Development to Modify the R-15 Dimensional Standards of the Mew and Alley -load Lots;
Preliminary Plat Consisting of 121 Residential Building Lots and 19 Common/Other Lots on 21.71
Acres of Land; and Development Agreement Modification to Change the Development Plan from
Multi -family to Single Family, Located on the Northwest Corner of E. Ustick Road and N. Locust
Grove Road; by Tucker Johnson.
Case No(s). AZ -14-003; PUD -14-001; PP -14-001; and MDA -14-001
For the City Council Hearing Date of. April 15, 2014 (Findings on May 6, 2014)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of April 15, 2014, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of April 15, 2014, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of April 15, 2014,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of April 15, 2014, 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 at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 11-784 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.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -14-001; PUD -14-001; PP -14-001; & MDA -14-001
-1-
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
Planning Division, the Public Works Department and any affected party requesting notice.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of April 15, 2014, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § I 1-5A 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 annexation and development agreement modification is hereby
approved with the provisions in Exhibit B of the Staff Report for the hearing date of April 15,
2014, attached as Exhibit A.
2. The applicant's request for planned unit development and preliminary plat is hereby approved
per the conditions included in Exhibit B of the Staff Report for the hearing date of April 15,
2014, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two (2) years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat (UDC 11 -6B -7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two (2) years, may be considered for
final approval without resubmission for preliminary plat approval (UDC 11-613-713).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11 -6B -7.A, the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two (2) years. Additional time extensions up
to two (2) years as determined and approved by the City Council may be granted. With all
extensions, the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again (UDC 1I -
6B -7C).
Notice of Two (2) Year Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a maximum
period of two (2) years unless otherwise approved by the City. During this time, the applicant
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -14-001; PUD -14-001; PP -14-001; & MDA -14-001
-2-
shall commence the use as permitted in accord with the conditions of approval, satisfy the
requirements set forth in the conditions of approval, and acquire building permits and
commence construction of permanent footings or structures on or in the ground. For
conditional use permits that also require platting, the final plat must be signed by the City
Engineer within this two (2) year period.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-513-6.G.1, the Director may authorize a single extension of the time to commence the
use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as
determined and approved by the City Council may be granted. With all extensions, the Director
or City Council may require the conditional use comply with the current provisions of Meridian
City Code Title I I(UDC 11-513-6F).
Notice of Two (2) Year Development Agreement Duration
The development agreement shall be signed by the property owner and returned to the City
within two (2) years of the City Council granting annexation and/or rezone (UDC 11-513-31)).
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 two (2) year approval period
(UDC 11-513-317).
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. 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 April 15, 2014
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -14-001; PUD -14-001; PP -14-001; & MDA -14-001
-3-
r
By action of the City Council at its regular meeting held on the day of
2014, a
COUNCIL PRESIDENT CHARLIE ROUNTREE
COUNCIL VICE PRESIDENT KEITH BIRD
COUNCIL MEMBER DAVID ZAREM 3A
COUNCIL MEMBER JOE BORTON
COUNCIL MEMBER LUKE CAVENER
COUNCIL MEMBER GENESIS MIL,AM
MAYOR TAMMY de WEERD
(TIE BREAKER)
VOTED I L� ...
VOTED
VOTED
VOTED
x�^
VOTED 5 cut"'a.
VOTED , }
VOTED
r'
Mayor Tamm i ,� dei° eerd
Copy served upon Applicant, The Planning Division, Public Works Department and City Attorney.
e D A lj T'
/ ��$, j
By: Dated: 4y of
city Cl c's fic ( EI ID IDANrd
SEAL
T6�0�:L� TAF nSU�Y
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -14-001; PUD -14-001; PP -14-001; & MDA -14-001
-4-
EXHIBIT A
STAFF REPORT
ENItDIAM�'_
Hearing Date: April 15, 2014
0Z
TO: Mayor and City Council
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 of the following applications:
1) Annexation of approximately 1.49 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 ISP of the staff report for more information.
IL 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.
The Planning and Zoning Commission heard these items on March 6. 2014. At the public
hearing. the Commission voted to recommend approval of the subiect AZ. PUD and PP
requests.
a. Summary of Commission Public Hearing:
i. In favor: Tucker Johnson
ii. In opposition: None
iii. Commenting: Josh Leblanc and Randy Spiwalc
iv. Written testimonv: Roberta Garvin. Wendell Martin and Anne Hutchinson
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
L Cost sharing for the perimeter fencing.
c. Kev Commission Change(s) to Staff Recommendation:
i. None
d. Outstanding Issue(s) for City Council:
i. None
Heritage Grove Subdivision — AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 1
EXHIBIT A
The Meridian City Council heard these items on April 15, 2014, At the public hearing, the
Council approved the subject AZ. PUD. PP and MDA reauests.
a=Summary of City Council Public Hearing:
i In favor: Tucker Johnson
ii. In o Vpojjtion: None
i& Commenting: None
m Written testimony: None
L Staff presen Wg application: Bill Parsons
A Other staff commenting on application: Ted Baird
b- Key Issues of Discussion by Council:
L None
c. Kev Council Changes to Staff/Commission Recommendation
i. The development (closure of the Ustick Road access and the Ustick landscape buffed of
the Trail property may commence with Phase 2 of the project. DA Provision C and S to
Specific Condition of approval 1.2.1(a.b.c) and 1.2.7 were modified accordingly.
& Added Condition of Approval 1.2.14: Restricting Lots 26-35, Block 6 to single story
homes as testified by the applicant.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ -14-
003; PUD -14-001; PP -14-001 and MDA -14-001 as presented in the staff report for the hearing date of
April 15, 2014, with the following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ -14-003;
PUD -14-001; PP -14-001 and MDA -14-001 as presented in the staff report for the hearing date of
April 15; 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.)
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: S053144935; 50531449450 and
S0531449105)
B. Applicant/Representative:
Tucker Johnson, Green Village Development
372 S. Eagle Road, Suite #328
Eagle, Idaho 83616
C. Owner(s):
Leon and LaRue Johnson Michael and Leslie Trail
2453 E. Wainwright Drive 1370 E. Ustick Road
Meridian, Idaho 83646 Meridian, Idaho 83646
Steve and Bette Charitable Remainder Unitrust
Heritage Grove Subdivision— AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 2
EXHIBIT A
1095 Mountain Ridge Road
Provo, Utah 84604
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); March
24, and April 7, 2014 (Council)
C. Radius notices mailed to properties within 300 feet on: February 10, 2014 (Commission); March
20, 2014 (Council)
D. Applicant posted notice on site(s) on: February 20, 2014 (Commission); March 28, 2014
Council
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
4108065962.
In 2009, the Director granted the approval of an 18 -month time extension to obtain the City
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.
Heritage Grove Subdivision—AZ-14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 3
EXHIBIT A
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 h-rigation: 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):
• "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." (3.07.01 E)
The applicant is proposing to develop a mixed use residential development consisting
metiv/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 tit,ill provide housing opportunities in close proximii3) to the
existing shopping centers along the Eagle and Fairview corridors.
Heritage Grove Subdivision—AZ-14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 4
EXHIBIT A
® "Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc." (3.05.02C)
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 cornpliance with the standards listed in UDC I1 -3D-5 and
11-3A-7 respectively.
® "Require common area in all subdivisions." (3.07.02F)
The applicant is required to provide a rninimurn of 10% qualified open space as set forth in
UDC 11-3G-3. The proposed plat depicts 15.3% (or 3.32 acres) of qualified open space. The
proposed subdivision is in cornpliance with the cormnon 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." (3.01.01F)
Cit}) 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 cit) services upon annexation of the
properh'•
® "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 fr oin 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 ivest and
east boundary for firtzire connectivity.
e "Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity." (3.07.02C)
Interconnected ivalkways 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.
® "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.
a "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." (3.01.01J)
Currently, ACHD has connnenced 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, hater and server extensions).
® "Coordinate with transportation agencies to ensure provisions of services and transit
development." (6.02.02H)
Heritage Grove Subdivision— AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 5
EXHIBIT A
FRT 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 shoiving how the homes
ivill 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-2 lists 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 11-313-7C for the R-15 zoning district.
® The proposed micropaths shall comply with the design standards in accord with UDC 11-3A-
8 and UDC 11-313-12.
® The 8 -foot wide parkways proposed along the local streets are required to comply with the
design standards outlined in UDC I1 -3A-17 and UDC 11-313-7C.
® 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 rnew 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. The prtrpose of this parking and how it would
function would be controlled through the subdivision CCR's.
Heritage Grove Subdivision — AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 6
EXHIBIT A
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
Annexation (AZ): The applicant is requesting to annex approximately 1.49 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 the 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 properi)) 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
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 ofpublic
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.
Heritage Grove Subdivision— AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 7
EXHIBIT A
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 ivalkability and
interconnectivity 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 nrew therefore allowing for more useable
open space area.
Staff has revielved 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*
Living
5'
Garage
NA
Alley and Mew setback**
Mew
5'
Living
2'
Garage
2'
Side setback
5'
Rear setback
NA
Staff has revieived the requested reductions to the R-15 dimensional standards and because of the
rnew 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,
Heritage Grove Subdivision— AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 8
EXHIBIT A
® 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 enviromnentally 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 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 northwest corner of the intersection and the last two (2)
phases will consume the northern half of the development. Currently ACRD has commenced with
Ustick/Locust Grove intersection 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
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.
Heritage Grove Subdivision— AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 9
EXHIBIT A
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, it's stated that concrete pads are proposed off the alley between the
homes to possibly 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.
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
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 11-113-5.
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 11-313-12.
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
Heritage Grove Subdivision— AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 10
EXHIBIT A
approximately 15.3% of the total development area. Qualifying open space consists of 50% of the
arterial street buffets and 10 -foot wide parkways adjacent to the arterial streets, 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 rnews 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
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
Heritage Grove Subdivision— AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE I 1
EXHIBIT A
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, a single -
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 1I -
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
4. Proposed Landscape Plan (dated: 01/20/14)
5. Proposed Open Space Exhibit (dated: 01/20/14)
6. Proposed Amenities
7. 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
EXHIBIT A
A. Drawings
1. Vicinity Map
Heritage Grove Subdivision — AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 18
EXHIBIT A
2. Proposed Preliminary Plat (dated: 01/21/14)
Heritage Grove Subdivision— AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 19
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Heritage Grove Subdivision— AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 19
EXHIBIT A
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Heritage Grove Subdivision — AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 20
EXHIBIT A
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Heritage Grove Subdivision— AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 21
EXHIBIT A
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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
PAGE 22
EXHIBIT A
Typical Picnic Area
Heritage Grove Subdivision— AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 23
EXHIBIT A
7. 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, placement of living -space near sidewalks, and through artful
landscaping. Some other elements we will draw from include, but riot be limited to, masonry (stone,
brick, or stucco), board and batten, cottage lap, plank, shingle siding, varied rooffines, 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
PAGE 24
EXHIBIT A
This Lot Flt Map is representative and conceptual in nature. House footprints and
setback-will---vary-#rear "hose-depicted-here.—Th is -not Ue--official-landscape-piam-
Heritage Grove Subdivision— AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 25
EXHIBIT A
Materials design elements that will help us achieve the unique 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 2G
EXHIBIT A
EXHIBIT B — CONDITONS OF APPROVAL
1. PLANNING DEPARTMENT
1.1 Annexation Comments
1.1.1 A new 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.7. 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,
excluding 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 fit -A second 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 application must be submitted with the 4-st second final plat
application.
c. Direct lot access shall be prohibited to E. Ustick Road and N. Locust Grove Road in accord
with UDC 11-3A-3. With the fi-A second 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.
d. As testified and agreed to by the applicant at the public hearing: Lots 26-35, Block 6 shall be
restricted to single story homes. A note shall be added to the final plat identifying the single
story restriction on the specified lots.
1.2.2 The landscape plan attached in Exhibit AA is approved as follows:
a. The applicant shall substantially comply with the open space exhibit attached in Exhibit A.5.
b. The landscape plan shall be revised to include 25 -foot wide street buffer along the front of
Lot 25, Block 6 that complements 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 i3repesedrareas and the elob house shit be
Heritage Grove Subdivision —AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 27
EXHIBIT A
i3fa tided-pnar-to the Gammissipfi hearitw- The applicant shall construct the picnic areas and
clubhouse as proposed in Exhibit A.6.
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.
e. Per UDC 11-313-10, 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. Landscape 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 11-313-12.
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 sheet 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 Once the existing dwellings on Lot 25, Block 6 no longer have access to E. Ustick Road with
the second phase; 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.7 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.7. 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 the PUD as
follows:
Heritage Grove Subdivision— AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 28
EXHIBIT A
Heritage Grove Proposed Setbacks
*Measured from back of sidewalk
"Measured fi•om the property line
Street setback*
Living
5'
Garage
NA
Alley and Mew setback**
Mew
5'
Living
2'
Garage
2'
Side setback
5'
Rear setback
NA
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 11-313-6 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 -5J.
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 and mew lots.
1.4.7 Construct storm water integration facilities that meet the standards as set forth in UDC 11-313-
11 C.
1.4.8 Construct all parkways consistent with the standards as set forth in UDC 11 -3A -17E, 11-3G-3135
and 11-313-7C.
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 11-313-6 and to install and maintain all landscaping as set forth
in UDC 11-313-5, UDC 11-313-13 and UDC 11-313-14.
Heritage Grove Subdivision— AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 29
EXHIBIT A
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. Staff's 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 -5C -3B. A surety agreement may be accepted for other improvements in accord with
UDC 11 -5C -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.
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 11 -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.
Heritage Grove Subdivision— AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
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EXHIBIT A
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, a single -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.
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.
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EXHIBIT A
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 ACRD. 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.
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.
Heritage Grove Subdivision— AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 32
EXHIBIT A
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'/2" 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'.
f. 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
5.1 The Republic Services has no concerns related to this application.
6. PARI{S DEPARTMENT
6.1 The applicant shall comply with the tree mitigation standards set forth in UDC 11-3B-10.
7. ADA COUNTY HIGmvAY DISTRICT
7.1 SITE SPECIFIC COMMENTS
7.1.1 Provide $3,700 for the redesign costs associated with the modifications to ACHD's Ustick/Locust
Grove intersection project.
7.1.2 Provide a permanent right-of-way easement for the 5 -foot wide detached concrete sidewalks
located 10 -feet from the back of curb on Ustick and Locust Grove Roads.
7.1.3 Construct, Heritage Grove, onto Locust Grove Road located 125 -feet south of Summerheights
Drive and 640 -feet north of Ustick Road, as proposed.
Heritage Grove Subdivision— AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 33
EXHIBIT A
7.1.4 Construct the entry roadway, Heritage Grove Drive, with one 21 -foot travel lane, one 24 -foot
wide travel lane, an 8 -foot wide center land scape median vertical curb, gutter, an 8 -foot wide
planter strips, and 5 -foot wide detached concrete sidewalk within 67 -feet of right-of-way, as
proposed. Plat the center landscape island as right-of-way owned by ACRD. The applicant or the
home owners associate shall apply for a license agreement if landscaping is propose within the
median.
7.1.5 Construct the internal local streets as standard 36 -foot wide roadways with rolled curb, gutter, and
5 -foot wide attached concrete sidewalks on one side of the street; and an 8 -foot wide landscape
strip with 5 -foot wide detached concrete sidewalk on the other side of the street; within 50 -feet of
right-of-way. Provide an easement for the detached sidewalk.
7.1.6 Provide a permanent right-of-way easement for the detached sidewalks proposed on the internal
local streets.
7.1.7 The 90 -foot offset between north and south segments of Heritage View Way at Prairefire Street is
approved, as proposed.
7.1.8 If the City of Meridian approves the proposal for the alleys and the applicant is able to provide
written approval from the Meridian Fire Department and Ada County Emergency service
providers that they approve of the alley design and are able to access the lot without public street
frontage;and the applicant and City of Meridian are able to find a solution to addressing those
lots, then construct four 20 -foot wide east/west alleys public alleys within the site.
7.1.9 If the applicant is unable to resolve the addressing issue and provide written approval from both
emergency service providers then, the applicant should make one of the following modifications
to their site plan:
a. Reconfigure the lots that are proposed to front on the mew to provide public street (not just
alley) frontage;
b. Redesign the alleys to be private;
Or
c. Redesign the alleys to be 24 -foot wide minor local streets, without sidewalks.
7.1.10 Construct one stub street to the east, Prairefire Street, located approximately 130 -feet south of the
north property line, as proposed. Install a sign at the terminus of the stub streets stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE."
7.1.11 Construct one stub street to the west, Prairefire Street, located approximately 130 -feet south of
the north property line, as proposed. Install a sign at the terminus of the stub streets stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE."
7.1.12 Other than the access specifically approved with this application, direct lot access is prohibited to
Ustick and Locust Grove Roads and shall be noted on the final plat.
7.1.13. Payment of impacts fees are due prior to issuance of a building permit.
7.14 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
Heritage Grove Subdivision— AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 34
EXHIBIT A
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 In accordance with District policy, 7203.6, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of
ADA compliance to District Development Review staff for review.
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with ACHD Policy and Standard conditions of approval in
place at the time unless a waiver/variance of said requirements or other legal relief is granted by
the ACHD Commission.
Heritage Grove Subdivision— AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 35
EXHIBIT A
C. Legal Description and Exhibit Map for the Annexation
ANNEXATION DESCRIPTION
A parcel located in the SF. %4 of the SE'/, of Section 31, Township 4 North, Range I East,
Boise Meridian, Ada County, Idaho, more particularly described as follows:
Commencing at a brass cap monument marking the southeasterly corner of said SE V4 of
the SE '/a front which a 5/8 inch diameter iron pin marking the southwesterly corner of
the SE 1/4 of said Section 31;
Thence N 89°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°47'06" W a distance of 97.74 feet to a point on the extension of
the easterly boundary of WANDA'S MEADOW SUBDIVISION as shown in Boole 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 0108'14" E a distance of 155.59 feet to it
5/8 inch diameter iron pin;
Thence N 8040'34" E a distance of 42.72 feet to a 5/8 inch diameter iron pin;
Thence N 0°23'24" E a distance of 416.15 feet to a 5/8 inch diameter iron pin
marking the northeasterly corner of said WANDA'S MEADOTV 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 feet to a 5/8 inch
diameter iron pin marking the northwesterly corner of said WANDA'S MEADOW
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 89146116" E a distance of 661.76 feet to a
point,
Thence S 0'34'10" W a distance of 623.68 feet to the POINT OP BEGINNING.
This parcel contains 1.49 feet and is subject to any easements existing or in use.
Prepared by: Glenn K. Bennett, PLS
Civil Survey Consultants, Incorporated
January 21, 2014
Heritage Grove Subdivision— AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 36
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PAGE 37
EXHIBIT A
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. The Council finds that the proposed map amendment is
generally consistent with the MDR FLUM designation for this property. The Council 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;
The Council 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;
The Council 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. The
Council considered all oral and written testimony provided to determine 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,
The Council 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 11-511-3.E).
The Council 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;
The Council finds that the proposed plat is 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;
The Council finds that public services will be provided to the subject property upon
development. (See Exhibit B of the Staff Report for more details from public service
Heritage Grove Subdivision— AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 38
EXHIBIT A
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, the Council finds that the subdivision will not require the expenditure
of capital improvement fiends.
d. There is public financial capability of supporting services for the proposed
development;
The Council relied 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
The Council is not aware of any health, safety, or environmental problems associated
with the platting of this property. ACHD consider road safety issues in their analysis.
The Council considered all public testimony presented to determine whether or not the
proposed subdivision may cause health, safety or environmental problems.
f. The development preserves significant natural, scenic or historic features.
The Council is unaware of any natural, scenic or historic features on this site. Therefore,
the Council 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 Council
referenced all public testimony presented to determine whether or not the proposed
development may destroy or damage a natural or scenic feature(s) of major importance.
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.
The Council 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.
The Council 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 by placing a monument paying homage to the Johnson family 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.
The Council finds that this development as proposed should not cause damage, hazard, or
nuisance to persons or property in this vicinity. The Council relied upon comments from
the public to determine this finding.
d. The internal street, bike and pedestrian circulation system is designed for the
Heritage Grove Subdivision— AZ -14-003; PUD -14-001; PP -14-001 and MDA -14-001
PAGE 39
EXHIBIT A
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.
The Council 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.
The Council 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.
The Council finds the proposed 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.
The Council 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.
The Council 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
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