Findings - CC - 1993 - PP/PUD/CUP - Subd Pp/Pud/Cup Townhome Project 29 Single Family
b,
CITY OF EAGLE
IN THE MATTER OP
LONGSON TONRHOIŒS
AR APPLICATION FOR A
SUBDIVISION PRBLIXINARY
PLAT, PUD/cup ARD FLOODPLAIN
)
)
)
)
)
FIRDINGS OF FACT
ARD CONCLUSIONS OF
LAW
On February 23, 1993, pursuant to public notice and hearing
procedures set forth in Section 67-6509, Idaho State Code, and
Sections 8 and 9, Eagle City Code, Dave Roylance, Project Engineer
and, representative for the project, Longson Townhomes, came before
the Eagle City Council for the City of Eagle, Idaho, requesting
approval of a consolidated application for a (1) Subdivision
Preliminary plat, (2) a Planned Unit Development and (3) a
Conditional Use Permit. The Eagle City Council continued the
hearing until March 9, 1993.
The townhome project includes 29 single family attached townhomes
(duplexes, triplexes and four plexes) on five (5) acres. This is
a phased,S year project in the R5 (Residential 5 units per acre)
District. That portion of the project in the floodplain will be
open space and park area only.
Based on the application, testimony from the applicant and all
interested parties, including written testimony received and into
record, together with all documentary evidence submitted concerning
the application, the Eagle City Council finds the following:
FINDINGS OF FACT AND CONCLUSIONS OF LAW
1.
The records in this matter indicate all notices, and
publications have occurred as required by law. The records
further reflect notice of the public hearing was sent to
relevant public entities, including Central District Health,
Eagle Sewer District, Ada County Highway District,
Meridian School District, Eagle Water Co., Eagle Fire Dept.,
Idaho Power, Ada County Development Services and others.
Responses from those entities are as follows:
CENTRAL DISTRICT HEALTH: With approval from appropriate
entities can approve for central sewer and water. Must gain
approval of DEQ. Street runoff must not create a mosquito
breeding problem
EAGLE FIRE
DEPT: Conditions of approval:
1. install address #
2. fire apparatus access rds will comply w/ Art
10-Div11" 1991 UFC
3. Fire Flow requirements must be met
4. spacing between hydrants
2.
5. completion of Eagle Water Co. Hydraulic
analysis
6. contingent on report, that adequate water for
fire flows can be provided
EAGLE FIRE DEPT: 2/26/93: Require 3 hydrants, 1500 GPM water
supply for fire dept, no on street parking except for marked
spots, marking or identification on each cluster of buildings
for identification ease.
EAGLE WATER CO: Eagle Water Co. w/provide water service to
Longson Townhomes under its rules and regulations as
provided for by IPUC
EAGLE SEWER DIST: 11/19/92:in Eagle Sewer District's Planning
Area, but has not been annexed. There are no sewer lines in
the area and sewer line on Eagle Rd is approaching capacity,
will not accept 31 new units from the w side of Eagle Rd into
the line. The project will need to be served via the "Dry
Creek line."
MERIDIAN SCHOOL DIST: Request support for a development
fee statute on new home construction
ACHD: 2/12/93: references "private streets", 2/22/93:
additional letter contains 7 conditions of approval. The
letters are included in the Longson Townhome Subdivsion file.
DRAINAGE DIST #2: no objections to the project
U.S. WEST: requires blanket easement in common areas
On December 7, 1992, a public hearing was conducted by the
Eagle Planning and Zoning Commission. Testimony was limited
to inquiries from neighborhood property owners but there was
no opposition to the project. Concerns were drainage and
irrigation rights in the area, and the impact the development
may have in the area.
3.
The representative testified that the project would have no
drainage impact and would be connected to central sewer and
water. The proposed development will have 29 units rather
than 31. The roadway throughout the project will be parking
area with one entrance/exit on Eagle Road and the other on the
road to the South of the project, now owned by the Methodist
Church. This road will be brought up to ACHD standards, but
it may not be possible to come to an agreement with the
Methodist Church and ACHD. If there is no agreement they will
submit the final plat with 2 entrances and exits on Eagle
Road. Those entrances / exi ts have been approved by ACHD. This
development will not include any building in the portion of
the property in the floodplain. The townhomes will be sold
individually and the common areas owned and operated by the
homeowners association. All lots will meet the setback
regulations. The proposed project provides for 2 story units
and the rim lots will provide garages under the homes.
4.
The development is bordered to the E. by Eagle Rd. and River
Stone Subdivision, W. and N. by an R5 district, and south by
R5, The United Eagle Methodist Church.
P&Z RECOMMENDATION: 12/7/92: to continue until the meeting of
January 4,1993 in order to give the P&Z Commissioners time to
study plans and be provided answers on water and sewer, access
on the eastern road, density and view an architectural plan of
the entire development.
5.
6.
P&Z RECOMMENDATION 1/4/93:
following conditions:
to recommend approval with the
A.
B.
Compliance with the conditions of approval presented by staff;
Increase the density of the project to no more than 15% in
accordance with code;
Construct a central water system dedicated to the City of
Eagle;
Compliance with Sewer requirements;
Obtain permission to use the road to the south for
entrance/exit;
Landscape drawing are submitted to the City for approval.
C.
D.
E.
F.
6.
The standards used in evaluating the application are in the
following sections of the Eagle City Code and Comprehensive
Plan:
Eagle Comprehensive Plan:
Purpose and Scope: (a) to protect property rights and enhance
property values, (f) to encourage urban and urban-type
development within the incorporated City limits of Eagle (g)
to avoid undue concentration of population and overcrowding of
land, (h) to ensure the development of land is commensurate
with the physical characteristics of the land.
Parks, Recreation and Open Space: 1. Create ample areas and
facilities for our citizen's diverse indoor and outdoor park
and recreational interests, 2. to encourage development of
parks and recreational programs which meet the different
needs, interest, and age levels of our citizens who reside in
both the rural and urban areas, 3. Set aside for enjoyment
adequate amounts of open space --- 4. Developers shall be
encouraged to dedicate and develop areas for parks or tot lots
in new residential developments.
Transportation: Transportation and land use planning must be
compatible. The City of Eagle is responsible for land use and
transportation planning within the Eagle Impact Area. The
Eagle Planning and Zoning Commission shall coordinate with the
appropriate transportation network planning agency for all
planned development that falls outside the authority of the
City.
Housing: 1. A wide diversity of housing types and choice
between ownership and rental dwelling units shall be
encouraged for all income groups in a variety of locations
suitable for residential development. 2. The location of all
housing shall be coordinated with provisions for adequate
public facilities and services. 3. Development of housing for
all income groups close to employment and shopping centers
shall be encouraged, 4. Housing shall be encouraged which is
in accordance with local building codes and provides for
energy saving design,S. An open housing market shall be
encouraged for all persons regardless of income, race, age,
sex, religion or ethnic background, 6. The use of materials
and techniques that will maintain a high level of quality
while lowering cost and speeding construction shall be
encouraged.
Land Use: policies and Goals (1) The residential densities in
the City limits shall not exceed twenty-five (25) units per
acre.
The proposal for this subdivision is based on the housing
needs of the City of Eagle. The City of Eagle has many
residential areas with larger lot sizes not economically
accessible to the needs of some. This subdivision lends
itself to those families that would benefit by a subdivision
developed with townhome living in mind.
Eagle City Code:
Title 6, Chapter 5: Review of landscaping plans for entrances
to subdivisions
EAGLE CITY CODE REFERENCES:
8-6:
PLANNED UNIT DEVELOPMENTS:
8-6-1:
Purpose:
8-6-2-A:
Whenever there is a conflict between the provisions of
this chapter and those of the other chapters of this
Title the provisions of this chapter shall prevail.
Subjects not covered by this chapter shall be governed by
the respective provisions found elsewhere in this Title.
8-6-2-B:
PUD's are also subject to requirements set forth in
Chapter 2, (A)-DESIGN REVIEW, and TITLE 10, CHAPTER 1-
FLOOD CONTROL AND TITLE 9-SUBDIVISION.
8-6-4:
USES PERMITTED: All uses that may be allowed within the
Land Use District are permitted within a PUD. Also, up
to 10 percent ( 10%) of the gross land area may be
8-6-5-1:
8-6-5-4:
8-6-5-5:
8-6-6:
directed to other commercial, industrial, public and
quasipublic uses that are not allowed within the LAND USE
DISTRICT. The following findings must be made by Council:
1. THAT THE USES ARE APPROPRIATE WITH THE RESIDENTIAL
USES
2. THAT THE USES ARE INTENDED TO SERVE PRINCIPALLY THE
RESIDENTS OF THE PUD
C. THAT THE USES ARE PLANNED AS AN INTEGRAL PART OF THE
PUD
D. THAT THE USES BE LOCATED AND SO DESIGNATED AS TO
PROVIDE DIRECT ACCESS TO A COLLECTOR OR AN ARTERIAL
STREET W/O CREATING CONGESTION OR TRAFFIC HAZARDS
E. THAT A MINIMUM OF 50% OF THE RESIDENTIAL DEVELOPMENT
OCCUR PRIOR TO THE DEVELOPMENT OF THE RELATED COMMERCIAL
OR INDUSTRIAL LAND USES.
MINIMUM AREA: 3 acres residential,S acres residential
use w/ subordinate commercial, 10 acres for commercial
use.
INCREASED RESIDENTIAL DENSITY: to provide for an
incentive for quality PUD, the Council may authorize an
increased residential density of up to 15% of the
allowable number of dwelling units. Character, identity
and architectural and siting variation incorporated in a
development shall be considered cause for density
increases, provided these factors make up a substantial
contribution to the objectives of the PUD, which are as
follows:
A. landscaping (maximum increase of 5%), streetscape,
open spaces and plazas, use of existing landscaping,
pedestrian way treatment and recreational areas;
B. Siting (maximum increase of 5%), visual focal points,
use of existing physical features such as topography,
view, sun and wind orientation, circulation pattern,
physical environment, variation in building setbacks and
building grouping (such as clustering); and
C. Design features (a maximum increase of 5%), street
sections, architectural styles, harmonious use of
materials, parking areas broken by landscaping features
and varied use of housing types.
ARRANGEMENT OF COMMERCIAL USES
PROCEDURE FOR APPROVAL: When the PUD also qualifies as
a subdivision, the processing of the conditional use
permit and subdivision application shall occur at the
same time. The granting of a conditional use permit for
a PUD shall require a pre-application, the submission of
a preliminary development plan and approval by the
8-6-6-1:
8-6-6-2:
8-6-6-3:
Council of a final development plan as specified within
this Title.
PRE APPLICATION MEETING
PRELIMINARY DEVELOPMENT PLAN
FINAL DEVELOPMENT PLAN
TITLE 9-SUBDIVISIONS
PRELIMINARY PLAT PROCEDURES
9-2-3:
9-2-4:
9-3-7:
FINAL PLAT PROCEDURES
Planting strips and reserve strips standards
a. planting strips shall be required to be placed next
to the incompatible features such as highways, railroads,
commercial or industrial uses to screen--shall be a
minimum of 20 ft. wide and not part of the normal street
right of way or utility easement.
9-4-1: Required improvements, (the following are only a portion of
the code)
a. Street lights
b. Sidewalks and pedestrian walkways
c. Water supply and sewer systems
d. Storm drains
e. Fire hydrants
f. Greenbelt areas (may be required)
9-4-1-9: Water supply and sewer systems
9-4-1-10: Storm drainage, Flood controls
9-4-1-12: Greenbelt Areas, landscaping screening
9-4-2-2: Guarantee of improvements
9-5-3-7:
9-5-41
a. Performance bond
b. Cash deposit
MAINTENANCE REQUIRED
PLARlŒD UNIT ARD COROOKINIUX, SUBDIVISIONS I
9-5-4-11 Application of Provisions I In addition to the
requirements of this Chapter, planned unit and condominium
developments shall also be subject to requirements set forth in the
Title 8; Title 10 and Title 8, Chapter 2, Article A (DR Design
Review Overlay District) of this Code.
9-5-4-31
Site and Structure Requirementsl
A. Minimum Areal A PUD øhall contain an area aø specified in Title
8 of this Code.
B. Private Streetsl Private øtreetø øhall be prohibited in any
planned unit and condominium øubdivision øubject to the provisions
of this Title.
C. Storage Areaø I Storage areaø øhall be provided for the
anticipated need of boatø, camperø and trailerø. por typical
reøidential developaent, one adequate space øhall be provided for
every two (2) living units. Thiø may be reduced by the City
Council if there iø a øhowing that the needs of a particular
developaent are leøø.
D. Parking Spaceøl One additional parking space beyond that which
is required by Title 8 of this Code may be required for every three
(3) dwelling units to accO8lOdate viøitor parking.
B. Maintenance Building I A maintenance building shall be provided
of such size and in øuch location aø iø øuitable for the service
needs that are neceøøary for the repair and maintenance of all
common areas.
F. Open Space. The location of open øpace shall be appropriate to
the developaent and øhall be of such øhape and area to be usable
and convenient to the residents of the development.
9-5-4-41 Control During Developaent, TilDe Limitl Single ownership
or control during developaent øhall be required and a tilDe limit
may be imposed to guarantee the develoJ:8IØnt is buil t and
constructed as planned.
CONDITIONAL USE REFERENCES:
8-7-3-2: GENERAL STANDARDS FOR CONDITIONAL USES: The
Commission/Council shall review the particular facts and
circumstances of each proposed conditional use in terms of the
following standards and shall find adequate evidence showing that
such use at the proposed location:
A. Will, in fact, constitute a conditional use as established in
Section 8-2-3 of this Title for the zoning district involved;
B. Will be harmonious with and in accordance with the general
objectives or with any specific objective of the Comprehensive Plan
and/or this Title;
C. Will be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or
intended character of the general vicinity and that such use will
not change the essential character of the same area;
D. Will not be hazardous or disturbing to existent or future
neighboring uses;
E. Will be served adequately by essential public facilities and
services such as highways, streets, police and fire protection,
drainage structures, refuse disposal, water and sewer and schools;
or that the persons or agencies responsible for the establishment
of the proposed use shall be able to provide adequately any such
services;
F. will not create excessive additional requirements at public cost
for public facilities and services and will not be detrimental to
the economic welfare of the community;
G. Will not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to
any persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke fumes, glare or odors;
H. Will have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on
surrounding public thoroughfares; and
J. Will not result in the destruction, loss or damage of a natural,
scenic or historic feature of major importance.
8-7-3-3 Public
following:
Sites
and open spaces:
shall
conform to the
A. Public Uses
B. Natural Features
C. Special Developments
8-7-3-4: Supplementary conditions and safeguards: In granting any
CUP the Council may prescribe appropriate conditions, bonds and
safeguards in conformity with this Title. Violations of such
conditions, bonds or safeguards, when made a part of the terms
under which the CUP is granted, shall be deemed a violation of this
Title.
8-7-3-5: CONDITIONAL USE PERMITS
8-7-3-5-C-2:
Upon granting or denying a CUP specify:
a. the ordinance and standards used in evaluating
the application;
b. the reasons for approval or denial; and
c. the actions, if any, that the applicant could
take to obtain a permit.
8-7-3-5-D: Conditions of permit: Upon granting of a CUP conditions
may be attached to said permit including, but not limited to,
those:
1. Minimizing adverse impact on other development;
2. Controlling the sequence and timing of development;
3. Controlling the duration of development;
4. Assuring that development is maintained properly;
5. Designating the exact location and nature of development;
6. Requiring the provision for on site or off site public
facilities or service; and
7. Requiring more restrictive standards than those generally
required in this Title
8-7-3-5-E: TRANSFER OF PERMIT: A CUP is not transferrable from one
parcel to another. (D) A CUP shall not be considered as
establishing a binding precedent to grant other CUP.
CONCLUSION
Based upon the foregoing FINDINGS OF FACTS AND CONCLUSIONS OF
LAW, the Eagle City Council concludes the following:
1. The application submitted for a subdivision preliminary plat
approval, PUD/CUP is in accordance with the Land Use Section of the
Eagle Comprehensive Plan and described in ECC 8-2-1. The requested
use of the land serves the welfare of the general public and is in
the best public interest.
2. The granting of the application for a preliminary plat
subdivsion PUD/cup does not violate or nullify the interests or
purposes of the Eagle Comprehensive Plan as outlined above. The
Comprehensive Plan is a policy document intended to be used as a
guide. It should be followed as closely, as reason, justice and
its own general character make it practical and possible. The
Comprehensive Plan is not a precise plan and does not show nor
intend to show the exact outline of use districts. It shows,
rather, the general location, character and extent of land use
patterns.
3. The application submitted by Longson Townhome Subdivision,
PUD/CUP is in accordance with the Purpose and Scope, Parks and
Recreation, Transportation, Housing and Public Services, Facilities
and Utilities Sections of the Eagle Comprehensive Plan.
4. The granting of the application for a preliminary plat for said
subdivision does not violate the Idaho Code nor nullify the
interests or purposes of the Eagle City Code, specifically:
Title 9-3-1 Design Standards
9-3-7: Planting strips and reserve strips standards: A condition
of approval is berming of at least a four foot high sight obscuring
berm along Eagle Road and the S land adjacent to the property.
Title 6: Landscaping for Entrances to Subdivisions:
with the Committee recommendations.
Compliance
Title 9-4-1: Required Improvements:
a. Street lights
b. Sidewalks and pedestrian walkways
c. Water supply and sewer systems
d. Storm drains
e. Fire hydrants
f. Pathways
9-4-1-9: Water supply and sewer systems
6. Other conditions of approval are as follows:
1.
2.
3.
4.
5.
all City Standard Subdivision conditions met;
to allow 29 units, rounding off the 28.75 allowable in an R5
district, to 29;
that the development is served by a central water system and
all sewer district requirements be met;
obtain ACHD permission to use the road to the South for
the subdivision entrance/exit. If it is not possible to
make this road an ACHD road, to create the entrance/exit on
Eagle Rd instead.
to obtain the approval of the Tree/Park Committee on the
entrance to the subdivision.
The City of Eagle Standard Subdivision Conditions are as follows:
1.
Developer and/or owner shall comply with all requirements of
Ada County Highway District including approval of the drainage
plan, requirements for installing curb, gutter, sidewalks and
paving throughout the subdivision or as specified by the Ada
County Highway District. Signature by the Ada County Highway
District on the plat is required prior to signing of the final
plat by the City Engineer. (I.C. title 50, Chapter 13.) If it
is determined access is not a public street, curb, qutter and
sidewalk on Eagle Road to be installed by the developer.
Correct street names as approved by the Ada County Street Name
committee shall be placed on the plat prior to signing of said
plat by the City Engineer.
2.
3.
Approval of sewer and water facilities, the Idaho Dept of
Health & Welfare and Central District Health are required. The
signature by the Ada County Central District Health Department
is required prior to signing of the final plat by the City
Engineer (I.C. Title 50, Chapter 13 and I.C. 39-118)
The developer shall comply with Eagle City code 9-4-1
pertaining to required improvements within subdivisions.
Required improvements shall include, but not be limited to,
extending all utilities to the platted property. Complete
construction plans of water and sewer systems shall be
submitted to and approved by the City Engineer prior to
signing the final plat by the City Engineer. The developer
may submit a letter in lieu of plans explaining why plans are
not necessary.
4.
The developer shall place a note on the face of the plat which
states: "Minimum building setback lines shall be in accordance
with the City of Eagle zoning Ordinance at the time of
issuance of the building permit or as specifically approved".
All lot, parcel and tract sizes shall meet dimensional
standards established in the City of Eagle zoning ordinance or
as specifically approved.
5.
Prior
submitting
the
final
for
recording,
the
plat
to
following endorsements or certifications must be executed:
Signatures of owners or dedicators, Certificate of the
Surveyor, Certificate of the County Engineer, Certificate of
Central District Health Dept., Certificate of the City
Engineer and City Clerk and signatures of the Commissioners of
the Ada County Highway District and the Ada County Treasurer.
6.
A letter from the fire department is required stating "the
developer and/or owner has made arrangements to comply with
all requirements of the Fire Department", prior to signing of
the final plat by the City Engineer.
Eagle Fire Department shall check off and approve all fire
hydrant locations, Minimum flow per hydrant shall be 1000
gallons per minute.
Eagle Fire Department shall check off and approve the fire
protection system prior to issuance of a building permit.
7.
Compliance with Idaho Code, section 31-3805,
irrigation rights, transfer and disclosure.
concerning
A. The water rights appurtenant to the lands in said
subdivision which are within the irrigation entity will
be transferred from said lands by the owner thereof; or
B. The subdivider has provided for underground tile or
other like satisfactory underground conduit to permit the
delivery of water to those landowners within the
subdivision who are also within the irrigation entity.
1. Developer may either construct prior to final
platting or bond in the amount of 110% of the
estimated construction costs.
2. Plans must be submitted to the City Engineer
showing the delivery system and approved by a
registered professional engineer prior to signing
of the final plat by the City Engineer.
8.
Developer and/or owner shall submit a letter from the
appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a
registered professional engineer certifying that all drainage
shall be retained on-site prior to signing of the final plat
by the Eagle City Engineer. A copy of the construction
drawing(s) shall be submitted with the letter.
A. For drainage facilities not belonging to ACHD, the
developer may either construct prior to final platting or
post bond/agreement in the amount of 110% of the
estimated construction costs.
9.
Covenants, homeowner's association by-laws or other similar
deed restrictions, acceptable to the Eagle City Attorney
which provide for the use, control and mutual maintenance of
10.
11.
12.
13.
14.
all common areas, storage facilities, recreational facilities,
street lights or open spaces shall be reviewed and approved by
the Eagle City Attorney prior to signing of the final plat by
the Eagle City Engineer.
A restrictive covenant must be recorded and a note on the face
of the final plat is required, providing for mutual
maintenance and access easements.
Appropriate papers describing decision-making procedures
relating to the maintenance of structures, grounds and parking
areas shall be reviewed and approved by the Eagle City
Attorney prior to signing of the final plat by the City
Engineer.
Street light plans shall be submitted and approved as to the
location, height and wattage to the City Engineer prior to
signing of the final plat by the City Engineer. All
construction shall comply with the City's specifications and
standards. The Developer has the option of completing street
light installation prior to signing of the final plat by the
City Engineer or bonding for the estimated cost.
NOTE: All bonding shall conform to the Eagle City Code, Title
9, Chapter 4, Section 9-4-2-2, which specifies that the
improvements to be made shall be done in a time period "not to
exceed one year from the date of approval of the final plat".
Developer and/or owner shall pay street light inspection
fees on the proposed subdivision prior to signing of the
final plat by the Eagle City Engineer.
Developers and/or owner shall delineate on the face of the
final plat an Eagle City street light easement, acceptable to
the City Engineer, for the purpose of installing and
maintaining city-owned street light fixtures, conduit and
wiring lying outside the dedicated public right-of-way, prior
to signing of the final plat by the City Engineer.
A.
The Developer and/or owner shall provide utility easements as
required by the public utility providing service prior to
signing of the final plat by the City Engineer.
The developer and/or owner shall comply with the provisions of
the Eagle City Code which specify limitation on time of
filing. A request for time extension, including the
appropriate fee, shall be submitted to the City Clerk for
processing.
The developer shall comply with the provisions of the Eagle
City Code, pertaining to floodplain regulations prior to
submitting the final plat for signature by the City Engineer.
15.
Should the homeowner's association be responsible for the
16.
17.
18.
19.
20.
21.
22.
operation and maintenance of the storm drainage facilities,
the covenants and restrictions, homeowner's association by-
laws or other similar deed restrictions acceptable to the
Eagle City Attorney shall be reviewed and approved by the
Eagle City Attorney prior to signing of the final plat by the
Eagle City Engineer.
The developer is to place a note on the face of the plat which
states: "This subdivision is subject to the requirements of
the Uniform Building Code (UBC) as regulated by the City of
Eagle. "
Wet line sewers are required and the developer shall furnish
the City Engineer with a letter from the sewer entity serving
the property, accepting the project for service, prior to
signing of the final plat by the City Engineer (B.C.C. 9-20-
8.4)
No ditch, pipe or structure for irrigation water or irrigation
waste water shall be obstructed, routed, covered or changed in
any way unless such obstruction rerouting, covering or
changing has first been approved in writing by the ditch
company officer in charge. A copy of such written approval by
the ditch company officer shall be filed with the construction
drawing and submitted to the City Clerk prior to signing of
the final plat by the City Engineer.
The developer shall obtain approval of the development
relative to its effects on wetlands or other natural waterways
from the Corps of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to
signing of the final plat by the City Engineer.****
Developer shall comply with all requirements and restrictions
of the Eagle City Code and Eagle Comprehensive Plan, sections
regulating Special Development Subdivisions including, but not
limited to, Hillside Subdivisions, Planned Unit Developments,
Cemetery Subdivisions, Floodplain Development, Areas of
Critical Concern and special designated areas recognized to be
historic, environmental, scenic or have archi tectural
significance. (if applicable)
The City Parks Committee shall review and approve or reject
all landscaping applications required to be submitted for the
development of parks and landscaped areas and planting of
street trees, and shall oversee such development and planting
for the welfare of trees, shrubs and other vegetation to all
entrances to subdivisions.
A developer may either construct improvements before filing of
the final plat or to provide a financial guarantee of
performance by a performance bond in the amount of 110% of the
total estimated cost for completing construction. Financial
guarantee can also be a cash deposit, certified check,
negotiable bond or bank letter of credit.
Based on the foregoing findings the Eagle City Council approves the
application for the preliminary plat submitted on behalf Longson
Townhomes Subdivision, PUD/CUP.
ADOPTED by
r 23 day of
City Council of the City of Eagle, Idaho this
, 1993.
CITY OF