Findings - PZ - 1994 - Annex/Zone/PP - Van Engelen Subdivision/ Annex/Zone To R4
CITY OF EAGLE
IN THE MATTER OF )
AN APPLICATION FOR)
VAN ENGELEN SUBDIVISION)
AN APPLICATION FOR)
ANNEXATION, ZONING AND )
A SUBDIVISION, )
PRELIMINARY PLAT, )
BY CRAIG VAN ENGELEN & )
Rick Roe )
FINDINGS OF FACTS
AND
CONCLUSIONS OF LAW
On September 19, 1994, pursuant to public notice and hearing
procedures set forth in Section 67-6509, Idaho State Code, Craig
Van Engelen and Rick Roe, the applicants, came before the Eagle
Planning and Zoning Cormnission, for the City of Eagle, Idaho,
requesting approval for annexation, zoning (R4) and a subdivision
preliminary plat. This subdivision is located approx. 1 mile west
of downtown Eagle on South side of State Highway 44.
Based on testimony from the applicant and all interested parties,
together with all documentary evidence submitted concerning the
application, the Eagle City Planning and Zoning Cormnission finds
the following:
FINDINGS OF FACT AND CONCLUSIONS OF LAW:
1. On September 19, 1994, a public hearing was conducted by the
Eagle Planning and Zoning Cormnission. Testimony was presented by
neighborhood property owners. There was no opposing testimony but
inquiries were made regarding concern about the well lot access,
the size and depth of the well and concerns about the Chevron pipe
line crossing the property.
2. Written testimony in opposition was received from Linda Baker
and Susan Thomas.
3. 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 the appropriate
public and private entities with responses to the proposal being
received in the City Clerk's office from those entities. Those
responses are as follows:
RESPONSES RECEIVED FROM
ENTITIES:
ACHD: August 22, 1994, SITE SPECIFIC REQUIREMENTS:
1. Align the proposed entrance to Van Engelen Estates No.2 with
the entrance too Van Engelen Estates on the north side of
State Highway 44.
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Lot I, Block 3, the landscape island proposed at the entrance,
shall be owned and maintained by the homeowners association.
A minimum of 20-feet of paving face-to-face shall be required
on each side of the proposed landscape island.
Construct the interior streets to a 37-foot back-to-back
street section with 4-foot wide sidewalks in 50-feet of right-
of-way.
Construct the stub street to the west with the blister for a
turnaround as shown on the preliminary plat.
Comply with requirements of ITD for State Highway 44 frontage.
Submit to the District a letter from ITD regarding said
requirements.
Division of Environmental Quality: 8/31/94, Joy Palmer, Regional
Administrator; . . concerns with the potential negative impacts on
water quality as a result of subsurface stormwater disposal. Also
the well lot must be protected from potential sources of
contamination. The well site and construction plans must be
submitted to DEQ for review and approval prior to construction.
CENTRAL DISTRICT HEALTH: Can approve this for central sewage and
water after plans have been submitted and approved by Idaho Dept.
of Health and DEQ. Stormwater management shall not degrade water
quality. 8/18/94 reiterated comments including stormwater:
STORMWATER MANAGEMENT RECOMMENDATIONS
2.
3.
4.
5.
We recommend that the first one half inch of stormwater be
pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water
quality. The engineers and architects involved with the design of
this project should obtain current best management practices for
stormwater disposal and design a stormwater management system that
is preventing groundwater and surface water degradation. Manuals
that could be used for guidance are:
1. STORMWATER MANAGEMENT MANUAL FOR THE PUGET SOUND, State of
Washington Department of Ecology, February 1992.
2. ADA COUNTY HIGHWAY DISTRICT GUIDELINES FOR STORMWATER AND SITE
DRAINAGE MANAGEMENT.
3. CALIFORNIA BEST MANAGEMENT PRACTICE HANDBOOK Prepared by Camp
Dresser and McKee, Larry Walker Assoc. for the Stormwater Quality
Task Force.
4. URBAN STORM DRAINAGE CRITERIA MANUAL Volume 3, Best Management
Practices, Stormwater Quality, Urban Drainage and Flood Control
District, Denver, Colorado.
ADA COUNTY ASSESSOR:
(letter in file)
The legal description is unsatisfactory.
EAGLE FIRE DEPT.
1. Install address numbers on every building, house or apartment,
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so as to be clearly visible from the street. Numbers shall be a
minimum of 3.5011 high in accordance with Fire codes.
2. Fire apparatus access roads shall comply with Art. 10-Div 11,
1991 UFC, this section covers width and turn-arounds.
3. Fire Flow requirements for buildings: The minimum fire-flow and
flow duration requirements for one and two family dwellings having
a fire area which does not exceed 3,600 sq st shall be 1,000 gal
per minute. Fire flow and flow duration for dwellings having a
fire area in excess of 3,600 sq. ft shall not be less than that
specified in Table No. A-111-A-1. A reduction in required fire
flow of 50%, as approved by the chief, is allowed when the building
is provided with an approved automatic sprinkler system.
The fire-flow for buildings other than one and two family dwellings
shall be not less than that specified in Table No. A-111-A-1, 1991
UFC.
4. The average spacing between hydrants shall not exceed that
listed on table A-111-B-1-, 1991 UFC
Chevron Pipe Line Company: Sept 7,1994, R.A.Rayner, Right-of-way-
Asst.: A lengthy letter detailing specifics of their easement
rights, requirements for the developer to meet if the pipe line is
crossed with any utilities and information on using the "right-of-
way"
DEPT OF WATER RESOURCES: Water rights for a subdivision do not
exist in this area except for the existing Sierra Water Co. system
on Riverview Street. A new water right for a community well must
be approved prior to well drilling.
NEW DRY CREEK DITCH CO: The NDCDCo will not allow the transfer of
water rights from Ricks River Ridge Subdivision to VanEngelen
Estates. Van Engelen Estates already holds water shares well above
the Idaho Water Resources guideline.
EAGLE WATER CO. Will provide water service to Van Engelen
Estates No.2 under its rules & regulations as provided for by the
IPUC.
EAGLE SEWER DIST. Is within Eagle Sewer District's Planning Area
and has been annexed into service boundaries. The District has not
seen any sewer construction plans. Sewer service to this project
will require a line crossing across the new Eagle Alternate Route.
The District is working closely with ITD to insure that no property
along the Alternate Route is left without access to the sewer trunk
line located along the Boise River.
MERIDIAN SCHOOL DIST: The Dist. can predict when completed, this
subdivision will house 27 elementary aged children, 21 middle
school aged children and 18 senior high aged students. At the
present time Eagle Elementary is 104 at capacity, Meridian Middle
School is at 130% capacity and Centennial HS is at 113% of
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capacity. The District is not opposed to growth, but this
development will cause increased overcrowding in all 3 schools.
Before the District could support this subdivision, they would need
land dedicated to the district or made available at a minimum price
for a school site, with water and sewer capacity. Another bond
would need to pass for construction of schools. The cost per
student for newly constructed schools, excluding site purchase
price and offsite improvements, exceeds $5,000 per elementary
student and $10,000 per middle or high school student. The
District asks for your help in dealing with the impact of growth on
schools. 8/11/94 reiterated information.
IDAHO POWER: Require a permanent 10-ft. wide public utilities
easement along all lots adjacent to a road right-of-way dedicated
to public or private use. 8/16/94 Reiterated.
ITD: Have reviewed the preliminary plat and are working with MTC
Engineers to match the proposed subdivision boundary with our
proposed right-of-way for the Eagle Alternate Route.
U.S. WEST: Requests a 10' easement on front & rear property lines
and a 5' easement on all side lines.
WRITTEN COMMENT:
8/26/94, Linda Baker, 1229 Hereford, complaint about the poor
quality of the map accompanying her notice.
9/19/94, Fax received opposing the development from Susan Thomas,
249 Riverview.
ANNEXATION
IDAHO STATE CODE:
50-222: ANNEXATION OF ADJACENT TERRITORY--In any annexation of
adjacent territory, the annexation shall include all potions of
highways lying wholly or partially within the annexed area.
67-6525: PLAN AND ZONING ORDINANCE CHANGES UPON ANNEXATION OF
UNINCORPORATED AREA
67-6509: NOTICE PROCEDURES
EAGLE CITY CODE:
1-10-2:
ANNEXATIONS: Whenever any land lying contiguous or
adjacent to the City shall be or shall have been laid off
into blocks containing'not more than 5 acres of land in
each when lawfully subdivided 0 platted or not; or
whenever any person has sold or begun to sell such
contiguous or adjacent lands in tracts not exceeding 5
acres; or whenever he owner or his agent on such
contiguous and adjacent lands hall request annexation in
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writing to the Council, the City Council, by ordinance,
may declare the same, by proper legal description, a part
of the CitYi provided, that a showing must be made that
the area to be annexed can reasonably be used for orderly
development of the City and not connected to the City
only by a shoestring or strip of land upon a public
highway.
ZONING DISTRICTS
8-2-1: Districts established
R Residential Districts: to provide regulations and
districts for various residential neighborhoods. Density
in an R District shall be determined according to the
numeral following the R. The number designates the
maximum number of dwelling units per acre. Centralized
water and sewer facilities are required in all district
exceeding one dwelling unit per acre.
8-2-3: Schedule of District use Regulations: district regulations
shall be as set forth in the Official Schedule of District
Regulations and in the performance standards.
8-7-2:
Zoning Permits and certificates of occupancy
A. Zoning Permit
1. Application
2. Plan
3. Approval
4. Expiration
5. Occupancy
of permit
EAGLE COMPREHENSIVE PLAN
LAND USE: Residential uses- 1. The residential densities in the
City limits shall not exceed the land use designations as reflected
on the Land Use Designation Map, adopted with the 1993 Eagle
Comprehensive Plan on May 11, 1993.
LAND USE DESIGNATION MAP:
dwelling units per acre.
Medium density residential.
4 or fewer
COMMUNITY DESIGN: (#7) New residential, commercial, and industrial
development shall be required to meet minimum design standards as
specified by City ordinances.
COMMUNITY DESIGN:
Comply with the Eagle Tree Plan
8/93
TITLE 9-SUBDIVISIONS
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The standards used in evaluating the application are in the
following sections of the Eagle City Code and Comprehensive
Plan.
With respect to the review of the preliminary plat:
Title 9-Land Subdivisions:
9-1-3:
PURPOSE:
The purpose of these regulations is to promote the
public health, safety and general welfare, and to
provide for:
A. The harmonious development of the City and its
area of impact;
B. The coordination of streets and roads within a
subdivision with other existing or planned streets
and roads;
C. Adequate open space for travel, light air and
recreation;
D. Adequate transportation, water drainage and
sanitary facilities;
E. The avoidance of the scattered subdivision of
land that would result in either of the following:
1. The lack of water supply sewer service.
drainage. transportation or other public
services: or
2. The unnecessary imposition of an excessive
expenditure of public funds for the supply of
such services: or
F. The requirements as to the extend and the manner
in which:
1. roads shall be created, improved
and maintained; and
2. water and sewer and other utility
mains, piping connection, or other
facilities shall be installed
G. The manner and form of making and filing of any
plats; and
H. The administration of
defining the powers and
authorities.
these regulations by
duties of approving
9-2-3:
Preliminary Plat Procedures
9-2-4:
Final Plat Procedures
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9-3-1:
Design standards
A. Street location and arrangements: When an
official street plan or comprehensive development
plan has been adopted, subdivision streets shall
conform to such plans
B. Minor Streets: Minor streets shall be so
arranged as to discourage their use by through
traffic
C. Stub Streets: Where adjoining areas are not
subdivided the arrangement of streets in the new
subdivisions shall be such that said streets extend
to the boundary line of the tract to make
provisions for the future extension of said streets
into adjacent areas, and shall have a cul-de-sac or
temporary cul-de-sac.
D. Relation to Topography: Streets shall be
arranged in proper relation to topography so as to
result in usable lots,
E. Alleys:---
F. Frontage Roads:---
G. Cul-De-Sac Streets: shall not be more than 500
ft. in length and shall terminate with an adequate
turnaround having a minimum radius of 50 ft for
right of way
H. Half Streets:---
I. Private Streets: shall be prohibited---
J. Driveways: Providing access to no more than 2
dwelling units shall be allowed.
9-3-7: 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,
9-4-1-2: STREETS AND ALLEYS: In accordance with the standards and
specs of ACHD
9-4-1-3: CURBS AND GUTTERS: vertical curbs and gutters shall be
constructed on collector and arterial streets
9-4-1-4: STREET SIGNS: Street name signs shall be installed in
the appropriate locations at each street intersection in accordance
wi local standards.
9-4-1-5: STREET LIGHTS: All street subdividers w/i the City and
area of impact shall be required to install, at the subdividers'
expense, street lights in accordance with City specifications and
standards at location designated by the Administrator, or
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representative----.
9-4-1-6: SIDEWALKS AND PEDESTRIAN WALKWAYS: Sidewalks shall be
require on both sides of the street; except, that where the average
width of lots as measured at the street frontage line or at the
building setback line, is over 100', sidewalks on only one side of
the street may be allowed.
PEDESTRIAN WALKWAYS: when required, shall have easements at least
10' in width and include a paved walk at least 5' in width.
9-4- 7: BICYCLE PATHWAYS: Shall be provided, as part of the public
right of way or separate easement as may be specified by the City
Council.
9-4-1-8:
UNDERGROUND UTILITIES:
are required
9-4-1-12:
Greenbelt Areas, landscaping screening
9-4-2-2:
Guarantee of improvements
a. Performance bond
b. Cash deposit
9-5-4-4: Control during development, time limit
1993 EAGLE COMPREHENSIVE PLAN
The Land Use Designation Map: Medium Density Residential (4 or
fewer dwelling units per acre). Suitable primarily for single
family residential development within an urbanized setting.
This location is in the 1993 Eagle Comprehensive Plan is outside
the "Special Area".
Transportation:
Policies and Goals:
5. To require that new developments provide for pedestrian,
equestrian and bicycle circulation in accordance with adopted local
and regional pathway plans.
6. To limit direct access to arterial and collector roadways from
residential lots.
CONCLUSION
The Commission concludes that the application for annexation and
zoning (R4), for Van Engelen Subdivision is consistent with the
intent and purpose of the Idaho State Code, 1993 Eagle
Comprehensive Plan and Eagle City Codes, specifically IC 50-222,
67-6525, 67-6509, City Code 1-10-2, and Title 8-2-1 establishing
zoning districts. The zoning designation is in accordance with
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the Eagle Comprehensive Plan and serves the welfare of the general
public, and is in the public interest.
The proposed development is appropriate and follows the orderly
development of the City and protects the health, safety and welfare
of the 1993 comprehensive plan.
There is adequate evidence showing that this subdivision
development, at the proposed location, satisfies the general
standards for approval of a subdivision set forth in Section 9-1-3
of the Eagle City Code, the general subdivision provisions. The
development, if the conditions attached are met, will promote
public welfare, safety and the Subdivision provides for harmonious
development.
Granting of the application will not violate the Idaho Code nor
nullify the interests or purposes of the Eagle City Code or eagle
Comprehensive Plan, with the conditions recommended by the Eagle
Planning and Zoning Commission;
RECOMMENDATION
Based upon the foregoing FINDINGS OF FACTS AND CONCLUSIONS OF
LAW, the Eagle Planning and Zoning Commission recommends to
the Council the application for a annexation, zoning (R4) and
a subdivision preliminary plat for Van Engelen #2 with the
standard conditions and the following:
1.
The developer will provide fencing over the Chevon pipeline for
lots 37 and 45, block 2
2.
Arrangements be made with Fred Kunkler for access to the rental
property and well lot.
3.
Picnic area in lot 2 (the well lot)
4.
Pathway and landscape committee approval
5.
ACHD and ITD in connection with the alternate route as far as
right of way, etc.
6.
Require water service from a franchised water utility.
This recommendation shall not be construed as endorsing the precise
location and nature of proposed uses or engineering feasibility.
A final development plan and subdivision plat must be submitted by
the applicant to the Commission and Council proving conformance
with the conditions established herein and providing such
additional information as is required under Sections 8-6-6-3 and 9-
2-4 of the Eagle City Code.
The Standard Subdivision Conditions are as follows:
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CITY OF EAGLE
STANDARD CONDITIONS
FOR SUBDIVISION APPROVAL
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.)
2.
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.
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)
A.
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 to submitting the final plat for recording, the
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.
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6.
A letter from the fire department is required stating lithe
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 for one and two family dwelling. Dwellings
having a fire area in excess of 3,600 sq ft shall be required
to have 1,500 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 title 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 all
conunon 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
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11.
12.
13.
14.
15.
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.
10.
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".
A.
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 lor 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.
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 (and river protection)
regulations prior to submitting the final plat for signature
by the City Engineer.***
Should the homeowner's association be responsible for the
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19.
20.
21.
22.
23.
24.
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.
16.
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 the City of
Eagle."
17.
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 proj ect for service, prior to
signing of the final plat by the City Engineer (B.C.C. 9-20-
8.4)
18.
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 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 recreation/greenbelt area along the Boise River and/or
parking therefore shall be approved by the Eagle City
Greenbelt Committee prior to approval of the final plat by the
Eagle City Council.***
The development shall comply with the Boise River Plat in
effect at the time of City Council consideration of the final
plat.****
Conservation, recreation and river access easements shall be
approved by the Greenbelt Committee and shall be shown on the
final plat.***
The developer shall obtain approval of the development
relative to the effects of the Boise River Flood Plain from
the Corps of engineers prior to approval of the final plat by
the City Engineer.***
Approval of all well water for domestic use by the Idaho
Department of Water Resources shall be obtained prior to
signing of the plat of phase 1 by the Eagle 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
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25.
26.
27.
28.
29.
Resources and/or any other agency having jurisdiction prior to
signing of the final plat by the City Engineer.****
All homes being constructed with individual septic systems
must have the septic systems placed on the street side of the
home.
Basements in
prohibited.******
homes
in
the
flood
plain
will
be
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 architectural
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.
****those developments in the flood plain, greenbelt or Boise River
area
ADOPTED by the Eagle Planning and Zoning Commission of the City of
Eagle, Idaho this 1- day of October, 1994.
ATTEST:
mmission
Planner
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