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Findings - PZ - 1992 - PP/Leslie Subdivision - Preliminary Plat In R4 CITY OF EAGLE 1M TIlE MATTER OF LESLIE SUBDIVISION .AH APPLICATION FOR A SUBDIVISION PRELIIIIRARY PLAT ) ) ) ) ) FIHDINGS OF FACT .AHD CONCLUSIONS OF LAW On April 6, 1992, pursuant to public notice and hearing procedures set forth in Section 67-6509, Idaho State Code, and Title 9, Eagle City Code, Ronald Leslie, the applicant and developer of the Leslie Subdivision project, came before the Eagle Planning and Zoning Commission for the City of Eagle, Idaho, requesting approval of a application for a subdivision preliminary plat in an R4 Residential District, (four single family dwelling unit per acre). Based on the application, testimony from the applicant and all interested parties and, together with all documentary evidence submitted concerning the application, the Eagle Planning and Zoning Commission 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, Idaho State Transportation Dept., Meridian School District, Eagle Water Co., Eagle Fire Dept., Idaho Power, and Ada County Development Services. Ada County Highway District recommended the application be tabled until a pending resolution of the collector street system in this area is satisfied. Idaho Transportation Dept. indicated that the intersection of Edgewood and SH44 would be significantly impacted by this subdivision. The Eagle Transportation Task Force recommended to the Eagle City Council adoption of the Transportation 2010 Plan, indicating the Hill Rd, Edgewood Roads be studied for future realignment due to the impact on the roads. The Eagle City Council adopted the 2010 Plan on April 24, 1992. The Meridian School Dist. asked for a development fee statute on new home construction or a real estate transfer fee to help offset the costs of building additional school facilities needed as a result of the development. Eagle Sewer District advised the City the area has not been annexed to the District. 2. On April 6, 1992, a public hearing was conducted by the Eagle Planning and Zoning Commission. Testimony was presented by neighborhood property owners that the proposed development may have an adverse impact on the roads, additional concerns were regarding water through the well system and water rights, ground water and drainage, and preservation of open space. 3. The applicant informed the Commissioners that water may come from Eagle Water Co., however, if that is not possible wells would be drilled, the developers are open to dedication to the City. 4. The development is bordered to the east and south by an RT, Ada County zone, to the north by Avante Casa', a proposed subdivision, and to the west by agricultural land and R5 zones. 5. 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: 9-1-3: 9-2-3: 9-3-7: 9-4: PURPOSE OF GENERAL SUBDIVISION REQUIREMENTS PRELIMINARY PLAT PROCEDURES PLANTING STRIPS AND RESERVE STRIPS STANDARDS REQUIRED IMPROVEMENTS (The following are only a portion of the Code.): 1. STREET LIGHTS (MAY BE REQUIRED) 2. SIDEWALKS AND PEDESTRIAN WALKWAYS 3. WATER SUPPLY AND SEWER SYSTEMS 4. STORM DRAINS 5. FIRE HYDRANTS 6. GREENBELT AREAS (MAY BE REQUIRED) Environmental Assessment Plan: the developer shall prepare and submit an environmental assessment along with the preliminary plat application for any development that is proposed within an area of critical concern. (B) The content of the environmental assessment shall be prepared by an interdisciplinary team of professionals that shall provide answers to: 1. what changes will occur as a result of the subdivision? 2. what corrective action or alternative development plans could occur so as not to significantly change the area of environmental concern? 3. what is unavoidable? 4. what beneficial or detrimental affect would it have on animal or plant life, social concerns, economic, noise, visual etc. 6. The Commission concludes thôt there is inadequate evi.d",nr:e showing that this development use at the proposed location satisfies the general standards for approval of a subdivision set forth in Title 9, Section 9-1-3: Purpose, of the Eagle City Code. Specifically, that the use will not be harmonious with and in accordance with the general objectives of the Title 9, and the Comprehensive Plan; that the development lacks coordination of streets and roads, there is not adequate open space or adequate transportation plans. Questions remain regarding adequate service by essential public facilities and services; and there are hazards to be considered in the area, such as poor sight distance, a need for realignment of Edgewood and substandard road conditions. 7. The Commission concludes the application submitted by Leslie Subdivision owner, Ronald Leslie, is not in accordance with the Eagle Comprehensive Plan, the requested subdivision does not serve the welfare of the general public and is not in the best public interest. Further, this development will add to severely impacting the roadways in the area, and other public services. 8. The granting of the application may violate the Idaho Code and may nullify the interests or purposes of the Eagle City Code and Eagle Comprehensive Plan, conditions of approval cannot be satisfied at this time. RECOMMENDATION Based upon the foregoing FINDINGS OF FACTS AND CONCLUSIONS OF LAW, the Eagle Planning and Zoning Commission recommends to the Council the application be denied based on the following: 1. The project does not adequately address the problems regarding road impacts, water, sewer or open spaces and parks. 2. The project violates the intent of Section 9-1-3 Eagle City Code: 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. 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 1. The lack of water supply, drainage, transportation or services; or 2. The unnecessary imposition of an excessive expenditure of public funds for the supply of such services. F. The requirements as to the extent and the manner in which: 1. Roads shall be created, improved and maintained; 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 these regulations by defining he powers and duties of approving authorities. the following: sewer service, other public 3. The project violates the intent of Section 9-2- 3.D3(1,2,5) Eagle City Code: Action by Commission: a. Commission's Findings: In determining the acceptance of a proposed subdivision, the commission shall consider the objectives of this Title and at least the following: 1. The conformance of the subdivision with the Comprehensive Development Plan; 2. The availability of public services to accommodate the proposed development; 5. The other health, safety and environmental problems that may be brought to the commission's attention. APPROVED: ADOPTED by the Eagle Planning and Zoning Commissio~!RJ the City of Eagle, Idaho this ~ day of April ,.~,,~è~!t~.. '/""^"r., . .. ,'.'" ,. - . .' .$"~", " '. ,< ~EST:þ .