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Findings - PZ - 2018 - A-06-18/RZ-11-18/PP/FP-01-18 - Annexation And Rezone From Rut To Reda For A 2-Lot SubdivisionBEFORE THE EAGLE PLANNING AND ZONING COMMISSION IN THE MATTER OF AN APPLICATION FOR AN ANNEXATION AND REZONE FROM RUT [RURAL -URBAN TRANSITION — ADA COUNTY DESIGNATION] TO R -E -DA [RESIDENTIAL -ESTATES WITH A DEVELOPMENT AGREEMENT] AND COMBINED PRELIMINARY PLAT/FINAL PLAT FOR ENDLESS VIEWS ESTATES SUBDIVISION FOR THOMAS TURGEON AND DAWN KELLY FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER A-06-18/RZ-11-18/PP/FP-01-18 The above -entitled annexation, rezone with a development agreement, and combined preliminary plat/final plat applications came before the Eagle Planning and Zoning Commission for their recommendation on November 19, 2018 at which time public testimony was taken and the public hearing was closed. The Eagle Planning and Zoning Commission, having heard and taken oral and written testimony, and having duly considered the matter, makes the following Findings of Fact and Conclusions of Law; FINDINGS OF FACT: A. PROJECT SUMMARY: Thomas Turgeon and Dawn Kelly are requesting an annexation, rezone from RUT (Rural -Urban Transition — Ada County designation) to R -E -DA (Residential Estates with a development agreement) and combined preliminary and final plat approvals for Endless Views Subdivision, a 2 - lot residential subdivision. The 5 -acre site is located on the east side of North Meridian Road approximately 760 -feet south of the intersection of North Meridian Road and West Beacon Light Road at 2700 North Meridian Road. B. APPLICATION SUBMITTAL: A Neighborhood Meeting was held on-site, at 6:00 PM, Monday, June 18, 2018, in compliance with the application submittal requirement of Eagle City Code. The application for this item was received by the City of Eagle on July 26, 2018. A revised preliminary plat was provided to the City on September 27, 2018. C. NOTICE OF PUBLIC HEARING: Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission was published in accordance with the requirements of Title 67, Chapter 65, Idaho Code and the Eagle City Code on October 27, 2019. Notice of this public hearing was mailed to property owners within three -hundred feet (300 -feet) of the subject property in accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on October 24, 2018. The site was posted in accordance with the Eagle City Code on November 9, 2018. Requests for agencies' reviews were transmitted on August 9, 2018, in accordance with the requirements of the Eagle City Code. D. HISTORY OF RELEVANT PREVIOUS ACTIONS: None E. COMPANION APPLICATIONS: All applications are inclusive herein. Page 1 of 18 K:U'Isnning IkpLU:agk ApplicatinnssSUBSl OISTndIcss Views Sub pit.Jnc F. APPLICANT'S STATEMENT OF JUSTIFICATION OF A DEVELOPMENT AGREEMENT: See applicant's justification letter, date stamped by the City on July 26, 2018 (attached to the staff report). G. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS: Existing Proposed North of site South of site East of site West of site COMP PLAN DESIGNATION Estate Residential No Change Estate Residential Estate Residential Estate Residential Neighborhood Residential with Transitional Overlay H. DESIGN REVIEW OVERLAY DISTRICT: ZONING DESIGNATION RUT (Rural -Urban Transition — Ada County designation) R -E -DA (Residential -Estates with a development agreement) RUT (Rural -Urban Transition — Ada County designation) R -E -DA (Residential -Estates with a development agreement) RUT (Rural -Urban Transition — Ada County designation) R1 (Estate Residential — Ada County designation) Not located within the DDA, TDA, CEDA, or DSDA. I. SITE DATA: Total Acreage of Site — 5.00 -acres Total Number of Lots — 2 Total Number of Units — Residential — 2 Commercial — 0 Industrial — 0 Common — 0 Single-family — 2 Duplex — 0 Multi -family — 0 Total Acreage of Any Out -Parcels — 0 Page 2 of 18 K:U'lanning 1kpt\Gaglc Appla;ationslSUBS12011illindiess Views Sub p,I doc LAND USE Single-family dwelling and agriculture Residential subdivision Single-family dwellings and agriculture Catalpa Subdivision Hoffman Subdivision No. 2 Gallup Estates Subdivision ADDITIONAL SITE DATA Dwelling Units Per Gross Acre .40 -units per acre PROPOSED Minimum Lot Size Minimum Lot Width Minimum Street Frontage Total Acreage of Common Area Percent of Site as Common Area 0% 1.86 -acres 180 -feet 0 -feet* 0 -acres REQUIRED 1 -unit per two acres (.40 -units per acre maximum) 1.8 -acres (minimum) 100 -feet (minimum) 35 -feet 0 -acres 0% * Eagle City Code Section 9-3-2-1(J) allows driveways to provide access to no more than two (2) dwelling units within any subdivision. J. GENERAL SITE DESIGN FEATURES: Open Space: This subdivision is proposed to be located within the R -E (Residential -Estates) zoning district; a minimum amount of open space is not required, and none is proposed. Storm Drainage and Flood Control: The applicant should demonstrate that the storm water from individual lots is handled by a storm drainage facility or the applicant should place a note on the final plat stating all storm water from the individual Tots is to be retained on the individual lots per Eagle City Code 9-4-1-10. This should be completed prior to the City Clerk signing the final plat. Utility and Drainage Easements, and Underground Utilities: Eagle City Code Section 9-3-6 requires utility easements to be not less than 12 -feet wide. Fire Hydrants and Water Main: The preliminary plat date stamped by the City on September 27, 2018, does not show any fire hydrants. On-site Septic System — Yes The existing house is currently served by an on-site septic system. If a dwelling were constructed on the proposed new lot, it would be served by a separate on-site septic system. Pressurized Irrigation: The applicant has requested a waiver of installing a pressurized irrigation system since the property has historically been flood irrigated and the availability of surface water will not support a pressurized irrigation system (see Revised Irrigation Report and Formal Pressure Irrigation Request Waiver, date stamped by the City on October 17, 2018 [attached to the staff report]). Preservation of Existing Natural Features: Staff is not aware of any existing natural features on the site which would be required to be preserved. Page 3 of 18 K:U'Lenning Ikptll:agk Applications\SUBS120181Endkess Views Sub ptildoc Preservation of Existing Historical Assets: Staff is not aware of any existing historical assets on the site. If any historical artifacts are discovered during excavation or development of the site, state law requires immediate notification to the state. K. STREET DESIGN: Public Streets: Pursuant to the Ada County Highway District approval, date stamped by the City on September 12, 2018, the applicant is required to improve Meridian Road to 18 -feet of pavement from centerline with a 3 -foot wide gravel shoulder and borrow ditch and construct a 5 -foot wide detached concrete sidewalk abutting the site. The applicant is also required to dedicate right-of- way to 2 -feet behind the back edge of sidewalk, or 2 -feet past the back edge of borrow ditch and provide a permanent right-of-way easement to 2 -feet behind the back edge of sidewalk. Lot 2, Block 1, will not have direct lot access to North Meridian Road. Lot 1, Block 1, provides for cross access between the North Meridian Road and Lot 2, Block 1, and is to be noted as such on the final plat. Applicant's Justification for Private Streets (if proposed): None proposed. Blocks Less Than 500': None Cul-de-sac Design: None Sidewalks: The preliminary plat, date stamped by the City on September 27, 2018, delineates a detached 5 - foot wide meandering sidewalk located in proximity to the west property line adjacent to North Meridian Road. Curbs and Gutters: None proposed. Lighting: Location and lighting specifications incorporating a "Dark Sky" style of lighting shall be provided to the City Zoning Administrator prior to the submittal of the final plat. Any modifications made to the lighting shall be completed before the final plat approval. Street Names: No new streets proposed. L. ON AND OFF-SITE PEDESTRIAN/BICYCLE CIRCULATION: Pedestrian Walkways: See Item "K" Sidewalks above. Bike Paths: None proposed. M. PUBLIC USES PROPOSED: None proposed. N. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists. O. AVAILABILITY AND ADEQUACY OF UTILITIES AND SERVICES: The property is located within the Eagle Fire District. P. SPECIAL ON-SITE FEATURES: Areas of Critical Environmental Concern — No Evidence of Erosion — No Fish Habitat — No Floodplain — No Page 4 of 18 K:1Planning I)ept\Eagle Applications\SUBS120I1AI ndless Views Sub pzI duc Q. Mature Trees — Yes, located in proximity to North Meridian Road, southwest corner of the property, and the existing home. Riparian Vegetation — No Steep Slopes — No Stream/Creek — No Unique Animal Life — No Unique Plant Life — No Unstable Soils — No Wildlife Habitat — No SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN: Not required R. AGENCY RESPONSES: The following agencies have responded, and their correspondence is attached to the staff report. Comments, which appear to be of special concern, are noted below: City Engineer: All comments within the Engineer's letters dated October 22, 2018, are of special concern (attached to the staff report). City Water Superintendant: Email indicating the property is located within the Suez water certificated area. Ada County Highway District Andeavor Central District Health Department Department of Environmental Quality Eagle Fire Department Jerry Kiser (on behalf of the Farmers Union Ditch Company) S. LETTERS FROM THE PUBLIC: None received to date. STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT: A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: 6.5 Land Use Designation The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the following: Estate Residential A single family residential area transitioning between agriculture and conventional residential uses. Densities range from 1 unit per 2 acres to 1 unit per 5 acres. Small scale agriculture and horticulture uses are encouraged. Density may be limited due to the limited availability of infrastructure and roadway capacity. B. ZONING ORDINANCE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: • Eagle City Code Section 8-1-2: Rules and Definitions: Nonconforming Use A building, structure or use of land existing at the time of enactment of this title, and which does not conform to the regulations of the district in which it is situated. Page 5 of 18 K:1Planning Ikpt liagle Applicationti1SUBS1201t3U:ndless Views Sub pit doc Yard: A required open space, other than a court, unoccupied and unobstructed by any structure or portion of a structure from three feet (3') above the general ground level of the graded lot upward; provided, accessories, ornaments and furniture may be permitted in any yard, subject to height limitations and requirements limiting obstruction of visibility. Front Yard: A yard extending between the side lot lines across the front of a lot and from the front lot line to the front of the principal building. Interior Side Yard: A yard extending from the principal building to the side lot line on both sides of the principal building between the lines establishing the front and rear yards. Rear Yard: A yard extending between side lot lines across the rear of a lot and from the rear lot line to the rear of the principal building. • Eagle City Code Section 8-2-4: Schedule of Building Height and Lot Area Regulations: Official Height and Area Regulations Zoning Maximum Front Rear Interior Street Maximum Minimum Lot Area Minimum District Height Side Side Lot Covered (Acres Or Sq. Ft.) G Lot And H* Width I* IR -E 1135' 50' 30' 120' 1135' 1120% 111.8 acres 11100' • Eagle City Code Section 8-3-5: Unique Land Uses: Certain unique land uses pose special problems that may have detrimental influences on surrounding land uses. The following performance standards for such unique land uses shall be adhered to in addition to all other provisions of this title: A. Accessory Building: 1. Will not be located in any required front or street side yard area; 3. Accessory buildings one hundred twenty (120) square feet in area or larger shall comply with the minimum setbacks as required in section 8-2-4 of this title and shall be limited to a maximum height of twenty five feet (25'). C. SUBDIVISION ORDINANCE PROVISIONS WHICH OF SPECIAL CONCERN REGARDING THIS PROPOSAL: • Eagle City Code Section 9-2-3 (B)(1-5) Combining Preliminary and Final Plat in Minor Subdivisions: The applicant may request that the subdivision application be processed as both a preliminary and final plat if all the following exist: 1. The proposed subdivision does not exceed ten (10) lots; 2. No new street dedication or street widening is involved; 3. No major special development considerations are involved such as development in a floodplain, hillside development or the like; 4. All required information for both preliminary and final plat is complete and in an acceptable form; and 5. The proposed subdivision is not in conflict with the Comprehensive Plan or any provision of the Zoning Title of the City. Page 6 of 18 K:Wlanning Dcpt1Eagk ApplicationsISUBS12111Windless Views Sub pzidoc • Eagle City Code Section 9-3-2-1: Location and Design: Streets and road location and design shall conform to the following standards: J. Driveways: Driveways providing access to no more than two (2) dwelling units shall be allowed within any subdivision. • Eagle City Code Section 9-3-6: Easements: A. Unobstructed utility easements shall be provided along front lot lines, rear lot lines and side lot lines. Total easement width shall not be less than twelve feet (12'), except that lesser easement widths, to coincide with respective setbacks, may be considered as part of the planned unit development. B. Unobstructed drainageway easements shall be provided in conjunction with the utility easement along side lot lines or as required by the city council. Total easement width, including the utility easement, shall not be less than twelve feet (12'), except that lesser easement widths, to coincide with respective setbacks, may be considered as part of the planned unit development. • Eagle City Code Section 9-4-1-9(C)(2): Pressurized Irrigation Facilities: The requirement for installation of a pressurized irrigation system may be waived by the city council when the applicant has established that any of the following situations exist (the sale or transfer of an existing water right shall not be grounds for requesting a waiver pursuant to this provision): a. Where a sufficient surface irrigation water right does not exist for the property. The lack of surface irrigation water right shall be documented in writing by the appropriate irrigation district or canal company and the department of water resources and shall be submitted with the subdivision preliminary plat. In this case a waiver shall only be granted for that portion of the subdivision that cannot be served. b. Where an existing surface water right cannot be delivered to the property by an irrigation district or canal company due to current delivery capacity or scheduling. In these situations the city council may still require the installation of the pressure irrigation system, provided water rights can be made available to the property and delivery system modifications can be made so irrigation water can be supplied within two (2) years. c. Where the applicant has provided for another means of delivery such as flood irrigation, if approved by the city engineer. The applicant shall present the proposed alternative delivery system to the city engineer at the time the waiver is requested. d. That due to the specific circumstances surrounding a new subdivision, the cost of obtaining water rights, reestablishing water rights or developing the system would impose an undue economic hardship on the developer. For purposes of this section, an undue economic hardship shall consist of a showing that the cost per lot to develop the pressurized irrigation system would be twenty five percent (25%) higher than the cost per lot for providing a pressurized irrigation system to subdivisions of similar size and density constructed in the city within the previous two (2) years; or the cost per lot of the pressurized irrigation system would exceed five percent (5%) of the expected per lot market value of the subdivision. Page 7 of 18 K:U'L nning Dept\Eagk Apptications\SUBS\2 1landkws Views Suh pitid�x: D. DISCUSSION (based on the preliminary plat/preliminary development plan, date stamped by the City on September 27, 2018): • Staff has reviewed the particular facts and circumstances of this proposed combined preliminary and final plat and, in terms of Eagle City Code Section 9-2-3(B) "1 thru 5" (minimum criteria to combine a preliminary and final plat), has made the following conclusions: The proposed combined preliminary and final plat: 1. Does not exceed ten (10) lots; 2. New street dedication or street widening is involved; therefore the final plat is not eligible to be combined with the preliminary plat: 3. No major special development considerations are involved such as development in a floodplain, hillside development or the like; 4. All required information for both preliminary and final plat is complete and in an acceptable form; and 5. The proposed subdivision is not in conflict with the Comprehensive Plan or any provision of the Zoning Title of the City. • Since ACHD is requiring North Meridian Road be widened and the dedication of additional right-of-way associated with the road widening, the proposed subdivision does not meet all of the criteria for a combined preliminary plat/final plat. The aforementioned discussion items should be addressed prior to submittal of a final plat application. Therefore, staff recommends approval of only the preliminary plat. • The existing home (to remain) (as shown on the preliminary plat), is located within the required side yard setback. Staff defers comment to the Commission and Council with regard to requiring the home to be relocated to meet the 20 -foot side yard setback. If the Commission and Council allow the dwelling unit to remain in its current location, condition of development 3.5 should remain. If the Commission and Council determine the home should be relocated, condition of development 3.5 should be modified to require the home to be relocated. • Pursuant to Eagle City Code Section 8-3-5(A)(1), accessory structures may not be located within any required front yard area. The shop (to remain) (as shown on the preliminary plat) is located within the front yard area of the existing home. Also, the shop (to remain) and barn (to remain) (as shown on the preliminary plat), shows both structures located within the required side yard setback and encroaching into the required 12 -foot wide utility and drainageway easement located adjacent to the northern property line. If the Commission and Council allow the shop and barn to remain at their current location, condition of development 3.6 should remain. If the Commission and Council determine the shop and barn should be relocated, condition of development 3.6 should be modified to require the shop and barn to be relocated. • The preliminary plat shows both lots will gain access from a 35 -foot wide common driveway. The 35 -foot wide common driveway also contains a utility easement. The applicant should be required to provide an allocation of responsibility for repair and maintenance of the common driveway providing access to Lots I and 2, Block 1. The owner should provide an operation and maintenance manual including the funding mechanism as an addendum to the CC&Rs and the repair and maintenance requirement should run with the land and that the requirement cannot be modified and that the homeowner's association or other entity cannot be dissolved without the express consent of the city. The operation and maintenance manual should be reviewed and approved by the City Engineer prior to the City Clerk signing the final plat. Page 8 of 18 K:U'lanning Dcptllagle App1ic:tlionsISU13S\2I)IWd ndlkss Views Sub pil:duc • The applicant's engineer provided a revised irrigation report and formal pressure irrigation request waiver, date stamped by the City on October 17, 2018. The report indicates that the property has a surface water right of 4.25 miner inches (approximately 38.25 -gallons per minute) distributed through Headgate #78 for flood irrigation. The surface water is provided on a rotation basis for 12 -hours every 8 -days; therefore, the system will not support a pressurized irrigation system. The applicant is requesting a waiver of the pressurized irrigation system to allow the property owners to continue to flood irrigate the property and subsidize the irrigation with a well to water the lawn and garden areas associated with each home. Pursuant to Eagle City Code Section 9-4-1-9(C)(2)(b) in the event an existing surface water right cannot be delivered to the property by an irrigation district, or canal company due to current delivery capacity or scheduling, the City Council may still require the installation of the pressure irrigation system, provided water rights can be made available to the property and delivery system modifications can be made so irrigation water can be supplied. In this case the issue is the timing of delivery. Staff recommends affirming the conclusion that the applicant has provided sufficient information to meet the conditions of a waiver request based on Eagle City Code Section 9-4-1-9(C)(2). A pressurized irrigation waiver request may be granted since the irrigation purveyor cannot deliver the surface water in a timely manner. In the event the Council approves a pressurized irrigation waiver, the applicant should provide construction drawings showing infrastructure to provide flood irrigation to the two (2) lots. The applicant should provide documentation showing the transfer of the appropriate irrigation water shares to each lot prior to the City Clerk signing the final plat. (ECC 9-4-1-9[C][2]) • The preliminary plat shows two (2) existing fences encroaching into the 35 -foot common driveway and utility easement approximately 105 -feet and 200 -feet from North Meridian Road respectively. The applicant should be required to remove the existing fences encroaching into the 35 -foot common driveway and utility easement prior to the City Clerk signing the final plat. • The preliminary plat delineates the easement lines, however, it does not define what use (i.e. utilities, drainage, and/or irrigation) the easements are to be utilized. The applicant should be required to provide a revised preliminary plat with new plat note which states, "Unless otherwise shown and dimensioned, all lots are hereby designated as having a permanent easement for public utilities, lot drainage, and irrigation over the six feet (6') adjacent to any interior lot line, and over the twelve feet (12') adjacent to the subdivision boundary." The revised preliminary plat should be provided prior to submittal of a final plat application. • The properties located adjacent to the site are large parcels and may include agricultural operations. The preliminary plat does not contain a plat note referencing Idaho Code Section 22-4503, regarding Right to Farm. The applicant should be required to provide a revised preliminary plat with a new plat note that states, "This development recognizes Idaho Code Section 22-4503, Right to Farm, which states: "No agricultural operation, agricultural facility or expansion thereof shall be or become a nuisance, private or public, by any changed conditions in or about the surrounding nonagricultural activities after it has been in operation for more than one (1) year, when the operation, facility or expansion was not a nuisance at the time it began or was constructed. The provisions of this section shall not apply when a nuisance results from the improper or negligent operation of an agricultural operation, agricultural facility or expansion thereof." The revised preliminary plat should be provided prior submittal of a final plat application. Page 9 of 18 K:IPLenning f)eptUiagle Applications SUBS12 111111indkrss Views Sub pd.doc STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT: Based upon the information provided to staff to date, staff does not recommend approval of a combined preliminary plat/final plat. Staff does recommend approval of a preliminary plat with the conditions as provided within the staff report. PUBLIC HEARING OF THE COMMISSION: A. A public hearing on the application was held before the Planning and Zoning Commission on November 19, 2018, at which time testimony was taken and the public hearing was closed. The Commission made their recommendation at that time. B. Oral testimony in opposition to the applications was presented to the Planning and Zoning Commission by no one. C. Oral testimony in favor of the applications was presented to the Planning and Zoning Commission by one (1) individual (not including the applicant/representative) who indicated the following: • A new owner of the proposed lot should have the ability to construct a home on the property at a location they desire, and the city should not regulate the location of the home within the lot. • The irrigation ditch located adjacent to North Meridian Road may be located within the right-of- way and will more than likely be re -located or tiled as part of the road improvements. D. Oral testimony neither in favor of nor in opposition to the applications was presented to the Planning and Zoning Commission by three (3) individuals who indicated the following: • Requests the city place a condition on the application which will create a building envelope within the lot to ensure that a new home will not be constructed behind their residence. • A condition should be placed on the application requiring that all utilities (i.e. powerlines) be buried. • A concern regarding the lack of sufficient water shares available to provide flood irrigation to the site. • A question regarding which ditch the applicant is proposing to tile. COMMISSION DELIBERATION: (Granicus time 48:39) Upon closing the public hearing, the Commission discussed during deliberation that: • Can the city place a condition of approval on the application requiring the applicant to construct a new home within a specific location within the site? The city should not be regulating the location of the home on a large lot. • In the event a home was constructed adjacent to the eastern property line that had a gravel driveway for access, the driveway may not support heavy emergency equipment during the spring or irrigation season. • A long gravel driveway is not favorable for access. • If a new home was placed in proximity to the western property line on the new lot, the location of the home would have minimal impact on the adjacent property owners. COMMISSION DECISION REGARDING THE ANNEXATION AND REZONE: The Commission voted 5 to 0 recommend approval of A-06-18 and RZ-11-18 for an annexation and rezone from RUT (Rural -Urban Transition — Ada County designation) to R -E -DA (Residential -Estates with a development agreement) with the following staff recommended conditions to be placed within a development agreement: 3.1 The maximum density for the Property shall be one (1) unit per two (2) acres. Page 10 of 18 K:1PLtnning Ikpt\lEagk Applications\SUl3S1'_011andkss Views Sub pzl:dnc 3.2 Owner will develop the Property subject to the conditions and limitations set forth in this Development Agreement. Further, Applicant will submit such applications regarding floodplain development permit review, design review, preliminary and final plat reviews, and/or any conditional use permits, if applicable, and any other applicable applications as may be required by the Eagle City Code, which shall comply with the Eagle City Code, as it exists at the time such applications are made except as otherwise provided within this Agreement. 3.3 The Concept Plan (Exhibit B) represents the Owner's current concept for completion of the project. As the Concept Plan evolves, the City understands and agrees that certain changes in that concept may occur. If the City determines that any such changes require additional public comment due to potential impacts on surrounding property or the community, a public hearing shall be held on any proposed changes in the Concept Plan, notice shall be provided as may be required by the City. 3.4 The conditions, covenants and restrictions for the Property shall contain at least the following: (a) An allocation of responsibility for repair and maintenance of the common driveway providing access to Lots 1 and 2, Block 1. The owner shall provide an operation and maintenance manual including the funding mechanism as an addendum to the CC&Rs and the repair and maintenance requirement shall run with the land and that the requirement cannot be modified and that the homeowner's association or other entity cannot be dissolved without the express consent of the city. (b) A requirement that in the event any of the CC&Rs are less restrictive than any govemment rules, regulations or ordinances, then the more restrictive government rule, regulation or ordinances shall apply. The CC&Rs are subject to all rules, regulations, laws and ordinances of all applicable government bodies. In the event a governmental rule, regulation, law or ordinance would render a part of the CC&Rs unlawful, then in such event that portion shall be deemed to be amended to comply with the applicable rule, regulation, law or ordinance. 3.5 The residential dwelling unit located at 2700 North Meridian Road shall be allowed to remain at its current location. The side yard setback for the residential dwelling is 15 -feet. Should the dwelling be replaced the new dwelling shall meet the setback requirements for the R -E (Residential -Estates) zone. 3.6 The two (2) accessory structures located adjacent to the northern property line shall be allowed to remain at their current locations. The side yard setback for the accessory structures located adjacent to the northern boundary line is 7 -feet. Should either of the accessory structures be removed and/or replaced, the new accessory structure shall meet the setback requirements for the R -E (Residential - Estates) zone. COMMISSION DECISION REGARDING THE PRELIMINARY PLAT: The Commission determined that the proposed subdivision does not meet the requirements of combining a preliminary plat/final plat. The Commission voted 5 to 0 to recommend approval of the preliminary plat only (PP/FP-01-18) (Exhibit A) for Endless Views Subdivision with the following staff recommended site specific conditions of approval and standard conditions of approval: SITE SPECIFIC CONDITIONS OF APPROVAL: 1. This approval is for a preliminary plat only. A separate final plat application shall be required upon completion of the Site Specific Conditions of Approval and Standard Conditions of Approval included herein. 2. Comply with all conditions within the development agreement for rezone application RZ-11-18. 3. Comply with all requirements of the City Engineer. Page 11 of 18 K:11'lanning Dept\Eagle Applications\SUBS1201R1lindkss Views Sub pzI doe 4. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing this project, prior to the City Clerk signing the final plat. (ECC 9-2-3 [C] [3] [l]) 5. A pressurized irrigation waiver request is hereby granted. The applicant shall provide construction drawings showing infrastructure to provide flood irrigation to the two (2) lots. The applicant shall provide documentation showing the transfer of the appropriate irrigation water shares to each lot prior to the City Clerk signing the final plat. (ECC 9-4-1-9[C][2]) 6. Provide a revised preliminary plat with a new plat note stating, "Development of this property shall be in conformance with Eagle City Code and consistent with the conditions of development within the development agreement associated with RZ-11-18, or any subsequent modifications." The revised preliminary plat shall be provided prior to submittal of a final plat application. (ECC 8-2-1) 7. Provide a revised preliminary plat with a new plat note stating, "Any re -subdivision of this plat shall comply with the applicable zoning and subdivision regulations in effect at the time of re -subdivision." The revised preliminary plat shall be provided prior to submittal of a final plat application. 8. Provide a revised preliminary plat with a new plat note stating, "Lots shall not be reduced in size without prior approval from the health authority." The revised preliminary plat shall be provided prior to submittal of a final plat application. 9. Remove the existing fences encroaching into the 35 -foot common driveway and utility easement prior to the City Clerk signing the final plat. 10. Provide a revised preliminary plat with new plat note which states, "Unless otherwise shown and dimensioned, all lots are hereby designated as having a permanent easement for public utilities, lot drainage, and irrigation over the six feet (6') located adjacent to any interior lot line, and over the twelve feet (12') located adjacent to the subdivision boundary." The revised preliminary plat shall be provided prior to submittal of a final plat application. (ECC 9-3-6) 11. Provide a revised preliminary plat with a new plat note that states, "This development recognizes Idaho Code Section 22-4503, Right to Farm, which states: "No agricultural operation, agricultural facility or expansion thereof shall be or become a nuisance, private or public, by any changed conditions in or about the surrounding nonagricultural activities after it has been in operation for more than one (1) year, when the operation, facility or expansion was not a nuisance at the time it began or was constructed. The provisions of this section shall not apply when a nuisance results from the improper or negligent operation of an agricultural operation, agricultural facility or expansion thereof." The revised preliminary plat shall be provided prior submittal of a final plat application. 12. Provide a copy of the Central District Health Department (CDHD) application and engineering report or correspondence from CDHD indicating the subdivision has been reviewed and approved by CDHD prior to the City Clerk signing the final plat. 13. All living trees that do not encroach upon the buildable area on any lot shall be preserved, unless otherwise determined by the Design Review Board. A detailed landscape plan showing how the trees will be integrated into the open space areas or private lots (unless approved for removal by the Design Review Board) shall be provided for Design Review Board approval prior to the submittal of a final plat. Construction fencing shall be installed (pursuant to the Design Review Board's direction) to protect all trees that are to be preserved, prior to the commencement of any construction on the site. 14. The developer shall provide shade -class trees (landscape plan to be reviewed and approved by the Design Review Board) along both sides of all streets within this development. Trees shall be placed at the front of each lot on the side lot lines, or as approved by the Design Review Board and within five - feet (5') of the edge of the roadway. Prior to the City Clerk signing the final plat, the applicant shall either install the required trees, sod, and irrigation or provide the City with a letter of credit for 150% of the cost of the installation of all landscape and irrigation improvements within landscape strips. Page 12 of 18 K:\Planning Dept Eagle Applications\SUliti12111/MIindless Views Sub pzl:doc Trees shall be installed prior to obtaining any occupancy permits for the homes. A temporary occupancy may be issued if weather does not permit landscaping. (ECC 8 -2A -7[E] and ECC 8-2A-18) 15. The Endless Views Subdivision shall remain under the control of one Homeowners Association. (ECC 9-3-8[D][4]) NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of Approval contained herein the Site Specific Condition of Approval shall control. STANDARD CONDITIONS OF APPROVAL: 1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho Transportation Department, including but not limited to approval of the drainage system, curbs, gutters, streets and sidewalks. 2. Correct street names, as approved by the Ada County Street Name Committee, shall be placed on the plat prior to the City Engineer signing the final plat. 3. Complete water and sewer system construction plans shall be reviewed and approved by the City Engineer. Required improvements shall include, but not be limited to, extending all utilities to the platted property. The developer may submit a letter in lieu of plans explaining why plans may not be necessary. 4. Department of Environmental Quality approval of the sewer and water facilities is required prior to the City Engineer signing the final plat (I.C. Title 50, Chapter 13 and I.C. 39-118). 5. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho Department of Water Resources prior to the City Engineer signing the final plat. 6. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project for service, prior to the City Engineer signing the final plat. 7. All homes being constructed with individual septic systems shall have the septic systems placed on the street side of the home or shall have their sewer drainage system designed with a stub at the house front to allow for future connection to a public sewer system. 8. Per Idaho Code, Section 31-3805, concerning irrigation rights, transfer and disclosure, 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 the subdivider shall provide 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. See Eagle City Code Section 9-4-1-9(C), which provides overriding and additional specific criteria for pressurized irrigation facilities. Plans showing the delivery system must be approved by a registered professional engineer and shall be approved by the City Engineer prior to the City Engineer signing the final plat. 9. The applicant 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 the City Engineer signing the final plat. A copy of the construction drawing(s) shall be submitted with the letter. 10. Drainage system plans shall be submitted to the City Engineer for review and approval prior to the City Engineer signing the final plat. The plans shall show how swales, or drain piping, will be developed in the drainage easements. The approved drainage system shall be constructed, or a performance bond shall be submitted to the City Clerk, prior to the City Engineer signing the final plat. The CC&R's shall contain clauses to be reviewed and approved by the City Engineer and Page 13 of 18 K:1Planning Dept\Eaglc Applications\SURS1201811indlcss Views Sub pzi.doc City Attorney, prior to the City Engineer signing the final plat, requiring that lots be so graded that all runoff runs either over the curb, or to the drainage easement, and that no runoff shall cross any lot line onto another lot except within a drainage easement. 11. No ditch, pipe or other structure, or canal, or drain, for irrigation water or irrigation waste water owned by an organized irrigation district, canal company, ditch association, drainage district, drainage entity, or other irrigation entity, 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 entity. A Registered Engineer shall certify that any ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has been made in such a manner that the flow of water will not be impeded or increased beyond carrying capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works Construction. A copy of such written approval and certification shall be filed with the construction drawing and submitted to the City Engineer prior to the City Engineer signing the final plat. 12. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not be located within any easement or right-of-way for any ditch, pipe or other structure, or canal, or drain, used for irrigation water or irrigation waste water without the express written approval of the organized irrigation district, canal company, ditch association, drainage district, drainage entity or other irrigation entity associated with such ditch, pipe or other structure, drainage or canal. The applicant shall submit a copy of the written approval from the irrigation entity, drainage district, or drainage entity prior to the City Clerk signing the final plat. 13. Street light plans shall be submitted and approved as to the location, height and wattage to the City Engineer prior to the City Engineer signing the final plat. All construction shall comply with the City's specifications and standards. The applicant shall delineate on the face of the final plat an easement, acceptable to the City Engineer, for the purpose of installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public right-of-way, prior to the City Engineer signing the final plat. The applicant shall pay applicable street light inspection fees on the proposed subdivision prior to signing of the final plat by the Eagle City Engineer. 14. The applicant shall submit cut sheets showing street lighting details for review and approval by the Zoning Administrator prior to the submittal of the final plat. The plans shall show how the streetlights will facilitate the "Dark Sky" concept of lighting. 15. The applicant shall provide utility easements as required by the public utility providing service, and as may be required by the Eagle City Code, prior to the City Engineer signing the final plat. 16. An approval letter from the Eagle Fire Department shall be submitted to the City prior to the City Engineer signing the final plat. The letter shall include the following comments and minimum requirements, and any other items of concern as may be determined by the Eagle Fire Department officials: a. The applicant has made arrangements to comply with all requirements of the Fire Department. b. The proposed fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire Department prior to the City Engineer signing the final plat. c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings, 1,500 gallons per minute for dwellings having a fire area in excess of 3,600 square feet, and 1,500 gallons per minute (i.e.; Commercial, Industrial, Schools, etc.). Flow rates shall be inspected in accordance with all agencies having jurisdiction, and shall Page 14 of 18 K:U'lanning Dept\Eagk Applications\SUflS120181:ndkss Views Sub pzl.doc be verified in writing by the Eagle Fire Department prior to issuance of any building permits. d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department prior to issuance of a building permit. 17. 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 all common areas, storage facilities, recreational facilities, street lights or open spaces shall be reviewed and approved by the Eagle City Attorney prior to the City Engineer signing the final plat. 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 the City Engineer signing the final plat. 18. Should the homeowner's association be responsible for the 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 the City Engineer signing the final plat. 19. The applicant shall submit an application for Design Review, and shall obtain approval for all required landscaping, common area and subdivision signage prior to the City Engineer signing the final plat. 20. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area designated by the City Council or Eagle City Parks and Pathways Development Commission for a path or walkway shall be approved in writing by the Eagle City Parks and Pathways Development Commission prior to approval of the final plat by the City Council. 21. Conservation, recreation and river access easements (if applicable) shall be approved by the staff and the City Engineer and shall be shown on the final plat prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 22. The applicant shall place a note on the face of the plat which states: "Minimum building setback lines shall be in accordance with the applicable zoning and subdivision regulations at the time of issuance of the building permit or as specifically approved and/or required". 23. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and river protection regulations (if applicable) prior to the City Engineer signing the final plat. 24. The development shall comply with the Boise River Plan (if applicable) in effect at the time of City Council consideration of the final plat. 25. The applicant shall obtain written approval of the development relative to the effects of the Boise River floodplain (if applicable) from the Corps of Engineers prior to approval of the final plat by the City Engineer. 26. The applicant shall obtain approval of the development relative to its effects on wetlands or other natural waterways (if applicable) from the Corps of Engineers and the Idaho Department of Water Resources and/or any other agency having jurisdiction prior to the City Engineer signing the final plat. 27. Basements in homes in the flood plain are prohibited. 28. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, Eagle Comprehensive Plan, and all applicable County, State and Federal Codes and Regulations shall be Page 15 of 18 K:U'lanning I)ept\Eagle Appluations1SUBS12111ti1Gndk+s Views Sub p/t:doc complied with. All design and construction shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the Commission and/or Council. 29. Any changes to the plans and specifications upon which this approval is based, other than those required by the above conditions, will require submittal of an application for modification and approval of that application prior to commencing any change. 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 all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest submits application to the City of Eagle for a change to the planned use of the subject property. 30. No public board, agency, commission, official or other authority shall proceed with the construction of or authorize the construction of any of the public improvements required by the Eagle City Code Title 9 "Land Subdivisions" until the final plat has received the approval of the City Council (ECC 9-6-5 (A) (2)). After Council approval of the final plat, the applicant may construct any approved improvements before the City Engineer signs the final plat. The applicant shall provide a financial guarantee of performance in the amount of 150% of the total estimated cost for completing any required improvements (see resolution 98-3) prior to the City Engineer signing the final plat. The financial guarantee shall be a Letter of Credit, Certificate of Deposit, cash deposit or certified check. 31. In accordance with Eagle City Code, failure to obtain a recorded final plat for the subdivision within one year following City Council approval shall cause this approval to be null and void, unless a time extension is granted by the City Council. 32. Prior to submitting the final plat for recording, the following must provide endorsements or certifications: Owners or dedicators, Registered Land Surveyor, County Engineer, Central District Health Department, Ada County Treasurer, Ada County Highway District Commissioners, City Engineer, and City Clerk. 33. The City's actions on the application does not grant the applicant any appropriation of water or interference with existing water rights. The applicant indemnifies and holds the City harmless for any and all water rights, claims in any way associated with this application. 34. The applicant shall take care to locate and protect from damage existing utilities, pipelines and similar structures. Documentation indicating that "Digline" has performed an inspection of the site shall be submitted prior to the issuance of any building permits for the site. 35. Place a note on the final plat which states in general that surrounding land with farm uses and related activities shall be protected pursuant to the Idaho Right to Farm Act. 36. The applicant shall install at the entrance to the subdivision a 4' x 4' plywood or other hard surface sign (mounted on two 4"x 4" posts with the bottom of the sign being a minimum of 3 -feet above the ground) noticing the contractors to clean up daily, no loud music, and no dogs off leash. CONCLUSIONS OF LAW: 1. The Commission reviewed the particular facts and circumstances of this proposed rezone upon annexation (A-06-18/RZ-11-18) with regard to Eagle City Code Section 8-7-5 "Action by the Commission and Council", and based upon the information provided concludes that the proposed rezone upon annexation is in accordance with the City of Eagle Comprehensive Plan and established goals and objectives because: a. The requested zoning designation of R -E -DA (Residential -Estates with a development agreement) is consistent with the Estate Residential designation as shown on the Comprehensive Plan Land Use Map; Page 16 of 18 K:II'lanning I)cpt\liaglc ApplicationAASUBS120181Endlcss Views Sub panne b. The information provided from the agencies having jurisdiction over the public facilities needed for this site indicates that adequate public facilities exist, or are expected to be provided, to serve all uses allowed on this property under the proposed zone; c. The proposed R -E -DA (Residential -Estates with a development agreement) zoning district is compatible with the RUT (Rural -Urban Transition — Ada County designation) zone and land use to the north since that area is designated as Estate Residential in the Comprehensive Plan and may be developed with lots of similar size; d. The proposed R -E -DA (Residential -Estates with a development agreement) zoning district is compatible with the R -E -DA (Residential -Estates with a development agreement) zone and land use to the south since that area is designated as Estate Residential in the Comprehensive Plan has been developed with lots of similar size; e. The proposed R -E -DA (Residential -Estates with a development agreement) zoning district is compatible with the RUT (Rural -Urban Transition — Ada County designation) zone and land use to the east since that area is designated as Estate Residential in the Comprehensive Plan and may be developed with lots of similar size; f. The proposed R -E -DA (Residential -Estates with a development agreement) zoning district is compatible with the R-1 (Residential — Ada County designation) zone and land use to the west since that area is designated as Neighborhood Residential with a Transitional Overlay in the Comprehensive Plan and has been developed with lots of similar size; g. The land proposed for rezone is not located within a "Hazard Area" or "Special Area" as described within the Comprehensive Plan; and h. As stated in the development agreement, the side setback for the existing dwelling located adjacent to the east property line and the side setbacks for the accessory structures located adjacent to the northern property line are recognized where they are currently located and will be permitted to remain until such time they are replaced. Therefore, no non -conforming uses are expected to be created with this rezone. 2. The Commission reviewed the particular facts and circumstances of this proposed combined preliminary and final plat (PP/FP-01-18) and, in terms of Eagle City Code Section 9-2-3(B)(2)[no new street dedication or street widening is involved], has made the following conclusion: The Commission determined the preliminary plat and final plat cannot be combined since the applicant is required to dedicate additional right-of-way for and widen North Meridian Road. Therefore, additional information will be required to address the aforementioned items prior to approval of a final plat. 3. The Commission reviewed the particular facts and circumstances of the proposed preliminary plat (PP/FP-O1-18) and based upon the information provided concludes that the proposed preliminary plat is in accordance with the City of Eagle Title 9 (Subdivisions) because: a. The subdivision will be harmonious with and in accordance with the general objectives or with any specific objective of the Comprehensive Plan and/or Eagle City Code Title 9, as shown within the findings provided within this document and the proposed residential use is in accordance with the residential land use designation of this area shown within the Comprehensive Plan, b. The subdivision will be served adequately by essential public facilities such as streets, police and fire protection, schools, drainage structures, refuse disposal, well and septic systems; or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such services, as noted in the documentation provided from said agencies and as required as a part of the conditions of approval; c. That there are no known capital improvement programs for which this development would prevent continuity; Page 17 of 18 K:11'lanning Dcpt\liagk Applications\SUBS1201811indlcss Views Stub pzi.doc d. That based upon agency verification and additional written comments of the ACHD, Central District Health Department, and Eagle Fire District as conditioned herein, there is adequate public financial capability to support the proposed development; e. That any health, safety and environmental problems that were brought to the Commission's attention have been adequately addressed by the applicant or will be conditions of approval as set forth within the conditions of approval herein. DATED this 3rd day of December, 2018. PLANNING AND ZONING COMMISSION OF THE CITY OF EAGLE Ada County, Idaho Trent Wright, Chairman ATTEST: Sharon K. Bergmann, Eagle City lerk • : :\1. • o: Page 18 of 18 I. 11'1annmg I ept\I ..1 to Appl4,..uu n0.SI '10,12411 MI ndk Joe Exhibit "A" a CPAP,. SCA, 0 40 so IMF((1) 1 WCH-40,1 T3'. 36 ' 1. (147.1 ROAD E A • PO.T 01 (RE?I460 14034.0...6 40 AAA. roan vtibs wi.rn 01a1•y 4f4 N• IA, a 0F0 x.06. 65Tw ...I ioL7 O ....Int; 7rurxw r+1 - 7Ya OUT. (.A149«T bwa (sk= AN m - N1iyL -6 or" 0NNERS/DEVELOPE3a TOM TURGEON AND DAVM .6 KELLY 2700 N. MERID AN ROAD EAGLE. IDAHO 208-484-2320 0A6C FROUNC (NOT diRGATED) JOS( 7. V t 66 4P4RA J •ATTj 2500 N 140(74•. ROAD CAUL C. 63611 PRELIMINARY PLAT ENDLESS VIEWS SUBDIVISION APORTION OFQOVU8 TLOT4,SECTION8 TOWN9.1P 4 NORTH RANGE 1 EAST, BM CRY OF EAGLE. ADA COUNTY, IDAHO 2058 PROPERTY ADDRESS. 27C0 N. MERIDIAN ROAD EAGLE. IDAHO 208-484-2320 ,Z0..... 0p««: rA.0Pk-rTIY[«t 1w 0� t A.[x 310 If IY ROE 9xAgt > i - x644R•- Mt.. /7A Lr -011014094 •• ie[IF I .• , S g g� S(67C )RAM f;0 T1Lp1727"m •9397 (7.0 7 (p1TP.G SOE64LK 1 -•RS Rant• EMIT«G 30" v*N-0LI !6JA(L) •2" AC3 ...CATCH 940 (*CCOODW0, TO RIMS) 51[PM(66 f. 6 114/t4 5. •41.11{0 2630 M. HMO. 6080 EA.*(, 0, 63616 JTALPA SU9C0SOM • MIAMINARY DEVELOPMENT FEATLRES TO•A. *CALMS TO'A. LOIS Mao. OPEN SPACE LOTS Swat rum -1 LOTS AKe,Q 5)T S2E UA, CUOW.ENI Pmow 0( •O,OSE) m 4 S60 43 0.41 DT.ELIPAVACRE OT 9- 144+1 ATT.., 8 COSTNG 2CNNC R J N10GtO d� 401 1-4-6 To MCCLINTOCK (ANI. PCS, 0160 A UCCUNTOCK, TRUSTEE 3034 w. CAUOLO C01AT CACLE. D. 63676 F70'11NC 70N1' :. OUT St61727't 1062 36 1 0.0.+0. HS 40 K lnEaL0R0ttutt JOC A TOLE ac•r A0. EAI377440 20N4G A O ! ENGIUEFR /SURVEYCR OLADRA(" CONSULTING INC. •904 WEST OVERLAND ROAD 001 SE. [ANC 83705 209-342-009( ata •.arw f•L •o a rax.ID r0 1or + LOT 2 9.DCM 5000 ACRES PACATTD PASTOR, (0014TIC0 726 - -- -- - - 72600' .01027"w 692.56' [NADH ESOP.. Mo. 3004 w. CALIBER COURT EAGLE, C. 63616 CATALPA SL601•n90N EKLSRNG 6 -5 -DA 12• GRAVEL DRIVEWAY SEC 1104 RST MK4E Si44.59 T m 4191 C 90176 2926 • ((ACO{ UO.T ROA) CAGLE C. 636'6 A6fM EMU.( N[uw1r+ 1 IT •u r. ammo NA bur. I•f[I•Rt �- MAW WHAM. Aok 112 Hum. KERN P 6 RENA N TO46*116 2934 w. CAL'BER COUP EA0.E. 0. 63616 9 0 A (99 11111 0 LEGEND II St 6 ./10T4 8 8 Or Y $ 4, uv 12 CO' • a 111 ..1• X '01190 MASS CAP NDA1v(NI mute ALINMUI CAP YOM{JYEVT '0114) 5/6" TOW AND CA, AS 9010 SET 5/6" neap 9'00 PLS 7976 CAP 3E1 I/O' 48k 611H 7.3 7976 CAP CA1CU AT(D PONT (N00•.0 RT) SUE0v004 110P4ARr LP4 L0' L64 EAS(14NT Ewe SECTON UNE 6 ROAD MTV.. 6(690191 .13+/PMR1 .04 12" aracA6D. PPE MST. w61(R L60 (61106 ONCE E000 a CRAWL (DOE Of 60460.1 =now UNE KGF.D DATA ,',Weak•, 0110 Nal 20'6-0571.411 CiDDUDJS - 63111061141 *16 NOTES 0010{1(5 W15 all. SLIMLY 0764511C 44R6 TO (601 131 2. NFNAIY BUIDPK SETBACK WES SHALL t[ h .A001DAIKI r1'll 114E AF -913C491 KN. ANg O SUaE9DT RECULABONS Al M Ta( OF MANCE OF THE BULOMG PDO( E OR 45 9;C66C*6L1 ADP40140 ATOAIM REMOLD 3 w CCLIPUM(X 9114 INE DSCLOSUR 919 PIA.419 04 010 CODE 37-3803(1;. MUTTON 66TER *4. ETE PROIIDED TROT/ ENC rk us .P494 DTC. CdiAKl ALL LOTS MD. IHR SUB719i1b. wtt ISE (3407LE0 10 060OA746 WATER 169411. A1(1 wit BL OBLI:ATZD rCR AS'S(S04611 ADI INE FARNOKS TMD. C4T71 C?P4N!. PIPKAT7OH WOE OC121VIr Fol DE PR3WED 0, 1(050 EU90AT041 AND swam.. LOT 000(943 WILL 05 6(SPOTSOLE FOR 114E 16P14E6 0, THEP 0(.,0(01 (043. 4. AL 09. -OFF 6ALl PC COMFIr(0 ON -97(. 1. 1.0• ' BLOCK 1 FAS 414 (63100 1EPDC S14T(6 ANO SELL LOT 2 0.09( 1 K PROPS/4 A 1499 UPC 0K7ESI AND a(LL 7. 60'3 1 4340 2 11t.L TAKE ACCF33 A COL6404 099(941 FROM 1.OR10 NE1001AN ROAD AS 90010. C0161014 09(00*! TO HAL( ACCESS CASENE9) 606 EACH LOT. e, COWOH 00+00941 MEL NAVE A PUBUC UT0,TY (A0NO6I 604 SER'JCE TC EACH LOT 0 AE• PROPOYD U-LTws 449 9901.490 10 BE U1040MouTa1 PRELIMINARY PLAT ENDLESS VIEWS SUBDIVISION