Findings - PZ - 2000 - CU-8-99 - 48' Tower/Architectural Feature For Community Center/Two Rivers Subd #1
BEFORE THE EAGLE PLANNING AND ZONING COMMISSION
IN THE MATTER OF AN APPLICATION FOR)
A CONDITIONAL USE PERMIT FOR A 48-FOOT )
HIGH ARCmTECTURAL TOWER FOR DENNIS)
M. BAKER & ASSOCIATES )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER CU-8-99
The above-entitled conditional use application came before the Eagle Planning and Zoning Commission
for their recommendation on February 7, 2000. 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:
Dennis M, Baker & Associates, represented by Dan Torfin, is requesting conditional use
approval for a 48-foot high tower which acts as an architectural feature for the
Community Center within Two Rivers Subdivision No.1 (formally Quarter Circle
Ranch). The site is located on the west side of Eagle Road approximately %-mile south
of State Highway 44 at 1501 S. Eagle Road.
B.
APPLICATION SUBMITTAL:
The application for this item was received by the City of Eagle on December 16, 1999.
C.
NOTICE OF PUBLIC HEARING:
Notice of Public Hearing on the application for the Eagle Planning and Zoning
Commission was published in accordance for requirements of Title 67, Chapter 65,
Idaho Code and the Eagle City ordinances on January 21, 2000. 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 January 21, 2000. Requests for agencies' reviews were
transmitted on December 17, 1999 in accordance with the requirements of the Eagle City
Code.
D.
HISTORY OF RELEVANT PREVIOUS ACTIONS: None
E.
COMPANION APPLICATIONS: DR-50-99
Page 1 of 11
\\EAGLENTIICOMMON\Planning DepllEagle ApplicationsICU\I999ICU-8-99 pzf.doc
F.
COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
CaMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Residential Two (2-units R-2-P (Residential PUD) Agricultural land
per acre max.)
Proposed No Change No Change Residences
North of site Residential Two (2-units A (Agricultural) Agricultural land
per acre max.)
South of site Residential Two (2-units A (Agricultural), R-2 Residences, commercial
per acre max.) (Residential), and C-2 business, and vacant land
(Commercial)
East of site Residential Two (2-units R-2-P (Residential) Residences and vacant
per acre max.) land
West of site Residential Two (2-units A (Agricultural) and A-R Residences and
per acre max.) (Agricultural-Residential) Agricultural land
G.
DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, IDA or CEDA.
H.
EXISTING SITE CHARACTERISTICS:
There is an existing residence on the site that is proposed to be removed. Approximately
27-coniferous trees are located on the west side of the proposed parking lot. The trees
are proposed to be retained.
Page 2 of 11
\IEAGLENTIICOMMON\Planning DeptlEagle ApplicalionsICUl1999ICU-8-99 pzf,doc
1.
SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 47. 92-acres N/A
Percentage of Site Devoted to Less than 1 % 40% (maximum)
Building Coverage
Percentage of Site Devoted to 40% 10% (minimum)
Landscaping
Number of Parking Spaces 33-parking spaces 33-parking spaces
(per conditions of Design Review)
Front Setback 310- feet 30-feet (minimum)
Rear Setback 220-feet 25-feet (minimum)
Side Setback 40-feet 7.5-feet (minimum)
Side Setback 180- feet 7.5-feet (minimum)
J.
GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
One community center building is proposed to be used for homeowners activities.
Height and Number of Stories of Proposed Buildings:
Community center building - 31-feet high with a 48-foot high architectural tower, single
story with 2nd floor balcony on the east side of the building.
Gross Floor Area of Proposed Buildings:
Entire Community center building - 3,024-square feet.
Architectural tower portion only - approximately ISO-square feet (5% of the size of the
entire building).
On and Off-Site Circulation:
A 9850-square foot (approx.) paved parking lot provides parking for vehicles using this
site. One 50-foot wide driveway separated by a 10- foot wide landscape island is
proposed to be located on the north side of this site approximately 200-feet east of the
"T" intersection providing access to West Island Woods Drive.
K.
PUBLIC SERVICES AVAILABLE:
Preliminary approval letters were received from public service providers at the time
Quarter Circle Ranch Planned Unit Development was reviewed by the City.
L.
PUBLIC USES PROPOSED:
The clubhouse is to be used by members of the homeowners association for gatherings
and meetings. The applicant is proposing a swimming pool, basketball/sports court,
Page 3 of 11
\IEAGLENTlICOMMON\Planning DeptlEagle ApplicationsICU\1999\CU-S-99 pzrdoc
tennis court and a tot lot. The proposed hours of operation are 10:00 AM to 8:00 PM.
M.
PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
N.
SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - yes (500-year)
Mature Trees - yes
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek: no
Unique Animal Life - unknown
Unique Plant Life - unknown
Unstable Soils - unknown
Wildlife Habitat - unknown
O.
SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
Not required
P.
AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached.
Comments, which appear to be of special concern, are noted below:
Eagle Fire Department
Eagle Sewer District
Q.
LETTERS FROM THE PUBLIC: None received to date.
R.
EAGLE CITY CODE 8-7-3-2 GENERAL STANDARDS FOR CONDITIONAL USES:
The Commission/Council shall review the particular facts and circumstances of each proposed
Conditional Use in terms of the following standards and shall find adequate evidence showing
that such use at the proposed location:
A.
Will, in fact, constitute a conditional use as established in Section 8-2-3 of this title
(Eagle City Code Title 8) for the zoning district involved;
B.
Will be harmonious with and in accordance with the general objectives or with any
specific objective of the Comprehensive Plan and/or this title (Eagle City Code Title 8);
c.
Will be designed, constructed, operated and maintained to be harmonious and
appropriate in appearance with the existing or intended character of the general vicinity
and that such use will not change the essential character of the same area;
D.
Will not be hazardous or disturbing to existing or future neighborhood uses;
E.
Will be served adequately by essential public facilities such as highways, streets, police
and fire protection, drainage structures, refuse disposal, water and sewer and schools; or
that the persons or agencies responsible for the establishment of the proposed use shall
Page 4 of 11
IIEAGLENTl\COMMON\Planning DeptlEagle Applications\CUI I 999\CU-8-99 pzfdoc
--'--'-~--, '-'---.._--,-, ,-,_u
be able to provide adequately any such services.
F.
Will not create excessive additional requirements at public cost for public facilities and
services and will not be detrimental to the economic welfare of the community;
G.
Will not involve uses, activities, processes, materials, equipment and conditions of
operation that will be detrimental to any persons, property or the general welfare by
reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
H.
Will have vehicular approaches to the property which are designed as not to create an
interference with traffic on surrounding public thoroughfares; and
1.
Will not result in the destruction, loss or damage of a natural, scenic or historic feature
of major importance.
STAFF ANALYSIS PROVIDED WITIDN THE STAFF REPORT:
A.
B.
E.
COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL: (None)
ZONING ORDINANCE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
.
Section 8-2A-6 (A)(7)(a)
Additional Height Restrictions: All spires, poles, antennas, steeples, towers, and any
other such structures shall be limited to a maximum of thirty five feet (35'). Additional
height may be permitted if a conditional use permit is approved by the City Council.
DISCUSSION:
.
Per ECC, the maximum height allowed for spires, poles, antennas, steeples, towers, etc. is
35-feet unless a conditional use permit is approved by the City Council. The architectural
tower proposed with the Two Rivers community center is 48-feet high (13-feet higher than
the maximum allowed by code).
Staff believes that the tower provides an interesting architectural height element to the
community center building without overwhelming the surrounding landscape. The
"footprint" size of the community center is 3,024 square feet. The "footprint" size of the
tower is approximately 150-square feet, which is only 5% of the entire size of the building.
Other than containing a portion of the stairway that will provide access to the balcony on the
east side of the building, the tower is not intended for occupancy,
.
Staff has reviewed the particular facts and circumstances of this proposed conditional use and,
in terms of Eagle City Code Section 8-7-3-2 "A thru I" (required findings for approval of a
conditional use), has made the following conclusions:
The proposed conditional use:
A.
Will, in fact, constitute a conditional use as established in Section 8-2-3 of Eagle
City Code Title 8 as referenced "as otherwise provided within this Code" since
Eagle City Code Section 8-2A-6 (A)(7)(a) states in part that additional tower
height above 35-feet may be permitted if a conditional use permit is approved by
Page 5 of 11
I\EAGLENTI\COMMONIPlanning DeptlEagle Applications\CUlI999\CU-S.99 pzrdoc
,---- "'~--------"----'
H.
1.
the City Council;
B.
Will be harmonious with and in accordance with the general objectives or with
any specific objective of the Comprehensive Plan and/or this title (Eagle City
Code Title 8) since there are no inconsistencies with the Comprehensive Plan
and since the development will be required to meet conditions of a design review
application;
c.
Will be designed, constructed, operated and maintained to be hannonious and
appropriate in appearance with the existing or intended character of the general
vicinity and that such use will not change the essential character of the same area
since the development will be required to meet the City's design review
requirements;
D.
Will not be hazardous or disturbing to existing or future neighborhood uses since
the area surrounding the proposed tower is heavily landscaped and since no
others structures above 35-feet are proposed in this vicinity;
E.
Will be served adequately by essential public facilities such as highways, streets,
police and fire protection, drainage structures, refuse disposal, water and sewer
and schools; or that the persons or agencies responsible for the establishment of
the proposed use shall be able to provide adequately any such services as noted
is responses received by agencies providing the public services;
F.
Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the
community;
G.
Will not involve uses, activities, processes, materials, equipment and conditions
of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare
or odors;
Will have vehicular approaches to the property which are designed as not to
create an interference with traffic on surrounding public thoroughfares as are to
be approved by the highway district having jurisdiction; and
Will not result in the destruction, loss or damage of a natural, scenic or historic
feature of major importance since the City has already approved preliminary
development plan/preliminary plat/conditional use pennit applications for the
site (Quarter Circle Ranch PUD) and has detennined that, other than the existing
trees, no natural, scenic or historic feature of major importance is existing on the
site.
ST AFF RECOMMENDATION PROVIDED WITIDN THE STAFF REPORT:
Based upon the infonnation provided to staff to date, staff recommends approval with the site
specific conditions of approval and the standard conditions of approval 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
----,..~-_..,----- ,
Page 6 of 11
\\EAGLENT I \COMMON\Planning Dept\Eagle ApplicationsICU\1999ICU-S-99 pzrdoc
..,- ,-" --'-- ---'----'---
February 7, 2000, 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 this proposal was presented to the Planning and Zoning Commission
by no one.
C. Oral testimony in favor of this proposal was presented to the Planning and Zoning Commission by
no one (not including the applicant). The applicant testified that the tower is for architectural
purposes only, it is not the intention of the applicant to use the tower for storage space, office space,
or other human habitation uses other than periodic maintenance.
COMMISSION DECISION:
The Commission voted 5 to 0 to recommend approval for the conditional use permit for a 48-
foot high architectural tower for the community center at Two Rivers Subdivision No.1 for
Dennis M. Baker & Associates with the following conditions.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with the conditions ofDR-50-99 and RZ-IO-98/CU-9-98/PPUD-2-98/PP-8-98.
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. A letter of approval from the highway district having
jurisdiction shall be submitted to the City prior to issuance of any building permits or Certificate
of Occupancy, whichever occurs first.
2.
Idaho Department of Health & Welfare approval of the sewer and water facilities is required
prior issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3.
All permits from Central District Health, Eagle Sewer District & Eagle Fire District, shall be
secured prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4.
Written approval of all well water for any shared or commercial well shall be obtained from the
Idaho Department of Water Resources shall be submitted to the City prior to issuance of any
building permits or Certificate of Occupancy, whichever occurs first.
5.
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 issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
6.
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 issuance of any building permits or
Certificate of Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be
submitted with the letter.
7.
The applicant shall submit plans and calculations prepared by a registered professional engineer
to handle the satisfactory disposal of all storm drainage on the applicant's site, Drainage system
plans shall be submitted to the City Engineer for review and approval prior to issuance of any
Page 7 of 11
llEAGLENT11COMMONIPIanning DeptlEagle ApplicationslCU\ 1 999ICU-g-99 pzfdoc
building permits or Certificate of Occupancy, whichever occurs first.
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 issuance of any building permits or Certificate of Occupancy, whichever
occurs first. The lot shall be so graded that all runoff runs either over the curb, or to the
drainage easement, and no runoff shall cross any lot line onto another lot except within a
drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy permit is
issued.
8.
No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by
an organized irrigation district, canal company, ditch association, 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 prior to
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
9.
Street light plans shall be submitted and approved as to the location, height and wattage to the
City Engineer (if applicable) prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. All construction shall comply with the City's specifications
and standards.
The applicant shall provide a recorded 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 issuance of any building permits or Certificate of Occupancy,
whichever occurs first.
The applicant shall pay applicable street light inspection fees prior to Certificate of Occupancy.
10.
Parking lot light plan shall be submitted and approved as to the location, height and wattage by
the City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents.
Any lights used to illuminate the parking lot shall be so arranged as to reflect the light away from
the adjoining property.
11.
The parking area shall be paved and shall be maintained in good condition without holes and free
of all dust, trash, weeds and other debris.
12.
One set of building plans, for any non single-family residential use, shall be submitted to the
Eagle Fire Department for approval. An approval letter from the Eagle Fire Department shall be
submitted to the City prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. The letter shall include the following comments and minimum
requirements, and any other items of concern as may be determined by the Eagle Fire
Page 8 of 11
lIEAGLENTl\COMMONlPlanning DeptlEagle ApplicationsICUlI999\CU-S-99 pzfdoc
20.
21.
Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire
Department. "
The 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..
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 for non-residential uses (ie; Commercial,
Industrial, Schools, etc.). Flow rates shall inspected in accordance with all agencies
having jurisdiction, and shall be verified in writing by the Eagle Fire Department prior to
issuance of any building permits or certificate of Occupancy, whichever occurs first.
The proposed fire protection system shall be reviewed and approved by the Eagle Fire
Department prior to issuance of a building permit or Certificate of Occupancy,
whichever occurs first.
b.
c.
d.
13.
Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any
other area designated by the City Councilor Eagle City Pathway/Greenbelt Committee for a path
or walkway shall be approved in writing by the Eagle City Pathway/Greenbelt Committee prior
to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14.
Conservation, recreation and river access easements (if applicable) shall be approved by the
Eagle City Pathway/Greenbelt Committee and shall be shown on the final plat prior to issuance
of a building permit or Certificate of Occupancy, whichever occurs first.
15.
The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain
and river protection regulations (if applicable) prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
16.
The applicant shall obtain written approval of the development relative to the effects ofthe Boise
River Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building
permit or Certificate of Occupancy, whichever occurs first.
17.
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 issuance of a building
permit or Certificate of Occupancy, whichever occurs first.
18.
Basements in the flood plain are prohibited.
19.
The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all
applicable County, State and Federal Codes and Regulations shall be 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.
New plans which incorporate any required changes shall be submitted for staff approval. Staff
may elect to take those plans to the Design Review Board and/or the Planning and Zoning
Commission for review and approval.
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.
Page 9 of 11
I\EAGLENTIICOMMON\Planning DeptlEagle ApplicationsICU\L999ICU-8-99 pzf.doc
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 advises the City of Eagle of its intent to change the planned use of the subject property
unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law
in effect at the time the change in use is sought.
22.
No change in the tenns and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the City of Eagle. The burden shall be upon the applicant to obtain written
confinnation of any change from the City of Eagle.
23.
Approval of any Design Review shall expire without notice to the applicant on the date of
expiration of the Design Review, as stipulated in Eagle City Code (one year from the Planning
and Zoning Commission approval date).
24.
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on December 16, 1999.
2. Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission was
published in accordance for requirements of Title 67, Chapter 65, Idaho Code and the Eagle City
ordinances on January 21,2000. 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 January 21,2000. Requests for agencies' reviews
were transmitted on December 17, 1999 in accordance with the requirements of the Eagle City Code.
3. The Planning and Zoning Commission has reviewed the particular facts and circumstances of this
proposed conditional use and, in tenns of Eagle City Code Section 8-7-3-2 "A thru I" (required
findings for approval of a conditional use), has made the following conclusions:
The proposed conditional use;
A.
Will, in fact, constitute a conditional use as established in Section 8-2-3 of Eagle
City Code Title 8 as referenced "as otherwise provided within this Code" since
Eagle City Code Section 8-2A-6 (A)(7)(a) states in part that additional tower
height above 35-feet may be pennitted if a conditional use pennit is approved by
the City Council;
B.
Will be hannonious with and in accordance with the general objectives or with
any specific objective of the Comprehensive Plan and/or this title (Eagle City
Code Title 8) since there are no inconsistencies with the Comprehensive Plan
and since the development will be required to meet conditions of a design review
application;
C.
Will be designed, constructed, operated and maintained to be hannonious and
appropriate in appearance with the existing or intended character of the general
vicinity and that such use will not change the essential character of the same area
since the tower is proposed to be setback from Eagle Road approximately 835-
feet, since the tower is proposed to be constructed out of materials that are
compatible with the building materials proposed for the Two Rivers Subdivision
Community Center which are consistent with residential building materials used
Page 10 of 11
\IEAGLENTI \COMMONlPlanning DeptlEagle Applications\CUI 1999\CU-8-99 pzfdoc
H.
1.
in the general area, and since the development will be required to meet the
City's design review requirements;
D.
Will not be hazardous or disturbing to existing or future neighborhood uses since
the tower is not intended for human occupancy, since the area surrounding the
proposed tower is heavily landscaped, since the building materials proposed for
the tower are compatible with surrounding residences, and since no others
structures above 35-feet are proposed in this vicinity;
E.
Will be served adequately by essential public facilities such as highways, streets,
police and fire protection, drainage structures, refuse disposal, water and sewer
and schools; or that the persons or agencies responsible for the establishment of
the proposed use shall be able to provide adequately any such services as noted
is responses received by agencies providing the public services;
F.
Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the
community;
G.
Will not involve uses, activities, processes, materials, equipment and conditions
of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare
or odors;
Will have vehicular approaches to the property which are designed as not to
create an interference with traffic on surrounding public thoroughfares as are to
be approved by the highway district having jurisdiction; and
Will not result in the destruction, loss or damage of a natural, scenic or historic
feature of major importance since the City has already approved preliminary
development plan/preliminary plat/conditional use pennit applications for the
site (Quarter Circle Ranch PUD) and has detennined that, other than the existing
trees, no natural, scenic or historic feature of major importance is existing on the
site.
DATED this 28th day of February, 2000.
ATTEST:
",.~~U.ui!-~.!""lf'
~. > (j r T~' ~ +~
~' ..:{,) - L,.(,~ {'\' ""'...
cf A '" ~".'" '-7;;'1' \,\
~ ",-v,," '," "",~, ..
tl (], <}', ,,>' .'
$ .,;l' "'7,,1 0 R/~ J' ,"" ~
.. !.'""l." <J";' 1.
f~ +d <>"""00 ' "!r $
t. "é~',:':"'~':'" it
;. t" '." .. '.J.' , ,':
... 1" "
':>: (', "." " ." ,~.
\~ '" ,; ,)
v~.:v::c /;,>'
v-c"""-,,..,>--
- ,-- -'---,
Page 11 of 11
llEAGLENTI \COMMONIPlanning DeptlEagle ApplicationslCU\ I 999\CU-S-99 pzfdoc