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Findings - PZ - 2000 - CU-1-00/PPUD-1-00/PP-1-00 - For Pacific Heights Subd/5.6 Acre/47 Lot ORIGINAL BEFORE THE EAGLE PLANNING AND ZONING COMMISSION IN THE MATTER OF AN APPLICATION FOR A ) CONDITIONAL USE PERMIT, PLANNED UNIT) DEVELOPMENT PRELIMINARY DEVELOPMENT) PLAN, AND PRELIMINARY PLAT FOR PACIFIC) HEIGHTS PLANNED UNIT DEVELOPMENT FOR) EAGLE DEVELOPMENT INC. ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER CU-I-OO/PPUD-I-OO/PP-I-OO I~ I The above-entitled conditional use permit, planned unit development preliminary development plan, and preliminary plat applications came before the Eagle Planning and Zoning Commission for their consideration on March 6, 2000. The public hearing was closed at that time and the Commission continued the item to March 20, at which time they made their recommendation. The 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: Eagle Heights Development, Inc., represented by Ted Martinez and Joe Harris, is requesting preliminary development plan, preliminary plat, and conditional use approval for Pacific Heights Subdivision, a 5.6-acre, 47-1ot (42-buildable) senior housing residential planned unit development subdivision located on the south side of E. State Street approximately \I.-mile west of Edgewood Lane. B. APPLICA TION SUBMITTAL: The applications for this item were received by the City of Eagle on January 12,2000. 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 February 11, 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 February 11, 2000. Requests for agencies' reviews were transmitted on January 21,2000 in accordance with the requirements of the Eagle City Code. D. HISTORY OF PREVIOUS ACTIONS: On January 11, 2000, the City Council approved a lot split (LS- 7 -99) for this site. E. COMPANION APPLICATIONS: None Page 1 of 19 K:\Planning Dept\Eagle Applications\SUBS\2000\Pacific Heights POD pzf.doc F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNA nONS: COMP PLAN ZONING LAND USE DESIGNATION DESIGNATION Existing Mixed Use C-2 (Commercial) and Vacant MU (Mixed Use) Proposed No Change No Change Pacific Heights PUD senior housing development North of site Commercial C-2 (Commercial) E. State Street! Vacant South of site Mixed Use MU (Mixed Use) Rocky Mountain Business Park East of site Mixed Use C-2 (Commercial) and Office/V acant MU (Mixed Use) West of site Mixed Use C-2 (Commercial) and Residence/ Commercial use/ MU (Mixed Use) Rocky Mountain Business Park G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA or CEDA. H. SITE DATA: Total Acreage of Site - 5.6-acres Total Number of Lots - 47 Residential - 42 Commercial - 0 Industrial - 0 Common - 5 Total Number of Units - 42 Single-family - 4+/- Duplex/Townhouses - 16+/- Multi-family/Triplex - 2+/- Total Acreage of Any Out-Parcels - 0 Additional Site Data Proposed Required Dwelling Units Per Gross Acre 7.48 20-units per acre maximum Minimum Lot Size 2,883 square feet 7,000 square feet Minimum Lot Width 40. 17-feet (approx.) 50-feet Minimum Street Frontage 23-feet (approx.) 35-feet Total Acreage of Common Lots 0.94-acres 0.94-acres (minimum) Percent of Site as Common Area 17% 17.4% (minimum) Page 2 of 19 K:\Planning Dept\Eagle Applications\SUBS\2000\Pacific Heights PUD pzf.doc 0 Minimum front setbacks within the development are proposed to be measured from the street (back of curb) rather than the property line. A 15-foot wide common lot is proposed between the front of the dwelling units and the street. Setbacks proposed for all lots within the site: Front (living area) 15-feet (measured from back of curb) Front (garage) 20-feet (measured from back of curb) Street side 15-feet (measured from back of curb) Rear 15-feet (measured from lot line) Interior Side 5-feet (measured from lot line) Townhouse/duplex and triplex units are intended to be constructed over lot lines. Interior side setbacks shall not apply to the lot line which the townhouse/duplex/triplex is constructed over. Dwelling units may be constructed to the front common lot line/property line per the Building Official as long as structures are prohibited within the abutting common lot. I. GENERAL SITE DESIGN FEATURES: Open Space, Greenbelt Areas and Landscape Screening: Will provide a total of 17% of common area. (17.4% required - see site data above) The applicant states, "The layout and development plan was made with consideration for the needs and desires of a maturing population. A high percentage (17%) of the development has been designated as common area. Common areas are situated as near to the individual homes as possible. Two garden areas totaling more than 5,000 SF are located in the development to give residents the opportunity to work in and contribute to the landscaping of their community. The common areas will be managed by an owners association and offer the residents the opportunity to be fully involved or nearly void of yard work. The development will have security gates at the entrance and a public transportation terminal will be constructed near State Street to accommodate buses or van transportation for the residents. A walk way through the southern portion of the development will provide access to the Rocky Mountain Fitness Center, a full service health and fitness club." Eagle City Code Section 8-2A-7 (J)(4)(b) requires a minimum 50-foot wide landscape buffer area between minor arterials and new residential developments. Berming, fencing and landscaping details are required for Design Review Board review and approval prior to City approval of a final plat Storm Drainage and Flood Control: Specific drainage system plans are to be submitted to the City Engineer for review and approval prior to the City Engineer signing the final plat. The plans are to show how swales, or drain piping, will be developed in the drainage easements. Also, the CC&R' s are to contain clauses to be reviewed and approved by the City Engineer and City Attorney, 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. 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 Mains: Hydrants are to be located and installed as required by the Eagle Fire District. On-site Septic System (yes or no) - no Page 3 of 19 K:\Planning Dept\Eagle Applications\SUBS\2000\Pacific Heights PUD pzf.doc Preservation of Existing Natural Features: There are fourteen (14) mature trees existing on the site. Design Review Board approval is required prior to removing any trees from the site. Preservation of Existing Historical Assets: Staff is not aware of any existing historical assets on the site which would be required to be preserved. If during excavation or development of the site, any historical artifacts are discovered, state law requires immediate notification to the state. 1. STREET DESIGN: Private or Public Streets: A 29-foot wide private street (measured from back of curb to back of curb) is proposed. Parking will be prohibited on one side of the street. Applicant's Justification for Private Streets (if proposed): None provided Blocks Less Than 500': None proposed Cul-de-sac Design: Although the street is not a typical cul-de-sac it acts as one in that it is proposed with only one access point Sidewalks: A 5-foot wide sidewalk is proposed along one side of the street within this site and along State Street. Curbs and Gutters: Curbs and gutters which meet the standards within Eagle City Code Section 9-3-2-5 "Private Streets", are proposed for the interior streets. Lighting: Lighting for the proposed private street is required. Location and lighting specifications shall be provided to the City Zoning Administrator prior to the City Engineer signing the final plat. Street Names: Street names approved by the Ada County Street Names Committee are shown on the attached correspondence from that committee. K. ON AND OFF-SITE PEDESTRIANIBICYCLE CIRCULATION: Pedestrian Walkways: (See comments under sidewalks above.) Bike Paths: Eagle City Code section 9-4-1-7 states that a bicycle pathway shall be provided in all subdivisions as part of the public right-of-way or separate easement, as may be specified by the City Council. L. PUBLIC USES PROPOSED: The applicant is proposing to construct a bus stop kiosk along State Street near the northwest comer of this site. M. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists N. SPECIAL ON-SITE PEA TURES: Areas of Critical Environmental Concern - none Evidence of Erosion - no Fish Habitat - no Page 4 of 19 K:\Planning Dept\Eagle Applications\SUBS\2000\Pacific Heights PUD pzf.doc Floodplain - no 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: City Engineer: All comments within the Engineer's letters dated January 5, 2000, and February 2, 2000, are of special concern (see attached). Ada County Highway District Ada County Street Name Committee Central District Health Drainage District #2 Eagle Fire Department Eagle Sewer District Meridian School District Q. LETTERS FROM THE PUBLIC: A Letter from Rocky Mountain Business Park Association, Inc. and Rocky Mountain Fitness & Recreation Center LLC, dated February 23, 2000, has been received by the City. R. PROPOSED TIME SCHEDULE FOR THE DEVELOPMENT OF THE SITE: The applicant states that, "Based on market conditions, it is estimated this development will be completed in 2 to 4 years. An estimated starting date in 2000 is planned. Construction will begin as soon as all permits and approvals can be obtained." S. EAGLE CITY CODE FINDINGS FOR A PLANNED UNIT DEVELOPMENT PRELIMINARY DEVELOPMENT PLAN AND CONDITIONAL USE PERMIT: 1. That the proposed PUD is in the public interest, advances the general welfare of the community and neighborhood, and will not be detrimental to the economic welfare of the community. 2. That the development be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and how such use will not change the essential character of the same area. 3. That the development will not be hazardous or disturbing to existing or future neighborhood uses. 4. That the development does not involve uses, activities, processes, materials, equipment, and/or 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. 5. That the development 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. Page 5 of 19 K:\Planning Dept\Eagle Applications\SUBS\2000\Pacific Heights PUD pzf.doc 6. That the development will not create excessive additional requirements at public cost for public facilities and services. 7. That the development is provided with parks, ponds, open areas, areas of special interest, floodplain preservation, and/or other special features which would not typically be provided in a non-PUD proposal. 8. That the vehicular approaches to the property are designed to not create an interference with traffic on surrounding public thoroughfares. 9. That the development will not result in the destruction, loss, or damage of a natural, scenic or historic feature of major importance. 10. That the proposed development will be hannonious with and in accordance with the general objectives or with any specific objective of the Comprehensive Plan. 11. That the proposed development will be hannonious with and in accordance with the general objectives or with any specific objective of Eagle City Code Title 8. 12. That the benefits, combination of various land uses, and interrelationship with the surrounding area for this proposed development justifies any proposed deviation from any standard district regulations. In cased of large - scale PUDs (incorporating fifty (50) or more lots or dwelling units): 13. That public services shall be provided to the development including, but not limited to, fire protection, police protection, central water, central sewer, road construction, parks and open space, recreation, maintenance, schools and solid waste collection. 14. That an estimate of the public service costs to provide adequate service to the development has been provided by the developer. 15. That an estimate of the tax revenue that will be generated from the development has been provided by the developer. 16. That suggested public (or private) means of financing the services for the development if the cost for the public services would not be offset by the tax revenue received from the development has been provided by the developer. For a request of up to 10% of the gross land area to be directed to uses other than residential (i.e.; commercial, industrial, public and quasi public uses that are not allowed in the land use district): 17. That the uses are appropriate with the residential uses. 18. That the uses will serve principally the residents of the PUD. 19. That the uses are planned to be an integral part of the PUD. 20. That the uses located and designed to provide direct access to a collector or arterial street. 21. That the proposed street connections will not create congestion or traffic hazards. In cases where an increase in residential density of up to 15% of the allowable number of dwelling units is requested: 22. LANDSCAPING - For up to 5% That the quality of the designs for landscaping, streetscape, open spaces and plazas, use of existing landscape, pedestrian way treatment, and recreational areas, incorporated into this development, exceed that of a non PUD development. Page 6 of 19 K:\Planning Dept\Eagle Applications\SUBS\2000\Pacific Heights PUD pzf.doc 23. SITING - For up to 5% That the quality of the designs for visual focal points, use of existing features such as topography, view, sun orientation, prevalent wind direction, pedestrian/vehicular circulation pattem, physical environment, variation in building setbacks, and building grouping (such as clustering), incorporated into this development, exceed that of a non PUD development. 24. DESIGN FEATURES - For up to 5% That the quality of the designs for street sections, architectural styles, hannonious use of materials, parking areas broken by landscaping features, and varied use of housing types, incorporated into the development, exceed that of a non PUD development. T. GENERAL STANDARDS FOR APPROVAL OF PRIVATE STREETS: Section 9-3-2-5 (A) General Standards: Private streets may be pennitted if the Council detennines that the private street is in compliance with each of the following standards: 1. Unique or special circumstances exist with respect to the proposed use, design, location, topography, or other features of the development or its surroundings such that private streets will serve to enhance the overall development; 2. The private street provides safe and effective movement of both vehicular and pedestrian traffic; 3. The private street provides adequate access for service and emergency vehicles; 4. The private street does not adversely affect access or good transportation planning to adjacent property and to the area travel networks; 5. The private street does not landlock adjacent property due to topography or parcellayout; 6. Other than to provide emergency access, the private street does not connect one public street to another, encouraging travel through the development served by the private street; 7. The use or alignment of the private street does not interfere with the continuity of public streets; and 8. An appropriate mechanism has been established for the repair and maintenance of the private street, including provisions for the funding thereof. STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT: A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: COMMENTS ON SPECIFIC POLICIES AND GOALS FROM THE EAGLE COMPREHENSIVE PLAN Povulation Promote a high quality of life in the community. This proposal is intended to meet the needs of a segment of the Eagle population that has not been addressed in past development activities. This proposal will be one of the first Eagle developments that is intended to meet the needs of senior citizens. Housinf! Goals Encoura,?e a varietv of housin,? so that all residents can choose. sound. affordable homes that meet individual needs. b. The location of housing shall be coordinated with provisions for adequate public facilities and servIces. Development of housing close to employment and shopping centers shall be encouraged. Use of materials and techniques that will maintain a high level of quality while lowering cost and speeding construction shall be encouraged. c. g. Page 7 of 19 K:\Planning Dept\Eagle Applications\SUBS\2000\Pacific Heights POD pzf.doc Communitv Desif!n Goals Project will provide a transition between the Rocky Mountain Business Park to the south and the lower density residential areas north of State Street. Land Use Goals To vreserve the rural transitional identitv. b. Establish land use patterns that do not exhaust available services such as sewer, water, fire, transportation etc. f. The proposed development will be a higher density development and it is located near the CBD as shown on the Comprehensive plan. q. Provides a specialized type of housing opportunity that currently does not exist in the City of Eagle. r. Development agrees with current planning and zoning classification for residential density. B. ZONING ORDINANCE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: . ECC Section 8-2-4 (G): A decrease of minimum lot size in a subdivision may be allowed if there is an offsetting increase of the same percentage in open space and a planned unit development is applied for and approved. . ECC Section 8-7-3-3 CONDITIONAL USES "PUBLIC SITES AND OPEN SPACES" Public sites and open spaces shall confonn to the following: B. Natural Features: Existing natural features which add value to residential development and enhance the attractiveness of the community (such as trees, water courses, historic spots and similar irreplaceable assets) shall be preserved in the design of the development. C. Special Developments: In the case of planned unit developments and large-scale developments, the Council may require sufficient park or open space facilities of acceptable size, location and site characteristics that may be suitable for the proposed development. . ECC Section 8-7-3-5: CONDITIONAL USE PERMIT: D. Conditions Of Pennit: Upon the granting of a conditional use pennit, conditions may be attached to said pennit including, but not limited to, those: 1. Minimizing adverse impact on other development; 2. Controlling the sequence and timing of development; 3. Controlling the duration of development; 4. Assuring that development is maintained properly; 5. Designating the exact location and nature of development; 6. Requiring the provision for on-site or off-site public facilities or services; and 7. Requiring more restrictive standards than those generallv required in this Title. . ECC Section 8-6-1: PURPOSE "PLANNED UNIT DEVELOPMENTS": It shall be the policy to guide a major development of land and construction by encouraging planned unit development (PUD) to achieve the following: A. A maximum choice of living environments bv allowing a variety of housing and building types and pennitting an increased density per acre and a reduction in lot dimensions. yards. building setbacks and area requirements; B. A more useful pattern of open space and recreation areas and, if pennitted as part of the project, more convenience in the location of accessory commercial uses, industrial uses and servIces; C. A development pattern which preserves and utilizes natural topography and geologic features, scenic vistas, trees and other vegetation and prevents the disruption of natural drainage patterns; D. A more efficient use of land than is generally achieved through conventional development resulting in substantial savings through shorter utilities and streets; and E. A development pattern in hannony with land use density, transportation and community Page 8 of 19 K:\Planning Dept\Eagle Applications\SUBS\2000\Pacific Heights PUD pzf.doc facilities objectives of the Comprehensive Plan. . ECC Section 8-2A-7 (J)(4)(a) Major Roadways: New residential developments, including, but not limited to, subdivisions and multi-family developments, shall be buffered from streets classified as collectors, arterials, freeways, or expressways, to protect residential communities from noisy, potentially dangerous, high-speed roads. The buffer area shall be deemed as the distance from the outside wall of the lowest story of any single-family attached or detached dwelling and the right-of-way line of the roadway. The lowest story must be screened from the view of any street classified as a collector, arterial, freeway, or expressway. This buffer is required either on individual lots or as an easement, or as part of the common open space owned and maintained by a homeowners' association. Any landscaping proposed to be within the public right of way shall not be included as a part of the buffer area required below. The height for berming/fencing, as noted below, shall be measured from the elevation of the final grade of the adjacent roadway (measured at the center line) to the top of the proposed berming/fencing. The required buffer area width, plantings, and fencing are as follows: Any road designated as a minor arterial on the AP A Functional Street Classification Map: A minimum of fifty feet (50') wide buffer area (not including right of way) shall be provided with the following plants per one hundred (100) linear feet of right of way: five (5) shade trees, eight (8) evergreen trees, three (3) flowering/ornamental trees, and twenty four (24) shrubs. Each required shade tree may be substituted with two (2) flowering/ornamental trees, provided that not more than fifty percent (50%) of the shade trees are substituted. A minimum five foot (5') high, maximum eight foot (8') high, berm, panelized vinyl fence, decorative block wall or cultured stone, decorative rock, or similarly designed concrete wall, or combination thereof shall be provided within the buffer area. The maximum slope for any berm shall be three feet (3') horizontal distance to one foot (1') vertical distance. If a panelized vinyl fence, decorative block wall, or cultured stone, decorative rock, or similarly designed concrete wall is to be provided, in combination with the berm, a four foot (4') wide flat area at the top of the berm shall be provided for the placement of the fence or decorative block wall. Panelized vinyl fencing shall be no higher than four feet (4'). Chainlink, cedar, and similar high maintenance and/or unsightly fencing shall not be permitted. The five foot (5') minimum height requirement for the berming/fencing shall be permitted to be decreased one foot (1') for every thirteen feet (13') of additional buffer area added to the fifty foot (50') wide buffer noted above. C. SUBDIVISION ORDINANCE PROVISIONS WHICH OF SPECIAL CONCERN REGARDING THIS PROPOSAL: (None) D. DISCUSSION: . The MU (Mixed Use) zoning designation for this site sets the maximum density limit at 20-units per acre (112-units for a PUD for this site). The applicant is proposing 42-units which is 70-units (62%) less than 112 units. . Eagle City Code Section 8-6-6-3, requires all final development plans to be reviewed by the Planning and Zoning Commission as well as the City Council. This is partly to allow for additional City review for flexibility needed for long range and large PUDs. . Regarding Eagle City Code findings for a conditional use permit, planned unit development preliminary development plan, and preliminary plat - As a part of the application submittal for this project, and in accordance with application submittal requirement #14, the applicant has provided a 4 page document, dated January 11, 2000. The document outlines how the applicant intends to guarantee that this project will meet the Eagle City Code required fmdings for a conditional use permit, planned unit development Page 9 of 19 K:\Planning Dept\Eagle Applications\SUBS\2000\Pacific Heights PUD pzf.doc preliminary development plan, and preliminary plat. Staff has reviewed the document and believes that the findings have been well addressed. . The applicant states that a buffer area is proposed to be installed along the northern portion of this site abutting State Street. Specific details regarding berm size, height, landscaping and slope of the berm have not been submitted to the City to date. As part of the design review for the site, the applicant should provide specific berm construction and landscaping details as required by ECC Sections 9-3-7 (A) and 8- 2A-7 (J)(4)(b). . The applicant is proposing approximately 17% site landscaping. The minimum landscaping required for this site (due to the offsetting increase needed for smaller lot sizes) is 17.4%. The 0.4% deficiency is approximately 1,313 square feet and could be gained by making Lot 27 (common lot at south end of site) larger to allow for emergency traffic access. The applicant should increase the width of Lot 27 to approximately 25-feet and should landscape the center of the lot (middle 16-feet) with grass crete to provide a solid surface for emergency vehicle travel, or other method approved by the Fire Department and the Design Review Board. The remainder of the lot should be landscaped with shrubs, trees, etc. . The applicant is proposing 15-foot wide common lots (Lot 11 & Lot 13) between the dwelling units and the street. This common lot (located in the front yard area) is proposed to be usable open space for the residences within this subdivision. To give this area more of an "open space" feel, staff recommends that the sidewalk meander within the 15-foot wide lot, street trees be installed every 35-feet (alternating the placement of the trees on both sides of the sidewalk), and that fences (of any height) and structures be prohibited from being located in the common area. Landscaping such as shrubs, flowers, grasses, etc. should also be included. Specific sidewalk location and planting and fence details should be reviewed as part of the design review for the site. . With regard Eagle City Code Section 9-3-2-5 (A), "General Standards" for private streets, staff has the following comments: 1. Unique or special circumstances exist with respect to the proposed use, design, location, topography, or other features of the development or its surroundings such that the private street will serve to enhance the overall development. The following reasons support the above noted rIDding: Since private roads can be gated, the proposed 1,200- foot long gated private road will enhance the development by creating an environment that will provide an additional level of security for the senior community within the site; 2. The private street within the subdivision provide safe and effective movement of both vehicular and pedestrian traffic because of the following: The traffic will be limited to "one-way" through the site which will decrease conflicts between automobiles and pedestrians in the area and the sidewalks within the site provide a pedestrian connection between State Street and E. Iron Eagle Drive (shown as Rocky Mountain Way on this plat); 3. The private street provides adequate access for service and emergency vehicles: The Eagle Fire District has recommended approval within their response received by the City on January 27, 2000, and the site will have primary access to State Street and a secondary emergency access via E. Iron Eagle Drive (shown as Rocky Mountain Way on this plat); 4. The private street within the subdivision does not adversely affect access to adjacent properties: The private street will not adversely affect access to adjacent properties since it will not connect one public street to another and since it does not take away existing public street accesses to surrounding properties; 5. The private street will not landlock adjacent property since it will be located within a common lot within the subdivision, and since all adjacent properties currently have access to public roadways; Page 10 of 19 K:\Planning Dept\Eagle Applications\SUBS\2000\Pacific Heights POD pzf.doc 6. The private street within the subdivision does not connect one public street to another; 7. The use or alignment of the private street within the subdivision does not interfere with the continuity of public streets as noted above; and 8. An appropriate mechanism will be established for the repair and maintenance of the private street, including provisions for the funding thereof, within the required CC&R's for the subdivision and with any necessary notes to be provided on the [mal plat, all to be reviewed and approved by the City Engineer and City Attorney prior to City approval of the final plat. ST AFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT: 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 March 6, 2000. Testimony was taken, the public hearing was closed, the item was continued to March 20, 2000, and the Commission made their recommendation at that time. B. Oral testimony in opposition to the application was presented to the Planning and Zoning Commission by no one. C. Oral testimony in favor of the application was presented to the Planning and Zoning Commission by two (2) individuals (not including the applicant or their representative) who generally felt that this type of senior citizen development will be beneficial to the community. The only concern expressed by of one of the individuals was that adequate fencing should be installed around the development. The applicant testified in favor of this proposal and stated that the CC&R's will prohibit RV's from being located within the subdivision. D. Oral testimony neither in favor nor in opposition to the application was presented by one (1) individual to the Planning and Zoning Commission who wanted a white, vinyl fence installed along a portion of the development's west property line. COMMISSION DECISION: The Commission voted 4 to 1 (Trent against) to recommend approval of CU-I-00/PPUD-I-00/PP-I-00 (Pacific Heights Planned Unit Development) with the following staff recommended site specific and standard conditions of approval with text shown with strike-thru to be deleted by the Commission and text shown with underline to be added by the Commission. SITE SPECIFIC CONDITIONS OF APPROVAL: I. As proposed by the applicant the Development shall be restricted to seniors only, 55 and over. 2. Prior to City approval of a final plat submit an application for private streets for review and approval by the City. The fee is $856.00 based upon $400.00 (base fee) plus 0.38 cents per lineal foot (l,200-feet of private streets are proposed within the subdivision). 3. Comply with all site specific recommendations provided within the City's Engineering firm's (Holladay Engineering) letters dated January 5, 2000, and February 2, 2000. 4. If formal approval from the Eagle Sewer District regarding sewer service to this site has not been received by the City within one year after approval of the preliminary plat, then the preliminary plat shall be considered expired and no extension of time may be granted. Page 11 of 19 K:\Planning Dept\Eagle Applications\SUBS\2000\Pacific Heights POD pzf.doc 5. Change note #10 on the preliminary plat to read, "Residential area is 5.61 acres and density is 7.48 lots/acre." 6. Establish a mechanism for the repair and maintenance of the private streets, including provisions for the funding thereof, within the required CC&R's for the subdivision and provide any necessary notes on the final plat, all to be reviewed and approved by the City Engineer and City Attorney prior to City approval of the final plat. 7. Traffic on the private street shall be limited to "one-way" only and parking on the private street shall be limited to one side only. Traffic control signage shall be reviewed and approved by the Design Review Board, and the traffic direction and parking proposal shall be reviewed and approved by the Zoning Administrator prior to City approval of a [mal plat. 8. Parking within Lots 11 and 13 shall be prohibited. A note stating this restriction shall be placed within the subdivision CC&R's. 9. The private street sidewalks (to be located on onlv one side of the street) shall meander within the IS-foot wide common lot (Lot 13) and shall be separated from the curb to allow landscaping and street trees to be planted on both sides of the sidewalk. Sidewalk design shall be reviewed as part of the design review for the site. 10. Provide a sidewalkJdrivewav hardscape plan showing the location of the sidewalk as it crosses the drivewavs. The plan shall be designed such that it discourages residents or visitors from parking in a manner that restricts use of the sidewalk. The plan shall be reviewed and approved bv the Design Review Board prior to City approval of the final plat. 11. Within the 15-foot wide common lots (Lot 11 & Lot 13) 3" minimum caliper shade class street trees shall be installed every 35-feet (alternating the placement of the trees on both sides of the sidewalk within Lot 13). Landscaping such as shrubs, flowers, grasses, etc. shall also be included. Landscaping shall be reviewed as part of the design review for the site. 12. Fences and structures shall be prohibited in common area Lots 11 and 13. 13. Provide a copy of the subdivision CC&R's showing the installation and maintenance requirements for the proposed street trees. The CC&R's shall be reviewed and approved by staff prior to the City Clerk signing the final plat. 14. The applicant shall submit payment to the City for all Engineering fees incurred for reviewing this project, prior to the City Clerk signing the final plat. 15. Construct a 5-foot wide meandering detached concrete sidewalk along State Street abutting the site. 16. Increase the width of Lot 27 to approximately 25-feet and pave the center 10-feet of the lot with either asphalt or concrete. Install a 3-foot wide strip of grass crete on both sides of the pathwav laRà5eafJe 1;}:¡e eeRter ef the lot (middle 16 feet) ',\'i1;}:¡ grass erete fJro,..ided for a solid surface for emergency vehicle travel, or other method approved by the Fire Department and the Design Review Board. The remainder of the lot shall be landscaped with shrubs, trees, etc. 17. Final development plans shall be reviewed as "New Business" items and not as "Public Hearing" items unless the City detennines that any difference between the preliminary development plan and final development plan needs additional public comment because of possible impacts to surrounding property owners, to this development, or to the community, or inconsistency with the conditions herein. If the City detennines that a public hearing shall be held on the final development plan, notice shall be provided for (as was required for the preliminary development plan). ~ Minimum building setbacks, lot sizes and lot widths shall be as stated within the "Site Data" section "R" within the City Council's Findings of Fact and Conclusions of Law document with the following exceptions: Page 12 ofl9 K:\Planning Dept\Eagle Applications\SUBS\2000\Pacific Heights PUD pzf.doc All lots bordering common Lot 13 shall have a 20-foot setback to the front of the house (living area) and a 25- foot setback to the front of the garage. Setbacks shall be measured from back of curb. All lots bordering common Lot 11 shall have a IS-foot setback to the front of the house (living area) and a 20- foot setback to the front of the garage. Setbacks shall be measured from back of curb. 19. Front porches shall be constructed on all single family, townhouse/duplex, and triplex units within this development. 20. The entire Pacific Heights PUD development shall remain under the control of one Homeowners Association. 21. Useable open space amenities such as, picnic tables, gazebos, benches, shuffle boards, horseshoe pits, and/or similar amenities shall be provided within the open space areas. Landscape plans showing open space amenities shall be reviewed and approved by the Design Review Board. 22. The applicant shall submit a design review application showing proposed subdivision signage and a landscape plan showing perimeter fencing (if proposed), street trees, common area landscaping, and berming, fencing, and planting details within the required 50-foot wide buffer area along State Street abutting this site for review and approval by the Design Review Board prior to City approval of a final plat. 23. No existing trees shall be removed from the site without prior approval from the Design Review Board. Property lines shall be reconfigured, if needed, for trees that the City may require to be preserved. 24. The existing power line located on the western portion of the site shall be moved off of the site prior to City Engineer signing the [mal plat. 25. Construct a bus stop kiosk along State Street near the northwest comer of this site generally as proposed. Design Review approval will be required. 26. Provide a revised preliminarv plat showing the addition of 5-10 visitor parking spaces. The revised preliminary plat shall be reviewed and approved by staff prior to the City processing the final Plat application. 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. Idaho Department of Health & Welfare 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 [mal 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 (B.c.c. 9-20-8.4) 7. All homes being constructed with individual septic systems shall have the septic systems placed on the Page 13 of 19 K:\Planning Dept\Eagle Applications\SUBS\2000\Pacific Heights POD pzf.doc 8. street side of the home. 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 title or other like satisfactory underground conduit to pennit 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 perfonnance 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 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, 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 Engineer prior to the City Engineer signing the fmal plat. 12. 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 fmal plat by the Eagle City Engineer. 13. 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. 14. An approval letter from the Eagle Fire Department shall be submitted to the City prior to the City Engineer signing the fmal plat The letter shall include the following comments and minimum requirements, and any other items of concern as may be detennined by the Eagle Fire Department officials: a. The applicant has made arrangements to comply with all requirements of the Fire Department. Page 14 of 19 K:\Planning Dept\Eagle Applications\SUBS\2000\Pacific Heights PUD pzf.doc 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.. 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 pennits. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department prior to issuance of a building permit. c. d. 15. 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. 16. 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 [mal plat. 17. 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. 18. 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 approval of the final plat by the City Council. 19. 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 approval of the final plat by the City Council. 20. 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". 21. 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. 22. The development shall comply with the Boise River Plan (if applicable) in effect at the time of City Council consideration of the final plat. 23. The applicant shall obtain written approval of the development relative to the effects of the Boise River Flood Plain (if applicable) from the Corps. of Engineers prior to approval of the final plat by the City Engineer. 24. 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. Page 15 of 19 K:\Planning Dept\Eagle Applications\SUBS\2000\Pacific Heights PUD pzf.doc 25. 26. 27. 28. Basements in homes in the flood plain are prohibited. 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 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. No change in the terms 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 confirmation of any change from the City of Eagle. 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 [mal plat has received the approval of the City Council (ECC 9-6-5 (A) (2»). After Council approval of the [mal plat, the applicant may construct any approved improvements before the City Engineer signs the [mal 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 [mancial guarantee shall be a Letter of Credit, Certificate of Deposit, cash deposit or certified check. 29. 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. 30. Prior to submitting the [mal 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. CONCLUSIONS OF LAW: A. The applications for this item were received by the City of Eagle on January 12, 2000. B. Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission was published in accordance forrequirements of Title 67, Chapter 65, Idaho Code and the Eagle City ordinances on February 11, 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 February 11, 2000. Requests for agencies' reviews were transmitted on January 21, 2000, in accordance with the requirements of the Eagle City Code. C. In accordance with Eagle City Code findings for a conditional use permit, planned unit development preliminary development plan, and preliminary plat the Eagle Planning and Zoning Commission makes the following conclusions for CU-I-00/PPUD-I-00/PP-I-00 (Pacific Heights Planned Unit Development), as proposed with the conditions recommended herein: 1. That the proposed PUD is in the public interest, advances the general welfare of the community and neighborhood, and will not be detrimental to the economic welfare of the community because; The project is being proposed because of the proximity of the property to other existing developments within the city of Eagle. There are a minimal number of upscale residential properties for retired or nearly retire individuals within the city. Lack of this type of development prevents the City of Eagle from attTacting this small, but growing, section of the population demographics. Citizens in this section of the public are considered good citizens and contribute greatly to a growing community. Page 16 of 19 K:\Planning Dept\Eagle Applications\SUBS\2000\Pacific Heights PUD pzf.doc The physicallocation of this development will provide a transition area between the developing Rocky Mountain Business Park and the less dense residential development north of State Street. This is one of the goals of the Eagle Comprehensive Plan. 2. That the development be designed, constructed, operated and maintained to be hannonious and appropriate in appearance with the existing or intended character of the general vicinity and how such use will not change the essential character of the same area because; Dwellings in the development will be designed by the same Architectural finn and the construction will be done by the developers own crews. This will control the amount of variation and will provide quality control on the construction. Covenants, Conditions and Restrictions will be established for all property owners to follow. A homeowner association will be a required part of living in the development. It will monitor and regulate day to day operation within the development. Maintenance of the common lots within the development will be conducted by contract from homeowner fees and assessments. 3. That the development will not be hazardous or disturbing to existing or future neighborhood uses because; The development will have a single access off State Street, a collector transportation route for Eagle. All development uses will be concentrated inward as access will be by a private loop road. Perimeter dwellings will act as a barrier to the surrounding neighborhood. 4. That the development does not involve uses, activities, processes, materials, equipment, and/or 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 because; No major impacts are expected. This development should only develop nonnal traffic that would be related to a 42-10t subdivision development. 5. That the development 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 because; All municipal services are available to the site. Development of sewer, water, drainage, streets and other urban services will be provided at the developer's expense. School system will be minimally impacted as few retired or nearly retired people have school aged children. 6. That the development will not create excessive additional requirements at public cost for public facilities and services because; All public facilities and services are supplied by the developer and must be approved at the time of installation and before acceptance by the sewer, water or road district. Because the developer provides the services in the initial stages of development the public service providers avoid potential liability and expenses. 7. That the development is provided with parks, ponds, open areas, areas of special interest, floodplain preservation, and/or other special features which would not typically be provided in a non-PUD proposal because; The layout and development plan was made with consideration for the needs and desires of a maturing population. A high percentage (17%) of the development has been designated as common area. Common areas are situated as near to the individual homes as possible. Two garden areas totaling more than 5,000 SF are located in the development to give residents the opportunity to work in and contribute to the landscaping of their community. The common areas will be managed by an owners association and offer the residents the opportunity to be fully involved or nearly void of yard work. The development will have security gates at the entrance and a public transportation tenninal will be constructed near State Street to accommodate buses or van transportation for the residents. A walk way Page 17 of 19 K:\Planning Dept\Eagle Applications\SUBS\2000\Pacific Heights POD pzf.doc through the southern portion of the development will provide access to the Rocky Mountain Fitness Center, a full service health and fitness club. 8. That the vehicular approaches to the property are designed to not create an interference with traffic on surrounding public thoroughfares because; Access to the development will be from State Street and there will be no impact to any other roads. Impact to State Street will be minimal. Most of the through traffic for Eagle and points west use the Eagle bypass and the addition traffic from this development should not burden the capacity of State Street. Access onto and exiting from State Street should not be a problem as a center turn lane exists and adequate area exists on the development approach to provide safe access. 9. That the development will not result in the destruction, loss, or damage of a natural, scenic or historic feature of major importance because; The project area is relatively small, 5.61 acres and the entire area has been transformed and had human uses for many years. Small commercial businesses have used the area adjacent to State Street and the remainder of the property has been used for agriculture purposes. Past use has resulted in the land being leveled with irrigation and drainage structures being constructed. Several small storage and out buildings have been constructed and part of the area has been used for subsurface disposal area. If any historic features existed on the property they have probably been destroyed by past use. Scenic value of the currently unmanaged agriculture uses property will be increased by the construction of the project. Views from the area will still contain panoramic views of Shafer Butte, the lights of Bogus Basin and the Owyhee Mountains. 10. That the proposed development will be harmonious with and in accordance with the general objectives or with any specific objective of the Comprehensive Plan because; The proposed development is an ideal fit with the Comprehensive Plan. Current zoning classification encourages this type of development. The Comprehensive Plan under land use states, "Development within this land classification should be required to proceed through the PUD and/or Development Agreement process. Residential densities of up to twenty dwelling units per gross acre may be considered by the City for this area. " 11. That the proposed development will be harmonious with and in accordance with the general objectives or with any specific objective of Eagle City Code Title 8 because; This application requests approval for Development Plan and Condition Use Permit be granted for this PUD development. Current zoning for the property as shown on the 2000 Comprehensive Plan for Eagle, Idaho as mixed use. The proposed development will be in full agreement with the existing zoning classification. 12. That the benefits, combination of various land uses, and interrelationship with the surrounding area for this proposed development justifies any proposed deviation from any standard district regulations because; The proposed smaller lot sizes and setbacks are essential to creating an affordable senior community proposed by the Pacific Heights PUD. The effect will be to provide an increased choice of housing for seniors in the Eagle area. D. With regard Eagle City Code Section 9-3-2-5 (A), "General Standards" for private streets, the Commission has determined that: 1. Unique or special circumstances exist with respect to the proposed use, design, location, topography, or other features of the development or its surroundings such that the private street will serve to enhance the overall development. The following reasons support the above noted finding: Page 18 of 19 K:\Planning Dept\Eagle Applications\SUBS\2000\Pacific Heights PUD pzf.doc Since private roads can be gated, the proposed 1,200-foot long gated private road will enhance the development by creating an environment that will provide an additional level of security for the senior community within the site; 2. The private street within the subdivision provide safe and effective movement of both vehicular and pedestrian traffic because of the following: The traffic will be limited to "one-way" through the site which will decrease conflicts between automobiles and pedestrians in the area and the sidewalks within the site provide a pedestrian connection between State Street and E. Iron Eagle Drive (shown as Rocky Mountain Way on this plat); The private street provides adequate access for service and emergency vehicles: 3. 4. The Eagle Fire District has recommended approval within their response received by the City on January 27, 2000, and the site will have primary access to State Street and a secondary emergency access via E. Iron Eagle Drive (shown as Rocky Mountain Way on this plat); The private street within the subdivision does not adversely affect access to adjacent properties: 5. The private street will not adversely affect access to adjacent properties since it will not connect one public street to another and since it does not take away existing public street accesses to surrounding properties; The private street will not landlock adjacent property since it will be located within a common lot within the subdivision, and since all adjacent properties currently have access to public roadways; 6. 7. The private street within the subdivision does not connect one public street to another; The use or alignment of the private street within the subdivision does not interfere with the continuity of public streets as noted above; and 8. An appropriate mechanism will be established for the repair and maintenance of the private street, including provisions for the funding thereof, within the required CC&R's for the subdivision and with any necessary notes to be provided on the final plat, all to be reviewed and approved by the City Engineer and City Attorney prior to City approval of the [mal plat. DATED this 20th day of March, 2000. PLANNING AND ZONING COMMISSION OF THE CITY OF EAGL A ,Ida ATTEST: ~~~:U!". ...~~ I'"\r;' ;'";:""4\'¡o4'> ,.;.'I..oJ '"I .:, <..t~ '" '.' ;,~ ~ ').~"¡)'" 0, '.}", 't'. "', .... \. ",\,,'~'-'" '-<~'I ", ","°, ~'f-:'>',"'>' "~""",'\"'" ;; '>,./ .~:' ~ r ,. ", \; '." ¡; ~:',.:.r,').","¡","", ':. " (c, ('0 <, ,I to .7: "ç;"'c"<J"""'<':'~~~i': . ~~ -;( ;~ ~, ~.:; :oJ ø '> N ~ , ~ \'- <', ' ./...... /~. '\i¡'" ,-.:,.J ,~/ ~'" . ,}',oo,' ":"',;'J:~él:;':~ ¡~:cO' :,--~,,~;>.>' Page 19 of 19 K:\Planning Dept\Eagle Applications\SUBS\2000\Pacific Heights POD pzfdoc