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Findings - PZ - 2000 - PP-2-00 - Preliminary Plat Wedgewood Sub/55.2 Lot/41-Lot OR\G\NAL BEFORE THE EAGLE PLANNING AND ZONING COMMISSION IN THE MATTER OF AN APPLICATION FOR A PRELIMINARY PLAT FOR WEDGEWOOD RESIDENTIAL SUBDIVISION FOR CREIGHTON- WESTBEND LC ) ) ) ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER PP-2-00 The above-entitled preliminary plat application came before the Eagle Planing and Zoning Commission for their recommendation on April 3, 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. B. PROJECT SUMMARY: Creighton- W estbend LC, represented by Steve Benad, is requesting preliminary plat approval for Wedgewood Subdivision, a 55.2-acre, 41-lot residential subdivision located on the west side of Locust Grove Road approximately Y4-miIe north of Chinden Boulevard at 7165 N. Locust Grove Road. APPLICATION SUBMITTAL: The applications for this item was received by the City of Eagle on March 2,2000. 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 March 17, 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 March 17, 2000. Requests for agencies' reviews were transmitted on March 3, 2000, in accordance with the requirements of the Eagle City Code. D. HISTORY OF PREVIOUS ACTIONS: On October 28, 1999, the applicant submitted an annexationlrezone application and preliminary plat application for this site called "Undecided Subdivision". On January 14,2000, the applicant withdrew the applications. E. COMPANION APPLICATIONS: A-I-00 & RZ-I-00 Page 1 of 12 K:\Planning Dept\Eagle Applications\SUBS\2000\Wedgewood pzf.doc F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS: COMP PLAN ZONING LAND USE DESIGNATION DESIGNATION Existing Residential One (I-unit per RT (Residential) Agriculture acre maximum) Proposed No Change R-l (Residential) Residences North of site Residential Two (2-units RT (Residential) Residence/ undeveloped per acre maximum) South of site Residential One (I-unit per R-1 (Residential) Residences acre maximum) East of site Residential One (I-unit per R-I-P (Residential) Residences acre maximum) West of site Residential One (I-unit per RT (Residential) Agri cui ture/Resi dences acre maximum) G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA or CEDA. H. SITE DATA: Total Acreage of Site - 55.2 Total Number of Lots - 41 Residential - 41 Commercial - 0 Industrial - 0 Common - 0 Total Number of Units- Sing1e- family - 41 Duplex - 0 Multi-family - 0 Total Acreage of Any Out-Parcels - 0 Page 2 of 12 K:\Planning Dept\Eagle AppJications\SUBS\2000\Wedgewood pzf.doc ADDITIONAL SITE DATA PROPOSED REQUIRED Dwelling Units Per Gross Acre 0.74-units per acre I-unit per acre maximum Minimum Lot Size 43,560 square feet (I-acre) 37,000 square feet Minimum Lot Width 1 15-feet (approx.) 100-feet Minimum Street Frontage 80-feet (approx.) 35-feet Total Acreage of Common Area O-acres O-acres Percent of Site as Common Area 0% 0% I. GENERAL SITE DESIGN FEATURES: Greenbelt Areas and Landscape Screening: Eagle City Code Section 8-2A- 7 (J)(4)(a) requires a minimum 35-foot wide landscape buffer area between urban collectors 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 Open Space: Will provide a total of 0% common area within the interior of the subdivision. 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 may be required by the Eagle Fire District. On-site Septic System (yes or no) - yes Preservation of Existing Natural Features: A hillside is located near the northern portion of the site. The hillside area is proposed to be incorporated into Lot 3, Block 6, and will not be developed as stated by the applicant. Eagle City Code Section 9-1-6 states that any subdivision, or portion thereof, having an average slope often percent (10%) or more is considered a "Hillside Subdivision" and is subject to the hillside requirements within Eagle City Code Section 9-5-3. Page 3 of 12 K:\Planning Dept\Eagle Applications\sUBS\2000\Wedgewood pzf.doc J. 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. STREET DESIGN: Private or Public Streets: public Applicant's Justification for Private Streets (if proposed): None proposed Blocks Less Than 500': None Cul-de-sac Design: None Curbs, Gutters and Sidewalks: The applicant is proposing (as required by ACHD) to construct all internal roadways as 36-foot street sections with curbs, gutters, and 5-foot wide concrete sidewalks within 50- feet of right-of-way. Lighting: Lighting for the proposed public streets 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 name approval by the Ada County Street Names Committee has not been received to date. Approval from that committee is required prior to final plat approval. K. ON AND OFF -SITE PEDESTRIANIBICYCLE CIRCULATION: Pedestrian Walkways: (See comments under curbs, gutters, and 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: None 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 - no Mature Trees - yes Riparian Vegetation - no Steep Slopes - yes Page 4 of 12 K:\Planning Dept\Eagle Applications\SUBS\2000\Wedgewood pzf.doc 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): A complete environmental plan is 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 November 24, 1999, December 21,1999, and January 4,2000, are of special concern (see attached). Ada County Highway District Central District Health Eagle Fire Department Eagle Sewer District Q. LETTERS FROM THE PUBLIC: None received to date. STAFF ANALYSIS PROVIDED WITIDN THE STAFF REPORT: A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: (None) B. ZONING ORDINANCE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: . 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 defined 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: a. Any road designated as an urban or rural collector on the AP A Functional Street Classification Map: A minimum of thirty five feet (35') wide buffer area (not including right of way) shall be provided with the following plants per one hundred (100) linear feet ofright Page 5 of 12 K:\Planning Dept\Eagle Applications\SUBS\2000\Wedgewood pzf.doc of way: four (4) shade trees, five (5) evergreen 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%) ofthe 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 thirty five foot (35') wide buffer noted above. c. SUBDIVISION ORDINANCE PROVISIONS REGARDING THIS PROPOSAL: (None) DISCUSSION: WHICH OF SPECIAL CONCERN D. . The applicant should provide a revised preliminary plat showing the required 35-foot wide buffer along Locust Grove Road either as a common lot or as an easement along the eastern portion of Lot 1, Block 1, Lots 1-4, Block 5, and Lots 1 & 2, Block 6. . The applicant should provide a landscape plan showing berming, fencing, and planting details within the required 35-foot wide buffer area along Locust Grove Road abutting this site for review and approval by the Design Review Board prior to City approval of a final plat. STAFF 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 April 3, 2000. Testimony was taken, the public hearing was closed, and the Commission made their recommendation at that time. B. Oral testimony in opposition to the application was presented by no one. C. Oral testimony in favor of the application was presented by no one (not including the applicant/representative). D. Oral testimony neither in favor nor in opposition to the application was presented to the Planning and Zoning Commission by two (2) individuals who made inquiries regarding the developers intent utilize the shares of water rights allotted to this property; that the natural drainage of the property be left in tact; that the developer should consult with the Drainage District to make sure that the drain water from the developed site can be handled; and that there may environmental issues such as wetlands associated with this property. Page 6 of 12 K:\Planning Dept\Eagle Applications\SUBS\2000\Wedgewood pzf.doc COMMISSION DECISION: The Commission voted 4 to 0 (Trent absent) to recommend approval of the subdivision 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: 1. Comply with all applicable requirements of the City Engineer. 2. Construct a 5-foot wide concrete sidewalk along Locust Grove Road abutting the site. 3. Any stub street which is expected to be extended in the future shall be provided with a sign generally stating that, "This street is to be extended in the future". 4. The applicant shall provide a landscape plan showing beTIDing, fencing, and planting details within the required 35-foot wide buffer area along Locust Grove Road abutting this site for review and approval by the Design Review Board prior to City approval of a final plat. 5. Provide a revised preliminary plat showing the required 35-foot wide buffer along Locust Grove Road either as a common lot or as an easement along the eastern portion of Lot 1, Block 1, Lots 1-4, Block 5, and Lots 1 & 2, Block 6. 6. Either change the "Maximum Lot Coverage" note on the face of the plat to 35% or remove the note entirely. If the applicant wants to restrict lot coverage beyond 35%, then staff recommends placing a note in the CCR's so that the condition would be enforced by the homeowners association or architectural control committee for the subdivision and could be changed without amending the plat. 7. Provide a letter from Zinger Lateral Ditch Company approving the irrigation and drainage design for this subdivision prior to the City Clerk signing the final plat. ST ANDARD 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 Page 7 of 12 K:\Planning Dept\Eagle Applications\SUBS\2000\Wedgewood pzf.doc 4. 5. 6. 7. may not be necessary. 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). 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. 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. 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 svstem designed with a stub at the house front to allow for future connection to a public sewer svstem. 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 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 Page 8 of 12 K:\Planning Dept\Eagle Applications\SUBS\2000\Wedgewood pzf.doc 12. 13. 14. to the City Engineer signing the final plat. 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 ofthe final plat by the Eagle City Engineer. 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. 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. 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 permits. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department prior to issuance of a building permit. b. 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 final 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 Page 9 of 12 K:\Planning Dept\Eagle Applications\SUBS\2000\Wedgewood pzf.doc 18. 19. 20. 21. the final plat. 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. 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. 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". 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 ofthe final plat. 23. The applicant shall obtain written approval ofthe development relative to the effects ofthe 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. 25. Basements in homes in the flood plain are prohibited. 26. 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. 27. 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. 28. 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. Page 10 of 12 K:\Planning Dept\Eagle Applications\SUBS\2000\Wedgewood pzf.doc 29. 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. 30. 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. CONCLUSIONS OF LAW: 1. The application for this item was received by the City of Eagle on March 2,2000. 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 March 17, 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 March 17, 2000. Requests for agencies' reviews were transmitted on March 3, 2000, in accordance with the requirements of the Eagle City Code. 3. In accordance with Eagle City Code 9-2-3 (D)(3)(a) the Planning and Zoning Commission makes the following conclusions for the preliminary plat application PP-2-00 Wedgewood Subdivision, as proposed with the conditions recommended herein: 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 highways, streets, police and fire protection, schools, drainage structures, refuse disposal, water and sewer; 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; d. That based upon agency verification and additional written comments of the Eagle Fire District and the Ada County Highway District, or 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 and Council's attention have been adequately addressed by the applicant or will be conditions of final plat approval as set forth within the conditions of approval above. Page 11 of 12 K:\Planning Dept\Eagle Applications\SUBS\2000\Wedgewood pzf.doc DATED this 17th day of April, 2000. PLANNING AND ZONING COMMISSION OF THE CITY OF EAGLE Ada County, Idaho John Franden, S/z/ao ~Ht:fo,) ~S, L),c-bGtA,-,u.lAr-"J ,~UIIS«~. ~stJo OF Þ. Æ~~ ATTEST: 1l>"<\4... ~",EU"t('J.",,~ ..' ..,1J~~-¡)3~" »Irt. 11 ~",é °. ,.,,~ ~ ~ v .~ ,',. 'j' > 'L ~ .'" .,/' "j?oc,'¡¡" ."., " (\ :.ì'~' "L) ,. ...~ ';~ ~ -----Sharon~, Eagle City Clerk . ~;r '.I ""',~ ,"'T> ~ j.~~ ~ ~ !"~ ;l o¡;. .':., .:: \.{;..- ~.:;}l "'.:..',.._~...>~' Page 12 of 12 K:\Planning Dept\Eagle Applications\sUBS\2000\Wedgewood pzf.doc