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Findings - PZ - 2000 - PP-6-00 - Preliminary Plat Oakley Estates Subd/15 Acre/8-Lot ORIGINAL BEFORE THE EAGLE PLANNING AND ZONING COMMISSION IN THE MATTER OF AN APPLICATION FOR ) A PRELIMINARY PLAT FOR OAKLEY ) ESTATES SUBDIVISION (FAMDEVELOPERS INC.» FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER PP-6-00 The above-entitled rezone application came before the Eagle Planning and Zoning Commission for their recommendation on August 21, 2000. The Eagle Planning and Zoning Commission having heard and taken oral and written testimony, and having duly considered the matter, makes the following Findings of Fact and Conclusions of Law; FINDINGS OF FACT: A. PROJECT SUMMARY: FAM Developers Inc., represented by Roylance and Associates P.A., is requesting preliminary plat approval for Oakley Estates Subdivision, a 15-acre, 8-lot (7- buildable) residential subdivision located at the northeast comer of Ballantyne Lane and Floating Feather Road. B. APPLICATION SUBMITf AL: The applications for this item was received by the City of Eagle on May 4,2000. 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 June 3, 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 June 2, 2000. Requests for agencies' reviews were transmitted on May 19, 2000, in accordance with the requirements of the Eagle City Code. D. mSTORY OF PREVIOUS ACTIONS: None E. COMPANION APPLICATIONS: A-4-00/RZ-3-00 Page 1 of 14 \\EAGLENT 1 \COMMON\Planning Dept\Eagle Applications\SUBS\2000\Oaklley Estates pzf.doc F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS: COMP PLAN ZONING LAND USE DESIGNA TION DESIGNA TION Existing Residential Estates RT (Rural Transition) Residence and (one unit per 2-acres agriculture maximum) Proposed No Change R-E (Residential Estates) Residences North of site Residential Estates R-E (Residential Estates) Residences (one unit per 2-acres maximum) South of site Residential One (I-unit R-l (Residential) Agriculture per acre maximum) East of site Residential Estates R-E (Residential Estates) Residences (one unit per 2-acres maximum) West of site Residential Estates R-E (Residential Estates) Residences (one unit per 2-acres maximum) G. DESIGN REVIEW OVERLA Y DISTRICT: Not in the DDA, TDA or CEDA. H. SITE DATA: Total Acreage of Site - 15.00-acres Total Number of Lots - 8 Residential - 7 Commercial - 0 Industrial - 0 Common - 1 Total Number of Units - 7 Single-family - 7 Duplex - 0 Multi-family - 0 Total Acreage of Any Out-Parcels - 0 Page 2 of 14 \\EAGLENT 1 \COMMON\Planning Dept\Eagle Applications\SUBS\2000\Oaklley Estates pzf.doc ADDITIONAL SITE DATA PROPOSED REQUIRED Dwelling Units Per Gross Acre 0.48-units 0.5-units (maximum) Minimum Lot Size 1.8-acres 1.8-acres Minimum Lot Width 185-feet (approx.) 1O0-feet Minimum Street Frontage 50-feet 35-feet Total Acreage of Common Area .33-acres O-acres Percent of Site as Common Area 2% 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. Benning, 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 2% common area within the interior of the subdivision. Storm Drainage and Flood Control: The applicant as required by the Subdivision Ordinance has submitted street drainage plans. 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 Page 3 of 14 \\EAGLENT 1 \COMMON\Planning Dept\Eagle Applications\SUBS\2000\Oaklley Estates pzf.doc Preservation of Existing Natural Features: Staff is not aware of any existing natural features on the site which would be required to be preserved. 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. J. 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: The cul-de-sac is proposed to be approximately 1,155-feet long and is proposed to have a circular turnaround with a 50-foot radius. Eagle City Code allows a maximum cul-de-sac length of one thousand five hundred feet (1,500') based upon the lot size and number of lots proposed for this subdivision. Sidewalks: None proposed. The applicant is proposing to stripe a 6-foot wide section of the roadway edge for pedestrian and bicycle use. Curbs and Gutters: One foot wide concrete ribbon curbs which meets Ada County Highway District standards, are proposed for the interior streets. 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 CIRCULA nON: Pedestrian Walkways: (See comments under sidewalks above.) Page 4 of 14 \\EAGLENTl\COMMON\Planning Dept\Eagle Applications\SUBS\2000\Oaklley Estates pzf.doc L. M. N. 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. PUBLIC USES PROPOSED: None PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists 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 - 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 letter dated May 9,2000 are of special concern (see attached). Central District Health Division of Environmental Quality Eagle Fire Department Eagle Sewer District Q. LETTERS FROM THE PUBLIC: None received to date. ST AFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT: Page 5 of 14 \\EAGLENT 1 \COMMON\Planning Dept\Eagle Applications\SUBS\2000\Oaklley Estates pzf.doc A. COMPREHENSIVE PLAN PROVISIONS, WInCH ARE OF SPECIAL CONCERN REGARDING TInS 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 of right 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%) 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 berm, a berm, a berm, a 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 Page 6 of 14 \\EAGLENTl\COMMON\Planning Dept\Eagle Applications\SUBS\2000\Oaklley Estates pzf.doc additional buffer area added to the thirty five foot (35') wide buffer noted above. C. SUBDNISION ORDINANCE PROVISIONS WHICH OF SPECIAL CONCERN REGARDING THIS PROPOSAL: (None) D. DISCUSSION: . The applicant should provide a revised preliminary plat showing the required 35-foot wide buffer along the entire western portion of the site abutting Ballantyne Lane and along the entire southern portion of the site abutting Floating Feather Road either as a common lot or as an easement. The applicant should provide a landscape plan showing benning, fencing, and planting details within the required 35-foot wide buffer area along Ballantyne Lane and Floating Feather 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 below. SITE SPECIFIC CONDITIONS OF APPROV AL: 1. Comply with all applicable requirements of the City Engineer. 2. Construct a 5-foot wide concrete sidewalk along Ballantyne Lane and Floating Feather Road abutting the site. 3. Provide a revised preliminary plat showing the required 35-foot wide buffer along the entire western portion of the site abutting Ballantyne Lane and along the entire southern portion of the site abutting Floating Feather Road either as a common lot or as an easement. 4. The applicant shall provide a landscape plan showing benning, fencing, and planting details within the required 35-foot wide buffer area along Ballantyne Lane and Floating Feather Road abutting this site for review and approval by the Design Review Board prior to City approval of a final plat. 5. The minimum lot size note under the "Project Data" portion of the preliminary plat shall be changed to 1.8-acres. PUBLIC HEARING OF THE COMMISSION: A. A public hearing on the application was held before the Planning and Zoning Commission on Page 7 of 14 \\EAGLENTl\COMMON\Planning Dept\Eagle Applications\SUBS\2000\Oaklley Estates pzf.doc August 14, 2000, at which time testimony was taken and the public hearing was closed. The Commission continued this matter until August 21, 2000 at which time the Commission made their recommendation.. B. Oral testimony in opposition to this proposal was presented to the Planning and Zoning Commission by two individuals who stated that there should be some buffering from the development and that density should be controlled. C. Eleven written letters were received in opposition to the proposal and were entered into the record. D. Oral testimony in favor of this proposal was presented to the Planning and Zoning Commission by no one. COMMISSION DECISION: The Commission recommended approval (2 aye, 1 nay, two absent) of PP-6-00 for a Preliminary Plat for FAM Developers, Inc (Oakley Estates Subdivision) with the following site specific conditions (with Commission modification to Staff recommended conditions underlined) and standard conditions of approval. SITE SPECIFIC CONDITIONS OF APPROVAL: 1. Comply with all applicable requirements of the City Engineer. 2. Construct a 5-foot wide concrete sidewalk along Ballantyne Lane and Floating Feather Road abutting the site. 3. Provide a revised preliminary plat showing the required 35-foot wide buffer along the entire western portion of the site abutting Ballantyne Lane and along the entire southern portion of the site abutting Floating Feather Road either as a common lot or as an easement. 4. The applicant shall provide a landscape plan showing benning, fencing, and planting details within the required 35-foot wide buffer area along Ballantyne Lane and Floating Feather Road abutting this site for review and approval by the Design Review Board prior to City approval of a final plat. 5. The minimum lot size note under the "Project Data" portion of the preliminary plat shall be changed to 1.8-acres. 6. The applicant shall meet with the two property owners to the south of the proposed road and provide written verification of that meeting. 7. The applicant shall provide documentation to be reviewed and approved by the City Engineer certifying that there will be adequate pressurized irrigation water to irrigate lawns and any Page 8 of 14 \\EAGLENT 1 \COMMON\Planning Dept\Eagle Applications\SUBS\2000\Oaklley Estates pzf.doc pastures in the development. 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 (Ie. Title 50, Chapter 13 and I.C.39-118). 5. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho Department of Water Resources prior to the City Engineer signing the final plat. 6. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project for service, prior to the City Engineer signing the final plat (B.C.C.9-20-8.4) 7. All homes being constructed with individual septic systems shall have the septic systems placed on the street side of the home or shall have their sewer drainage system designed with a stub at the house front to allow for future connection to a public sewer system. 8. Per Idaho Code, Section 31-3805, concerning irrigation rights, transfer and disclosure, the water rights appurtenant to the lands in said subdivision which are within the irrigation entity will be transferred from said lands by the owner thereof; or the subdivider shall provide for underground tile or other like satisfactory underground conduit to 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. Page 9 of 14 \\EAGLENTl\COMMON\Planning Dept\Eagle Applications\SUBS\2000\Oaklley Estates pzf.doc 9. 10. 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. 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 to the City Engineer signing the final 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 final 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. Page 10 of 14 \\EAGLENTl\COMMON\Planning Dept\Eagle Applications\SUBS\2000\Oaklley Estates pzf.doc 14. 15. 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 (i.e.; 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 pennit. b. c. d. 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 stonn 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 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 Council or 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 Page 11 of 14 \\EAGLENT 1 \COMMON\Planning Dept\Eagle Applications\SUBS\2000\Oaklley Estates pzf.doc 20. 21. 22. 25. 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. 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. 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. Any changes to the plans and specifications upon which this approval is based, other than those required by the above conditions, will require submittal of an application for modification and approval of that application prior to commencing any change. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest submits application to the City of Eagle for a change to the planned use of the subject property. 28. 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 (BCC 9-6-5 (A) (2)). Page 12 of 14 \\EAGLENTl\COMMON\Planning Dept\Eagle Applications\SUBS\2000\Oaklley Estates pzf.doc 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 perfonnance 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. 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 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. 31. 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 hanDless 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 May 4, 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 June 3, 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 June 2, 2000. Requests for agencies' reviews were transmitted on May 19, 2000 in accordance with the requirements of the Eagle City Code. 3. The Commission reviewed the particular facts and circumstances of this proposed preliminary plat (PP-6-00) and based upon the infonnation provided concludes that the proposed preliminary plat application is in accordance with the City of Eagle Title 9 (Subdivisions) because: a. The requested preliminary plat complies with the density of the approved zoning designation of R-E (Residential Estates); and b. Will be hannonious with and in accordance with the general objectives of title 9 of the Eagle City Code since the development is consistent with the Comprehensive Plan and provide the requires improvements for a subdivision; and Page 13 of 14 \\EAGLENT 1 \COMMON\Planning Dept\Eagle Applications\SUBS\2000\Oaklley Estates pzf.doc c. Will be designed, constructed, operated and maintained to be hannonious and appropriate in appearance with the existing and intended character of the general vicinity and that such use will not change the essential character of the same area; and d. Will not create excessive additional requirements at public cost for facilities and services as the site will be served with septic systems and will use public water to be served from United Water. Fire protection will be available from the Eagle Fire District and fire hydrants will be provided were required; and e. Will have vehicular approaches to the property designed to not create an interference with traffic on surrounding public thoroughfares since the project is reviewed and approved the highway district having jurisdiction and is subject to the conditions therein; and f. This development is in continuity with the capital improvement program since the required public improvements have been installed on site, or are expected to be installed with the development of individual lots as conditions of approval; and g. That based upon agency verification and additional written comments of the Eagle Fire Department and the Ada County Highway District, or as conditioned herein, there is adequate public financial capability to support the proposed development; and h. That any health, safety and environmental problems that were brought to the Commission's attention have been adequately addressed by the applicant or will be conditions of final plat approval as set forth within the conditions of approval above. DATED this 5th day of September, 2000. PLANNING AND ZONING COMMISSION OF THE CITY OF EAGLE Ada County, Idaho --S7o?~ ~5 ÙtctŸ CIfAt/;HHrV ~ tØ~~BUDD"." \~ Or' ~ '..!lI,", ..., ~ ...1 ¡;' b 1 ."J" ,..v ('.,..' -...¡ C' ..>,. ~~ ~....."~~~!5"",,,. ',~ ".. I (¡ ei/'~:3 0 l~ ,.,">::~,), .:7~~ .": :: \.¡ 0 . - ~ <;,~' f. ,J ...¡".. L ""~,, .",.. ';,; Ä " ". ,: ~ ~ '< Ç"",~, ' " (~\.L ~\.,.,~,c:;,. § SharodMoore,EagleCity lerk \~~;~' ..?,..; <:;',"'."l '":';::'<,;:'. C ¿~ .,'~~ ~~:i;? Page 1;r6fl¡~"'." \\EAGLENT 1 \COMMON\Planning Dept\Eagle Applications\SUBS\2000\Oaklley Estates pzf.doc ATTEST: