Findings - PZ - 2000 - PP-8-00 - Preliminary Plat Tahoe Development Llc/40 Acre/19 Lot/1701 Ballantyne Ln
ORIGINAL
BEFORE THE EAGLE PLANNING AND ZONING COMMISSION
IN THE MATTER OF AN APPLICATION FOR )
A PRELIMINARY PLAT FOR TAHOE RIDGE )
SUBDIVISION FOR TAHOE DEVELOPMENT LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER PP-8-00
The above-entitled rezone application came before the Eagle Planning and Zoning Commission
for their recommendation on August 14, 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:
Tahoe Development LLC, represented by Mark Butler with Land Consultants Inc.,
is requesting preliminary plat approval for Tahoe Ridge Subdivision, a 40-acre,
19-1ot residential subdivision located on the west side of Ballantyne Lane
approximately lA-mile north of Floating Feather Road at 1701 Ballantyne Lane.
B.
APPLICATION SUBMITTAL:
The applications for this item was received by the City of Eagle on May 18, 2000.
c.
NOTICE OF PUBUC 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 16, 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 16, 2000. Requests for agencies'
reviews were transmitted on June 2, 2000 in accordance with the requirements of
the Eagle City Code.
D.
mSTORY OF PREVIOUS ACTIONS: None
E.
COMPANION APPUCATIONS: RZ-7-00 (Rezone from A-R to R-E)
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F.
COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMPPLAN ZONING LAND USE
DESIGNATION DESIGNA TION
Existing Residential Estates (one A-R (Agricultural- Agriculture
unit per 2-acres Residential)
maximum)
Proposed No Change R-E (Residential Estates) Residences
North of site Residential Estates (one RT (Rural Transition) Agriculture &
unit per 2-acres Residences
maximum)
South of site Residential Estates (one R-E (Residential Estates) Agriculture &
unit per 2-acres Residences
maximum)
East of site Residential Estates (one R-E (Residential Estates) Residences
unit per 2-acres
maximum)
West of site Residential Estates (one R-E (Residential Estates) Residences
unit per 2-acres
maximum)
G.
DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA or CEDA.
H.
SITE DATA:
Total Acreage of Site - 40-acres
Total Number of Lots - 19
Residential - 19
Commercial - 0
Industrial - 0
Common - 0
Total Number of Units - 19
Single-family - 19
Duplex - 0
Multi-family - 0
Total Acreage of Any Out-Parcels - 0
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ADDITIONAL SITE DATA PROPOSED REQUIRED
Dwelling Units Per Gross Acre .47-units 0.5-units (maximum)
Minimum Lot Size 1.8-acres 1.8-acres
Minimum Lot Width 200-feet 1O0-feet
Minimum Street Frontage 125-feet 35-feet
Total Acreage of Common Area .01-acres O-acres
Percent of Site as Common Area 0.03% 0.01%
I.
GENERAL SITE DESIGN PEA TURES:
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 0.01 % common area within the interior of the subdivision
(0% required).
Stonn 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:
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J.
Numerous mature trees are located on site. A certified arborist report noting the
condition of the trees and Design Review Board approval is required prior to the
removal of any existing trees.
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:
The cul-de-sac is proposed to be approximately 900-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
Curbs and Gutters:
Curbs and gutters are not proposed, however, a one foot wide concrete ribbon
curb, which meets Ada County Highway District standards, may be required 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 CIRCULATION:
Pedestrian Walkways: (See comments under sidewalks above.)
Bike Paths:
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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 ACQUISmONS 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 - 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 June 19, 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: Letter from Mark W. Richey, dated July 7,2000.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A.
COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
. The Comprehensive Plan Land Use Map designates this site as Residential Estates
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(one unit per two acres maximum).
B.
ZONING ORDINANCE PROVISIONS, WillCR ARE OF SPECIAL CONCERN
REGARDING TillS 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 benning/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 benning/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 000) 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 0')
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 (I') for every thirteen feet 03') of additional buffer
area added to the thirty five foot (35') wide buffer noted above.
C.
SUBDIVISION ORDINANCE PROVISIONS WHICH OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
.
Provisions for "Out-Parcels" are not provided for within Eagle City Code Title 9
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"Land Subdivision".
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 berming, 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.
. The applicant should be required to include the out-parcel (with existing house) located at
the southeast comer of the site as a lot within this subdivision.
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
August 14, 2000, at which time testimony was taken and the public hearing was closed. The
Commission made their recommendation at that time.
B. Oral testimony in opposition to this proposal was presented to the Planning and Zoning
Commission by two individuals who where concerned with traffic in the development and
water supply for irrigation..
C. 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, one absent) of PP-S-OO for a
Preliminary Plat for Tahoe Ridge Subdivision for Tahoe Development LLC 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 the requirements within the City Engineer's letter, date June 19, 2000,
excluding the requirements regarding double frontage lots.
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2. Include the out-parcel (with existing house) located at the southeast comer of the site as a lot
within this subdivision.
~ CORStruct a 5 f.oot wide CORerete sidewalk (or IHl g foot wide asphalt pathway if approved by
ACHD) alORg BalllHltYRe LaRe abutting the site. Construct a detached meandering 5-foot wide
concrete sidewalk (or an 8-foot wide asphalt pathway if approved bv ACHD) along Ballantyne Lane
abutting: the site
4. Provide a revised prelimiRary plat sho'::iRg the required 35 fDot wide lmffer aloRg the eRtire
eastern portioR of the site aÐHttiRg BalllHltYRe LaRe either as a oommOR lot or as aR easemeRt.
Provide a revised preliminary plat showing the required buffer in accordance with Eagle City Code 8-
2-8-7-J-4A along the entire eastern portion of the site abutting Ballantyne Lane either as a common lot
or as an easement
5. The applicant shall provide a landscape plan showing benning, fencing, and planting details
within the required 35 fDot '.vide buffer area along Ballantyne Lane abutting this site for
review and approval by the Design Review Board prior to City approval of a final plat.
6. 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".
7. Change the "Zoning" note on the preliminary plat from RT to R-E.
8. The CC&R's for the development shall be similar to those of Canterbury subdivision.
9. Construct roadways with in the subdivision with a four foot striped lane on each side for non-
motorized travel.
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
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6.
7.
8.
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
(B.c.C.9-20-8.4)
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.
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
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12.
13.
14.
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.
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.
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
(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 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
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16.
17.
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.
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.
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
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
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25.
26.
27.
28.
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.
The Americans with Disabilities Act, Unifonn 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.
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.
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».
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 harmless for any and all water rights, claims in any way associated with this
application.
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CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on May 18, 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 16, 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 16, 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-8-00) and based upon the information 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 harmonious 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
c. Will be designed, constructed, operated and maintained to be harmonious 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
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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 28th day of August, 2000.
PLANNING AND ZONING COMMISSION
OF THE CITY OF EAGLE
Ada County, Idaho
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John randen, Chairman
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Sharon Moore, Eagle City Cl rk
Page 14 of 14
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