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Findings - PZ - 2000 - PP-12-00 - Preliminary Plat Approval For Trolley Square/26.9 Acre/23 Lot Commercial Su ORIGINAL BEFORE THE EAGLE PLANNING AND ZONING COMMISSION IN THE MATTER OF AN APPLICATION FOR A PRELIMINARY PLAT FOR TROLLEY SQUARE SUBDIVISION ) ) ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER PP-12-00 The above-entitled rezone application came before the Eagle Planning and Zoning Commission for their recommendation on October 2, 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: Coulter Properties LLC, represented by Tom Bauwens of the Dakota Company Inc., is requesting a preliminary plat approval for Trolley Square. The 26.9-acre, 23-lot commercial subdivision is located on the north side of State Street approximately 100-feet east of Palmetto Avenue. B. APPLICATION SUBMITTAL: The application for this item was received by the City of Eagle on July 6, 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 August 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 September 1, 2000. Requests for agencies' reviews were transmitted on July 18, 2000 in accordance with the requirements of the Eagle City Code. D. HISTORY OF PREVIOUS ACTIONS: None E. COMPANION APPLICATIONS: CU-12-00 (Trolley Square Shopping Center) Page 1 of 16 K:\Planning Dept\Eagle Applications\SUBS\2000\Trolley Square pzf.doc F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS: COMP PLAN ZONING LAND USE DESIGNATION DESIGNATION Existing Commercial C-2 (General Business Real estate office, 1 District) dwelling unit Proposed No Change No Change CommerciallRetail Shopping Center North of site Residential Four & A (Agricultural) Residences / Vacant Mixed Use South of site Mixed Use MU (Mixed Use) Commercial Uses East of site Public/Semi Publici PS (Public/Semi-Public) Eagle Academy School! Commercial C-l (Neighborhood Commercial Uses Business District) West of site Central Business CBD(Central Business Commercial Uses District District) G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA or CEDA. H. SITE DATA: Total Acreage of Site - 26.9-acres Total Number of Lots - 23 Residential - 0 Commercial - 19 Industrial - 0 Common - 4 Total Number of Units - Single-family - 0 Duplex - 0 Multi-family - 0 Total Acreage of Any Out-Parcels - 0 Page 2 of 16 K:\Planning Dept\Eagle Applications\SUBS\2000\Trolley Square pzf.doc ADDITIONAL SITE DATA PROPOSED REQUIRED Dwelling Units Per Gross Acre N/A N/A Minimum Lot Size OA-acres (17,400 S.F.) 1,300 S.F. Minimum Lot Width 50-feet 25-feet Minimum Street Frontage N/A N/A Total Acreage of Common Area 3.3-acres 10% (2.7 acres) minimum Percent of Site as Common Area 12.27% 10% (minimum) I. GENERAL SITE DESIGN FEATURES: Greenbelt Areas and Landscape Screening: Eagle City Code Section 9-3-7(a) requires 20-foot wide landscape strips to screen adjacent incompatible features such as highways, railroads, commercial or industrial uses from proposed residential properties. Open Space: The applicant will provide a total of 12.27% of common area, 10% is the minimum required. 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 - No Preservation of Existing Natural Features: Staff observed several groups of mature trees as well as numerous species of wildlife inhabiting the area in and around the Spoil Banks Canal. Page 3 of 16 K:\Planning Dept\Eagle Applications\SUBS\2000\Trolley Square pzf.doc 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 The Hill Road extension (as shown within the 2000 Comprehensive Plan on the TransportationlPathway Network Map #1 as a collector) is proposed to be constructed with the development of this parcel. The road design plans, which includes a traffic round-about, are required to be approved by the Ada County Highway District. Applicant's Justification for Private Streets: None proposed Blocks Less Than 500': none Cul-de-sac Design: None proposed Sidewalks: The applicant is proposing a 5-foot wide meandering sidewalk abutting State street as well as a 5-foot wide detached walk abutting the proposed Hill Road extension. Sidewalks are proposed to adjoin the proposed residential uses to the north. Curbs and Gutters: All required curbs and gutters abutting public streets shall meet Ada County Highway District standards. 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 Name Committee is required. K. ON AND OFF-SITE PEDESTRIANIBICYCLE CIRCULATION: Pedestrian Walkways: see 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 Page 4 of 16 K:\Planning Dept\Eagle Applications\SUBS\2000\Trolley Square pzf.doc L. M. N. 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 - 500 year Mature Trees - yes Riparian Vegetation - no Steep Slopes - no Stream/Creek: Spoil banks Canal - Drainage District #2 Unique Animal Life - unknown Unique Plant Life - unknown Unstable Soils - unknown Wildlife-Yes 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 City Engineer's letters dated August 10, 2000, and August 24, 2000, are of special concern (see attached). Ada County Highway District Central District Health Division of Environmental Quality Drainage District #2 - Ringert Clark Eagle Fire Department Eagle Sewer District Meridian Joint School District No.2 Q. LETTERS FROM THE PUBLIC/ ADDITIONAL INFORMATION: Traffic Study by Dobie Engineering, Inc., dated August 21, 2000 Letter of September 5, 2000 from Jeff and Clare Chapple who reside at 978 Cembra Eagle, ID 83616 STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT: Page 5 of 16 K:\Planning Dept\Eagle Applications\SUBS\2000\Trolley Square pzf.doc A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING TillS PROPOSAL: Chapter 5 - Economic Development a. Implementation Strategies f. New commercial development outside of the Central Business District should complement the Central Business District and Eagle's rural identity. g. Encourage commercial growth adjacent to the Central Business District and discourage isolated commercial development in outlying areas. 1. Excessively large single entity businesses that would jeopardize the competitive business environment should be discouraged. Chapter 6 - Land Use b. Implementation Strategies f. Higher density residential development should be located closest to the Central Business District (CBD) as shown on the Comprehensive Plan Land Use Map. 1. Protect gravity flow irrigation systems including canals, laterals and ditches to assure continued delivery of irrigation water to all land serviced by such systems, to protect irrigation systems as a long range economical method for water delivery and to coordinate surface water drainage to be compatible with irrigation systems. Chapter 7 - Natural Resources and Hazard Areas c. Goal Special concern and attention should be given to the preservation of fish, wildlife, water resources, air quality, agriculture, open space and recreation-nature areas when implementing planning and zoning decisions. Chapter 12 - Community Design d. Goal Strive to create an aesthetically pleasing community and protect the unIque natural beauty and small town character ofthe City. Page 6 of 16 K:\Planning Dept\Eagle Applications\SUBS\2000\Trolley Square pzf.doc e. Entry Corridors Entryway corridors are arterial roadways that introduce both visitors and residents to Eagle. City entryways include State Highways 44 (State Street and Alternate Route) and 55 (Eagle Road). These entrances with their landscaping (or lack thereof), commercial signage and building character provide the first, and often times the most lasting impressions of the entire community. The City of Eagle has the responsibility to guide development and redevelopment that occurs along these entryway corridors. f. Implementation Strategies f. Excessively large single entity businesses that would jeopardize the competitive environment should be discouraged. Encourage the preservation of natural resources such as creeks, drainages, steep slopes and ridgelines as visual amenities. g. B. ZONING ORDINANCE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: . ECC Section 8-2A-6 (1) Site Design Objectives: The site plan design shall minimize impact of traffic on adjacent streets, provide for the pedestrian, and provide appropriate, safe parking lot design. Special review items should include: a. The functional relationship of the structures and the site in relation to its surroundings; c. The site layout with respect to separation or integration of vehicular, pedestrian and bicycle traffic patterns; e. The location, arrangement and dimensions of truck loading ramps, docks, and bays and vehicle service facilities; l. The provision of safe pedestrian and bicycle connections between neighborhoods and commercial areas. c. SUBDIVISION ORDINANCE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: ECC 9-4-1-10 (1) Natural or improved open channel drainageways shall be preserved or provided for in major waterways; except, that at road crossings, conduits may be permitted. Minor waterways shall be permitted to be enclosed in conduits. D. DISCUSSION: . The applicant is proposing a "driveway" to connect from the proposed round- about on Hill Road and extending to the eastern boundary line to match the Page 7 of 16 K:\Planning Dept\Eagle Applications\SUBS\2000\Trol1ey Square pzf.doc existing Academy Way stub street. The applicant is not requesting a private road, (that staff is aware of) nor does the plat identify a driveway, easement or lot permitting access to the public roads. ECC 9-3-2-5 (A) (6) states that no private road shall connect one public street to another. In addition, a driveway, easement or through lot would effectively function as a public road, connecting two public rights-of-way. Therefore, the applicant should dedicate sufficient right-of-way to provide a public road connecting Academy Way and Hill Road. If the City Council determines that a thru-street connection is not needed to connect to Academy way, then the applicant shall dedicate sufficient right-of-way to provide an ACHD approved turn around at the western terminus of Academy Way. . The proposed lot 14, block 3 appears to be intended for an easement for interior parcels to gain access to the public streets. Also, the applicant should place a note on the final plat stating that Lot 14, Block 3, shall be for the purpose of public ingress/egress to the public streets for all abutting parcels. 2. Staff will provide detailed discussion regarding this proposed development during the oral presentation at the Planning and Zoning Commission and City Council meetings. 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 APPROVAL: 1. Comply with the conditions of approval for CU-12-00 - Trolley Square Shopping Center. 2. Provide an approval letter and an approved license agreement from Drainage District #2 regarding any drain ditch modifications prior to the City approval of a final plat. 3. The applicant shall dedicate sufficient right-of-way to provide a public road connecting Academy Way and Hill Road. If the City Council determines that a thru-street connection is not needed to connect to Academy way, then the applicant shall dedicate sufficient right-of- way to provide an ACHD approved turn around at the western terminus of Academy Way. 4. Place a note on the final plat stating that all lots shall have public ingress/egress access to the public streets. 5. Place a note on the final plat providing for cross access between all lots. 6. Provide a public ingress/egress access easement note on the final plat granting access from the western boundary of Lot 14, Block 3, to State Street. 7. Change note #1 on the preliminary plat to state, "Lot lines shown on the final plat may vary slightly from the lot lines shown on the preliminary plat if approved by the City Council." 8. Remove notes #2 and #3 from the preliminary plat. Place a note on the preliminary plat Page 8 of 16 K:\Planning Dept\Eagle Applications\SUBS\2000\Trolley Square pzf.doc stating, "The final plat will be designed in substantial compliance with the preliminary plat." 9. Comply with all site specific recommendations provided within the City's Engineering firm's (Holladay Engineering) letters dated August 10, 2000, and August 24, 2000. 10. Specific site grading and drainage plans for the entire subdivision shall be reviewed and approved by the City Engineer prior to City approval of a final plat. The plans shall provide sufficient detail so the City Engineer can verify that the piping of the drain ditch will not negatively impact the drainage and percolation of surface and irrigation water on-site. 11. Design Review Board approval is required prior to removing any existing trees from the site. 12. Design Review Board approval is required for this site and each individual pad site is required. 13. All plan revisions as required by the above noted conditions shall be reviewed and approved by the Zoning Administrator prior to City approval of a final plat. PUBLIC HEARING OF THE COMMISSION: A. A public hearing on the application was held before the Planning and Zoning Commission on September 25, 2000, at which time testimony was taken and the public hearing was closed. The Commission continued this matter until October 2, 2000. 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 one person concerned with the placement of drive-in restaurants. C. Oral testimony in favor of this proposal was presented to the Planning and Zoning Commission by no one. COMMISSION DECISION: 1. The Commission recommended approval (3 to 0) two absent ofPP-12-00 for a Preliminary Plat for Trolley Square 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 the conditions of approval for CU-12-00 - Trolley Square Shopping Center. 2. Provide an approval letter and an approved license agreement from Drainage District #2 regarding any drain ditch modifications prior to the City approval of a final plat. 3. The applicant shall dedicate sufficient right-of-way to provide a public road connecting Academy Way and Hill Road. If the City Council determines that a thru-street connection is Page 9 of 16 K:\Planning Dept\Eagle Applications\SUBS\2000\Trol1ey Square pzf.doc not needed to connect to Academy way, then the applicant shall dedicate sufficient right-of- way to provide an ACHD approved turn around at the western terminus of Academy Way. 4. Place a note on the final plat stating that all lots shall have public ingress/egress access to the public streets. 5. Place a note on the final plat providing for cross access between all lots. 6. Provide a public ingress/egress access easement note on the final plat granting access from the western boundary of Lot 14, Block 3, to State Street. 7. Change note #1 on the preliminary plat to state, "Lot lines shown on the final plat may vary slightly from the lot lines shown on the preliminary plat if approved by the City Council." 8. Remove notes #2 and #3 from the preliminary plat. Place a note on the preliminary plat stating, "The final plat will be designed in substantial compliance with the preliminary plat." 9. Comply with all site specific recommendations provided within the City's Engineering firm's (Holladay Engineering) letters dated August 10, 2000, and August 24, 2000. 10. Specific site grading and drainage plans for the entire subdivision shall be reviewed and approved by the City Engineer prior to City approval of a final plat. The plans shall provide sufficient detail so the City Engineer can verify that the piping of the drain ditch will not negatively impact the drainage and percolation of surface and irrigation water on-site. 11. Design Review Board approval is required prior to removing any existing trees from the site. 12. Design Review Board approval is required for this site and each individual pad site is required. 13. All plan revisions as required by the above noted conditions shall be reviewed and approved by the Zoning Administrator prior to City approval of a 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 may not be necessary. Page 10 of 16 K:\Planning Dept\Eagle Applications\SUBS\2000\Trolley Square pzf.doc 4. 5. 6. 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.39-1l8). 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 (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 title 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. Page 11 of 16 K:\Planning Dept\Eagle Applications\SUBS\2000\Trolley Square pzf.doc 11. 12. 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. 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. 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 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. Page 12 of 16 K:\Planning Dept\Eagle Applications\SUBS\2000\Trolley Square pzf.doc 15. 16. 20. 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. 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 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. 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. Page 13 of 16 K:\Planning Dept\Eagle Applications\SUBS\2000\Trolley Square pzf.doc 24. 25. 26. 27. 28. 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. 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. 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 ofthe 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. 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 Page 14 of16 K:\Planning Dept\Eagle AppJications\SUBS\2000\Trolley Square pzf.doc application. CONCLUSIONS OF LAW: 1. The application for this item was received by the City of Eagle on July 6, 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 August 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 September 1, 2000. Requests for agencies' reviews were transmitted on July 18, 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-12-00) 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 ofMU-DA(Mixed Use - Development Agreement); 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 ofthe 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 ftom Eagle Water Co.. Fire protection will be available ftom 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 Page 15 of 16 K:\Planning Dept\Eagle Applications\SUBS\2000\Trolley Square pzf.doc 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 16th day of October, 2000. PLANNING AND ZONING COMMISSION OF THE CITY OF EAGLE A Coun ,Idaho -- ~n~... ""'-O~ ':? -~-"\'~~ '1 ;J. J.,:;:"",.~,:"~' ;¡ti~"...~.,,~1t:r,\,,~~, ":-~~. ,-<.,>-,or> -'- -'\ "'~r'" ~o~. "" '.- '" '-.J" ",.' "'J:;' ,- ','; 1. ,~O' '<',;"',"; .! ~,tJ ,.,.,..~,.",. :;,"';' :'\ ',i'\, C-' , ",) .~~~<::, '~',/ ~.~~..:-.:.~~:~;" :'--:., 0/'/ Sharon~, Eagle City Cl rk rY\ 00 r<- Page 16 of 16 K:\Planning Dept\Eagle Applications\SUBS\2000\Trolley Square pzf,doc