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Findings - PZ - 2000 - Preliminary Plat Approval - 5.95 Acre/5-Lot Commercial Subd ORIGfNAL BEFORE THE EAGLE PLANNING AND ZONING COMMISSION IN THE MATTER OF AN APPLICATION FOR A PRELIMINARY PLAT FOR EAGLE FORUM SUBDIVISION ) ) ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER PP-ll-OO The above-entitled rezone application came before the Eagle Planning and Zoning Commission for their recommendation on August 28, 2000. The Eagle Planning and Zoning Commission having heard and taken oral and written testimony, and having duly considered the matter, makes the following Findings of Fact and Conclusions of Law; FINDINGS OF FACT: A. B. PROJECT SUMMARY: WaldroniGrahamlEagle Gravel Corporation, represented by Mark Butler with Land Consultants Inc., is requesting preliminary plat approval for Eagle Forum Subdivision. The 5.95-acre, 5-lot commercial subdivision is located east of Eagle Pavilion Shopping Center at the southeast corner of 2nd Street and Cedar Ridge Drive. APPLICATION SUBMITI AL: The application for this item was received by the City of Eagle on July 6,2000. 8 W' x 11" Vicinity Map 24" x 36" Preliminary Plat Application Justification Letter 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 August 11,2000. Requests for agencies' reviews were transmitted on July 18,2000 in accordance with the requirements of the Eagle City Code. D. HISTORY OF RELEVANT PREVIOUS ACTIONS: On October 13, 1998, the Eagle City Council approved the Eagle Pavilion Subdivision. This property is a portion of the Eagle Pavilion Subdivision. (Block 1, Lot 7). E. COMPANION APPLICATIONS: None Page 1 of 14 K:\Planning Dept\Eagle Applications\SUBS\2000\Eagle Forum pzf.doc F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS: COMPPLAN ZONING LAND USE DESIGNA TION DESIGNA TION Existing Central Business CBD-DA (Central Vacant District Business District- Development Agreement) Proposed No Change No Change Use Permitted or by Conditional Use in a CBD (Central Business District) Zone North of site Central Business CBD (Central Business Senior Housing District District) South of site Public/Semi Publici C-3-DA (Commercial- Vacant Central Business Development Agreement) District East of site Public/Semi Publici CBD (Central Business Vacant Central Business District) District West of site Central Business CBD-DA (Central Eagle Pavilion District Business District- Subdivision/ Shopping Development Agreement) Center G. DESIGN REVIEW OVERLA Y DISTRICT: CEDA (Community Entry Development Area). H. SITE DATA: Total Acreage of Site - 5.95-acres Total Number of Lots - 5 Residential - 0 Commercial - 5 Industrial - 0 Common - 0 Total Number of Units - N/a Single-family - 0 Duplex - 0 Multi-family - 0 Total Acreage of Any Out-Parcels - 0 Page 2 of 14 K:\Planning Dept\Eagle Applications\SUBS\2000\Eagle Forum pzf.doc ADDITIONAL SITE DATA PROPOSED REQUIRED Dwelling Units Per Gross Acre N/A N/A Minimum Lot Size 39,838 square feet 500 square feet Lots 2,4 and 5 are land locked N/A Lots 2,4 and 5 are land locked N/A Total Acreage of Common Area 0 -acres 0- acres Percent of Site as Common Area 0% 0% 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: Individual lots within this subdivision will be required to have a minimum of 10% landscaping. The landscape design will be reviewed by the Design Review Board with individual design review applications for each lot. Storm Drainage and Flood Control: The applicant as required by the Subdivision Ordinance will have to submit 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, any 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. Page 3 of 14 K:\Planning Dept\Eagle Applications\SUBS\2000\Eagle Forum pzf.doc On-site Septic System (yes or no) - no Preservation of Existing Natural Features: Staff is not aware of any existing natural features on the site which would be required to be preserved. Existing trees on the site shall be retained. Retention will be addressed upon Design Review. 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: Cedar Ridge Road exists to the North and State Highway 44 is to the South (there is no access from State Highway 44). An access easement is located to the West. Lot 2, Lot 4 and Lot 5 have no access to any existing street or access easement. These parcels of land are and locked. Access ways will need to be designated as "ingress and egress" easements granted to the public. Applicant's Justification for Private Streets (if proposed): None proposed Blocks Less Than 500': None Cul-de-sac Design: N/a Sidewalks: Pedestrian access has not been provided on the site. Staff recommends that location of a pedestrian access should be part of the design review application. Curbs and Gutters: N/ A Lighting: Location and lighting specifications shall be provided to the City Zoning Administrator prior to the City Engineer signing the final plat. Street Names: No new streets are proposed. K. ON AND OFF-SITE PEDESTRIANIBICYCLE CIRCULATION: Pedestrian Walkways: (See comments under sidewalks above.) Bike Paths: Eagle City Code section 9-4-1-7 states that a bicycle pathway shall be provided in all subdivisions as part of the public right-of-way or separate easement, as may be Page 4 of 14 K:\Planning Dept\Eagle Applications\SUBS\2000\Eagle Forum 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 - Yes, Will comply with conditions previously placed on this site as a lot within Eagle Pavilion Subdivision. Mature Trees - Yes, Retention will be addressed upon Design Review. Riparian Vegetation - No Steep Slopes - No Stream/Creek: Ballantyne Ditch Unique Animal Life - No Unique Plant Life - No Unstable Soils - No Wildlife Habitat - No 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 July 28, 2000 are of special concern (see attached*). *Central District Health *Division of Environmental Quality *Eagle Fire Department *Eagle Sewer District * Ada County Highway District Q. LETTERS FROM THE PUBLIC: None received as of this date. STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT: A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: (None) B. ZONING ORDINANCE PROVISIONS, WHICH ARE OF SPECIAL CONCERN Page 5 of 14 K:\Planning Dept\Eagle Applications\SUBS\2000\Eagle Forum pzf.doc REGARDING THIS PROPOSAL: (None) c. SUBDIVISION ORDINANCE PROVISIONS WHICH OF SPECIAL CONCERN REGARDING THIS PROPOSAL: . Lot 2, Lot 4 and Lot 5 have no access to any existing street or access easement. These parcels of land are and locked. Access ways will need to be designated as "ingress and egress" easements granted to the public D. DEVELOPMENT AGREEMENT . The existing Development Agreement for Eagle Pavilion Subdivision is still in effect. . Conditions of Development ARTICLE n CONDITIONS OF DEVELOPMENT 2.1 The owner shall submit a Design Review application for the site (as required by the Eagle City Code), and shall comply with all conditions required by the City as a part of the Design Review prior to issuance of a certificate of occupancy. 2.2 The development shall comply with the Zoning Code, as it exists in final form at the time an application is made and the conditions within this agreement shall be satisfied. 2.3 All development within area of the Property which is within the 100 year floodplain shall have finished floor level of all buildings which are at least two (2) feet above the Federal Emergency Management Association Base Flood Elevation (BFE). 2.4 City approvals shall be subject to the revised study for the Boise River floodplain currently underway by FEMA. (This section applies to applications submitted after the study is complete. ) 2.5 Provide an on-site tree lined landscaped strip to be an average of 35-feet in width along State Highway 44 and a minimum 28,000-square foot on-site landscaped area (with trees and other improvements such as shrubs, flowers, drinking water fountain, benches etc. as may be recommended by the Design Review Board and approved by the City Council) with parking to be permitted generally as shown on the colored rendering submitted to the Commission on August 3, 1998) at the corner of State Highway 44 and Eagle Road. Buildings within the 28,000-square foot on-site landscaped area shall be prohibited. Landscaping/intersection entry enhancement plan shall be reviewed by the Design Review Board with final approval to be by the City Council. 2.6 Construct a lO-foot wide bicycle/pedestrian pathway (within the 35-foot wide landscape strip noted above) along State Highway 44 from Eagle Road to the east-most end of the property. Page 6 of 14 K:\Planning Dept\Eagle Applications\SUBS\2000\Eagle Forum pzf.doc 2.7 A public easement for the greenbelt pathway along State Highway 44 shall be provided. The specific location and design of the pathway shall be reviewed and approved by the City Council and Design Review Board. 2.8 Provide a license agreement, approved by ITD and/or ACHD, allowing the right-of-way between this site and the edge of pavement along State Highway 44 and Eagle Road to be landscaped and landscape said area. 2.9 The proposed access point at the south end of Second Street shall be designed to make it clear to motorists that they are entering a commercial development and that the road has ended. This can be accomplished with features such as entry landscaping and a landscaped center island between the inbound and outbound lanes. 2.10 Provide the City with a letter of approval from Albertson's Corporation regarding the second access point through the Albertson's parcel. If a letter cannot be obtained City Council may consider waiving this requirement if requested by the Applicant. D. DISCUSSION: . The applicant proposes a preliminary plat application to resubdivide Lot 7 of the Eagle Pavilion Subdivision. As stated by the City Engineer, "most of the engineering related issues affecting the site were review with the Eagle Pavilion Subdivision." The only outstanding issue is proposed Lot 2, Lot 4 and Lot 5, which are land locked. The City Engineer has recommended that "access ways shall be designated as "ingress and egress easements granted to the public". STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT: Staff recommends approval with the site specific conditions of approval and the standard conditions of approval provided in 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 28, 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 no one. C. Oral testimony in favor of this proposal was presented to the Planning and Zoning Commission by no one. COMMISSION DECISION: Page 7 of 14 K:\Planning Dept\Eagle Applications\SUBS\2000\Eagle Forum pzf.doc The Commission voted 4 to 0 to recommend approval of PP-ll-00 for a Preliminary Plat for Eagle Forum Subdivision with the following staff recommended site specific and standard conditions of approval with text shown with strike-thru to be deleted by the Commission and text shown with underline to be added by the Commission. SITE SPECIFIC CONDITIONS OF APPROVAL: 1. Comply with all conditions within the development agreement for this site. 2. Comply with all requirements within the City Engineer's letter dated, July 28,2000. a. Prior to the City Clerk signing the final plat, provide a copy of a recorded easement that delineates access ways with all such Access ways sAall be designated as "ingress and egress easements granted to the public". 3. All ingress-egress access easements noted on the preliminary plat shall include the word "public" . 4. The applicant shall comply to all conditions placed upon Eagle Pavilion Subdivision (PP-4- 98). 5. Upon final plat approval, applicant shall provide specific details on management of surface water on building sites and adiacent to the pedestrian pathway to the south. STANDARD CONDITIONS OF APPROVAL: 1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho Transportation Department, including but not limited to approval of the drainage system, curbs, gutters, streets and sidewalks. 2. Correct street names, as approved by the Ada County Street Name Committee, shall be placed on the plat prior to the City Engineer signing the final plat. 3. Complete water and sewer system construction plans shall be reviewed and approved by the City Engineer. Required improvements shall include, but not be limited to, extending all utilities to the platted property. The developer may submit a letter in lieu of plans explaining why plans may not be necessary. 4. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior to the City Engineer signing the final plat (I.C. Title 50, Chapter 13 and I.c. 39-118). 5. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho Department of Water Resources prior to the City Engineer signing the final plat. Page 8 of 14 K:\Planning Dept\Eagle Applications\SUBS\2000\Eagle Forum pzf.doc 6. 7. 8. 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-l-9(C), which provides overriding and additional specific criteria for pressurized irrigation facilities. Plans showing the delivery system must be approved by a registered professional engineer and shall be approved by the City Engineer prior to the City Engineer signing the final plat. 9. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that all drainage shall be retained on-site prior to the City Engineer signing the final plat. A copy of the construction drawing(s) shall be submitted with the letter. 10. Drainage system plans shall be submitted to the City Engineer for review and approval prior to the City Engineer signing the final plat. The plans shall show how swales, or drain piping, will be developed in the drainage easements. The approved drainage system shall be constructed, or a performance bond shall be submitted to the City Clerk, prior to the City Engineer signing the final plat. The CC&R's shall contain clauses to be reviewed and approved by the City Engineer and City Attorney, prior to the City Engineer signing the final plat, requiring that lots be so graded that all runoff runs either over the curb, or to the drainage easement, and that no runoff shall cross any lot line onto another lot except within a drainage easement. 11. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an organized irrigation district, canal company, ditch association, or other irrigation entity, shall be obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or changing has first been approved in writing by the entity. A Registered Engineer shall certify that any ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has been made in such a manner that the flow of water will not be impeded or increased beyond carrying capacity Page 9 of 14 K:\Planning Dept\Eagle Applications\SUBS\2000\Eagle Forum pzf.doc 12. 13. 14. 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 signing the final plat. A restrictive covenant must be recorded and a note on the face of the final plat is Page 10 of 14 K:\Planning Dept\Eagle Applications\SUBS\2oo0\Eagle Forum pzf.doc 16. 17. 18. 20. 21. 22. 23. 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. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area designated by the City Councilor Eagle City Pathway/Greenbelt Committee for a path or walkway shall be approved in writing by the Eagle City Pathway/Greenbelt Committee prior to approval of the final plat by the City Council. 19. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City Pathway/Greenbelt Committee and shall be shown on the final plat prior to approval of the final plat by the City Council. 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. The applicant shall obtain written approval of the development relative to the effects of the Boise River Flood Plain (if applicable) from the Corps. of Engineers prior to approval of the final plat by the City Engineer. 24. The applicant shall obtain approval of the development relative to its effects on wetlands or other natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water Resources and/or any other agency having jurisdiction prior to the City Engineer signing the final plat. Page 11 of 14 K:\Planning Dept\Eagle Applications\SUBS\2000\Eagle Forum pzf.doc 25. 26. 27. 28. 29. 30. 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 of the City Council (ECC 9-6-5 (A) (2». After Council approval of the final plat, the applicant may construct any approved improvements before the City Engineer signs the final plat. The applicant shall provide a financial guarantee of performance in the amount of 150% of the total estimated cost for completing any required improvements (see resolution 98-3) prior to the City Engineer signing the final plat. The financial guarantee shall be a Letter of Credit, Certificate of Deposit, cash deposit or certified check. 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. 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. CONCLUSIONS OF LAW: 1. The application for this item was received by the City of Eagle on July 6, 2000. Page 12 of 14 K:\Planning Dept\Eagle Applications\SUBS\2000\Eagle Forum pzf.doc 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 August 11, 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-ll-OO) 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 CBD-DA(Central Business District - 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 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 Page 13 of 14 K:\Planning Dept\Eagle Applications\SUBS\2000\Eagle Forum pzf.doc 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 L~~ John Franden, Chairman Sr~ ~? ¡e/ÍG/ø OlCB OA\dMkJU ATTEST: ø,al,ua.ufll. ."t¡,J OT'. ~ A t. ~'t. ," .(,,1 f,; Colt;") .'", ~~ ~ '1- t!;,C>IHI~Oo~ .-"..1- J". I'~ ... ,.. ,,'" ,. G '".... ~ , ,..;. f, . :Of> .\!.~ \. :: "-I ¿' <]'J? 0 It <'! '>. '~¡ ~ :: I: 0'" ~ <." ':, ':1 "j "(,, .." '.' J-;' c,"" {J """" ". ...Þ~ ". .. ;..." " " ... ~ \"'\ ,r, T ,"~~ .~ \!. ¡.' . .' .. ,., l "., ~ ~",,') /1 ~""~~:~'.~~~~;~~,~> :.:.,;.J>j/ ß c.A.-<. - '¿" ~ ~ Sharon'-Moore, Eagle City C erk Page 14 of 14 K:\Planning Dept\Eagle Applications\SUBS\2000\Eagle Forum pzf.doc