Findings - PZ - 2000 - PP-16-00 - Prelim Plat For Red Leaf Manor/4.29 Acre/14-Lot
ORIGINAL
BEFORE THE EAGLE PLANNING AND ZONING COMMISSION
IN THE MATTER OF AN APPLICATION FOR )
A PRELIMINARY PLAT FOR RED LEAF MANOR)
SUBDIVISION FOR HILL VIEW DEVELOPMENT)
CORPORA TION )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER PP-16-00
The above-entitled preliminary plat application came before the Eagle Planning and Zoning
Commission for their recommendation on December 4, 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:
Hillview Development Corporation, represented by Mark Butler with Land
Consultants Inc., is requesting preliminary plat approval for Red Leaf Manor
Subdivision. The 4.29-acre, 14-10t residential subdivision is located south of E.
Floating Feather Road, 220-feet west of Eagle Hills Way.
B.
APPLICATION SUBMITTAL:
The application for this item was received by the City of Eagle on October 12,
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 November 18, 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 November 17, 2000. Requests
for agencies' reviews were transmitted on October 18, 2000 in accordance with
the requirements of the Eagle City Code.
D.
HISTORY OF RELEVANT PREVIOUS ACTIONS:
On November 14, 2000, the Eagle City Council approved a lot split (LS-12-00)
for this site.
E.
COMPANION APPLICATIONS: None
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F.
COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNA TION DESIGNA TION
Existing Residential Four (4- R-4 (Residential)
units per acre max.) Vacant/Pasture
Proposed No Change R-4 (Residential) Residential
North of site Residential Three (3- R-4-DA-P (Residential Residential
units per acre max.) with Planned Unit
Development)
South of site Residential Four (4- R-4 (Residential) Residential
units per acre max.)
East of site Residential Four (4- R-4 (Residential) Residential
units per acre max.)
West of site Residential Four (4- R-4 (Residential) Residential
units per acre max.)
G.
DESIGN REVIEW OVERLAY DISTRICT: CEDA, DDA, IDA
H.
SITE DATA:
Total Acreage of Site - 4.29-acres
Total Number of Lots - 14
Residential - 12
Commercial - 0
Industrial - 0
Common - 2
Total Number of Units - 12
Single-family - 12
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 2.8-units 4-units (maximum)
Minimum Lot Size 8,780-square feet 8,OOO-square feet
Minimum Lot Width 76-feet 70-feet
Minimum Street Frontage 59.39 35-feet
Total Acreage of Common Area 0.45-acres A3-acres
Percent of Site as Common Area 10.5% 10%
I.
GENERAL SITE DESIGN FEATURES:
Greenbelt Areas and Landscape Screening:
A master landscape design plan (including open space areas) has not been
submitted to date.
Eagle City Code Section 8-2A-7 (J)(4)(b) requires a minimum 50-foot wide
landscape buffer area between minor arterials and new residential developments.
Berming, fencing and landscaping details are required for Design Review Board
review and approval prior to City approval of a final plat.
Open Space:
Eagle City Code, Section 9-3-8 D requires a minimum of lO-percent of open
space for a subdivision located in an R-4 zone. The applicant has proposed 10.5%
(AS-acres).
Storm Drainage and Flood Control:
The applicant as required by the Subdivision Ordinance shall 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, 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.
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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) - 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.
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 applicant is proposing to construct an extension of the stub street E. Knoll
Drive, located in the Eagle Knolls neighborhood (September Subdivision). The
roadway will be constructed as a 36-foot wide street section within 50-feet of
right-of-way abutting the existing street and will narrow to a 29-foot street section
within 50-feet of right-of-way.
Applicant's Justification for Private Streets (if proposed): None proposed
Blocks Less Than 500': None
Cul-de-sac Design:
The approximately 440-foot long roadway will terminate in a cul-de-sac that will
also include a landscape island. The cul-de-sac design meets all of the City's
requirements.
Curbs, gutters and sidewalks:
The applicant is proposing 4-foot wide detached sidewalks separated from the
curb by a 5-foot wide landscape strip on both sides of the street.
Lighting:
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
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approval.
K.
ON AND OFF-SITE PEDESTRIANIBICYCLE CIRCULATION:
Pedestrian Walkways:
An existing pathway is located on the western boundary of this site (abutting
September Subdivision) which provides a pedestrian connection from Floating
Feather Road to Eagle Hills Elementary.
Bike Paths:
Eagle City Code section 9-4-1-7 states that a bicycle pathway shall be provided in
all subdivisions as part of the public right-of-way or separate easement, as may be
specified by the City Council.
L.
PUBLIC USES PROPOSED: None
M.
PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
N.
SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees - Yes
Riparian Vegetation - no
Steep Slopes - 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: Comments within the Engineer's letter dated, October 23, 2000, are of
special concern (see attached).
Ada County Highway District
Central District Health
Department of Environmental Quality
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Eagle Fire Department
Eagle Sewer District
Farmers Union Ditch Company
Joint School District No.2
Q.
LETTERS FROM THE PUBLIC: None received to date.
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 Four" (up
to four units per acre maximum).
B.
ZONING ORDINANCE PROVISIONS, WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
.
Section 8-2A-7 (J)(4)(b)
Any road designated as a mInor arterial on the AP A Functional Street
Classification Map:
A minimum of fifty feet (50') wide buffer area (not including right of way) shall
be provided with the following plants per one hundred (100) linear feet of right of
way: five (5) shade trees, eight (8) evergreen trees, three (3) flowering/ornamental
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 (I') vertical distance. If a panelized vinyl fence, decorative block wall,
or cultured stone, decorative rock, or similarly designed concrete wall is to be
provided, in combination with the berm, a four foot (4') wide flat area at the top of
the berm shall be provided for the placement of the fence or decorative block wall.
Panelized vinyl fencing shall be no higher than four feet (4'). Chainlink, cedar,
and similar high maintenance and/or unsightly fencing shall not be permitted.
The five foot (5') minimum height requirement for the berming/fencing shall be
permitted to be decreased one foot (1') for every thirteen feet (13') of additional
buffer area added to the fifty foot (50') wide buffer noted above.
c.
SUBDIVISION ORDINANCE PROVISIONS WHICH OF SPECIAL CONCERN
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REGARDING THIS PROPOSAL:
. ECC Section 9-3-6 (A) EASEMENTS, states in part:
Total easement width shall not be less than twelve feet (12').
D.
DISCUSSION:
. This site is located within the R-4 zoning district which allows residential densities up
to 4-units per acre. The applicant is proposing 2.8 units per acre.
. Floating Feather Road is listed in the Ada County Highway District's Five Year Work
Program to be improved to three lanes with curb, gutter and sidewalk. Normally in
this situation, the developer would deposit an amount of money into the District's
Right-of-Way Fund for the construction of the sidewalk. Because of the large
monetary amount required for the deposit, the Highway District has given the option
to allow the developer to construct the sidewalk in lieu of the road trust deposit. City
staff recommends the construction of the sidewalk at the time of development.
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
December 4, 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 three (3) individuals with concerns regarding increased traffic, street lighting,
the retention of the Locust trees along the boundary, garbage, noise, and construction traffic.
C. Oral testimony in favor of this proposal was presented to the Planning and Zoning
Commission by no one (not including the applicant/representative).
COMMISSION DECISION:
The Commission voted 3 to 0 (Fran den and Deckers absent) to recommend approval of
PP-16-00 for a Preliminary Plat for Red Leaf Manor Subdivision for Hillview
Development Corporation with the following staff recommended site specific conditions
of approval and standard conditions of approval with text shown with underline to be
added by the Commission.
SITE SPECIFIC CONDITIONS OF APPROVAL:
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1. Comply with all requirements within the City Engineer's letter dated October 23,2000.
2. Provide a revised preliminary plat designating the width of the side lot easement in note #2
on the preliminary plat to 6-feet on either side of the lot line 12-feet for the rear yard lot line.
3. The existing building located on Lot 7, Block 1 shall be removed prior to the City Engineer
signing the final plat.
4. The lot split record of survey for lot split application LS-12-00 shall be recorded in the Ada
County Recorder's Office prior to City approval of the final plat.
5. Construct a 5-foot wide meandering sidewalk adjacent to the parcel abutting Floating Feather
Road.
6. The developer shall provide 3-inch minimum caliper shade-class trees (landscape plan to be
reviewed and approved by the Design Review Board) along both side of all streets within this
development. Trees shall be placed at each lot comer with the distance between trees to be
no more than 80-feet or less than 35-feet. The trees shall be located in a landscape strip
between the sidewalk and the curb. Prior to the City Clerk signing the final plat for each
phase, the applicant shall either install the required trees, landscaping, and irrigation or
provide the City with a letter of credit for 150% of the cost of the installation of all landscape
and irrigation improvements within the 5-foot wide landscape strip.
7. The applicant shall submit a design review application showing proposed subdivision signage
and a landscape plan showing perimeter fencing (if proposed), street trees, common area
landscaping, and berming, fencing, and planting details within the required 50-foot wide
buffer area along Floating Feather Road abutting this site for review and approval by the
Design Review Board prior to City approval of a final plat.
8. Provide a copy of the subdivision CC&R's showing the installation and maintenance
requirements for the proposed street trees. The CC&R's shall be reviewed and approved by
staff prior to the City Clerk signing the final plat.
9. The applicant shall submit payment to the City for all Engineering fees incurred for
reviewing this project, prior to the City Clerk signing the final plat.
10. The applicant shall install signs noticing the contractors to clean UP daily.
11. Street lighting shall be similar to the existing lights along East Knoll Drive. Location and
lighting specifications shall be provided to the City Zoning Administrator prior to the City
Engineer signing the final plat.
12. Design Review Board approval is required prior to the removal of any trees from the site.
STANDARD CONDITIONS OF APPROVAL:
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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.
6.
Unless septic tanks are permitted, wet line sewers will be required and the applicant will
be required to furnish the City Engineer with a letter from the sewer entity serving the
property, accepting the project for service, prior to the City Engineer signing the final plat
(B.c.c. 9-20-8.4)
7.
All homes being constructed with individual septic systems shall have the septic systems
placed on the street side of the home or shall have their sewer drainage system designed
with a stub at the house front to allow for future connection to a public sewer system.
8.
Per Idaho Code, Section 31-3805, concerning irrigation rights, transfer and disclosure, the
water rights appurtenant to the lands in said subdivision which are within the irrigation
entity will be transferred from said lands by the owner thereof; or the subdivider shall
provide for underground tile or other like satisfactory underground conduit to 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
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10.
Engineer signing the final plat. A copy of the construction drawing(s) shall be submitted
with the letter.
Drainage system plans shall be submitted to the City Engineer for review and approval
prior to the City Engineer signing the final plat. The plans shall show how swales, or
drain piping, will be developed in the drainage easements. The approved drainage system
shall be constructed, or a performance bond shall be submitted to the City Clerk, prior to
the City Engineer signing the final plat. The CC&R's shall contain clauses to be
reviewed and approved by the City Engineer and City Attorney, prior to the City Engineer
signing the final plat, requiring that lots be so graded that all runoff runs either over the
curb, or to the drainage easement, and that no runoff shall cross any lot line onto another
lot except within a drainage easement.
11.
No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water
owned by an organized irrigation district, canal company, ditch association, or other
irrigation entity, shall be obstructed, routed, covered or changed in any way unless such
obstruction, rerouting, covering or changing has first been approved in writing by the
entity. A Registered Engineer shall certify that any ditch rerouting, piping, covering or
otherwise changing the existing irrigation or waste ditch (1) has been made in such a
manner that the flow of water will not be impeded or increased beyond carrying capacity
of the downstream ditch; (2) will not otherwise injure any person or persons using or
interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public
Works Construction. A copy of such written approval and certification shall be filed with
the construction drawing and submitted to the City Engineer prior to the City Engineer
signing the final plat.
12.
Street light plans shall be submitted and approved as to the location, height and wattage
to the City Engineer prior to the City Engineer signing the final plat. All construction
shall comply with the City's specifications and standards.
The applicant shall delineate on the face of the final plat an easement, acceptable to the
City Engineer, for the purpose of installing and maintaining street light fixtures, conduit
and wiring lying outside any dedicated public right-of-way, prior to the City Engineer
signing the final plat.
The applicant shall pay applicable street light inspection fees on the proposed subdivision
prior to signing of the final plat by the Eagle City Engineer.
13.
The applicant shall provide utility easements as required by the public utility providing
service, and as may be required by the Eagle City Code, prior to the City Engineer signing
the final plat.
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:
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15.
16.
17.
18.
20.
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.
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.
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
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21.
22.
23.
24.
25.
26.
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.
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.
27.
Any changes to the plans and specifications upon which this approval is based, other than
those required by the above conditions, will require submittal of an application for
modification and approval of that application prior to commencing any change. Any
change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances,
plans, or other regulatory and legal restrictions in force at the time the applicant or its
successors in interest submits application to the City of Eagle for a change to the planned
use of the subject property.
28.
No public board, agency, commission, official or other authority shall proceed with the
construction of or authorize the construction of any of the public improvements required
by the Eagle City Code Title 9 "Land Subdivisions" until the final plat has received the
approval of the City Council (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
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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.
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on October 12, 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 November 18, 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 November
17, 2000. Requests for agencies' reviews were transmitted on October 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-16-00) 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-4 (Residential); 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 provides the required 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
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d. Will not create excessive additional requirements at public cost for facilities
and services as the site will be served with central sewer to be served from
Eagle Sewer District and will use public water to be served from Eagle Water
Company. Fire protection will be available from the Eagle Fire District and
fire hydrants will be provided where 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 required to be reviewed and approved the Ada County Highway District and
is subject to the conditions herein; and
f. This development is in continuity with the capital improvement program since
the required public improvements are required as conditioned herein, or are
expected to be installed with the development of individual lots as conditions
of approval; and
g. That based upon agency verification and additional written comments of the
Eagle Fire Department and the Ada County Highway District, or as
conditioned herein, there is adequate public financial capability to support the
proposed development; and
h. That any health, safety and environmental problems that were brought to the
Commission's attention have been adequately addressed by the applicant or
will be conditions of final plat approval as set forth within the conditions of
approval above.
DATED this 2nd day of January, 2001.
PLANNING AND ZONING COMMISSION
OF THE CITY OF EAGLE
Ada County, Idaho
ATTEST:
Jill. O--t-<Þ--- I< ~ ~
- Sharo'ñ Moore, Eagle City Cle k
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