HomeMy WebLinkAboutRock Creek Subdivision RZ-04-002
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
C/C 06/01/04
IN THE MATTER OF THE
REQUEST FOR REZONE OF 7.48
ACRES FOR ROCK CREEK
SUBDIVISION FROM L-O TO R-t5,
LOCATED ON THE SOUTH SIDE
OF PINE AVENUE,
APPROXIMATELY 1,200 FEET
EAST OF LINDER ROAD, WITHIN
SECTION 12, TOWNSHIP 3
NORTH, RANGE 1 WEST,
MERIDIAN, IDAHO
Case No: RZ-04-002
FINDINGS OF FACT AND
CONCLUSIONS OF LAW,
DECISION AND ORDER
GRANTING APPLICATION FOR
REZONE
TREASURE VALLEY
DEVELOPMENT,
Applicant.
The above entitled matter on the rezoning application of7.48 acres having come
on for public hearing on June 1,2004, at the hour of7:00 o'clock p.m., and Council having
received the report of Brad Hawkins-Clark for the Planning and Zoning Department, and Bruce
Freckleton Engineering Technician III, and Steve Siddoway for the Planning and Zoning
Department, Rod Ralphs, Greg Embry, and Maxine Johnson, appeared and testified, and the
Council having received the record of this matter made before the Planning and Zoning
Commission, and having received their Recommendation to the City Council, and the City
Council having duly considered the evidence and the record in this matter therefore makes the
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER OF APPROVAL OF
REZONING OF 7.48 ACRES FROM L-O TO R-15
BY: TREASURE VALLEY DEVELOPMENT FOR ROCK CREEK SUBDIVISION / (RZ-O4-002)
PAGE 1 OF 15
following Findings of Fact and Conclusions of Law, Decision and Order:
FINDINGS OF FACT
1.
The notice of public hearing on the application for rezoning was published
for two (2) consecutive weeks prior to said public hearing scheduled for June 1,2004, before the
City Council, the fIrSt publication appearing and written notice having been mailed to property
owners or purchasers of record within three hundred feet (300') of the external boundaries of the
property under consideration more than fifteen (15) days prior to said hearing and with the notice
of public hearing having been posted upon the property under consideration more than one week
before said hearing; and that copies of all notices were made available to newspaper, radio and
television stations as public service announcements; and the matter having been duly considered
by the City Council at the June I, 2004, public hearing; and the applicant, affected property
owners, and government subdivisions providing services within the planning jurisdiction of the
City of Meridian, having been given full opportunity to express comments and submit evidence.
2.
There has been compliance with all notice and hearing requirements set
forth in Idaho Code §§67-6509 and 67-6511, and Meridian City Code §§1I-15-5 and 11-16-1.
3.
The City Council takes judicial notice of its zoning, subdivisions and
development ordinances codified at Meridian City Code Title II and Title 12, and all current
zoning maps thereof, and the Amended Comprehensive Plan of the City of Meridian adopted
August 6,2002, Resolution No. 02-382, and maps and the ordinance Establishing the Impact
Area Boundary.
4.
The property is approximately 7.48 acres in size and is located on the
south side of Pine Avenue, approximately 1,200 feet east of Linder Road, within Section 12,
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER OF APPROVAL OF
REZONING OF 7.48 ACRES FROM L-O TO R-15
BY: TREASURE VALLEY DEVELOPMENT FOR ROCK CREEK SUBDIVISION
PAGE 2 OF 15
I (RZ-O4-002)
Township 3 North, Range I West, Meridian, Idaho, and said legal description is on file with the
Clerk's office at Meridian City Hall, 33 East Idaho, Meridian, Idaho.
5.
The owner of record of the subject property is Fiscal Funding Company of
San Francisco, California, and Calvin B. Grigsby representing Fiscal Funding Company, has
submitted notarized consent for John Sieckert of Treasure Valley Development of Boise, Idaho to
submit the subject application.
6.
7.
9.
The Applicant is Treasure Valley Development.
The property is presently zoned as L-O and consists of vacant property.
8.
The Applicant requests the property be rezoned to R -15.
The proposed site is bordered to the north by R-4, to the south by UPRR,
to the east by a church (R-4), and to the west by L-O.
10.
The subject property is within the Area of Impact of the City of Meridian.
11.
The entire parcel of the property is included within the Meridian Urban
Service Planning Area as defined in the Meridian Comprehensive Plan.
12.
The Applicant proposes to develop the subject property in the following
manner: a multi-family residential subdivision consisting of 92 units and two office lots.
13.
The Applicant's requested rezoning of the subject real property as R-15
which is consistent with the Meridian Comprehensive Plan Generalized Land Use Map which
designates the subject property as High Density Residential.
of this application.
15.
14.
The Nine Mile Creek is a significant feature that affects the consideration
In review of the application for rezone it is provided at Meridian
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER OF APPROVAL OF
REWNING OF 7.48 ACRES FROM L-O TO R-IS
BY: TREASURE V ALLEY DEVELOPMENT FOR ROCK CREEK SUBDIVISION
PAGE3 OF 15
I (RZ-O4-002)
City Code § 11-15-llfor the General Standards that the Commission and Council review this
proposed zoning amendment and pursuant to the criteria of said section finds that:
15.1
15.2
15.3
15.4
15.5
15.6
15.7
15.8
15.9
The new zoning will be harmonious with and in accordance with the
Comprehensive Plan;
The area included in the zoning amendment is not intended to be rezoned
in the future;
The proposed use will be designed, constructed, operated and maintained
to be harmonious and appropriate in appearance with the existing or
intended character of the general vicinity and that such use will not change
the essential character of the same area, subject to the conditions of the
conditional use process;
The proposed use will not be hazardous or disturbing to existing or future
neighboring uses, subject to the conditions of the conditional use process;
The area will be served adequately by essential public facilities and
services such as highways, streets, police and fire protection, drainage
structures, refuse disposal, water, sewer or that the person responsible for
the establishment of proposed zoning amendment shall be able to provide
adequately any of such services;
The use will not create excessive additional requirements at public cost for
public facilities and services and will not be detrimental to the economic
welfare of the community;
The use will not involve uses, activities, processes, materials, equipment
and conditions of operation that will be detrimental to any persons,
property or the general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors;
The area will have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public
streets;
The use will not result in the destruction, loss or damage of a natural or
scenic feature of major importance; and
15.10 The proposed zoning will be in the best interest of the City of Meridian.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER OF APPROVAL OF
REZONING OF 7.48 ACRES FROM L-O TO R-15
BY: TREASURE V ALLEY DEVELOPMENT FOR ROCK CREEK SUBDIVISION
PAGE 4 OF 15
/ (RZ-O4-002)
B.
c.
15.2
Staff conditions provide as follows:
A.
Adopt the Recommendations of the Meridian Planning & Zoning Department as
follows:
REZONE SITE SPECIFIC CONDITIONS
1.
Essential City services will be made available to the subject property.
2.
The Applicant has submitted a new legal description for staff approval which
retains the existing L-O zone on Lots 2 and 3 and a portion of Lot I, Block I (for
the proposed commercial buildings and parking lot).
Remove any existing domestic wells and/or septic systems within this project from
their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes
such as landscape irrigation.
3.
Adopt the Recommendations of ACHD from their report dated March 3, 2004,
which lists site-specific requirements, conditions of approval and street
improvements, which are required.
The Applicant shall also be required to comply with the corresponding application
conditions and requirements in Preliminary Plat - PP-04-005 and Conditional Use
Permit - CUP-04-006.
16.
It is found that the 2002 Comprehensive Plan Future Land Use Map designates the
subject property as "High Density Residential." The purpose of this designation is "to allow for the
development of multi-family homes in areas where urban services are provided - developments
might include duplexes, apartment buildings, townhouses, and other multi-unit structures." (See
Chapter VII, pg. 95.) The requestedR-15 zoning generally confonns to this stated purpose and intent
of the High Density designation.
follows:
The Comprehensive Plan policies which support the proposed development are as
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER OF APPROVAL OF
REZONING OF 7.48 ACRES FROM L-O TO R-15
BY: TREASURE VALLEY DEVELOPMENT FOR ROCK CREEK SUBDIVISION
PAGE 5 OF 15
/ (RZ-O4-002)
103 Community Design Policies - Open Spaces;
1.4 Land Use Residential Policies for new development;
1.5U Balance of Land uses;
1.6 Housing Benefits;
1.7 Sewer;
2.2U Neighborhood Parks; and
2o3U Property Values
17.
West Pine Avenue between Linder Road and Old Town is substantially built-out. The
majority of the land uses in the area are medium density residential with other urban services such as
churches and schools. Meridian High School and Meridian Middle School are both within a half mile
of this site. The subject parcel and the south side of the Tramore development to the west are the
largest undeveloped parcels in the immediate vicinity. There are also large, undeveloped parcels
south of the UPRR, which have Commercial and Mixed Use designations.
The main changes that have occurred in the area within the past few years are the
construction of the Tramore senior complex and Tremont Subdivision to the east. Since the Nine
Mile Drain will likely remain an open irrigation facility with limited vehicle crossings and Union
Pacific will likely never approve new crossings of the railroad, the land uses and zoning options for
this parcel are fairly limited. The proposed rezone to a high density residential use with controlled
public and emergency access points seems to be appropriate and would allow for the limited
development potential of this property to proceed.
However, Staff does disagree with rezoning the frontage to R-15 where the proposed
commercial uses are located, it is recommended that these two buildable lots retain the existing L-O
zone.
18.
It is found that any future uses, if designed, constructed and operated in accordance
with adopted city ordinances and the CUP application, should be harmonious and appropriate in
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER OF APPROVAL OF
REZONING OF 7.48 ACRES FROM L-O TO R-t5
BY: TREASURE V ALLEY DEVELOPMENT FOR ROCK CREEK SUBDIVISION
PAGE 6 OF 15
I (RZ-O4-002)
appearance with the intended character of the vicinity. The area is intended to be a mix of high
density and medium density residential and quasi-public uses. W. Pine Avenue is an urban collector
with a bike lane and is designed to accommodate these higher intensive uses.
19.
It is found that the proposed commercial buildings could be disturbing to the single
family residences in Clarinda Fair Subdivision to the north if thev are retail. However, if the L-O
zone is retained, the office uses would be compatible. It is also found that the proposed four-plex
buildings would compliment the existing Tramore apartment building to the west and the proposed
Roundtree four-plexes.
20.
It is found that the applicants engineer has demonstrated that the project can be
provided sanitary sewer service to the existing mains adjacent to the project site. The existing sewer
mains in both W. Pine Ave and adjacent to the Nine Mile Drain are quite shallow, however the
applicants engineer has demonstrated that minimum cover can be achieved via placing fill in the
lower areas of the project. The applicant will be required to extend the main along the Nine Mile
Drain to the east property line. This main will be extended further east in the future to provide
gravity service to an area that is currently only serviceable via a lift station. It is also found that
ACHD approved the preliminary plat and found that the surrounding public street system can
accommodate the proposed use. Sanitary sewer and water are either currently available or under
construction to provide service to the area. On February 27, 2004, a joint agency/department
comments meeting was held with representatives of key service providers to this property. All other
public services and facilities noted above appear to be adequate to service this property.
21.
It is found that this development will not cause excessive additional requirements at
public cost. The Meridian Police and Fire Departments have commented that high density residential
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER OF APPROVAL OF
REWNING OF 7.48 ACRES FROM L-O TO R-15
BY: TREASURE VALLEY DEVELOPMENT FOR ROCK CREEK SUBDIVISION
PAGE 7 OF 15
I (RZ-O4-002)
developments !lli!Y have the potential for more services than typical single family residential
developments. Other required site improvements will be funded and constructed by the developer.
22.
The application does not make clear the proposed use(s) of the commercial buildings.
However, given their limited square footage, it is unlikely these buildings will have tenants that
create high impacts on the neighborhood. It is also found that the proposed residential development
will create additional traffic on W. Pine and surrounding streets. However, ACHD estimates the
number of trips will be within the threshold of collectors.
23.
It is found that any future uses will impact the level and flow of traffic on the
surrounding streets. ACHD estimates the site to generate 653 additional vehicle trips per day (0
existing). Sidewalk improvements to W. Pine Ave. are required of the developer to bring the
facilities up to acceptable standards. The applicant should comply with ACHD policies in order to
preserve the capacity and movement on the adjacent roadways.
24.
It is found that the proposed development will not result in the destruction, loss or
damage of other natural features. The Nine Mile Drain should be protected from anystonnwaterrun-
off or other potentially harmful or polluting substances.
25.
It is found that the rezone of this property would be in the best interest of the City.
The application substantially complies with the Comprehensive Plan and Future Land Use Map. The
rezone would also allow for the development of a vacant parcel ofland that has more limitations on
the type of uses than many other areas (i.e. Nine Mile Drain, UPRR, limited access). Staff does not
consider the existing L-O zone to attract feasible or profitable types of non-residential uses.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER OF APPROVAL OF
REZONING OF 7.48 ACRES FROM L-O TO R-15
BY: TREASURE V ALLEY DEVELOPMENT FOR ROCK CREEK SUBDIVISION
PAGE 8 OF 15
I (RZ-O4-002)
CONCLUSIONS OF LAW
1.
The Council may take judicial notice of government ordinances, and
policies, and of actual conditions existing within the City and State.
2.
The City of Meridian has exercised its authority and responsibility as
provided by "Local Land Use Planning Act of 1975", codified at Chapter 65, Title 67, Idaho
Code by the adoption of the Amended Comprehensive Plan City of Meridian adopted August 6,
2002, Resolution No. 02-382.
3.
The requested zoning of Medium High Density Residential District, (R-15) is
defined in the Zoning Ordinance at 11-7-2 E as follows:
(R-15) Medium Hif!h Densitv Residential District: The purpose of the R-15 District is
to permit the establishment of medium-high density single-family attached and multi-
family dwellings at a density not exceeding fifteen (15) dwelling units per acre. All such
districts must have direct access to a transportation arterial or collector, abut or have
direct access to a park or open space corridor, and be connected to the Municipal water
and sewer systems of the City. The predominant housing types in this District will be
patio homes, zero lot line single-family dwellings, townhouses, apartment buildings and
condominiums.
4.
Idaho Code § 67-6511 provides and requires that the City shall establish by
ordinance one or more zones or zoning districts in accordance with the adopted Comprehensive
Plan and the ordinance establishing zoning districts can be amended with particular consideration
given to the effects of any proposed zone change upon the delivery of services by any political
subdivision providing public services, including school districts, within the City's planning
jurisdiction and that it is in confonnance with the Comprehensive Plan.
5.
Idaho Code § 67-6511A provides:
Each governing board may, by ordinance adopted or amended in accordance with the
notice and hearing provisions provided under section 67-6509, Idaho Code, require or
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER OF APPROVAL OF
REZONING OF 7.48 ACRES FROM L-O TO R-15
BY: TREASURE VALLEY DEVELOPMENT FOR ROCK CREEK SUBDIVISION
PAGE9 OF 15
/ (RZ-O4-002)
permit as a condition of rezoning that an owner or developer make a written commitment
concerning the use or development of the subject parcel. The governing board shall adopt
ordinance provisions governing the creation, fonn, recording, modification, enforcement
and tennination of conditional commitments.
6.
The City of Meridian by the adoption of Meridian City Code §11-15-12 has
exercised its authority to require or pennit as a condition of rezoning that an owner or developer
make a written commitment concerning the use or development ofthe subject property.
7.
§ 11-6-1 ZONING DISTRICT MAP provides in part as follows:
The districts established in this Ordinance as shown on the Official Zoning Map, together
with all explanatory matter thereon, are hereby adopted as part of this Ordinance. Where
uncertainty exists with respect to the boundaries of any of the zoning districts as shown
on the Official Zoning Map, the following shall apply:
7.1
7.2
703
7.4
8.
Where district boundaries are indicated as approximately
following the centerline of street lines, highway right-of-way lines, streams, lakes
or other bodies of water, the centerline shall be construed to be such boundary;
Where district boundaries are so indicated that they approximately follow the lot
lines, such lot lines shall be construed to be said boundaries;
Where district boundaries are so indicated that they are approximately parallel to
the centerlines or street lines of streets, or the centerlines or right-of-way lines of
highways, such district boundaries shall be construed as being parallel thereto and
at such distance therefrom as indicated on the Official Zoning Map. If no distance
is given, such dimensions shall be determined by the use of the scale shown on the
Official Zoning Map; and
Where the boundary of a district follows a railroad line, such boundary shall be
deemed to be located in the middle of the main tracks of said railroad line.
§ 11-15-llofthe Meridian City Code GENERAL STANDARDS
APPLICABLE TO ZONING AMENDMENTS provides in part as follows:
The Commission and Council shall review the particular facts and circumstances of each
proposed zoning amendment in tenns of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment:
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER OF APPROVAL OF
REWNING OF 7.48 ACRES FROM L-O TO R-15
BY: TREASURE VALLEY DEVELOPMENT FOR ROCK CREEK SUBDIVISION
PAGE 10 OF 15
I (RZ-04-002)
803
8.4
8.5
8.6
8.7
8.8
8.9
8.10
8.11
8.12
8.1
The new zoning will be harmonious with and in accordance with the
Comprehensive Plan.
8.2
The area is not intended to be rezoned in the future.
The area is intended to be developed in the fashion that is allowed under the new
zoning.
There has been no change in the area or adjacent areas which would dictate the
area should be rezoned.
The proposed uses will be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character
of the general vicinity and that such use will not change the essential character of
the same area;
The proposed uses will not be hazardous or disturbing to existing or future
neighboring uses;
The area will be served adequately by essential public facilities and services such
as highways, streets, police and fire protection, drainage structures, refuse
disposal, water, sewer or that the person responsible for the establishment of
proposed zoning amendment shall be able to provide adequately any of such
services;
The use will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the
community;
The proposed uses will not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any persons,
property or the general welfare by reason of excessive production of traffic, noise,
smoke, fumes, glare or odors;
The area will have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public streets;
The use will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; and
The proposed zoning amendment is in the best interest ofthe City of Meridian.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER OF APPROVAL OF
REWNING OF 7.48 ACRES FROM 1.-0 TO R-15
BY: TREASURE VALLEY DEVELOPMENT FOR ROCK CREEK SUBDIVISION
PAGE 11 OF 15
I (RZ-O4-002)
DECISION AND ORDER
NOW, THEREFORE, BASED UPON THE ABOVE AND FOREGOING FINDINGS
OF FACT AND CONCLUSIONS OF LAW WHICH ARE HEREIN ADOPTED, the City
Council does hereby Order and this does Order:
1.
The Applicant's request for rezone of approximately 7.48 acres as a multi-family
residential subdivision consisting of92 units and two office lots, subject to the tenns and
conditions of this Order hereinafter stated; and
2.
The following special terms and conditions of use and development relate to this
application to-wit:
A.
Adopt the Recommendations of the Meridian Planning & Zoning Department as
follows:
REZONE SITE SPECIFIC CONDITIONS
1.
Essential City services will be made available to the subject property.
2.
The Applicant has submitted a new legal description for staff approval which
retains the existing L-O zone on Lots 2 and 3 and a portion of Lot I, Block I (for
the proposed commercial buildings and parking lot).
Remove any existing domestic wells and/or septic systems within this project from
their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes
such as landscape irrigation.
3.
B.
Adopt the Recommendations of ACHD from their report dated March 3, 2004,
which lists site-specific requirements, conditions of approval and street
improvements, which are required.
C.
The Applicant shall also be required to comply with the corresponding application
conditions and requirements in Preliminary Plat - PP-04-005 and Conditional Use
Pennit - CUP-04-006.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER OF APPROVAL OF
REZONING OF 7.48 ACRES FROM L-O TO R-IS
BY: TREASURE VALLEY DEVELOPMENT FOR ROCK CREEK SUBDIVISION
PAGE 12 OF 15
I (RZ-O4-002)
3.
The City Attorney shall prepare for consideration by the City Council the
appropriate ordinance for the re-designation of the zoning for the real property which is the
subject of the application to (R-15) Medium High Density Residential District (Meridian City
Code § 11-7-2 E) which ordinance shall be considered for passage.
4.
Subsequent to the passage of the Ordinance, provided for in Section 2 of this
Order, the engineering staff of the Public Works Department shall prepare the appropriate
mapping changes ofthe official Zoning Maps as provided in Meridian City Code § 11-21-1 in
accordance with the provisions of the rezoning ordinance.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed with the
City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at
issue. A request for a regulatory takings analysis will toll the time period within which a Petition
for Judicial Review may be filed.
Please take notice that this is a final action of the governing body ofthe City of
Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an
interest in real property which may be adversely affected by this decision may, within twenty-
eight (28) days after the date of this decision and order, seek a judicial review as provided by
Chapter 52, Title 67, Idaho Code.
By action of the City Council at its regular meeting held on J~ ! #,2004.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER OF APPROVAL OF
REZONING OF 7.48 ACRES FROM 1r0 TO R-15
BY: TREASURE V ALLEY DEVELOPMENT FOR ROCK CREEK SUBDIVISION
PAGE 13 OF 15
I (RZ-O4-002)
ROLL CALL
COUNCILMAN SHAUN WARDLE
VOTED ~
COUNCILMAN WILLIAM LM. NARY
VOTED~
COUNCILMAN CHARLIE ROUNTREE
VOTED~
COUNCILMAN KEITH BIRD
VOTED~
MAYOR TAMMY deWEERD (TIE BREAKER)
VOTED--=-
DATED:
6-/':)-04-
MOTION:
APPROVED:-t:-
DISAPPROVED:-
Attest:
"I~~
""" 111,.
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f ~ v ~
By: jOJt(Ll\ It Q Q fY\...J
City Clerk's Office
Dated:
LD -2.I-n4
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER OF APPROVAL OF
REZONING OF 7.48 ACRES FROM L-O TO R-15
BY: TREASURE V ALLEY DEVELOPMENT FOR ROCK CREEK SUBDIVISION I (RZ-O4-002)
PAGE 14 OF 15
Z,IWork\M\MeridianIMeridian I 5360MlRock Creek Sub RZ-O4-002 PP-O4-DO5 CUP-D4-006\FfsCIsOrderREZ.doc
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER OF APPROVAL OF
REWNING OF 7.48 ACRES FROM L-O TO R-t5
BY: TREASURE VALLEY DEVELOPMENT FOR ROCK CREEK SUBDIVISION
PAGE 15 OF 15
/ (RZ-O4-002)