HomeMy WebLinkAboutSutherland Farm PP 02-004
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
C/C 07/16/02
IN THE MATTER OF THE )
REQUEST FOR PRELIMINARY )
PLAT FOR SUTHERLAND FARM )
SUBDIVISION, LOCATED A 1/2 )
MILE SOUTH OF OVERLAND )
ROAD ON THE EAST SIDE OF )
EAGLE ROAD, MERIDIAN, IDAHO )
)
)
BY: SUTHERLAND FARM, INC., )
APPLICANT )
)
Case No. PP-02-004
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY
PLAT
The above entitled matter coming on regularly for public hearing before the City Council
on July 16, 2002, and Shari Stiles, Planning and Zoning Administrator, Gary Lee, Cassie Shelton,
David Barclay, Pat Maley, Rodney Reyes, Amber Reyes, Joyce Roundy, Caroline Ranke, Tom
Kuntz, and Gary Smith, appeared and testified, and the City Council having received a report
from David McKinnon Planner II for Planning and Zoning, and Bruce Freckleton, Engineering
Technician ill, and the City Council having received as part of the record of this matter the
recommendation to City Council ofthe Planning and Zoning Commission and the applicant
having submitted the "PRELIMINARY PLAT FOR SUTHERLAND FARM SUBDIVISION A
PLANNED UNIT DEVELOPMENT, A PORTION OF SECTION 21, TOWNSHIP 3 NORTH,
RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO, PRELIMINARY PLAT
SUTHERLAND FARM SUBDIVISION A PLANNED UNIT DEVELOPMENT,
SUTHERLAND FARM, INC., DRAWN BY: EL, DESIGN BY: BAP, CHECKED BY: GAL,
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SUTHERLAND FARM SUBDMSION / (pP-02-004)
1
PROJECT NO. 11678, DRAWING NO. 1 1678ppl, SHEET 1 OF 3, JcU-B ENGINEERS, INC.",
submitted for preliminary plat approval and which preliminary plat for approval application is
herein received and adjudged by the City Council pursuant to Meridian City Code 9 12-3-3.
Therefore the City Council makes the following findings:
FINDINGS OF FACT
1. That the proposed development is in conformance with the Comprehensive Plan
by reason of the fact that it lies within the existing Urban Area as defined in the Meridian
Comprehensive Plan Generalized Land Use Map, Infrastructure Planning Analysis
Comprehensive Plan and Map, adopted December 21,1993, and the property is presently zoned
Low Density Residential District (R-4) and General Retail and Service Commercial District (C-
G), and requires connection to the Municipal Water and Sewer System. [Meridian City Code 9
11-7-2CandK]
2. The preliminary plat is in conformance with the Comprehensive Plan City of
Meridian adopted December 21,1993, Ordinance No. 629.
3. It is determined that Urban Services can be made available to accommodate the
proposed development if the plat complies with the requirements and conditions hereinafter set
forth as conditions of preliminary plat approval.
4. The proposed development is a continuity of the proposed development within the
City's Capital Improvement Program and ifthe conditions which are requested by the Planning
and Zoning Administrator and the Engineering Technician ill and as proposed by the developer
as stated on the preliminary plat there will be public financial capability of supporting services
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SUTIIERLAND FARM SUBDIVISION / (pP-02-004)
2
for the proposed development.
5. The development if built in accordance with the conditions and as proposed, will
not create health, safety or environmental problems and there have been no specifics of any such
concerns brought to the Council's attention.
6. It is found that the Recommendation To City Council ofthe Planning and Zoning
Commission is reasonable and appropriate for the conditions of approval of the preliminary plat
as hereinafter set forth.
7. The applicant has submitted for consideration of this approval drawing of the
preliminary plat herein designated as: "PRELIMINARY PLAT FOR SUTHERLAND FARM
SUBDIVISION A PLANNED UNIT DEVELOPMENT, A PORTION OF SECTION 21,
TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO,
PRELIMINARY PLAT SUTHERLAND FARM SUBDIVISION A PLANNED UNIT
DEVELOPMENT, SUTHERLAND FARM, INC., DRAWN BY: EL, DESIGN BY: BAP,
CHECKED BY: GAL, PROJECT NO. 11678, DRAWING NO. ll678ppl, SHEET 1 OF 3, J-U-
B ENGINEERS, INC."
DECISION AND ORDER
Pursuant to the City Council's authority as provided in Meridian City Code 9 12-
3-5 and based upon the above and foregoing Findings of Fact which are herein adopted:
IT IS HEREBY ORDERED AND THIS DOES ORDER
1. The Preliminary Plat of the applicant as evidenced by "PRELIMINARY
PLAT FOR SUTHERLAND FARM SUBDIVISION A PLANNED UNIT DEVELOPMENT, A
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SUTIIERLAND FARM SUBDMSION / (PP-02-004)
3
PORTION OF SECTION 21, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN,
ADA COUNTY, IDAHO, PRELIMINARY PLAT SUTHERLAND FARM SUBDIVISION A
PLANNED UNIT DEVELOPMENT, SUTHERLAND FARM, INC., DRAWN BY: EL,
DESIGN BY: BAP, CHECKED BY: GAL, PROJECT NO. 11678, DRAWING NO. ll678ppl,
SHEET 1 OF 3, J-U-B ENGINEERS, INC.", DEVELOPER is hereby conditionally approved;
and
2. The conditions of approval are as follows to-wit:
Adopt the Recommendations of the Planning and Zoning and Engineering staff
as follows:
1. Sanitary sewer and water service to this site shall be via new main
extensions from the existing mains adjacent to the property. Computer
modeling indicates that existing available fire flows and pressures shall
not be adequate to serve the Commercialloffice/multi-family area of the
subdivision at present. The City of Meridian will be bringing a new
supply well on line in the Silverstone project within the next six to eight
months, and with the development ofthe Silverstone project, a new main
will extend under the Ridenbaugh Canal. According to the computer
model, once these two items are complete fire flows and pressures shall
be adequate to serve the higher demands ofthe above mentioned areas.
2. The submitted landscape plan includes conifers located in the required
street buffer along Eagle Road. This is in violation of the Landscape
Ordinance; however, the inclusion of the pine trees at this location shall
be permitted because conifers were permitted as part ofthe Silverstone
Corporate Center landscaping, immediately adjacent to the Sutherland
Farms project on Eagle Road.
3. Fencing details shall be submitted with the Final Plat application. Fencing
adjacent to pathways or the private park shall not be over three feet in
height if constructed of a solid material, and shall not be more than 4 feet
in height if it is non-sight obscuring.
4. Performance specifications for the common area pressurized irrigation
system shall be submitted with the Final Plat application.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SUTHERLAND FARM SUBDIVISION / (PP-02-004)
4
5. The addition of a micro-path, in accordance with the Landscape
Ordinance, that runs between Lots 4,5 and Lotsl6 and 17 of Block 18.
6. The addition of a micro-path, in accordance with the Landscape
Ordinance, that separates Lots 9 and 10 of Block 19. The micro-path shall
continue though Lot 1 of Block 19.
7. There shall be a minimum separation often (10) feet between unattached
buildings.
8. Applicant shall add a note to the face ofthe plat requiring all single
family detached houses to provide a minimum of 1,400 square feet of
living space, excluding the garage.
9. The required landscaping and irrigation system on Victory Road shall be
installed prior to the issuance of a Certificate of Occupancy for any
building on any lot created by the subdivision. Landscaping and fencing
shall be bonded for prior to applying for building permits.
10. The Applicant shall coordinate pathway construction requirements along
the Ridenbaugh Canal with the City's Parks Director, Tom Kuntz
11. The Applicant shall coordinate with ACHD. concerning the requirements
and construction of the Bridge over the Ridenbaugh Canal
12. The phasing schedule shall apply to the residential portions of the
subdivision only. If the Applicant/developer determines that the
office/multi-family or CoG zoned property can or should be developed in
an order that is not consistent with the phasing schedule, they may request
final plat approval of said phases in a non-sequential manner without
revising the preliminary plat. All development, however, must be
contiguous to a previously approved phase.
13. Applicant shall submit a copy of the Ada County Street Name
Committee's final approval letter for the subdivision name, and the lot
and block numbering and shall make any corrections necessary to
conform.
14. Applicant shall coordinate fire hydrant placement with the City of
Meridian Public Works Department.
15. A letter of credit or cash surety in the amount of 110% shall be required
for all fencing, landscaping, pressurized irrigation, sanitary sewer, water,
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SUTHERLAND FARM SUBDIVISION / (pP-02-004)
5
etc., prior to signature on the final plat.
16. One-hundred-watt, high-pressure sodium streetlights shall be required at
locations designated by the Public Works Department. All streetlights
shall be installed at Applicant's expense. Typical locations are at street
intersections and/or fire hydrants.
17. All irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled per City Ordinance 12-4-13, excluding the
Ridenbaugh Canal. The ditches to be piped shall be shown on the site
plans. Plans shall be approved by the appropriate irrigation/drainage
district, or lateral users association, with written confirmation of said
approval submitted to the Public Works Department.
18. Remove any existing domestic wells and/or septic systems within this
project from their domestic service per City Ordinance Sections 9-1-4 and
9-4-8. Wells may be used for non-domestic purposes such as landscape
irrigation.
19. Slopes within drainage lots are not to exceed a ratio of 3: 1.
20. That the bollards in the stub road and Knapp Road to Muir Wood
subdivision are put into place and remain until such time as Sutherland
Farm has access to Overland Road.
21. That restrictions be placed upon all structures constructed on the
following lots: Lots 12, 13 and 14 of Block 9 and Lots 5 and 6 of Block 9,
and Block 15, Lots 12, 13 and 19; Block 16, Lots 1,5,6,7,8,9,10 and
11, that such restrictions include not to exceed a peak height of 25' or
less.
22. That the June 13, 2002 Memorandum of Understanding between
Applicant and neighboring property owner, Gail Sasser, be incorporated
in its entirety.
23. That the cedar fence which is planned to be placed between Sutherland
Farm and the Sasser property be placed at a height of 8' instead of the
originally intended 6'.
24. That setbacks on Lots 2,3,4, 5,6,7, and 8 of Block 9 be increased to
30'.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SUTHERLAND FARM SUBDMSION / (PP-02-004)
6
25. That pursuant to an agreement between Applicant and neighboring
property owners, Herb and Kathleen Papenfuss, the Papenfuss property
shall be given access to Easy Jet Road.
Adopt the Recommendations of ACHD as follows:
1. Dedicate 48-feet of right-of-way from the centerline of Eagle Road
abutting the parcel by means of a warranty deed. The right-of-way
purchase and sale agreement and deed must be completed and signed by
the Applicant prior to scheduling the final plat for signature by the ACHD
Commission or prior to issuance of a building permit (or other required
permits), whichever occurs first.
2. Dedicate 48-feet of right-of-way from the centerline of Victory Road
abutting the parcel by means of a warranty deed. The right-of-way
purchase and sale agreement and deed must be completed and signed by
the Applicant prior to scheduling the fmal plat for signature by the ACHD
Commission or prior to issuance of a building permit (or other required
permits), whichever occurs first.
3. Construct a 5-foot wide detached concrete sidewalk on Eagle Road
located 2-feet within the new right-of-way. Coordinate the location and
elevation of the sidewalk with District staff. If the sidewalk meanders
outside of the right-of-way, provide an easement for the sidewalk.
4. Construct a 5-foot wide detached concrete sidewalk on Victory Road
located 2-feet within the new right-of-way. Coordinate the location and
elevation of the sidewalk with District staff. If the sidewalk meanders
outside of the right-of-way, provide an easement for the sidewalk.
5. Construct a center turn lane on Eagle Road for the East Easy Jet Drive
intersection or road trust for the improvements, whichever should occur
first. The turn lane shall be constructed to provide a minimum of 100-
feet of storage with shadow tapers for both the approach and departure
directions. Coordinate the design of the turn lane with District staff.
6. Construct a center turn lane on Eagle Road or road trust for the
improvements, whichever should occur first for the proposed shared
driveway located on Eagle Road approximately 300-feet south ofthe
north property line. The turn lane shall be constructed to provide a
minimum of 100-feet of storage with shadow tapers for both the approach
and departure directions. Coordinate the design ofthe turn lane with
District staff.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SUTHERLAND FARM SUBDIVISION / (pP-02-004)
7
7. Construct a center turn lane on Eagle Road for the East Copper Point
Way intersection or road trust for the improvements, whichever should
occur first. The turn lane shall be constructed to provide a minimum of
100-feet of storage with shadow tapers for both the approach and
departure directions. Coordinate the design ofthe turn lane with District
staff.
8. Construct a shared-driveway on Eagle Road for Lot 3, Block 2 and Lot 4,
Block 2, as proposed. This proposed shared-driveway is located on Eagle
Road approximately 300-feet south of the north property line. This
proposed driveway meets District policy and is approved with this
application.
9. Pave the driveway on Eagle Road that serves Lot 3, Block 2 and Lot 4,
Block 2 its full width of 30 to 35-feet and at least 30-feet into the site
beyond the edge of pavement of Eagle Road and install pavement tapers
with l5-foot radii abutting the existing roadway edge.
10. Construct two main entrances to the subdivision, as proposed. The
proposed main entrance locations meet current District policy and are
approved with this application.
. East Easy Jet Drive is proposed to be located on Eagle Road
approximately 850-feet south of the north property line and is proposed to
align with Easy Jet Drive. East Easy Jet Drive shall be designed with 21-
foot street sections on either side of a center median. The median shall be
constructed a minimum of 4-feet wide (maximum l2-feet wide) to total a
minimum of a 100-square foot area. The Applicant will be required to
dedicate 54-feet of right-of-way plus the additional width ofthe median.
. South Bay Star Way is proposed to be located on Victory Road
approximately 800-feet east of Eagle Road. South Bay Star Way shall be
designed with 21-foot street sections on either side of a center median.
The median shall be constructed a minimum of 4-feet wide (maximum
l2-feet wide) to total a minimum of a 100-square foot area. The
Applicant will be required to dedicate 54-feet of right-of-way plus the
additional width ofthe median.
. Construct Easy Jet Drive west of South Nephrite Way as a commercial 1
industrial roadway, as proposed. The roadway shall be constructed as a
40-foot street section with curb, gutter, 5-foot wide concrete sidewalk
within 54-feet of right-of-way.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SUTIIERLAND FARM SUBDIVISION / (pP-02-004)
8
11. Designate Easy Jet Drive between South Nephrite Way and South Proud
Way as a residential collector street with no front-on housing. This
roadway shall be constructed as 36-foot street sections with curb, gutter
and 5-foot wide concrete sidewalks with access restrictions stated on the
final plat. Unless otherwise noted, parking shall be prohibited on these
street segments. Coordinate the signage plan with District staff.
12. Construct a commercial/industrial roadway that intersects East Copper
Point Way approximately 150-feet east of South Cobblestone Way, as
proposed. This commercial / industrial roadway meets District policy and
is approved with this application. The roadway shall be constructed as a
40-foot street section with curb, gntter, 5-foot wide concrete sidewalk
within 54-feet of right-of-way.
13. Construct all public roads within the subdivision as 36-foot street sections
with curb, gutter, and 5-foot wide concrete sidewalks within 50-feet of
right-of-way, as proposed.
14. Extend Hollandale Street, an existing stub street into the site at the east
property line that is a part of the Muir Woods Subdivision, as proposed.
Construct Hollandale Street as a stub street with temporary bollards. A
sign shall be placed on the bollards that states, "this road will become an
open connection when a public road to Overland Road is constructed."
15. Extend Knapp Drive, an existing stub street, into the site at the south
property line, as proposed. Construct Knapp Drive as a stub street with
temporary bollards. A sign shall be placed on the bollards that states,
"this road will become an open connection when a public road to
Overland Road is constructed."
16. Construct five stub streets, as proposed.
. The first stub street, South Pond Way, is proposed to stub to the south
property line approximately 1900-feet east of Eagle Road.
. The second stub street, South Mueyah Way, is proposed to stub to the
south property line approximately 500- feet east of Eagle Road.
. The third stub street, East Publisher Street, is proposed to stub to the west
property line approximately 730-feet north of Victory Road.
. The fourth stub street, North Knapp Avenue is proposed to stub to the
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SUTIIERLAND FARM SUBDIVISION / (PP-02-004)
9
north property line approximately 1,000-feet of the east property line.
This stub street is proposed to cross the Ridenbaugh Canal.
. The fifth stub street, East Copper Point Way is proposed to remain as a
stub at the north property line approximately 1,250- feet west of the east
property line.
17. Provide a paved temporary turnaround at the end of South Mureyah Way
with a temporary easement provided to the District and install a sign at
the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub
street, and the design ofthe turnaround with District staff.
18. Submit preliminary drawings for the cost of constructing the bridge from
Sutherland Farms to the North property line. The Applicant shall road
trust for one half of the total cost of the plans, material and labor to
construct the bridge. The road trust or the construction of the bridge shall
be phased according to final platting and traffic warrants.
19. Construct North Knapp Avenue as 36-foot street sections with curb,
gutter and 5-foot wide concrete sidewalks. The Applicant shall
designate this roadway as a residential collector street with no front-on
housing with access restrictions for these street segments stated on the
final plat. Unless otherwise noted, parking shall be prohibited on these
street segments. Coordinate the signage plan with District staff.
20. Construct an alley located on South Nephrite Way north of East Rolfe
Street, as proposed. The alley shall have a minimum of l6-feet of right-
of-way and shall be improved by paving the full width and length of the
right-of-way. Dedication of clear title to the right-of-way, improvement
ofthe alley, and acceptance of the improvement by the District as meeting
its construction standards are required for all alleys contained in a
proposed development.
21. Construct ACHD approved turnarounds at the end of East Shergar Court,
East Moner Court, East Spur Court, South Halo Place, East Hillis Court,
East Legal Place and the unnamed cul-de-sac roadway that extends south
from East Copper Point Way. Submit a design of the turnaround for
review and approval by District staff.
22. The residential turnarounds shall be constructed to provide a minimum
turning radius of 45-feet and the commercial turnarounds shall be
constructed to provide a minimum turning radius of 55-feet. The
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SUTIIERLAND FARM SUBDMSION / (pP-02-004)
10
Applicant shall also be required to provide a minimum of a 29- foot street
section on either side of any proposed center islands within the
turnarounds. The medians shall be constructed a minimum of 4-feet wide
to total a minimum ofa 100-square foot area. Dedicate 54-feet of right-
of-way plus the additional width of the median.
23. Any proposed landscape islands/medians within the public right-of-way
dedicated by this plat shall be owned and maintained by a homeowners
association. Notes of this shall be required on the final plat.
24. Replace any existing damaged curb, gutter and sidewalk and any that may
be damaged during the construction of the proposed development.
25. Any existing irrigation facilities shall be relocated outside of the right-of-
way.
26. Utility street cuts in pavement less than five years old are not allowed
unless approved in writing by the District.
27. All utility relocation costs associated with improving street frontages
abutting the site shall be borne by the developer.
28. Other than the access points specifically approved with this application,
direct lot or parcel access to Eagle Road and Victory Road is prohibited.
Lot access restrictions, as required with this application, shall be stated on
the final plat.
29. Comply with all the Standard Requirements listed within the ACHD
report with the date of the ACHD Commission Date - May 8,2002.
Adopt the Meridian Fire Department Recommendations as follows:
1. That a fITe-flow consistent with Appendix ill-A of the Uniform Fire Code
be provided to service the entire project. Fire hydrants shall be placed an
average of 400' apart. 1997 UFC Appendix ill-A.
2. Operational fire hydrants and temporary or permanent street signs are
required before combustible construction begins. UFC 901.4.2 & 901.3
3. Acceptance ofthe water supply for fire protection will be by the Meridian
Water Department.
4. Final approval of the fire hydrant locations shall be by the Meridian Fire
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SUTIIERLAND FARM SUBDMSION / (pP-02-004)
11
Department.
5. All internal & extemal roads shall have a radius of 28' inside and 48'
outside radius.
6. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation per section 1103.2.4 of the Uniform Fire Code.
7. The roadways shall be built to Ada County Highway Standards.
8. The proposed buildings & uses shall comply with the 1997 Uniform Fire
Code.
Adopt the Recommendation of the N ampa & Meridian Irrigation District.
1. Applicant shall apply for a land use changelsite application.
Adopt the Recommendations of the Central District Health Department as follows:
1. The Applicant's central sewage and central water plans must be
submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality.
2. Run-off is not to create a mosquito breeding problem.
3. Storrmwater shall be pretreated through a grassy swale prior to discharge
to the subsurface to prevent impact to groundwater and surface water
quality.
4. The Engineers and architects involved with the design ofthe subject
project shall obtain current best management practices for stormwater
disposal and design a stormwater management system that prevents
groundwater and surface water degradation.
Adopt and comply with the action ofthe City Council taken at their July 16, 2002
meeting as follows:
1. Developer shall mitigate the headlight issue with the adjacent neighbors
on the south side of Victory Road by adding trees to their yards as agreed
upon between the parties.
2. The neighborhood park located in Block 1, Lot 54 shall be far more
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SUTHERLAND FARM SUBDMSION / (pP-02-004)
12
functional and appealing as a subdivision amenity if the seven lots in the
southeast corner were eliminated. Four ofthe seven lots have been
deleted, and therefore, to allow for the 5-acre park, the three remaining
lots in the southeast corner shall need to be deleted. This would expand
the visibility corridor and increase the park size to approximately 5 acres.
By action of the City Council at its regular meeting held on the
day of ~~51- ,2002.
6#t
ROLL CALL
COUNCILMAN BIRD
VOTED~
COUNCILWOMAN deWEERD
VOTED~
COUNCILWOMAN McCANDLESS
VOTED ~
COUNCILMAN NARY
VOTED~
BY~-:' g~1 ~
Ity Clerk '
MAYO.R ROBERT D. CO~
(TIE BREAKER) ~ /\
Copy served upon Applicant, The Planning and Zoning Department, Public v.;~rkSIl""'1
\\' M I"
Department and City Attorney. ,,\\\, Of ERIC/"I'I
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Dated: It?- 4-tJZ" ~
VOTED
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FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SUTHERLAND FARM SUBDIVISION I (PP-02-004) 13