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HomeMy WebLinkAboutSoda Springs Sub PP 03-027RFCEIVEI~ FEB 0 4 2004 City Of Meridian City Clerk Office BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN C/C 12/09/03 C/C 01/06%04 Revised per C/C 01/27/04 IN THE NATTER OF THE RF,QUEST FOR PRELIMINARY PLAT FOR SODA SPRINGS SUBDIVISION FOR 57 BUILDING LOTS AND 9 OTHER LOTS ON l l ACRES LOCATED AT 2310 E. VICTORY ROAD AND 2384 E. VICTORY ROAD, MERIDIAN, I DAH O Case No. PP-03-027 FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT BY: JLJ ENTERPRISES, INC., APPLICANT The above entitled matter coming al regularly for public hearing before the City Council on December 9, 2003 and continued until January 6, 2004, and Anna Powell Pla~lning Director for the Planning and Zoning Department, Brad Watson of the Pubic Works Department, Fire ChiefKemiy Bowers, Meridian Police Chief Bill Musser, Jane Suggs, Lucien Samaha, Kathy Thompson, Marvin Hansen., Jeffrey Clingier, Louise Godby, Nancy Hansen, Gene Buclaand, .lim Jewett, Michelle Bucklaud, Norm Wright, Donald Ferguson, and Bruce Mills, appeared and testified, and the City Council having received a report from- Wendy Kirkpatrick Planner lI for Che Planning and Zoning Department, and Bruce Freekleton, Engineering Technician III, and the City Council having received as part of the record ofthis matter the recommendation to City FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SODA SPRINGS SUBDIVISION/ (PP-03-027) 1 Council of the Planning and Zoning Commission and the preliminary plat being "JLJ ENTERPRISES, INC. SODA SPRINGS SUBDIVISION PRELLMI7VARY PLAT, .IL.I ENTERPRISES, INC. SODA SPRINGS SUBDNISION, A PARCEL OF LAND ALL LOCATEb IN A PORTION OF THE SE '/4 OF SW '/a OF SECTION 20 T.3N., R. I E., B_M., MERIDIAN, ADA COUNTY, IDAHO 2003, PROJECT N0. 31099, DRAWING FILE NAME: 31099-land-peo6, SHEET 1, DESIGNED BY: LMB, DRAWN BY: LMB, APPROVED BY: SAS, LAST EDIT: 10/13/03, PLOT DATE: 10,'21/03, HANDWRITTEN DATE: 10-21-03, STAMED DATE: RECEIVED OCT 23 2003 CITY OF MERIDIAN CITY CLERK OFFICE, PLANNER/CONTACT:.fANE SUGGS, DEVELOPER INFORMATION: ,ILJ ENTERPRISES, TNC., ENGINEER INFORMATION: W&H PACLFIC", JL.I Enterprises, inc., Developer, submitted for preliminary plat approval and which preliminary plat for approval application is herein received and adjudged by the City Council pursuant [o Meridian City Code § ]?-3-3. Therefore the City Council makes the following findings: BINDINGS OF FACT That the proposed development is in conformance with the Amended 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 Amended Comprehensive Plan Map, adopted August 6, 2002, Resolution No. 02-382, and the property is presently zoned RUT by Ada County, however, an application for annexation and zoning to R-8 is before the Council, and requires connection to the Municipal Water and Scwer System. [Meridian City Code § l L7-2 D] FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SODA SPRINGS SUBDNISION / (PP-03-027) The preliminary plat is in confom7ance with the Amended Comprehensive Plan City of Meridian adopted August 6, 2002, Resolution No. 02-382. 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 lorth as conditions of preliminary plat approval. Sewer and water lines will need to be extended by the developer From mains in Victory and Locust Grove Roads. All other public services and facilities appear to be adequate to serve this property. 4. The proposed development is a continuity of the proposed development within the City's Capital Improvement Program and if the conditions, which are requested by the Planning and Zoning Administrator and the Engineering Technician III, and as proposed by the developer as stated on the preliminary plat, there will be public financial capability of supporting services for the proposed development. 5. The development if built in accordance with the conditions and as proposed, will not create health, safety or enviromnental problems and there have been no specifics of any such concerns brought to the Council's attention. It is found that the Recommendation To City Council of the Planning and Zonim~ J Commission is reasonable and appropriate for the conditions of approval of the preliminazy plat as hereinafter set forth. The applicant has submitted for consideration of this approval drawing of the preliminary plat herein designated as: "JLJ ENTERPRISES, INC. SODA SPRINGS SUBDIVISION PRELIMINARY PLAT, JLJ ENTERPRISES, INC. SODA SPRINGS FINDINGS OP FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL .APPROVAL OF PRELIMINARY PLAT SODA SPRINGS SUBDIVISION / (PP-03-027) SUBDIVISION, A PARCEL OF LAND ALL LOCATED IN A PORTION OF THE SE ':4 OF SW '/4 OF SECTION 20 T.3N., R.lE., B.M., MERIDIAN, ADA COUNTY, IDAHO 2003, PROJECT NO. 31099, DRAWING FILE NAME: 31099-land-peo6, SHEET 1, DESIGNED BY: LMB, DRAWN BY: LMB, APPROVED BY: SAS, LAST EDIT: 10%13/03, PLOT DATE: 10/21/03, HANDWRITTEN DATE: 10-21-03, STAMED DATE: RECEIVED OCT 23 2003 CITY OF MERIDIAN CITY CLERK OFFICE, PLANNER/CONTACT: JANE SUGGS, DEVELOPER INFORMATION: JLJ ENTERPRISES, INC., ENGINEER INFORMATION: W&H PACIFIC". The City Council recognizes the concerns of Marvin and Nancy Hansen expressed in their letter dated October 2, 2003. The City Council also recognizes the Petition dated: RECEIVED SEP 2~ 2003 City of Meridian City Clerk Office, and which has been entered into public record, by the homeowners of Sherbrooke Hollows Subdivision, acid the objection to the house sizes for Soda Springs in a letter from Andy C. Doll dated September 23, 2003. Additionally, the narrative from Steven K. Harding dated: RECEIVED DEC 02 2003 City of Meridian City Clerl< Office has also been entered into public record in this matter. DECISION AND ORDER Pursuant to the City Council's authority as provided in Meridian City Code § 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 The Preliminary Plat of the applicant as evidenced by having submitted the preliminary plat "JLJ ENTERPRISES, INC. SODA SPRINGS SUBDIVISION PRELIMNNARY' FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SODA SPRINGS SUBDIVISION / (PP-03-027) PLAT, JLJ ENTERPRISES, INC. SODA SPRINGS SUBDIVISION, A PARCEL OF LAND ALL LOCATED IN A PORTION OF THE SE % OF S W %4 OF SECTION 20 T.3N., R.1 E., B.M., MERIDTAN, ADA COUNTY, IDAHO 2003, PROJECT NO. 31.099, DRAWING FILE NAME: 31099-land-peo6, SHEET 1, DESIGNED BY: LMB, DRAWN BY: LMB, APPROVED BY: SAS, LAST EDIT: 10/13/03, PLOT DATE: LO/21/03, HANDWRITTEN DATE: 10-21-03, STAMED DATE: RECEIVED OCT 23 2003 CITY OF MERIDIAN CITY CLERK OFFICE, PLANNER/CONTACT: JANE SUGGS, DEVELOPER INFORMATION: ,TL.T ENTERPRISES, INC., ENGINEER INFORMATION: W&H PACIFIC", JLJ Enterprises, Ina, Developer is hereby conditionally approved; and 2. The conditions of approval are as follows to-wit: A. Adopt the Special Recommendations of the Planning and Zoning Commission as follows: Include fence line along eastern property line on plat. B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows: SITE SPECIFIC COMMENTS (prelimioary plat) 1. Sanitary sewer service to this project is being proposed via a main Tine extension down Victory Road. Currently the sewer tnm]<ends approximately 3,400 feet west of the project site. The applicant shall be required to extend sewer mains to and through the proposed development. 2. Domestic water service to this site shall be via new main lice extensions from existing mains. Currently water mains exist on the east side of the Ridenbaugh Canal, and at the southern edge of the Sherbrooke Hollows Subdivision in Locust Grove road. The subdivision designer to coordinate main sizing and routing with FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SODA SPRINGS SUBDIVISION / (PP-03-027) 5 the Public Works DepartmenC. The applicant shall be required to extend water mains to and through the proposed development. Applicant shall submit a site plan depicting how homes will fit on the lots in Block 2 of the proposed subdivision. 4. Applicant shall prohibit parking iu Che proposed alleys and garage aprons located in blocks 2, 3, 4, and 5. If the site plan is revised and 20' aprons are provided for each garage, parking will be permitted on the aprons for lots in blocks 2, 3, 4, and 5. 5. Fencing details shall be submitted with the Final Plat application. Fencing adj acenC to pathways or the common area lots shall not be over three feet in heiglit if constructed of a solid material, and shall not be more than 4 feet in height if it is non-sight obscuring. A solid, 6-foot high perimeter fence shall be installed prior to any building permits being issued, unless agreed to otherwise in writing by the Planning Director. 6. All adjacent agricultural uses shall be protected and a note added to the face of the plat regarding the Right to Farm Act. The required landscaping and irrigation system 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 must be bonded for prior to applying for building permits. 8. No phasing lines were shown on the preliminary plat. If phasing is planned, applicant shall submit a revised plat prior at least 10 days prior to the next public hearing showing the proposed phase lines. 9. Underground pressurized irrigation must be provided to all landscape areas on site. The applicant has indicated that the pressurized irrigation system within this development is to be owned and maintained by the Nanlpa & Meridian Irrigatio^ District. 10. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a creek or well source is not available, asingle-point connection to the culinary water system shall be required. if a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior Co signanu'e on the Lmal plat by the Meridian City Engineer. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SODA SPRINGS SUBDIVISION / (PP-03-027) 6 11. Please submit all updated groundwater monitoring data to the Public Works Department for review. All drainage areas (detention/retention basins) must be designed to ensure that water is retained only during 100-year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1. The project engineer should pay close attention to the results of field studies determining the groundwater, soil type & and characteristics during the design and construction phases. The engineer shall be required to certify that the street centerline elevations are set aminimum of3-feet above the highest established ^onnal groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above groundwater. GENERAL COMMENTS (yreliminarv plat) 1. Please submit a copy of the Ada County Street Name Committee's final approval letter for Che subdivision name, and the lot and block numbering. Make any corrections necessary to conform. 2. Coordinate fire hydrant placement with the City of Meridian Public Worls Department. 3. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior fo signature on the final plat. 4. 1'wo-hundred-fifty and one-hundred-watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Deparunent. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 5. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the areabeing subdivided shall be tiled per City Ordinance 12-4-13. The ditches to be piped should be shown on the site plans. Plans willneed to be approved bythe appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 6. Any existing domestic wells and/or septic systems within this prof ect will have to be removed from their domestic service per City Ordinance Sections 9-1-4 and 9-4-8. Wells maybe used for non-domestic purposes such as landscape irrigation. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SODA SPRINGS SUBDIVISION / (PP-03-027) 7 Graphically depict any FEMA flood plain boundaries. Note restrictions associated with the flood zone on the face of the preliminary plat. 8. Performance specifications for the common area pressurized in~igation system shal I be submitted with each Final Plat application. C. Adopt the Recommendations of ACHD as follows: Site Specific Conditions of Approval The applicant shall do one of the following: a. Dedicate by donation a total of 35-feet ofright-of--way from centerline along Victory Road, and construct a minimum 5-foot wide concrete sidewalk along Victory Road, located a minimum of 28-feet from the centerline of the right-of- way. b. Do not dedicate additional right-of--way, but construct a minimum ~-loot wide concrete sidewalk along Victory Road, located a minimum of 28-feet from the centerline of the right-of--way, in an easement provided to the District. c. Do not dedicate additional right-of--way, but construct a minimum 5-foot wide concrete sidewalk along Victory Road, located at the back edge of the existing right-of--way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 2. Construct the main entrance to be located so that Gunnell Avenue intersects Victory Road approximately 385-feet east of the west property line. 3. Construct Gunnell Avenue and Tigert Street as 36-foot street sections with curb, gutter and 4-foot detached sidewalks that are separated by a 5-foot planter strip within 50-feet ofright-of--way. 4. Construct Condo Avenue and McPherson Street as 29-foot street section with curb, gutter and 4-foot detached sidewalks that are separated by a 5-foot planter strip within 42-feet of right-of--way. Construct Hudspeth Avenue as one-half of a 29-foot street section with curb; gutter and 5-foot concrete sidewalk on the west side of the roadway and a 3-foot FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SODA SPRINGS SUBDNISION / (PP-03-027) 8 gravel shoulder on the east side of the roadway with a minimum of 24-feet of pavement within a minimum of 35-feet ofright-of--way, as proposed. 6. Construct two 16-foot wide alleys within the subdivision located perpendicular to Tigert Street and McPherson between Condo Avenue and Gunnell Avenue AND between Gunnell Avenue and Hudspeth Avenue. Construct the alleys to have a back-of-curb radius of 1 ~-feet at all intersections and pave the alleys their entire width of 16-feet. Any driveways that are proposed to access an alley shall be located a minimum of 25-feet from the nearest public street and the minimum clear distance from the back of any parking stall to die opposite side of the alley shall be 22-feet. Construct one knuckle without a center island locaC'ed in the northwest corner of McPherson Street and Condo Avenue, as proposed. Construct Hudspeth Avenue on the east property line to serve as a quasi stub street for the property that is located directly to the east, as proposed. Construct a temporary emergency access road that will intersect Victory Road approximately 10-feet west of the east property line and extend to the north to intersect Tigert Street, as proposed. Install traffic bollards within the emergency access to minimize the connection. 10. Other than the access points that have specifically been approved with this application, direct lot access to Victory Road is prohibited. Lot restrictions prohibiting access to Victory Road shall be placed on the final plat. 11. Comply with all Standard Conditions of Approval. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of--way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged during the construction of the proposed development. Contact Constmction Services at 387-6280 (with file number) for details. 6'INDINGS OE FACT AND CONCLUSIONS OF LAW AND ORllER O1= CONDITIONAL APPROVAL OF PRELIMINARY PLAT SODA SPRINGS SUBDIVISION / (YP-03-027) 9 4. Utility street cuts in pavement less than five years old are ^ot allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans far staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. Constriction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINF (1- 800-342-1585) at least two full business days prior to breaking ground within ACRD right-of--way. The applicant shall contact ACHD Traffc Operations 387- 6190 inthe event any ACHD conduits (spare or filled) are compromised during any phase of construction. l0. No change in the terms and conditions of this approval. shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway Disu-ict. The burden shall be upon the applicant to obtain written confirmation of any change 6rom the Ada County Highway District. 11. 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 Hiles, regulations, ordinances, plans, or other regulatory and legal resu'ictions in force at the time the applicant or its successors in interest advises the Highway Disn'ict of its intent to change the plaimed use of the subject property unless a FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SODA SPRINGS SUBDIVISION / (PP-03-027) 10 waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. D. Adopt the Meridian Fire Department Recommendations as follows: The following will be the requirements and/or concerns to provide minimum levels of fire protection for the proposed project The phasing plan may require that any roadway greater than UO' in length that is not provided with an outlet shall be required to have a turn around. All roads shall have a turning radius of 28' inside and 48' outside. A minimum of two points of access will be required for any portion of the project, which serves more than 50 homes. The emergency access road will require either a 20' wide swing gate or bollards, and if bollards are used then the Meridian Fire Department will need to approve of them. The location on Block 1 Lot 1.8 is approved. 4. Provide afire-flow per the international Fire Code Appendix D to service the project. Fire hydrants shall be placed an average of 400' apart. E. Adopt the Recommendation of Nampa & Meridian Irrigation District as follows: A Land Use Change Application is required by the Dishict before comment or approval can be made on the CUP, and the Application must also be reviewed on the PP prior to final platting. 2. A11 laterals and waste ways must be protected. All municipal surface drainage must be retained on site. If any surface drainage ]eaves the site, the District must review drainage plans. The developer must comply with Idaho Code 31-3805. F. Adopt the Recommendations of the Central District Health Department as follows: This proposal can be approved for central sewage & central evater after written approval from appropriate entities is submitted. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SODA SPRItiGS SUBDIVISION / (PP-03-027) 11 2. 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. 3. Run-off is not to create a mosquito breeding problem. 4. Stormwater shall be pretreated through a grassy swale prior fo discharge to the subsurface to prevent impact to groundwater and surface water quality. The Engineers and architects involved with the design of the subject project shall obtain current best management practices for storniwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. G. Adopt the action of the City Council taken at their .lanaary 6, 2004 meeting as follows: 1. Per the Pazlcs Department, Developer shall build the pathway to approved pathway standards. 2. For clarification: 1. The revisedPreliminaryPlat dated 10/21/03 is hereby approved for 57 building lots with 9 common lots, except the revised Preliminary Plat under Project Summary: Minimum D welling S ize.........1200 s q. ft. i s n of approved, and the minimum dwelling sizes are addressed in number G.6 herein below. 2. The Applicant shall increase the entry street width to 36'. By increasing the street to this width it will help to create more parking. Also, the front yard setbacks steal I be reduced to I ]' instead of 15' to additionally accommodate the 36' sheet width. (ACHD reviewed the proposed street layout and found that a network of one-way streets would not be beneficial to the circulatio^ or safety in the proposed subdivision. ACRD is allowing the Applicant to construct a 36' street section, with parking allowed on both sides, within a 50' right-of--way. (Per ACHD's letter dated January 5, 2004.) 3. The Applicant shall revise the street layout on the east side of the subdivision to include a rolled curb and gutter on the east side of Hudspeth Avenue. 4. Applicant shall construct cedar fencing behind the 6,00 square foot lots. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SODA SPRINGS SUBDIVISION / (PP-03-027) 12 5. Applicant shall only be allowed one story homes to be built on Che lots that backup to the one story homes in Sherbrooke Hollows. Bonus rooms shall be allowed in these homes, but no windows shall face into the Sherbrooke Hollows homes. :Minimum housing sizes shall be as follows: a. 1,00 sq, ft. minimum for one story homes bordering Sherbrooke Hollows. b. 1,750 sq. ft. minimum for lwo story homes bordering Sherbrooke Hollows. c. 1,300 sq. ft. minimum for homes backing up to Victory Road. d. 1,300 sq. ft. minimum for one story homes on alleys. e. 1,600 sq. ft. minitnum for two story homes on alleys. The sanitary sewer connection shall be directly westward on Victory Road to the larger Ten Mile Sewer Trunlc and beyond in the future. Ultimately, the sewer steal I be diverted to the future Black Cat Sewer Trunk. NOTICE OF FINAL ACTION AND RIGHT TO REGULATORY TAHINGS 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 maybe filed. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an interest in real property which maybe 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 the Z~ ~ FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLA"1' SODA SPRINGS SUBDIVISION / (PP-03-027) l3 day of ~, 2004. ROLL CALL COUNCILMAN SHAUN WARDLE VOTED COUNCILMAN BILL NARY VOTED COUNCILMAN CHARLIE ROUNTREE VOTED COUNCILMAN KEITH BIRD VOTED_~~- MAYOR TAMMY de WEERD VOTED (TIE BREAKER) Mayor Talfi3.r(y de Weerd Attest: `\ ``~y ,~~ "~~~ r~~~?///,/! G~ ~.~aaort~ q ~i~ ''~ ® ~' y~ . A n = G. Berg, 7r., City Copy served upon Applicant, The Plam3 Department and City Attorney. SL,~L = T ~~ ~(~ 1 ~T7SS• ~O `~ ~ ~~ ,{~Q' #+.~g`k7~~lrtnent, Public W`o,~ 5QF"~~~~/ ~~~'~. '"' „ : r 1:,;~ BY' /~--~~ ~ ~~ Dated City Clerk G`~~Jo~ror~q rF q~' ''. y _ y_o y s~~L ,, ~~ %:\WOrk\MUvleridian\Meridian 15360M1Soda Springs Sub AZr03-023 PP-03-027 CUP-03-043\FIC'IsOrdPP.dOc FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SODA SPRINGS SUBDIVISION / (PP-03-027) 14 o U`S'T YST •1~ .Zp ,~_ ,, ~, ""