Tarawood Subdivision AZ 99-015CITY OF ~IERIDL~N
BEFORE THE MERIDIAN CITY COUNCIL
IN THE IVLATTER OF THE
APPLICATION OF
MICHELANGELO
INVESTMENTS, LLC, THE
APPLICATION FOR
ANNEXATION AND ZONING
OF 12.801 ACRES FOR
TARAWOOD SUBDIVISION,
SOUTH OF LOS AI.AaMITOS
PARK AND NORTH OF
SHERBROOKE HOLLOWS,
MERIDIAN, IDAHO
Case No. AZ-99-015
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
DECISION AND ORDER
GRANTING APPLICATION FOR
ANNEXATION AND ZONING
The above entitled annexation and zoning application having come on
for public hearing on October 5, 1999, at the hour of 7:00 o'clock p.m., and Shari
Stiles, Planning and Zoning Administrator, appeared and testified, and the Applicant,
Frank Stoppello, and appearing on behalf of the Applicant was Becky Bowcutt from
Br~ggs Engineering, appeared and testified and appearing in opposition or ~vith
concerns were: Clint Riley, Michael DeMayo, Scott Jar,As, Mr. Sutter, having
testified in opposition and the City Council having duly considered the evidence and
the record in this matter therefore makes the following Findings of Fact and
Conclusions of La,v, and Decision and Order:
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 1
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONiNG/TARAWOOD SUBDIVISION
BY: MICHELANGELO INVESTMENTS, LLC
FINDINGS OF FACT
i. The notice of public hearing on the application for annexation and
zoning xvas published for txvo (2) consecutive ~veeks prior to said public hearing
scheduled for October 5, 1999, before the City Council, the first publication
appearing and ~vritten notice having been mailed to property o~vners or purchasers of
record ~vithin three hundred (300') feet of the external boundaries of the property
under consideration more than fifteen (i5) days prior to said hearing and ~vith 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 ~vere 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 October 5,
1999, public hearing; and the applicant, affected property owners, and government
subdivisions providing serqices 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 ~vith all notice and hearing requirements set
forth in Idaho Code §§ 67-6509 and 67-6511, and §§ 11-2-416E and 11-2-417A,
Municipal Code of the City of Meridian.
3. The City Council takes judicial notice of its zoning, subdivisions and
developmen~ ordinances codified at Title 11, Municipal Code of the City of
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 2
AND DECISION AND ORDER GRANTING APPLICATION
FOP. ANNEXATION AND ZONING/TARAWOOD SUBDIVISION
BY: MICHELANGELO INVESTMENTS, LLC
Meridian, and all current zoning maps thereof, and the Comprehensive Plan of the
City of Meridian adopted December 2 i, 1993, Ordinance No. 629, January 4,1994,
and maps and the ordinance Establishing the Impact Area Boundary.
4. The property which is the subject to the application for annexation and
zoning is described in the application, and by this reference is incorporated herein as
if set forth in full. The property is approximately 12.80i acres in size. The property is
located south of Los Alamitos Park and north of Sherbrooke Hollo~vs Subdivision,
Meridian, Idaho. The property is designated as Tarawood Subdivision.
5. The owner of record of the subject property is Michelangelo
Invesmtents, LLC, of 620 W. Hays Street, Boise, Idaho.
6. Applicant is owner of record.
7. The property is presently zoned by Ada County as Rural Transitional
(R-T), and consists of vacant agricultural land.
8. The Applicant requests the property be zoned as Low Density
Residential (R-4).
9. The proposed site of the subject property is located north of Sherbrooke
Hollows, west of the proposed Thousand Springs Subdivision and south of the Los
Alamitos Subdivision.
10. The city limits of the City of Meridian are adjacent and abut to the
north, south and east of the subject property ~vith Ada County Rural Transitional
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 3
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/TARAWOOD SUBDIVISION
BY: MICHELANGELO INVESTMENTS, LLC
(R-T) to thc xvest.
I 1. The property ~vhich is the subject of this application is within the Area
of hnpact of the City of Meridian.
12. The entire parcel of the property is included ~vithin the Meridian Urban
Service Planning Area as the Urban Service Planning Area is defined in the Meridian
Comprehensive Plan.
13. The Applicant proposes to develop the subject property in the following
manner: construction and development of 32 single family dwellings.
14. The Applicant requests zoning of the subject real property as Low
Density Residential (R-4) which is consistent ~vith the Meridian Comprehensive Plan
Generalized Land Use Map which designates the subject property as single family
residential.
15. Giving due consideration to the comment received from the
governmental subdivisions providing services in the City of Meridian planning
jurisdiction, public facilities and services required by the proposed development ~vill
not impose expense upon the public if the following conditions of development are
imposed:
Adopt the Planning and Zoning Administrator and Assistant City Engineer
Recommendations as follows:
15.1 Any existing irrigation/drainage ditches crossing the property to be
included in this project, shall be tiled per City Ordinance I 1-9-605.M.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 4
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/TARAWOOD SUBDIVISION
BY: MICHELANGELO INVESTMENTS, LLC
I5.2
15.3
15.4
15.5
15.6
15.7
15.8
15.9
Plans ~vill need to be approved by the appropriate irrigation/drainage
district, or lateral users association, xvith ~vritten confirmation of said
approval submitted to the Public Works Department. No variances have
been requested for filing of any ditches crossing this project.
Any existing domestic wells and/or septic systems ~vithin this proiect will
have to be removed from their domestic service per City Ordinance
Section 5-7-517. Wells mav be used for non-domestic purposes such as
landscape irrigation.
Provide 5' ~vide side~valks in accordance ~vith City Ordinance Section
i 1-9-606.B.
Submit letter to the Ada County Street Name Committee, approving
the subdivision and street names. Make any corrections necessary to
conform.
Coordinate fire hydrant placement with the City of Meridian Public
Works Department.
Indicate on the final plat map and FEMA Flood Plains affecting the area
being platted, and detail plans for reducing or eliminating the boundary.
Respond in writing, to each of the comments contained in the
memorandum of staff by noon the day of the scheduled hearing by the
Meridian Planning and Zoning. Submit ten copies of the revised
Preliminary Plat Map to the City Clerk's Office a minimum of one week
prior to the hearing by the Meridian City Council.
Sanitary sewer service to this site will be via an extension from the
existing main that is adjacent to the proposed development. Applicant
shall be responsible to construct the sewer mains to and through the
proposed development. Subdivision designer to coordinate main sizing
and routing with the Public Works Department, Sewer manholes are to
be provided to keep the server lines on the south and ~vest sides of the
centerline.
Water service to this site ,vill be via extensions of existing mains
installed in adjacent developments. Applicant shall be responsible to
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 5
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONINGFFARAWOOD SUBDIVISION
BY: MICHELANGELO INVESTMENTS, LLC
construct the water mains to and through the proposed development.
Subdivision designer to coordinate main sizin§ and routing with the
Public Works Department.
15.10
i00-~vatt, high-pressure sodium streetlights ~vill be required at locations
designated by the Public Works Department. All streetlights shall be
installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants.
15.1i
Applicant indicated that the pressurized irrigation system ~vithin this
development is to be owned and maintained bv the Nampa & Meridian
Irrigation District.
15.12 Adjust adjacent lot line to provide the mininmm street frontage, create a
10 foot wide common area in place of the i0 foot easement adiacent to
the north of Lot 3, Block 1. These lots are to be o~vned and maintained
by the Home Owners Association.
15.13
A detailed landscape plan for the common areas, including fencing
locations, pathways and types of construction, shall be submitted for
review and approval with the submittal of the final plat map. A letter of
credit or cash surety will be required for the improvements prior to
signature on the final plat.
15.14
Permanent non-combustible fencing is to be installed along the common
area lot line for the Ridenbaugh Canal and Nine Mile Drain and
pedestrian pathways. Fencing is to be in place prior to applying for
building permits.
15.15
Applicant shall enter into a Development Agreement ~vith the City as a
condition of the Council granting the zoning application which shall
contain the conditions of the development here in this section set out
and for the use as set forth in Finding number 13.
16. It is found that if the developer pays for the requested improvements
and complies with the conditions set forth in these findings of fact no. 15, and all
subparts, the economic welfare of the City and its residents and tax and rate payers
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 6
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/TARAWOOD SUBDIVISION
BY: MICHELANGELO INVESTMENTS, LLC
wi[l be protected, ~vhich requirement shall be included in a development agreement, a
condition of annexation and zoning designation.
17. It is found that the development considerations which must be taken
into account, in order to assure the proposed development is designed, constructed,
operated and maintained in a manner ~vhich is harmonious and appropriate in
appearance ~vith the existing, or intended character of the general vicinity, in order to
assure that the proposed use ~viI1 not change the essential character of the affected
vicinity and will insure that the proposed uses ~vill not be hazardous or disturbing to
the existing, or future neighboring uses, particularly considering the impact of
proposed development on potential to produce excessive traffic, noise, smoke, fumes,
glare and odors.
18. The proposed development ~vill serve existing and grooving needs and
will provide services to surrounding institutional, commercial and residential
development.
19. There are no major or scenic features of major importance that affect
the consideration of this application.
20. The subject annexation request and zoning designation and proposed
development relates and is compatible to the goals and policies of the Comprehensive
Plan of the City as follows:
20.1 The consideration of the provisions of the Comprehensive plan and the
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 7
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/TARAWOOD SUBDIVISION
BY: MICHELANGELO INVESTMENTS, LLC
20.2
20.3
20.4
20.5
20.6
20.7
20.8
requirements of the Zoning ordinance assure that the processing of such
application is the management of growth xvith the aim to achieve high-
quality development. Enhancement of Meridian's quality of lit~ for all
residents is achieved by applying the criteria of the Comprehensive plan
and the Zoning ordinances of the City to all applications such as the
subject application.
This proposed new gro~vth development will finance public service
expansion by the requirement herein that the applicant comply ~vitb the
requests submitted of the political subdivisions responses within the
Meridian Urban Service Planning Area submitted in the record of this
lnatter.
The expansion of commercial development is facilitated bv the granting
of this application subject to the conditions herein set forth.
The application is consistent with Meridian's self identity.
The proposed development will be consistent ~vith the goal of supplying
employment and economic self-sufficiency for the existing and future
residents of the City and the reduction of the reliance upon Boise and
the strengthening of the City's ability to finance and implement public
improvements services and its open space character.
The preservation and improvement of the character and quality of
Meridian's man-made environment ~vhile maintaining its identity as a
self-sufficient community is achieved by applying the criteria of the
Comprehensive plan and the Zoning ordinances of the City to the
subject application.
Compliance with the requests of the political subdivisions providing
services, assures that community services are being provided for existing
and projected needs and that the land use patterns of the City are
balanced to insure that revenues pay for services and that the Urban
Service Planning Area is visually attractive, efficiently managed and
clearly identifiable.
Compatible and efficient use of land through innovative and functional
site design is achieved by applying the criteria of the Comprehensive
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 8
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/TARAWOOD SUBDIVISION
BY: MICHELANGELO INVESTMENTS, LLC
plan and the Zoning ordinances of the City to the subject application.
21. The property can be physically serviced with City ~vater and sewer, if
applicant extends the lines.
CONCLUSIONS OF LAW
1. The City of Meridian has authority to annex real property upon ~vritten
request for annexation and the real property being contiguous or adjacent to city
boundaries and that said property lies ~vithin the area of city impact as provided by
Idaho Code Section 50-222. The Municipal Code of the City of Meridian Section 1 I-
2-417 provides the City may annex real property that is within the Meridian Urban
Service Planning Area as set forth in the City's Comprehensive Plan.
2. The Council may take judicial notice of government ordinances, and
policies, and of actual conditions existing ~vithin the City and State.
3. The City of Meridian has exercised its authority and responsibility as
provided by "Local Land Use Planning Act of i975', codified at Chapter 65, Title 67,
Idaho Code by the adoption of 'Comprehensive Plan City of Meridian adopted
December 21, 1993, Ord. No. 629, January 4, 1994.
4. The following are found to be pertinent provisions of the City of
Meridian Comprehensive Plan and are applicable to this Application:
4.A The Goals of the Comprehensive Plan are set forth at Page 5 and
include:
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 9
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/TARAWOOD SUBDIVISION
BY: MICHELANGELO INVESTMENTS, LLC
4.1
4.2
4.3
4.4
4.5
4.6
4.7
4.8
To preserve Meridian's enviroomental quality and to make
provisions for and improve the total natural environment
by adopting City-~vide and Urban Service Planning Area
policies, which deal with area-specific policies and
programs.
To ensure that growth and development occur in an
orderly fashion in accordance with adopted policies and
procedures governing the use of land, residential
development the provision of services and the distribution
of r~e~v housing units within the Urban Service Planning
Area.
To encourage the kind of economic growth and
development which supplies employment and economic
self-sufficiency for existing and future residents, reduces
the present reliance on Boise and strengthens the City's
ability to finance and implement public improvements,
services and its open space character.
To provide housing opportunities for all economic groups
~vithin the community.
To preserve and improve the character and quality of
Meridian's man-made environment while maintaining its
identity as a self-sufficient community.
To encourage cultural educational and recreational
facilities ~vhich will fill the needs and preferences of the
citizens of Meridian and to insure that these facilities are
available to all residents of the City.
To provide community services to fit existing and projected
needs.
To establish compatible and efficient use of land through
the use of innovative and functional site design.
4.9 To encourage a balance of land use patterns to insure that
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 10
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/TARAWOOD SUBDIVISION
BY: MICHELANGELO INVESTMENTS, LLC
revenues pay for sendces.
4.10 To create an Urban Service Planning Area which is visuallv
attractive, efficiently managed and clearly identifiable.
5. The requested zoning of Low Density Residential, (R-4) is defined in
the Zoning Ordinance at 11-2-408 B. 3. as follosvs:
(R-4) Low Density Residential District: Only single-family d~vellings
shall be permitted and no conditional uses shall be permitted except for
Planned Residential Development and public schools. The purpose of
the (R-4) District is to permit the establishment of low density single-
family dwellings, and to delineate those areas where predominately
residential development has, or is likely to occur in accord ~vith the
Comprehensive Plan of the City, and to protect the integrity of
residential areas by prohibiting the intrusion of incompatible non-
residential uses. The (R-4) District allows for a maxinmm of four (4)
&veiling units per acre and requires connection to the Municipal Water
and Server systems of the City of Meridian.
6. That Section 1 i-2-409, ZONING SCHEDULE OF USE CONTROL, A,
this Section lists the uses allo~ved in the various zoning districts of the City; that
single family dwellings are listed as permitted uses in the Lo~v Density Residential (R-
4) District.
By authority of the City of Meridian' under the Comprehensive Plan, a
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 11
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/TARAWOOD SUBDIVISION
BY: MICHELAaNGELO INVESTMENTS, LLC
conditional use permit is not required for Applicant to construct and develop single
family dwellings on this parcel of land.
8. Since the annexation and zoning of land is a legislative function, the
City has authority to place conditions upon the annexation of land. See Butt vs. The
Citv of Idaho Falls, 105 Idaho 65,665 P2d 1075 (1983).
9. The development of the annexed land, if annexed, shall meet and
comply with the Ordinances of the City of Meridian including, but not. limited to:
Section 11-9-616 which pertains to development time schedules and requirements;
Section 11-9-605 M, ~vhich pertains to the piping of ditches; and Section 11-9-606 B
14., which pertains to pressurized irrigation systems.
10. The development of the property shall be subiect to and controlled by
the Zoning and Subdivision and Development Ordinance of the City of Meridian.
11. Section 11-2417 D of the Zoning and Development Ordinance provides
in part as follo~vs:
If property is annexed and zoned, the City may require or permit, as a
condition of the zoning, that an owner or developer make a ~vritten
commitment concerning the use or development of the subiect property. If a
commitment is required or permitted, it shall be recorded in the office of the
Ada County Recorder and shall take effect upon the adoption of the ordinance
annexing and zoning the property, or prior if agreed to by the oxvner of the
parcel.
DECISION AND ORDER
NOW, THEREFORE, BASED UPON THE ABOVE AND FOREGOING
FINDINGS OF FACT AND CONCLUSIONS OF LAW, the City Council does
hereby Order and this does Order:
1. The applicant's request for annexation and zoning of approximately
12.801 acres to Low Density Residential Zone (R-4) is granted subject to the terms
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 12
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/TARAWOOD SUBDIVISION
BY: MICHELANGELO INVESTMENTS, LLC
and conditions of this Order hereinafter stated.
2. The application is for annexation and zoning of 12.801 acres. The legal
description shall be prepared by a Registered Land Surveyor, Licensed by the State of
Idaho, and shall conform to all the provisions of the City of Meridian Resolution No.
158. The legal description for annexation must place this parcel contiguous to the
Corporate City Limits per Ordinance No. 686.
3. The City Attorney is directed to prepare a development agreement in
accordance with the general form used by the City of Meridian for such agreements
with the following special terms and conditions related to this application to-wit:
3. i Any existing irrigation/drainage ditches crossing the property to be
included in 'this project, shall be tiled per City Ordinance 11-9-605.M.
Plans will need to be approved by the appropriate irrigation/drainage
district, or lateral users association, with ,vritten confirmation of said
approval submitted to the Public Works Department. No variances have
been requested for tiling of any ditches crossing this project.
3.2 Any existing domestic wells and/or septic systems within this project ~vill
have to be removed from their domestic service per City Ordinance
Section 5-7-517. Wells may be used for non-domestic purposes such as
landscape irrigation.
3.3 Provide 5' wide sidewalks in accordance with City Ordinance Section
11-9-606.B.
3.4 Submit letter to the Ada County Street Name Committee, approving
the subdivision and street names. Make any corrections necessa~ to
conform.
3.5 Coordinate fire hydrant placement with the City of Meridian Public
Works Department.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 13
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/TARAWOOD SUBDIVISION
BY: MICHELANGELO INVESTMENTS, LLC
3.6
3.7
3.8
3.9
3.10
3.11
3.i2
3.13
Indicate on the final plat map and FEMA Flood Plains affecting the area
being platted, and detail plans for reducing or eliminating the boundary.
Respond in ~vriting, to each of the comments contained in the
memorandum of staff by noon the day of the scheduled hearing by the
Meridian Planning and Zoning. Submit ten copies of the revised
Preliminary Plat Map to the City Clerk's Office a minimum of one week
prior to the hearing by the Meridian City Council.
Sanitary sewer service to this site ~vill be via an extension from the
existing main that is adjacent to the proposed development. Applicant
shall be responsible to construct the sewer mains to and through the
proposed development. Subdivision designer to coordinate main sizing
and routing ~vith the Public Works Department. Sewer manholes are to
be provided to keep the sewer lines on the south and west sides of the
centerline.
Water service to this site will be via extensions of existing mains
installed in adjacent developments. Applicant shall be responsible to
construct the rvater mains to and through the proposed development.
Subdivision designer to coordinate main sizing and routing ~vith the
Public Works Department.
100-watt, high-pressure sodium streetlights will be required at locations
designated by the Public Works Department. All streetlights shall be
installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants.
Applicant indicated that the pressurized irrigation system within this
development is to be owned and maintained by the Nampa & Meridian
Irrigation District.
Adjust adjacent lot line to provide the minimum street frontage, create a
i0 foot wide common area in place of the 10 foot easement adjacent to
the north of Lot 3, Block 1. These lots are to be owned and maintained
by the Home Owners Association.
A detailed landscape plan for the common areas, including fencing
locations, pathways and types of construction, shall be submitted for
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 14
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/TARAWOOD SUBDIVISION
BY: MICHELANGELO INVESTMENTS, LLC
review and approval with the submittal of the final plat map. A letter of
credit or cash surety will be required for the improvements prior to
signature on the final plat.
3.14 Permanent non-combustible fencing is to be installed along the common
area lot line for the Ridenbaugh Canal and Nine Mile Drain and
pedestrian path,vays. Fencing is to be in place prior to applying for
building permits.
3.15 Applicant shall enter into a Development Agreement with the City as a
condition of the Council granting the zoning application which shall
contain the conditions of the development here in this section set out
and for the use as set forth in Finding number 13.
4. The City Attorney shall prepare for consideration by the City Council
the appropriate ordinance for the annexation and zoning designation of the real
property ~vhich is the subject of the application to (R-4) Lo~v Density Residential (§
11-2-408 B 3 of the Revised and Compiled Ordinances of the City of Meridian)
which Ordinance shall be considered for passage subsequent to the applicant having
executed the development agreement.
5. Subsequent to the passage of the Ordinance provided for in section 4 of
this Order the engineering staff of the Public Works Department shall prepare the
appropriate mapping changes of the official boundaries and oning maps as provided
in § 11-2-425 of the Revised and Compiled Ordinances of the City of Meridian in
accordance with the provisions of the annexation and zoning ordinance.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page i5
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/TARAWOOD SUBDIVISION
BY: MICHELANGELO INVESTMENTS, LLC
NOTICE OF FINAL ACTION
Please take notice that this is a final action of the govermng 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 may be adversely affected by the issuance or denial of
the conditional use permit may within twenty-eight (28) days after the date of this
derision and order seek a judicial review as provided by Chapter 52, Tide 67, Idaho
Code.
By action of the City Council at its regular meeting held on the ~ £~ day of
,1999.
ROLL CAT,I,
COUNCILMAN ANDERSON
VOTED_~
COUNCILMAN BENTLEY
VOTED___~
COUNCILMAN BIRD
VOTED_~
COUNCILMAN ROUNTREE
VOTED_~
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 16
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/TARA. WOOD SUBDIVISION
BY: MICHELANGELO INVESTMENTS, LLC
MAYOR ROBERT D. CORRIE (TIE BREAKER)
DA ED:
VOTED
MOTION: APPROVEc~~:=='- DISAPPROVED:
Copy served upon Applicant, the Planning and Zoning Department, Public Works
Department and City Attorney.
C~y ~ierk
'",,,g..~...'.; ,,,," ,,..
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 17
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/TARAWOOD SUBDIVISION
BY: MICHELANGELO INVESTMENTS, LLC