Findings - PZ - 1994 - CUP - Set Mobile Home On Lot/525 Parkinson St.
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CITY OF EAGLE
IN THE MATTER OF
Gary & Paula Sue Graham
AN APPLICATION
FOR A
CONDITIONAL USE PERMIT
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FINDINGS OF FACT
AND CONCLUSIONS
OF LAW
On March 7, 1994, pursuant to public notice and hearing procedures
set forth in Section 67-6509, Idaho State Code, and Section 8-7-3-
5, Eagle City Code, Paula Sue Graham, the applicant, came before
the Eagle Planning and Zoning Commission for the City of Eagle,
Idaho, requesting approval of a conditional use permit to set a
mobile home on a single family lot where a dwelling already exists.
The location of the property is 525 Parkinson Street, Eagle, Idaho. '
The land use designation is R5 (residential).
Based on the application, testimony from the applicant and all
interested parties and, together with all documentary evidence
submi tted concerning the application, the Eagle Planning and Zoning
Commission finds the following:
FINDINGS OF FACT AND CONCLUSIONS OF LAW
1.
The records in this matter indicate all notices, and
publications have occurred as required by law. The records
further reflect notice of the public hearing was sent to
relevant public entities, including Central District Health,
Eagle Sewer District, Eagle Water Co., Eagle Fire Dept., Idaho
Power, and Ada Highway District.
RESPONSES RECEIVED FROM
ENTITIES:
CENTRAL DISTRICT HEALTH: Will require more data concerning soil
conditions for sewage disposal NOTE: (this property will be served
by Eagle Sewer Dist)
F.AGT.E SEWER DIST: Is within the Districts planning area. There is
a sewer line in the N right of way of Dunyon St. A permit must be
purchased.
2. On March 7, 1994, a public hearing was conducted by the
Eagle Planning and Zoning Commission. Public testimony in was
received and concerns of the public were expressed regarding
obstruction of view of neighbors across the street and to the side
of the property. There is concern about the sharp corner (90
degree) of Parkinson & Syringa if the mobile home causes
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obstruction of view.
3. The location of the property is in Randall Acres Subdivision on
E. State, Eagle, Idaho.
4. The project adequately addresses the problems regarding road
impacts, sewer and water. The project is conditioned on obtaining
approval for water by Central District Health and sewer by Eagle
Sewer District.
5.
The standards used in evaluating the application are in the
following sections of the Eagle City Code:
EAGLE CITY CODE:
8-3-2. E: allows mobile homes occupied by a family member to be
located on a single family dwelling lot. This section of the code
was initiated to aid in cases of family hardship.
8-7-3-2: GENERAL STANDARDS FOR CONDITIONAL USES: The
Commission/Council shall review the particular facts and
circumstances of each proposed conditional use in terms of the
following standards and shall find adequate evidence showing that
such use at the proposed location:
A. Will, in fact, constitute a conditional use as established in
Section 8-2-3 of this Title for the zoning district involved;
B. Will be harmonious with and in accordance with the general
objectives or with any specific objective of the Comprehensive Plan
and/or this Title;
C. 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;
D. Will not be hazardous or disturbing to existent or future
neighboring uses;
E. will be served adequately by essential public facilities and
services such as highways, streets, police and fire protection,
drainage structures, refuse disposal, water and sewer and schools;
or that the persons or agencies responsible for the establishment
of the proposed use shall be able to provide adequately any such
services;
F. 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;
G. 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;
H. Will have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on
Rurrounding public thoroughfares; and
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J. Will not result in the destruction, loss or damage of a naturalj
scenjc or historic feature of major importance.
8-7-3-3 Public
following:
Sites
and open spaces:
shall
conform to
the
A. Public Uses
B. Natural Features
C. Special Developments
8-7-3-4: Supplementary conditions and safeguards: In granting an
CtlP the Council may prescribe appropriate conditions, bonds and
RrJ feguards in conformity with this Title. Violations of such
condi tions, bonds or safeguards, when made a part of the terms
I1nder which the CUP is granted, shall be deemed a violation of this
Title.
8-7-3-5: CONDITIONAL USE PERMITS
8-7-3-5-C-2:
Upon granting or denying a CUP specify:
a. the ordinance and standards used in evaluating
the application;
b. the reasons for approval or denial; and
c. the actions, if any, that the applicant could
take to obtain a permit.
8-7-3-5-D: Conditions of permit: Upon granting of a CUP conditions
may be attached to said permit including, but not limited to,
those:
1. Minimizing adverse impact on other development;
2. Controlling the sequence and timing of development;
3. Controlling the duration of development;
4. Assuring that development is maintained properly;
5. Designating the exact location and nature of development;
6. Requiring the provision for on site or off site public
facilities or service; and
7. Requiring more restrictive standards than those generally
required in this Title
8-7-3-5-E: TRANSFER OF PERMIT: A CUP is not transferrable from one
parcel to another.
(F') A CUP shall not be considered as
precedent to grant other CUP.
establishing a binding
OUTLINE OF CONDITIONS THAT MAY BE ATTACHED TO SPECIAL USE PERMIT
A. Uses allowable with conditions and subject to ability of
political subdivisions to provide services.
R. Notice procedures apply (ISC 67-6509)
C. Can be tied to ability of political subdivisions to provide
~prv ices. Sequence, timing, duration, maintenance; can require
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site-specific conditions.
D. MßY require that studies be conducted
E. Transferable from owner but not from parcel.
PRACTICAL POINTERS
'T'he special use permit procedure allows a zoning ordinance to
address uses which are conditionally acceptable in the midst of a
land use zone. The special use procedure allows the application of
special conditions to development of uses which would allow them to
integrate suitably with their surroundings by including the
conditions which are susceptible to special use approval, a permit
applicant is put on notice of what design features should be
considered and might be applied as conditions.
Some of those considerations might be restrictions on lighting,
lßndscaping requirements, limits on building height or placement,
design considerations.
It may be appropriate to require applicants for a special use
permit to conduct special studies and to provide additional
analysis beyond that normally required of a permit applicant before
a permit can be favorably considered. Special use permits do not
create binding precedent are very site specific in that certain
uses can be integrated suitably into certain sites better than
others. Accordingly, special use permits are not transferable from
one site to another, but do continue from one owner to another.
Special use permits can be implemented to time certain, or within
a certain time frame.
CONCLUSIONS OF LAW
1. granting of a Conditional Use Permit for the purpose of
establishing a mobile home on the applicant's property will
not violate the Idaho State Codes, Eagle City Codes or Eagle
Comprehensive Plan.
2. the approval of the application will have no adverse
impact on those property owners in the area;
3. the application submitted by Gary & Paula Sue Graham
for a Conditional Use Permit serves the welfare of the
general public and is in the best interest of the
public.
RECOMMENDATION
Based upon the foregoing FINDINGS OF FACTS AND CONCLUSIONS OF
LAW, the Eagle Planning and Zoning Commission recommends to
the Council the application be approved subject to the
following condition:
Mobile Home is to be situated on the property as not to be an
obstruction and that this is a temporary nature and a hardship case
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that the Conditional Use Permit be granted for on year at a time
and has t.O be renewed annually.
Commission of the
, 1994.
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City of
ADOPTED by the Eagle Planning and zoning
Eagle, Idaho this ~ day of March
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