Findings - PZ - 2004 - A-6-04 & RZ-1-04 - Rz From Rut To P/To Construct A Park And Ride Lot/1.17 Acre/44&E. Riverside Dr
BEFORE THE EAGLE PLANNING AND ZONING COMMISSION
IN THE MATTER OF AN APPLICATION FOR
ANNEXATION AND REZONE FROM RUT (RURAL
URBAN TRANSITION) TO PS (PUBLIC/SEMIPUBLIC)
FOR THE ADA COUNTY HIGHWAY DISTRICT (COMMUTERIDE)
)
)
)
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FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER A-6-04 & RZ-ll-O4
The above-entitled annexation and rezone applications came before the Eagle Planning and Zoning
Commission for their recommendation on October 18, 2004. The Commission, having heard and taken
oral and written testimony, and having duly considered the matter, makes the following Findings of Fact
and Conclusions of Law;
FINDINGS OF FACT:
A.
PROJECT SUMMARY:
The Ada County Highway District is requesting approval of an annexation and rezone
from RUT (Rural Urban Transition - Ada County designation) to PS (Public/Semi-Public)
for the construction of a park and ride lot. The 1.17 -acre parcel is located on the
southwest comer of the intersection of State Highway 44 and East Riverside Drive.
B.
APPLICA nON SUBMITTAL:
The application for this item was received by the City of Eagle on September 9, 2004.
c.
NOTICE OF PUBLIC HEARING:
Notice of Public Hearing on the application for the Eagle Planning and Zoning
Commission was published in accordance for requirements of Title 67, Chapter 65, Idaho
Code and the Eagle City ordinances on September 27,2004. Notice of this public hearing
was mailed to property owners within three-hundred feet (300-feet) of the subject property
in accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City
Code on September 21, 2004. Requests for agencies' reviews were transmitted on
September 13, 2004, in accordance with the requirements of the Eagle City Code.
D.
HISTORY OF RELEVANT PREVIOUS ACTIONS: (none)
E.
COMPANION APPLICATIONS: (none)
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F.
COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGN A TION DESIGNA TION
Existing Public/Semi-Public RUT (Residential- Ada Vacant
County designation)
Proposed No Change PS (Public/Semipublic) Park and Ride parking
facility
North of site Public/Semi-Public & MU-DA (Mixed Use with State Highway 44 &
Mixed Use Development Agreement) & portion of the Eagle River
RUT (Residential- Ada development
County designation)
South of site Mixed Use RUT (Residential- Ada Vacant
County designation)
East of site Mixed Use RUT (Residential- Ada Single-family dwelling
County designation)
West of site Mixed Use MU-DA (Mixed Use with Portion of the Eagle River
Development Agreement) & development
RUT (Residential- Ada
County designation)
G.
DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA or CEDA.
H.
TOTAL ACREAGE OF SITE: 1.17 -acres
1.
APPLICANT'S STATEMENT OF JUSTIFICATION FOR THE REZONE:
The justification letter date stamped by the City of Eagle on September 9,2004, provided
by the applicant's representative is incorporated herein by reference.
J.
APPLICANT'S STATEMENT OF JUSTIFICATION OF A DEVELOPMENT AGREEMENT (if
applicable): Not applicable
K.
AVAILABILITY AND ADEQUACY OF UTILITIES AND SERVICES:
Letters from the Eagle Fire Department, Eagle Sewer District and Idaho Power state they
have no objection to or concern with the proposed rezone.
L.
PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
M.
NON-CONFORMING USES: None apparent on site.
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N.
AGENCY RESPONSES:
The following agencies have responded and their correspondence is incorporated herein
by reference. Comments, which appear to be of special concern, are noted below:
Ada County Highway District
Eagle Fire Department
Eagle Sewer District
Idaho Power
O.
LETTERS FROM THE PUBLIC:
Letter from Eagle River, LLC, 485 East Riverside Drive, Eagle, ill 83616
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A.
COMPREHENSIVE PLAN PROVISIONS
REGARDING THIS PROPOSAL:
WHICH ARE OF SPECIAL CONCERN
Chapter 6
Land Use
Public/Semi Public
Suitable primarily for the development of such uses as golf courses, parks,
recreation facilities, green ways, schools, cemeteries, and public service facilities
such as government offices. Support activities may also be permitted.
All development within this land use is encouraged to be designed to
accommodate the different needs, interests, and age levels of residents in matters
concerning both recreation and civil activities.
6.7
Implementation Strategies
b.
Establish land use patterns and zoning districts that do not exhaust available
services such as sewer, water, police, fIre, recreational areas, highways and
transportation systems.
Chapter 8
Transportation
8.1
Background
The City's existing network of roadways represents only a portion of the system
needed to serve future growth and development. As the City continues to experience
growth, population will increase and the number of vehicles using the transportation
system will increase. In addition to adding new streets and roadways, modifications
and extensions to the existing routes will be necessary in order to create a fully
integrated, modem, efficient transportation system that will effectively serve the
residents of the City, the business community and the traveling public.
8.6
Implementation Strategies
b. Integrate all modes of travel to support air quality improvement measures.
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g. The City should be involved in regional or long range transportation planning that
impacts the City.
s.
Encourage park and ride lots within the City and Impact Area. Impacts to existing
or planned neighborhoods should be considered.
Chapter 12
Community Design
12.3
Entry Corridors
Entryway corridors are arterial roadways that introduce both visitors and residents to
Eagle. City entryways include State Highways 44 (State Street and Alternate Route)
and 55 (Eagle Road). These entrances with their landscaping (or lack thereof),
commercial signage and building character provide the first, and oftentimes the most
lasting impressions of the entire community. The City of Eagle has the responsibility
to guide development and redevelopment that occurs along these entryway corridors.
Design review procedures should guide future development and redevelopment of
existing uses. Depending on land uses and buildings, more extensive landscaping
and fewer points of access may be required. The design review process will
afford the opportunity to address the special features of each property and facility
in a manner that will best address the overall intent of enhancing Eagle's
entryways.
B.
ZONING ORDINANCE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
.
ECC Section 8-2A-7 (K) Parking Lot Landscaping
1. Visual Impact: Landscaping shall be provided to minimize the visual impact of
off street parking,
2. Parking Lot Landscape Strip: A landscape strip shall be provided when a
parking lot is located adjacent to a public right of way. The landscaped strip shall
serve to shield views of parked cars to passing motorists and pedestrians, and to
establish coordination among architecturally diverse buildings, which creates a
pleasing, harmonious appearance along the roadway.
4. Parking Lot Interior Landscaping:
a. Calculated Amount: Interior parking lot landscaping shall be required
on any parking lot with ten (10) spaces and above.
.
ECC Section 8-2A-7 (M) Parkway Strips, Separated Sidewalks, And Street Trees:
1. Except as may otherwise be required within the DDA, IDA, CEDA, and
DSDA sidewalks shall be separated from the curb along all streets. Meandering
sidewalks shall be required when space permits. An average five foot (5') wide
minimum parkway planter strip planted with shade class (class II or class III) trees
shall be required between the sidewalk and street to provide a canopy effect over
streets.
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C.
DISCUSSION:
.
During the rezone application process, the City often initiates a development agreement to
provide a mechanism that allows conditions to be placed on the rezone. With regard to
this application, staff did not initiate a development agreement since the development of
the parcel is a 'public' development to be completed by the Ada County Highway District
and funded with Federal grant funds. While site specific conditions of approval may be
thought of at this time, staff believes that conditioning the forthcoming design review
application will be adequate and sufficient enough to ensure the appropriate development
of the site.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date, staff recommends approval of the requested
rezone.
PUBLIC HEARING OF THE COMMISSION:
A. A public hearing on the application was held before the Planning and Zoning Commission on October
18, 2004, at which time testimony was taken and the public hearing was closed. The Commission
made their recommendation at that time.
B. Oral testimony in opposition to this proposal was presented to the Planning and Zoning Commission
by no one.
C. Oral testimony in favor of this proposal was presented to the Planning and Zoning Commission by no
one (other than the applicant/representative).
COMMISSION DECISION:
The Commission voted 3 to 0 (Bandy, Lien absent) to recommend approval of A-6-04 & RZ-
11-04 for a rezone upon annexation from RUT (Rural Urban Transition - Ada County
designation) to PS (Public/Semi-Public) for the Ada County Highway District (Commuteride).
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on September 9, 2004.
2. Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission was
published in accordance for requirements of Title 67, Chapter 65, Idaho Code and the Eagle City
ordinances on September 27, 2004. Notice of this public hearing was mailed to property owners
within three-hundred feet (300-feet) of the subject property in accordance with the requirements of
Title 67, Chapter 65, Idaho Code and Eagle City Code on September 21,2004. Requests for agencies'
reviews were transmitted on September 13, 2004, in accordance with the requirements of the Eagle
City Code.
3. The Commission reviewed the particular facts and circumstances of this proposed rezone upon
annexation (A-6-04 & RZ-ll-04) with regard to Eagle City Code Section 8-7-5 "Action by the
Commission and Council", and based upon the information provided concludes that the proposed
rezone upon annexation is in accordance with the City of Eagle Comprehensive Plan and established
goals and objectives because:
a. The requested zoning designation ofPS (Public/Semipublic) is in accordance with
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the Comprehensive Plan and established goals and objectives because the PS
zoning district permits the use of a public parking facility on the site. A rezone of
the property from RUT to PS is a benefit to the community since the proposed
Park and Ride facility encourages an alternative method of transportation which
in turn supports air quality improvement measures, both of which are goals
outlined in the Comprehensive Plan;
b. The information provided from the agencies having jurisdiction over the public
facilities needed for this site indicate that adequate public facilities exist, or are
expected to be provided, to serve a Park and Ride parking lot on this property
under the proposed zone;
c. The proposed zoning designation of PS (Public/Semipublic) is compatible with
Riverside Drive and the RUT (Rural Urban Transition - Ada County designation)
zones to the south and east since this site will compliment uses consistent with the
Mixed Use zoning district as anticipated to be developed in accordance with the
Mixed Use designation as indicated on the Comprehensive Plan land use map;
d. The proposed zoning designation of PS (Public/Semipublic) is compatible with
State Highway 44 and the MU (Mixed Use) zone to the north since this
development will be required to install landscaping to screen parked vehicles from
the view of passing vehicles and pedestrians and to mitigate any potential vehicle
noise and glare that may be emitted from this site. In addition, the Park and Ride
facility will aid in reducing traffic volumes on State Highway 44 since motorists
passing by will have the opportunity to carpool and eventually, to travel via a
public bus system;
e. The land proposed for rezone is not located within a "Hazard Area" or "Special
Area" as described within the Comprehensive Plan; and
f. No non-conforming uses are expected to be created with this rezone since none
are apparent on the property.
4. Since a sidewalk will be constructed along Riverside Drive abutting this site and pedestrian activity
may increase in the immediate vicinity, the Commission recommends that the Idaho Transportation
Department and the Ada County Highway District consider the installation of any necessary equipment
updates or improvements to the existing crosswalks at the intersection of State Highway 44 and
Riverside DriveÆdgewood Lane.
DATED this 1st day of November 2004.
PLANNING AND ZONING COMMISSION
OF THE CITY OF EAGLE
nty, Idaho
an
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ATTEST:
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Sharon K. Bergmann, Eagle City C erk
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