Findings - PZ - 2005 - RZ-8-97/CU-6-97/PPUD-1-97 MOD - Rz From R-4 To R4-Da-P/Mod To Cu/Pdp/Brookwood Subd/To Add 1.19 Acre/470 E Ffr
ORIGINAL
BEFORE THE EAGLE PLANNING AND ZONING COMMISSION
IN THE MATTER OF AN APPLICATION FOR
A MODIFICATION TO THE REZONE, CONDITIONAL
USE PERMIT AND PRELIMINARY DEVELOPMENT
PLAN FOR BROOKWOOD PLANNED UNIT
DEVELOPMENT FOR ARIES DEVELOPMENT LLC
)
)
)
)
)
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER RZ-8-97/CU-6-97/PPUD-1-97 MOD
The above-entitled rezone, conditional use permit, and preliminary planned unit development plan
modification applications came before the Eagle Planning and Zoning Commission for their
recommendation on February 28, 2005. The Eagle Planning and Zoning 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:
Aries Development LLC, represented by Michael Hormaechea, is requesting a rezone
from R-4 (Residential- up to four units per acre) to R-4-DA-P (Residential - up to four
units per acre maximum with development agreement - PUD) and a modification to the
conditional use and preliminary development plan for Brookwood Subdivision. The
modification consists of adding a 1. 19-acre parcel to the previously approved 219-acre
PUD to construct an office building. The site is generally located on the north side of
Floating Feather Road approximately 1400-feet east of Eagle Road at 470 East Floating
Feather Road.
B.
APPLICA TION SUBMITTAL:
The applications for these items were received by the City of Eagle on December 23,
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 January 31, 2005. 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 January 26, 2005. Requests for agencies' reviews were transmitted on December
28, 2005, in accordance with the requirements of the Eagle City Code.
D.
HISTORY OF RELEVANT PREVIOUS ACTIONS:
On March 16, 1999, the Eagle City Council approved a rezone with development
agreement, conditional use permit, preliminary development plan, and preliminary plat
applications (RZ-8-97/CU-6-97/PPUD-1-97/PP-2-97) for Brookwood PUD.
As of this date, the City has approved all subdivision phases for this development.
E.
COMPANION APPLICATIONS: None
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F.
COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNA TION DESIGNA TION
Existing Residential Four (up to R-4 (Residential) Vacant parcel
four-units per acre max.)
Proposed No Change R-4-DA-P (Residential Inclusion to the
PUD with Development Brookwood PUD for an
Agreement) Office Building
North of site Residential Two (up to R-2-DA-P (Residential Brookwood POD
two-units per acre max.) PUD with Development
Agreement)
South of site Residential Three (up to R-3 (Residential) & R-4 Red Leaf Heights
three-units per acre max.) (Residential) (Tuesday Sub.) and Eagle
& Residential Four (up to Knolls (October Sub.)
four-units per acre max.) Residential Developments
East of site Residential Four (up to R-2-DA-P (Residential Brookwood PUD
four-units per acre max.) PUD with Development
Agreement)
West of site Residential Two (up to R-4-DA-P (Residential Brookwood POD
two-units per acre max.) PUD with Development
Agreement)
G.
DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA or CEDA.
H.
SITE DATA: (figures in parenthesis represent the original approval for the Brookwood POD)
Total Acreage of Site - 1. 19-acres (219.2-acres)
Total Number of Lots - 1 (approved for 433 buildable and common lots)
Residential- 0 (387)
Commercial - 1 (0)
Industrial - 0
Common - 0 (46)
Total Number of Units - 0 (387)
Single-family - 0 (387)
Duplex - 0
Multi-family - 0
Total Acreage of Any Out-Parcels - 0
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Additional Site Data Proposed Required
Dwelling Units Per Gross N/A 4-units per acre maximum
Acre
Minimum Lot Size 1. 19-acres (51,836 sq. ft.) 8,000 sq. ft. (minimum) in R-4 zone
Minimum Lot Width 320-feet 75-feet
Minimum Street Frontage 320-feet 35-feet
Total Acreage of .79-acres (34,436 sq. ft.) . 12-acres (minimum) for commercial
Landscaping development
Percent of Site as 66% 10% (minimum) for commercial
Landscaping development
I.
GENERAL SITE DESIGN FEATURES:
Open Space, Greenbelt Areas and Landscape Screening:
The Brookwood PUD was required to install a minimum of 47.5 acres of open space. A
minimum of 10% of the subject site is required to be dedicated to landscaping, pursuant to
Eagle City Code Section 8-2A-7 (B) (2).
A pathway has been constructed within the Brookwood POD along the Dry Creek in
accordance with the Comprehensive Plan TransportationlPathway Network Map #1 of 2.
The site is required to be provided with landscape screening for outdoor storage areas,
trash receptacles, exposed equipment, and to provide off-street parking pursuant to Eagle
City Code.
Storm Drainage and Flood Control:
Street drainage plans are required to be submitted by the applicant as required by the
Eagle City Code. The plans are to show how swales, or drain piping, will be developed in
the drainage easements. Also, the lot is to be so graded that all runoff runs either over the
curb, or to a drainage easement, and that no runoff shall cross any lot line onto another lot
except within a drainage easement.
Utility and Drainage Easements, and Underground Utilities:
Eagle City Code section 9-3-6 requires utility easements to be not less than 12-feet wide.
Fire Hydrants and Water Mains:
Hydrants are to be located and installed as required by the Eagle Fire District.
On-site Septic System (yes or no) - not allowed
Preservation of Existing Natural Features:
The Brookwood PUD was required to be constructed in a manner which protected the Dry
Creek's natural features and habitat; to date, those requirements have been satisfied.
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Preservation of Existing Historical Assets:
Staff is not aware of any existing historical assets on the site which would be required to
be preserved. If during excavation or development of the site, any historical artifacts are
discovered, state law requires immediate notification to the state.
J.
STREETS:
Private or Public Streets:
No new streets are proposed with this development, the site will be accessed via Floating
Feather Road
Sidewalks and Curbs and Gutters:
Five-foot (5') wide meandering concrete sidewalks have been constructed with the
Brookwood PUD to the west and east of the subject site. The developer will be required
to construct a five-foot (5') wide meandering concrete sidewalk along Floating Feather
Road abutting the site in alignment with the existing sidewalks.
Floating Feather Road is in the Ada County Highway District's Five Year Work Program
to be improved to a three-lane roadway with curb, gutter and sidewalk (for those areas not
currently improved) in 2009.
Lighting:
Lighting for the proposed parking area is required. Location and lighting specifications
shall be submitted for review and approval by the Design Review Board prior to the
issuance of a zoning certificate.
Street Names:
No new street streets are proposed with this development, access to the site will be via
Floating Feather Road.
K.
ON AND OFF-SITE PEDESTRIANIBICYCLE CIRCULATION:
A five-foot (5') wide meandering concrete sidewalk is to be constructed along Floating
Feather Road abutting the southern boundary of the site.
L.
PUBLIC USES PROPOSED: None
M.
PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
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N.
SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - not on the subject site
Evidence of Erosion - no
Fish Habitat - no
Floodplain - not on subject site
Mature Trees - not on subject site
Riparian Vegetation - no
Steep Slopes - yes
Stream/Creek - not on subject site
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - none known to exist
Wildlife Habitat - none known to exist
O.
SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
An EAP report initially submitted with the Brookwood PUD is on file with the City
Engineer.
P.
AGENCY RESPONSES:
The following agencies have responded and their correspondence is incorporated herein
by reference:
Ada County Highway District
Department of Environmental Quality
Eagle Fire Department
Eagle Sewer District
Q.
LETTERS FROM THE PUBLIC:
Letter from Jill and Kevin Platts, 834 East Knoll Court, Eagle, ill 83616, date stamped by
the City on February 7, 2005
Letter from Dale Hetherington, 500 East Knoll Drive, Eagle, ill 83616, date stamped by
the City on February 9,2005
Letter from T. Donald and Cheryl Reynolds, 639 East Knoll Court, Eagle, ill 83616, date
stamped by the City on February 14,2005
Letter from Heather and Sean Spero, date stamped by the City on February 14,2005
R.
PROPOSED TIME SCHEDULE FOR THE DEVELOPMENT OF THE SITE:
As of this date, all phases of the Brookwood PUD have been approved and/or completed.
s.
EAGLE CITY CODE FINDINGS FOR A PLANNED UNIT DEVELOPMENT
PRELIMINARY DEVELOPMENT PLAN AND CONDITIONAL USE PERMIT:
1. That the proposed PUD is in the public interest, advances the general welfare of the
community and neighborhood, and will not be detrimental to the economic welfare of the
community.
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2. That the development be designed, constructed, operated and maintained to be harmonious
and appropriate in appearance with the existing or intended character of the general vicinity
and how such use will not change the essential character of the same area.
3. That the development will not be hazardous or disturbing to existing or future neighborhood
uses.
4. That the development does not involve uses, activities, processes, materials, equipment, and/or
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.
5. That the development will be served adequately by essential public facilities such as highways,
streets, police and fire protection, drainage structures, refuse disposal, water and sewer, and
schools.
6. That the development will not create excessive additional requirements at public cost for
public facilities and services.
7. That the development is provided with parks, ponds, open areas, areas of special interest,
floodplain preservation, and/or other special features which would not typically be provided in
a non-PUD proposal.
8. That the vehicular approaches to the property are designed to not create an interference with
traffic on surrounding public thoroughfares.
9. That the development will not result in the destruction, loss, or damage of a natural, scenic or
historic feature of major importance.
10. That the proposed development will be harmonious with and in accordance with the general
objectives or with any specific objective of the Comprehensive Plan.
11. That the proposed development will be harmonious with and in accordance with the general
objectives or with any specific objective of Eagle City Code Title 8.
12. That the benefits, combination of various land uses, and interrelationship with the surrounding
area for this proposed development justifies any proposed deviation from any standard district
regulations.
In case of large - scale PUDs (incorporating fifty (50) or more lots or dwelling units):
13. That public services shall be provided to the development including, but not limited to, fire
protection, police protection, central water, central sewer, road construction, parks and open
space, recreation, maintenance, schools and solid waste collection.
14. That an estimate of the public service costs to provide adequate service to the development has
been provided by the developer.
15. That an estimate of the tax revenue that will be generated from the development has been
provided by the developer.
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16. That suggested public (or private) means of financing the services for the development if the
cost for the public services would not be offset by the tax revenue received from the
development has been provided by the developer.
For a request of up to /0% of the gross land area to be directed to uses other than residential
(i.e.; commercial, industrial, public and quasi public uses that are not allowed in the land use
district):
17. That the uses are appropriate with the residential uses.
18. That the uses will serve principally the residents of the PUD.
19. That the uses are planned to be an integral part of the PUD.
20. That the uses located and designed to provide direct access to a collector or arterial street.
21. That the proposed street connections will not create congestion or traffic hazards.
In cases where an increase in residential density of up to 15% of the allowable number of
dwelling units is requested:
22. LANDSCAPING - For up to 5%
That the quality of the designs for landscaping, streetscape, open spaces and plazas, use of
existing landscape, pedestrian way treatment, and recreational areas, incorporated into this
development, exceed that of a non PUD development.
23. SITING - For up to 5%
That the quality of the designs for visual focal points, use of existing features such as
topography, view, sun orientation, prevalent wind direction, pedestrian/vehicular circulation
pattern, physical environment, variation in building setbacks, and building grouping (such as
clustering), incorporated into this development, exceed that of a non PUD development.
24. DESIGN FEATURES - For up to 5%
That the quality of the designs for street sections, architectural styles, harmonious use of
materials, parking areas broken by landscaping features, and varied use of housing types,
incorporated into the development, exceed that of a non PUD development.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
Chapter 1 - Overview
1.3 The City of Eagle Vision Statement
In 1999, City of Eagle citizens envision their future town as a well-planned
community that encourages diversified living and housing opportunities,
economic vitality that offers jobs for residents, and places for people to recreate
and enjoy Eagle's natural beauty.
b. known as a highly livable town that successfully balances many of the rural
elements of its heritage with growth;
f.
an economically strong city that fosters local businesses and clean industry.
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Chapter 3 - Population
3.3
Goal
To promote a high quality of life and livability in the community.
Chapter 5 - Economic Development
5.1
Background
The economic development component of the Comprehensive Plan discusses the
economics and employment in Eagle. The city encourages appropriate economic
development while retaining those attributes that give Eagle its special living and
working environment.
5.5
Implementation Strategies
f. New commercial development outside of the Central Business District should
complement the Central Business District and Eagle's rural residential identity.
Chapter 6 - Land Use
6.1
Background and Existing Conditions
Managing growth and channeling it into orderly community development is the
key element of land use planning. Unplanned growth results in undesirable land
use patterns. Areas within the City and within the Impact Area are given land use
designations which are depicted on the Comprehensive Plan Land Use Map,
hereinafter referred to as the "Land Use Map".
The Land Use Map is an integral part of the Comprehensive Plan. It serves as a
planning policy document and planning tool that will assist the City in sustaining
responsible growth and development to ensure that evolving land use patterns
remain consistent with goals, objectives and strategies of the Plan.
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 12 - Community Design
12.3
Implementation Strategies
g.
New residential, commercial, and industrial development shall be
required to meet minimum design standards as specified by City
Ordinances.
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1.
Buffer and transition zones should be developed between conflicting
types of land use.
q.
Maintain the rural residential character and open space environment in
and around the City.
B. ZONING ORDINANCE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
.
.
ECC Section 8-3-3 (D) Side And Rear Yards For Nonresidential Uses Abutting Residential
Districts:
Nonresidential buildings or uses shall not be located nor conducted closer than forty-feet
(40') to any lot line of a residential district; except that the minimum yard requirements
may be reduced to fifty percent (50%) of the requirement if acceptable landscaping or
screening approved by the council is provided. Such screening shall be a masonry or solid
fence between four (4) and eight feet (8') in height, maintained in good condition and free
of all advertising or other signs. Landscaping provided in lieu of such wall or fence shall
consist of a strip of land not less than twenty feet (20') in width planted with an evergreen
hedge or dense planting of evergreen shrubs not less than four feet (4') in height at the
time of planting.
.
ECC Section 8-6-1: Purpose "Planned Unit Developments":
It shall be the policy to guide a major development of land and construction by
encouraging planned unit development (PUD) to achieve the following:
A. A maximum choice of living environments by allowing a variety of housing and
building types and permitting an increased density per acre and a reduction in lot
dimensions, yards, building setbacks and area requirements;
B. A more useful pattern of open space and recreation areas and, if permitted as part of the
project, more convenience in the location of accessory commercial uses, industrial uses
and services;
C. A development pattern which preserves and utilizes natural topography and geologic
features, scenic vistas, trees and other vegetation and prevents the disruption of natural
drainage patterns;
D. A more efficient use of land than is generally achieved through conventional
development resulting in substantial savings through shorter utilities and streets; and
E. A development pattern in harmony with land use density, transportation and community
facilities objectives of the Comprehensive Plan.
ECC Section 8-6-4: Uses Permitted:
All uses that may be allowed within the land use district are permitted within a PUD.
Also, up to ten percent (10%) of the gross land area may be directed to other commercial,
industrial, public and quasi-public uses that are not allowed within the land use district;
provided, that there is a favorable finding by the council:
A.
B.
C.
D.
That the uses are appropriate with the residential uses;
That the uses are intended to serve principally the residents of the PUD;
That the uses are planned as an integral part of the PUD;
That the uses be located and so designed as to provide direct access to a collector
or an arterial street without creating congestion or traffic hazards; and
That the proposed street connections will not create congestion or traffic hazards.
E.
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c.
D.
.
ECC Section 8-7-3-5: CONDITIONAL USE PERMIT:
D. Conditions Of Permit: Upon the granting of a conditional use permit, 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 services; and
7. Requiring more restrictive standards than those generally required in this Title.
SUBDIVISION ORDINANCE PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL: None
DISCUSSION:
.
The subject property is currently zoned R-4 with a Comprehensive Plan designation of
Residential Four (up to four units per acre).
The applicant proposes to modify the previously approved Brookwood PUD to add an
additional 1.19-acre parcel adjacent to the southern boundary of the subdivision. This land
acquisition does not propose to increase the number of dwelling units previously approved for
the site but rather to allow the addition of an office as a part of the PUD. The Brookwood
subdivision phases (as they are platted) will not be affected since this parcel is not located
within the property boundary lines of the development.
The subject site is vacant; Floating Feather Road abutting the south side of this site is not
improved with curb, gutter or sidewalk.
The applicant has submitted a conceptual drawing of the parcel showing one 6,400 square-foot
building for light office use. The site is proposed to be accessed through a twenty-two foot
(22') wide driveway on Floating Feather Road, located approximately 32-feet west of the
eastern property line.
.
.
Eagle City Code Section 8-6-4 states that up to ten percent (10%) of the gross land area of a
PUD may be directed to other commercial, industrial, public and quasi-public uses that are not
allowed within the land use district; provided, that there is a favorable finding by the council
with regard to the below listed criteria. For consideration by the Planning and Zoning
Commission and the City Council, staff recommends the following text (italicized) in
determining whether the proposed office building should be included as a part of the
Brookwood PUD:
A. That the uses are appropriate with the residential uses.
As conditioned herein, any building approved for the site will be required to
incorporate architectural features that are residential in appearance to avoid
detraction from the overall character of the area. The site is proposed to be
developed with the majority of the site (66%) being landscaped, and the parking
area to be screened from the view of adjacent dwellings by a minimum lO-foot
wide buffer area planted with evergreen plant material. It may be considered
that a dwelling with a front yard consisting of a large berm, adjacent to a minor
arterial, and lacking direct access to amenities that a residential subdivision may
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provide, the parcel is not the ideal location to support a single-family home.
However, these attributes (or lack thereof) may be considered ideal for an office
development since it has no direct access to a residential subdivision and has
frontage on a minor arterial.
B. That the uses will serve principally the residents of the PUD.
The applicant acknowledges in the justification letter that while the office use
does not fuljìll a critical need of the Brookwood PUD, the office will serve
residents of Brookwood as well as the surrounding environs. The applicant
further states, "... it's the constraints of the site that make an office the most
attractive use, while additional residential development, as called for in the
comprehensive plan, would actually be a detriment to the surrounding
neighborhood". It may be considered that with the location of an office within
walking distance of residences, people are able to avoid driving to locations
outside of their neighborhood to obtain services, recreation, and employment
opportunities. In addition, businesses located in close proximity to residences
may lend to a greater sense of community since residents will have the
opportunity to visit local business owners rather than leave the area to obtain
goods and services.
C. That the uses are planned to be an integral part of the PUD.
The applicant states, "While the property was not part of the original Brookwood
design, we have taken design elements from throughout the community and
integrated them into the architecture of the architecture of the building. Utilizing
materials and details such as board and batten siding, corbels and extensive
stone, the building will compliment the" country craftsman" style that is
prominent throughout Brookwood". The premise to be established is whether the
site is capable of being a "part" of the Brookwood development. If the site is to
have a well designed (residential in character) office complex with park-like
landscaping, the character of the area would not be dramatically changed. And,
these features would act as a buffer in mitigating any traffic impacts upon
existing and future residential development. While these attributes in and of
themselves do not create a neighborhood, when incorporated within an
appropriately designed infrastructure, they may be considered important to the
sense of community that is intended to be fostered through a PUD.
D. That the uses located and designed to provide direct access to a collector or arterial street.
The site will access Floating Feather Road which is listed as a minor arterial on
the Functional Street Classification Map.
E. That the proposed street connections will not create congestion or traffic hazards.
The Ada County Highway District has approved the location of the driveway
accessing the site; the addition of 114 vehicle trips generated by this site will not
dramatically affect the Level of Service (currently "C") of Floating Feather
Road.
ST AFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Staff recommends approval of the rezone and the modification to the conditional use permit and
preliminary development plan for Brookwood PUD with the site specific conditions of approval
and the standard conditions of approval provided within the staff report.
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PUBLIC HEARING OF THE COMMISSION:
A. A public hearing on the applications was held before the Planning and Zoning Commission on
February 28, 2005, 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 ten (10) individuals who had concerns that the proposed office (commercial) use was not
compatible with the surrounding residential uses; that there was a greater potential for vehicle traffic
conflicts with children walking on Floating Feather Road, that the applicant may not have the legal
right to modify the PUD, and that the development would be a sub-development of the CC&Rs and
should not be allowed to encumber the Brookwood Homeowner's Association.
C. Oral testimony in favor of this proposal was presented to the Planning and Zoning Commission by two
(2) individuals who understood that upon the purchase of their properties no promises were made on
how the subject site would be developed and preferred an office like development rather than a
residential use wherein the residents would be staring down into the existing resident's yards (due to
the elevation difference between the properties; and who requested that hours of operation be limited,
parking and trash receptacle areas be screened, lighting to be shielded and that the building be limited
to single-story only.
D. Oral testimony neither in favor of nor in opposition to this proposal was presented to the Planning and
Zoning Commission by one (1) individual who did not feel that the modification of the PUD was
appropriate but was not opposed to an office use, provided that the parking was centrally located rather
than to one side of the site.
E. Written testimony in opposition to this proposal was presented to the Planning and Zoning
Commission by one (1) individual who questioned whether the applicant had the legal right to modify
the PUD, the potential negative impacts this development would have on the homeowner's association
regarding rights and obligations; and concerns that the proposed development was in conflict with the
comprehensive plan, is not compatible with surrounding uses, and that there is no demonstrated need
for additional office space.
COMMISSION DECISION:
The Commission voted 5 to 0 to recommend denial of RZ-8-97/CU-6-97/PPUD-1-97 MOD for a
rezone and a modification to the conditional use, preliminary development plan, for Brookwood
planned unit development.
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on December 23, 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 January 31, 2005. 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 January 26, 2005. Requests for agencies' reviews
were transmitted on December 28, 2005, in accordance with the requirements of the Eagle City Code.
3. In accordance with Eagle City Code findings for a rezone, conditional use permit, and preliminary
development plan, the Eagle Planning and Zoning Commission makes the following conclusions for
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the proposed modifications to the Brookwood planned unit development (RZ-8-97/CU-6-97/PPUD-l-
97 MOD):
The Commission determined that the proposed office (commercial) use will not be appropriate with
residential uses in the area even though the site may be designed with landscaping and other screening
methods to mitigate potential noise and glare emanating form the site. Further, because the site is
located outside of the Brookwood Subdivision (i.e. no direct connection to the Brookwood PUD) and
is being considered for development after the Brookwood PUD has been built out, the site could not
have been planned to be an integral part of the original PUD. And finally, the site would not
principally serve the residents of the PUD due to the aforementioned disconnection and likely would
be more available to capturing the attention of those passing by on the way to other destinations. For
these reasons, the Commission recommends denial of the proposed rezone and modification to the
Brookwood PUD.
DATED this 21st day of March 2005.
PLANNING AND ZONING COMMISSION
OF THE CITY OF EAGLE
Ada nty, Idaho
ATTEST:
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