Resolution - 2007 - 04 - Repeal And All Existing Comprehensive Plans/Adopt 2007 Comp Plan An Amendment To And Merger Of 2000 Comprehensive Plan And Soraring 2025 Plan - 02/13/2007
RESOLUTION NO. 07-04
A RESOLUTION OF THE EAGLE CITY COUNCIL, EAGLE, ADA COUNTY, IDAHO
REPEALING ANY AND ALL EXISTING COMPREHENSIVE PLANS; ADOPTING THE
2007 COMPREHENSIVE PLAN, AN AMENDMENT TO AND MERGER OF 2000
COMPREHENSIVE PLAN AND SOARING 2025 PLAN; AFFIRMING THAT PRESCRIBED
NOTICE AND HEARING REQUIREMENTS WERE MET IN ACCORDANCE WITH TITLE
67, CHAPTER 65, IDAHO CODE; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, On April 18, 1978, the Eagle City Council passed Resolution #4-78
adopting the 1978 Comprehensive Plan: and
WHEREAS, On May 26,1981, the Eagle City Council passed Resolution #5-81
amending the 1978 Comprehensive Plan; and
WHEREAS, On May 24, 1983, the Eagle City Council passed Resolution #3-83 again
amending the 1978 Comprehensive Plan; and
WHEREAS, On April 30, 1985, the Eagle City Council passed Resolution #2-85
adopting the 1985 Comprehensive Plan; and
WHEREAS, On August 12, 1986, the Eagle City Council passed Resolution #5-86
amending the 1985 Comprehensive Plan; and
WHEREAS, On February 10, 1987, the Eagle City Council passed Resolution #1-87
again amending the 1985 Comprehensive Plan; and
WHEREAS, On February 9,1988, the Eagle City Council passed Resolution #2-88
amending the 1987 Comprehensive Plan and adopting the 1988 Comprehensive Plan; and
WHEREAS, On February 28,1989, the Eagle City Council passed Resolution #1-89
amending the 1988 Comprehensive Plan adopting the 1989 Comprehensive Plan; and
WHEREAS, On March 27,1990, the Eagle City Council passed Resolution #2-90
amending the 1989 Comprehensive Plan adopting the 1990 Comprehensive Plan; and
WHEREAS, On May 11, 1993, the Eagle City Council passed Resolution # 4-93
repealing any and all previous Comprehensive Plans and Land Use Designation Maps and
adopting the 1993 Comprehensive Plan and Land Use Designation Map; and
WHEREAS, In 1995, the Eagle City Council amended the 1993 Comprehensive Plan and
adopted the 1995 Comprehensive Plan; and
WHEREAS, On October 14, 1997, the Eagle City Council amended the 1995
Comprehensive Plan and Land Use Designation Map and adopted the 1997 Comprehensive Plan
and Land Use Designation Map; and
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K:\COUNCIL\Resolutions\draft re!lOIutions\Resolution 07-04 2007 Camp Plan.doc
WHEREAS, after sending mailings, holding public workshops, providing legal notice,
transmitting notice to other jurisdictions, agencies, and entities, holding public hearings of the
Planning and Zoning Commission and City Council, the City Council, on November 9, 1999,
unanimously voted to approve the 2000 Comprehensive Plan and Land Use Designation Map;
and
WHEREAS, On April 25, 2000, the Eagle City Council amended the 2000
Comprehensive Plan and Land Use Designation Map; and
WHEREAS, On April 9, 2002, the Eagle City Council amended the 2000
Comprehensive Plan and Land Use Designation Map; and
WHEREAS, On February 25, 2003 (part 1) and on August 12,2003 (part 2), the Eagle
City Council amended the 2000 Comprehensive Plan and Land Use Designation Map; and
WHEREAS, On February 16,2004, the Eagle City Council amended the 2004
Comprehensive Plan text; and
WHEREAS, On September 14,2004, approved the Soaring 2025 Western Sub-Area Plan
an amendment to the 2000 Comprehensive Plan and Future Land Use Designation Map; and
WHEREAS, On June 18, 2005, approved the land Use change to Eagle Heights Baptist
Church an amendment to the 2000 Land Use Designation Map; and
WHEREAS, after providing legal notice, transmitting notice to other jurisdictions,
agencies, and entities, holding public hearings of the Planning and Zoning Commission and City
Council, the City Council, on January 9, 2007, repelled the Soaring 2025 Western Sub-Area Plan
an amendment to the 2000 Comprehensive Plan and Land Use Designation Map; and adopted the
2007 Eagle Comprehensive Plan;
WHEREAS, The City Council hereby finds that the proposed 2007 Comprehensive Plan
complies with the provisions of Section 67-6508 of the Idaho Code; and
WHEREAS, Section 67-6509(b) of the Idaho Code, provides that the City Council may
adopt, amend or repeal a Comprehensive Plan.
NOW THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE CITY
OF EAGLE, IDAHO.
The Eagle City Council hereby repeals any and all existing Comprehensive Plans, and
adopts the 2007 Comprehensive Plan and the Future Land Use Designation Map, heard and
adopted by the Council at its January 9, 2007, meeting.
This Resolution shall be in full force and effect immediately upon its adoption and
approval.
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K:\COUNCIL\Resolutions\draft resolutions\Resolution 07-04 2007 Comp Plan,doc
ADOPTED by the Council of the City of Eagle, Idaho, this 13th day of February, 2007.
CITY OF EAGLE
Ada County, Idaho
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Page 3 of3
K:\COUNCILIResolutions\draft resolutionslResolution 07-04 2007 Comp Plan.doc
CITY OF EAGLE COMPREHENSIVE PLAN
September 14, 2004 version
TABLE OF CONTENTS
Page
CHAPTER I - OVER VIEW.................................................................................... ...3
CHAPTER 2 - PROPERTY RIGHTS. . . . .. . ....... . . . . ... . .. .... . . . . . .. . . .. .., ... ........ .... ... . . . . . .... . . . ...9
CHAPTER 3 - POPULATION......... ... ............ .,. ......... ... ... ... .., ... ... ....................... .....11
CHAPTER 4 - SCHOOLS, PUBLIC SERVICES AND UTIL TIlES....... ... ... ... ...... .. . ...... . ...... 13
CHAPTER 5 - ECONOMIC DEVELOPMENT...... ..... .......... ..................... ... ...... ... ........25
CHAPTER 6 - LAND USE... ...... . . . ... ...... . .. ... .... . . ... ....... . . . . . . . . . . . . . . . . . . . .. . .. . . ... .. . . . . ... . . . ..28
CHAPTER 7 - NATURAL RESOURCES AND HAZARD AREAS.. .. .. ... . .. . .. .. .. .. ... ..... .. ......59
CHAPTER 8 - TRANSPORTATION......................................................................... .62
CHAPTER 9 - PARKS, RECREATION AND OPEN SPACES........................................ ...75
CHAPTER 10 - HOUSING... ... ... ...... ... ...... ...... ............ ... ... ... ... ... ............ .... ......... ....82
CHAPTER 11 - SPECIAL AREAS AND SITES. ..... .. . ... . ....... . . . . . . . . . . . . . . . . . . . . . .... ... .. . . .. .... . .83
CHAPTER 12 - COMMUNITY DESIGN.............. .............. .................................... ......87
CHAPTER 13 - IMPLEMENTATION........................ ............................................ ......94
APPENDIX 1
GLOSSARy................................................................................................................. .98
APPENDIX 2: MAPS
MAP 1.1
HIGHW A Y 16 CORRIDOR
MAP 1.2
AREA OF CITY IMP ACT
MAP 2.1
WESTERN AREA VISIOING MAP
Page 1 of 102
MAP 4.1
MAP 4.2
MAP 4.3
MAP 4.4
MAP 4.5
MAP 6.1
MAP 6.2
MAP 6.3
CITY OF EAGLE COMPREHENSIVE PLAN
September 14, 2004
SCHOOL FACILITIES
WATER SERVICE AREAS
SEWER SERVICE PLANNING AREA
ABOVE GROUND UTILITY TRANSMISSION CORRIDOR
CHEVRON PIPELINE
FUTURE LAND USE MAP
PLANNING AREAS
TRANSPORATION/PATHWAY MAPS (3 MAPS)
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CITY OF EAGLE COMPREHENSIVE PLAN
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CHAPTER 1 - OVERVIEW
1.1 City of Eagle Statement of Purpose
The purpose of the Eagle Comprehensive Plan is to promote the health, safety, and general
welfare of the people of the City of Eagle and its Impact Area as follows:
a. To protect property rights and enhance property values.
b. To ensure that adequate public facilities and services are provided to the people at
reasonable cost.
c. To ensure that the economy of the City of Eagle and its Impact Area are protected and
enhanced.
d. To ensure that the important environmental features of the City and its Impact Area are
protected and enhanced.
e. To encourage urban and urban-type development within the incorporated city.
f. To avoid undue concentration of population and overcrowding of land.
g. To ensure that the development of land is commensurate with the physical characteristics of
the land.
h. To protect life and property in areas subject to natural hazards and disasters.
1. To protect fish, wildlife, and recreation resources.
J. To encourage local school districts to participate in the community planning and
development process so as to address public school needs and impacts on an ongoing basis.
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CITY OF EAGLE COMPREHENSIVE PLAN
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1.2 Why Plan?
From the year 2000 to 2002, the population of the City of Eagle grew by 17%, increasing the
City's population by more than 1,000 residents per year. This rate of growth resulted in the
development of over 900 acres of land within the City and the area of city impact (AOI) in just
3 years. Understanding the need for the City to look forward and plan for the next 20-years,
City leaders began a review of the 2000 Comprehensive Plan and future development areas to
the west of the existing AOI and city limits realizing that planning for additional growth to the
south and east was limited by the existing Meridian City limits and Boise City limits. Urban
development to the north of the existing AOI was severely constrained by the Boise Foothills
and groundwater limitations. As a part of the review of the 2000 Comprehensive Plan by the
City of Eagle, a full scale review of the economic sustainability of the existing area of city
impact and future growth areas for the city was completed. This study found that the City of
Eagle, though stable and solidified in its vision to develop a city with a uniquely rural
character, did not look at the long term sustainability of the city as it approached build out. The
2000 Cornprehensive Plan detailed the following uses for the incorporated City and AOI:
Table 1.1
0'0 of 0'0 of
2000 202~ 00 of
Laud ('so Plan Plan total
COInlnerdal 4~o " 4O'Q
~.,,()
~li"ed (' ,e 6~-'o 80'0 ~Q
0
~Ji"ed (',e VilIaoe 000 100'0 50(,
Bmiue",Terh 100 00 1 ~'O
_ 0
lndmtrial 10'0 000 30,<)
Re,idential s~o 60~-o 750'0
L: 0
Park,'ol,en 'I>nre 100 170 ;) 50,,;!
Di,tl'iilution of Land (' ,e'
Nearly 90% of the City's 2000 AOI was designated for residential uses. This coupled with the
third lowest tax levy rate in the State of Idaho severely limits the long-term sustainability of the
City of Eagle. The land capacity analysis further outlined that over 50% of the residential land
within the existing AOI was developed to the density described in the 2000 Comprehensive
Plan. The analysis also showed that only 20% of the developable residential land is vacant and
available for uncomplicated development. From an extrapolation based upon the current rate of
developrnent (300 acres per year) the City will run out of vacant land in approximately 6 years,
though residential build out could be longer if underdeveloped property became available for
redeveloprnent. A significant factor in determining the successful redevelopment of vacant land
within the City is the cost availability of vacant land in adjacent cities and the county. Unless
these land supplies are constrained it is likely that high levels of redevelopment will not occur.
(The entire land capacity analysis is available at City Hall.)
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CITY OF EAGLE COMPREHENSIVE PLAN
September 14, 2004
Idaho Code:
Understanding the constraints of the existing AOI the City of Eagle began to look at the
requirements for establishing an expanded area of city impact. Under Idaho Code ~67- 6526(b)
three following factors are paramount in establishing and area of city impact:
Trade Area:
Trade area can be defined as the area needed to provide a city an economic base in which to
support itself. This economic base is comprised not only the city limits and the AOI but also
includes the areas surrounding a city that brings people into the city for services. Historically
the City of Eagle has been directly associated with a large trade area including properties
extending into Gem County to the north and west into eastern Canyon County. Further, ACHD
traffic counts and the existing transportation network support the claim of this area being within
the City of Eagles economic trade area.
Geographic Boundaries:
The Idaho Transportation Department (ITD) has released plans to improve State Highway 16
from a two (2) lane roadway to at least a nine (9) lane system (including right-of-way) in
excess of one quarter (1/4) mile wide. This creates an enormous and significant landmark or
geographic boundary separating the properties east of State Highway 16 from those on the
western side. This new transportation corridor will be a significant east west barrier between
Eagle and Star. There can be no doubt that it will create an impediment for pedestrians,
bicyclists, youth and the elderly or anyone unable to use motorized transportation. In addition,
it is unlikely that property owners east of the new highway corridor will feel identified with a
city center that is entirely cut off to the west. (See Map 1.1) Historically in Ada County, state
highways have been used as area of impact boundaries. For example, State Highway 44 forms
portions of the respective common boundaries between Boise and Garden City. State Highway
55 forms portions of the respective common boundaries between Meridian and Boise as well as
Boise and Eagle. State Highway 20/26 forms a boundary between Meridian and Eagle.
Annexation in the Future:
At the time of this planning effort, the City of Eagle had received numerous requests for
annexation from properties reaching to the State Highway 16 corridor. If these applications are
approved, Eagle's city limits would be extended west to State Highway 16 north of State
Highway 44 and south of Beacon Light Road substantiating the City's ability to annex into and
across this area.
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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.
We envision that in the future Eagle will be:
a. known as a highly livable town that successfully balances many of the rural elements of its
heritage with growth;
b. interconnected with user-friendly pathways and roadways;
c. economically strong with a distinct downtown economic center;
d. providing diversified employment and housing opportunities for all economic groups;
e. an environmentally aware community with distinctive open space, parks and outdoor
recreation;
f. an economically strong city, that fosters local businesses and clean industry;
g. a community committed to its support for children and families; and
h. a unique community that maintains its rural residential feel in the midst of the Treasure
Valley.
Similarly as in 1999 the 2004 Soaring 2025: Western Area Plan the City of Eagle outlined an
extensive public visioning process to guide the plan. The visioning sessions discussed potential
growth areas and goals to guide the long term development of the City. From these visioning
sessions the four broad goals were identified for the western AOI:
1. Sustainability at build out (2025): Ensure the ability for
the city to continue to fund, improve and support itself,
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CITY OF EAGLE COMPREHENSIVE PLAN
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including infrastructure and parks, without the use of building permit fees, impact fees and
zoning fees.
J. Identify "Activity Centers": Identify areas that due to the nature of
existing uses, future uses and/or transportation corridors will lend
themselves to increased activity and non-residential use so to preserve
larger areas as primarily residential neighborhoods.
k. Preserving Regional Transportation Corridors (State Highway 16 &
44): Preserve the function of regionally significant roadways through the
City while ensuring compatibility with land uses and design standards of
the City.
I. Increased Employment Opportunities: Identify areas that will provide
significant employment opportunities to the residents of the City of Eagle
thereby allowing the City to be a place to live, work, and recreate.
These goals combined with the current growth rate and the factors set forth in Idaho
Code~67-6526(b), have led the City of Eagle to establishing an expanded planning area
west of Linder Road to the centerline of State Highway 16, south of the Farmers Union
Canal, and north of the centerline of Chinden Boulevard/State Highway 20-26. Ord. 475.
(See Map 1.2)
1.5 Plan Organization
The Comprehensive Plan is divided into chapters that generally correspond to the requirements
of the Local Planning Act. It should be noted that the policies in the various chapters are
interrelated and together create the City's policy framework for land use and development.
1.6 Relationship to the City of Eagle Zoning Ordinance
Idaho Code ~67-6511 states that "zoning districts shall be in accordance with the adopted
plan". In general this rneans that zoning must be "in keeping" with a comprehensive plan if one
exists. Further the Eagle City Zoning code requires consistency between the plan and zone at
the time of rezoning. Additional zoning classifications may be needed to ensure the accurate
implementation of this sub-area plan.
1.4 Relationship to Ada County Planning
The goals and policies of this plan are intended to be applied within the Eagle City limits and
the negotiated Eagle Area of City Impact. The City acknowledges that the county may not have
all the tools and codes necessary to implement this plan and will upon transmittal and review
recommend to the county which county codes and appropriate conditions should be
implemented to best implement and meet the intent of the
Eagle Comprehensive Plan. It is the desire of the City of
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Eagle to have the all urban development occur under the jurisdictional authority of the City and
connected to municipal services.
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CHAPTER 2 - PROPERTY RIGHTS
2.1 Background
Private property rights encompass not only the right to develop, invest, achieve and profit from
property, but also the right to hold and enjoy property as well. As the population increases and
a greater number of people live nearer to each other, the opportunities for land use conflicts
becorne greater. Property rights must balance the individual's desire to "do whatever I want
with my land" with a respect for the propeJ1y rights of neighboring owners.
The 5th Amendment of the United States Constitution, as well as Article 1914 of the Idaho
Constitution ensures that private property, whether it be land or intangible propel1y rights, not
be taken by the government absent just compensation. The Idaho State Legislature has also
enacted statutory provisions requiring state and local government to ensure planning and
zoning land use policies do not result in a taking of private property without just compensation
by utilizing, among other things, a takings checklist generated by the Idaho Attorney General in
reviewing the potential impact of regulatory or administrative actions on private property.
Land use policies, restrictions, conditions and fees of the City of Eagle should not violate
private property rights, adversely impact property values or create unnecessary technical
limitations on the use of property as prescribed under the declarations of purpose in Chapter 80,
Title 67, Idaho Code and its subsequent amendments.
2.2 Goal
All land use decisions made by the City of Eagle pursuant to this Comprehensive Plan shall
protect fundamental private property rights.
2.3 Objectives
a. Private property shall not be taken for public use without just compensation.
b. Property rights of landowners shall be protected from arbitrary and discriminatory actions.
c. No person shall be depri ved of pri vate property without due process of law.
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2.4 Implementation Strategies
a. Land use development regulations should be designed to protect the health, safety and
welfare of the cornmunity, avoiding any unnecessary conditions, delays and costs.
b. The protection and preservation of pri vate property rights should be a strong consideration
in the development of land use policies and implementation standards and regulations and
as required by law.
c. The Comprehensive Plan and implementing ordinances should strive for stable and
consistent policies regarding development densities and requirements.
d. All changes in the comprehensive plan and land use entitlement should be reviewed in
compliance with this plan and the visioning plan for the western area. (Map 2.1
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CHAPTER 3 - POPULATION
3.1 Background
Past and current population patterns of Eagle, Ada County, and Idaho help in understanding the
anticipated demands on the community's resources through 2025.
3.2 Existing and Future Conditions
Since the incorporation of Eagle on February 26, 1971, the population of Eagle has more than
tripled. From a small country agricultural village of 2,260 residents in 1980, the vigorous
community has escalated to approximately 7,500 residents in 1999.
Households are described as "occupied dwelling units." The number of households has a
direct relationship to the number of persons in Eagle. While the population of Eagle increased
by 27% from 1980 to 1990, the total number of households grew by 43%.
The 2000 Comprehensive Plan forecasted a build out population of 35,000. The Inclusion of
the Area west of Linder Road would increase by an additional 22,000 people within the City of
Eagle by 2030.
TABLE 3.1
- - --- -- - ... .--.-- -- - n______ __ - -- - ---- - - . -- - ...--. - --- - ----
2002 2005 2010 2015 2020 2025 2030
Total Households 5"'44 6442 "7923 10S83 13889 16"708 20662
Total POl)ulatioll 1585.' 1 j7J'i 1 21867 30038 3S3~~2 46113 ""7U~7
Total Households & Population at 2030
;".\.I,Rrbl.?r~ i.'xrr'3pc':of(1c/J1'<).'JI CO.\!P.-iS5 D:.'''::
The Treasure Valley economy is expected to demand a greater labor force, thereby increasing
the demand for housing throughout Ada and Canyon Counties, which will include the City of
Eagle.
Historic and projected households and population for the City of Eagle and the Eagle Planning
Area can be obtained from the Ada Planning Association, U.S. Census and Idaho Power
Company.
3.3 Goal
To promote a high quality of life and livability in the community.
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3.4 Objective
To plan for anticipated populations and households that the community can support with
adequate services and amenities.
3.5 Implementation Strategy
Monitor population growth and ernployment data to detect significant trends that will affect the
Comprehensive Plan goals, objectives and policies.
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CHAPTER 4 - SCHOOLS, PUBLIC SERVICES AND UTILITIES
4.1 Background
Public utilities, facilities, and services are necessary for the overall welfare of the public and
are generally available to Eagle residents. The City and special districts provide the basic
services of water, sewer, school, police, fire and library to residents. With Eagle's growing
population comes the need for increased public services and the necessity to improve existing
service delivery systems.
Policies concerning the manner in which public utilities and services are expanded plays an
important role in the location and intensity of future housing, commercial and industrial
development. Since the City of Eagle depends on outside providers, it must be involved in any
plans that will effect the community. Service providers currently include:
.
The City of Eagle provides administrative services, library services, and a portion of the
water service.
.
The Eagle Sewer District provides sewer service within a designated sewer service area.
Larger lot homes have wells and septic systems and must comply with Central District
Health Department requirements.
.
The Meridian and Boise School Districts provide K-12 education.
.
United Water, Eagle Water Company, and the City provide water to Eagle residents. Some
private water systems and wells are also used.
.
Ada County Sheriff's Department provides police services on a contract basis.
.
The Eagle Fire District provides fire and emergency services.
.
Private canal companies and drainage districts provide irrigation water and drainage water
management.
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4.2 Schools
4.2.1 Schools - Existing Conditions
Eagle students attend the following schools in the Meridian and Boise School Districts as of
September 2004:
Meridian School District:
Eagle High School
Eagle Middle School
Sawtooth Middle School
Star Elementary School
Andrus Elementary School
Eagle Elementary School
Boise School District:
Shadow Hills Elementary
River Glen Jr. High
Capital High School
4.2.2 School Goals
Support the safe maintenance and construction of the public school system emphasizing quality
school facilities that serve as a focal point for family and community activities.
4.2.3 School Objectives
Support the effort of the school district to ensure adequate school sites are provided and the
intended capacity of the schools is not exceeded.
To support school district efforts to provide school sites and facilities that accommodate
student enrollment.
4.2.4 Schools Implernentation Strategies:
Request that the school district prepare a future facilities map based on the City's Land Use
Plan and include it in the Comprehensive Plan. (See Map 4.1)
a. Work co-operatively to develop student generation factors to be considered when
analyzing the impact of new projects on the school district.
b. Prohibit the development of schools on sites that present a hazard, nuisance or other
limitation on normal functions of the school.
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c. Elementary and middle schools shall be located in residential neighborhood to facilitate
walking and reduce busing costs for the district. Elementary and Middle schools may be
located on collector roadways as defined by the Regional Functional Classification
Map, High School maybe located on arterials.
d. Work with the school district, ACHD and developers to establish access options for
Eagle Schools via pathways and/or streets.
e. Encourage the joint siting of schools and parks whenever possible.
f. Encourage High Schools to reduce traffic impacts by providing limited/reduce student
parking, developing alternative transportation, and/or establishing closed campuses.
g. Encourage the school district to continue to make schools available for civic functions
when classes are not in session.
h. Encourage regular communication and meetings between City and School District
Officials.
1. Encourage school districts to develop and report current projections to assess the impact
of new development on school enrollment and facilities.
J. Explore legally suitable opportunities for developers to assist in donating or purchasing
school sites identified in the district(s) master facilities plan, according to student
demand created by future land use development.
k. The City and school district(s) should coordinate school site selection to ensure the
availability of public services.
I. Encourage land use development to reduce street hazards by developing access to
elernentary and secondary schools on local streets and/or pathways.
m. Encourage the use of schools as an integral part of the community by making joint
agreements with the school district to allow community uses of school facilities.
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4.3 Police Protection
4.3.1 Police - Existing Conditions
Demographic and economic conditions will have tremendous influence on the demand for
police services. A growing population, additional recreational facilities, increased traffic
volumes, expanded City limits, and new businesses all increase the importance of maintaining
and supporting law enforcement services.
Ada County Sheriff's Department currently provides contract police services to Eagle.
New "community policing" has recently been successfully instituted by Ada County Sheriff's
office to provide neighborhood and community oriented policing and school resource officers
in Eagle schools.
While maintaining law and order, the Ada County Sheriff is also active in sponsoring and
participating in community involvement programs.
4.4 Fire Protection
4.4.1 Fire Protection - Existing and Future Conditions
The Eagle Fire District provides fire protection for 54 square miles including the City, Impact
Area and county areas. The District is staffed by volunteers and paid firefighters and provides
fire protection to over 12,000 residents.
The district provides an ongoing training program.
Facilities include a rnain station on State Street and a second fire station bui It in 1996 on the
East End of Floating Feather Road.
The District desires to have the standard of one career fireman and three volunteers for every
1,000 population and to meet the needs of the community.
4.5 Library
4.5.1 Library Future and existing Conditions
The Eagle City Library, completed in 1999, is expected to serve the community for a number of
years. Study rooms, a community meeting room and separate children and adult reading areas
are included. Word processing and internet access are available. The library is within walking
distance of local schools and adjacent to future community facilities.
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The City of Eagle currently funds and operates a municipal library district serving
the incorporated City limits. The library board has identified the need for a
branch library by 201S.
4.5.2 Library Goal
Support the safe the maintenance and construction of the public library system
emphasizing quality library facilities that serve as a focal point for family and
community activities.
4.5.3 Library Objective
Support the effort of the library to ensure that adequate facilities are provided to the
citizenry of Eagle.
4.5.4 Library Irnplementation Strategies:
a. Work with the library board to identify future needs and servicing areas.
b. Identify locations within the Village Center to locate a branch library facility.
c. Work with land owners, developers and the city to fund site acquisition and construction or
library system expansions.
d. Encourage reciprocal agreements with other libraries.
4.6 Domestic Water
4.6.1 Domestic Water - Existing and Future Conditions
Eagle Water Company, United Water Idaho (UWI) and the City of Eagle are the major
domestic water providers in and around the City. A few residential subdivisions own and
operate their own water systems and individual domestic wells are used in the City. The City
contracts with UWI for the operation of the City's water system. A new contract with UWI is in
the process of approval that provides for the continued contract operation of the City's water
system. The City also has an agreement with UWI and approved by the Public Utilities
Commission for UWI to provide fire and emergency storage.
In 2002, the City adopted a Water System Master Plan that defined existing and future service
areas. That plan is currently undergoing revisions to meet the expanding service area and to
include storage and major trunk lines from Linder Road to Highway 16, and from Homer Road
to Highway 20/26. In 1998, the Eagle City Council approved a IS-year contract with United
Water that enables the company to run water through a portion of the City of Eagle's water
systern. The Council also accepted a IS-year water service contract with EM2 to operate and
manage the City of Eagle's domestic water system. EM2, a subsidiary of United Water Idaho,
has managed the City of Eagle's municipal water system since 1992.
4.6.2 Domestic Water Goals
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CITY OF EAGLE COMPREHENSIVE PLAN
September 14, 2004
a. Ensure a safe, reliable and cost-efficient water supply, distribution system and storage
reservoir to support water demands of current users and projected demands of land
developrnent in accordance with the Eagle Comprehensive Plan.
b. Develop a groundwater supply and water storage system to provide for domestic,
emergency, and fire flows that meet federal, state and local standards and the service
demands of development. (See Map 4.2)
4.6.3 Domestic Water Objectives
a. Develop an interconnected water system owned and operated by the City of Eagle.
b. Protect groundwater quality and conserve the natural groundwater resource.
c. Ensure water service shall provide a minimum of 40 psi and a maximum of 8S-90psi,
and fire flows of 1,SOO gallons per minute, in accordance with state requirements.
d. Promote the utilization and reuse of surface water sources for non-potable uses such as
inigation and water amenities.
e. Ensure that the cost of new and upgraded water facilities is borne by those who benefit
from them.
4.6.4 Implementation Strategies
a. Update the Water System Master Plan to delineate the requirements for trunk line,
booster stations, pressure reducing stations, and storage system.
b. Acquire additional lands sufficient for the construction of two 1.S-milliongallon water
storage tanks.
c. Develop well construction standard and guidance to assist developers with
a cost-effective means of meeting water demands for individual systems. Assist with
funding options to provide developers with various means of meeting standards for
water supply systems.
d. Require a separate water system for use of non-potable water, where avai lable, for
landscape irrigation and water amenities and to minimize reliance on groundwater for
these uses.
e. Work with other water service providers to maintain a safe and sufficient water supply
across jurisdictional boundaries.
f. Establish and maintain a Water Department and trained staff to meet the demands of
Page 18 of 102
CITY OF EAGLE COMPREHENSIVE PLAN
September 14, 2004
water system operation in accordance with the State of Idaho, Department of
Environmental Quality requirements and applicable federal law.
g. Protect current residents from paying for service that principally benefits new
development.
h. Ensure all new development within the Western Planning Area (west of Linder Road)
connects to the City of Eagle municipal water services.
1. The City should periodically review the costs and benefits of the City water system.
4.7 Sewer
4.7.1 Sewer Existing and Future Conditions
The Eagle Sewer District (ESD), established in 1963, is a public entity separate from the City
of Eagle, the service area of which generally corresponds to the area within the Eagle City
limits. Extensions of the ESD service area are accomplished by actions of the ESD Board of
Directors, and for the most part match annexations to the City. However, they do not have to
match annexations to the City either in location or in time. ESD serves all of the residential and
commercial users in the City that are receiving central sewer service. In addition to users served
by central sewer, many homes in the District's service area have disposal by septic tanks and
drain fields. The District currently provides for wastewater treatment to secondary standards
with ultimate disposal through facilities of the City of Boise, under a long-term agreement
between the District and the City of Boise. (See Map 4.3)
Due to total pollutant loading limitations for the Boise River, wastewater effluent discharges to
the Boise River may become far more stringent in the future than they are at present.
Additional development may at some tirne require alternatives to stream discharge.
ESD will continue to plan for consequences of such potential intensification of stream
discharges to meet the needs for central sewer in areas within the City. ESD is committed to
providing central sewer service to areas within the City of Eagle.
It is the City of Eagle's policy to accommodate orderly and appropriate development at a pace
that does not unreasonably impede or burden the development process. Timely extension of
sewer service is an essential feature of orderly development. Hence, in the future the City of
Eagle will take an active interest in sewerage and wastewater issues.
Page 19 of 102
CITY OF EAGLE COMPREHENSIVE PLAN
September 14, 2004
4.7.2 Sewer Goals
a. Ensure that sewerage and effluent disposal utilities expansion and extension will keep
pace with and be available in a timely manner to development projects within the City.
b. Ensure that sewerage and disposal facilities development will not through insufficiency
foster irnpediments to orderly and appropriate development of the City as set forth in
other sections of this Comprehensive Plan.
4.7.3 Sewer Objective
Provide assurance of Eagle's capability to sustain orderly and appropriate growth by
maintaining awareness of Eagle Sewer District's plans for expansion and schedules for
extension, and reviewing how these plans fit with the known plans of the development
community in Eagle
4.7.4 Sewer Implementation Strategies
a. Consult at regular interval with Eagle Sewer District regarding its expansion and
extension plans.
b. Compare what is known of ESD expansion plans with City's information regarding
planned development within the City and Impact Area.
c. In the event that ESD is unwilling to provide central sewer service the City should
maintain knowledge of alternatives available to the City to take action that might
expedite necessary sewerage and disposal expansion and extension, if needed to
accommodate orderly and appropriate development in a timely manner.
d. The City and the Eagle Sewer District should continue to work together to coordinate
urban development based upon the Land Use component of the Comprehensive Plan
and the Eagle Sewer District's master plan.
4.8 Storm DrainagelFlood Control
4.8.1 Storm Drainage& Flood Control Existing Conditions
Storm Drainage:
With the continued construction of impermeable surfaces such as rooftops, asphalt streets, and
concrete drives, storm water run-off has become a matter requiring increased control and
management. Receiving strearns abundant with fish and other aquatic life must be protected
from the pollutants that may become concentrated in storm water. The City of Eagle has made
significant progress in setting standards for storm water
discharge by developing standards for surface and
Page 20 of 102
CITY OF EAGLE COMPREHENSIVE PLAN
September 14, 2004
subsurface discharge that are protective of receiving waters and assure long-term reliance of
subsurface treatment facilities.
Flood Control:
River front property provides a unique setting for homeowners and is a highly sought after
amenity for Eagle residents. The construction of homes abutting rivers along this fragile but
sometimes dangerous location presents challenges for the City. Continued development and
infill of the floodplain decreases the response time and increases the intensity of flood events to
downstream residents. The City of Eagle has taken the lead in establishing "no net loss" and
set-back standards for protection of residents so that the continued development of these areas
will not be at the expense of safety of property owners.
4.8.2 Storm Drainage & Flood Control Goals
a. Define efficient, cost effective and environmentally sound storm water, storm drain, and
flood control measures to protect existing and future land uses, preserve public safety,
protect surface and groundwater quality, and insure compliance with federal and state
requirements.
b. Support and promote water quality standards for surface and groundwater protection.
4.8.3 Storm Drainage & Flood Control Objectives
a. Establish a standard for storm water design that will be protective over the life of the
faci lity.
b. Ensure that adequate flood control facilities are provided and maintained to protect
citizens from a lOG-year storm event as defined by the National Flood Insurance
Program.
c. Protect major investments in infrastructure by requiring that vulnerable assets such as
roads and sewer facilities are constructed above the designated base flood elevation.
d. Ensure that the cost of improvements to storm drain and flood control faci Iities are
borne by those who benefit from them.
4.8.4 Storm Drainage & Flood Control Implementation Strategies
a. Require that adequate on-site treatment, storm drain and flood-control faci lities be
constructed coincident with new development.
b. Periodically review ordinances and standards for adequacy as development intensifies
and densities increase in critical areas.
c. Routinely inspect constructed active and passive
facilities for continued maintenance where such
Page 21 of 102
CITY OF EAGLE COMPREHENSIVE PLAN
September 14, 2004
maintenance is vital for the function of the facility. Pursue enforcement of protective
covenants or jurisdictional responsibilities to carry out maintenance acti vities.
d. Continue to support public education in matters of pollution control, sensitive habitat,
and public safety along receiving streams.
4.9 Other Services and Utilities
4.9.1.A: Electricity:
Idaho Power Company (IPC) provides electrical service throughout the city and AOI. lPC is a
public service company regulated by the Idaho Public Utilities Commission (lPUC).
Appropriate placement of electrical facilities within the City of Eagle and the AOI should be a
cooperative discussion between city officials, residents and lPC representatives. (See Map 4.4)
IPC facilities should be sited before development and should provide sufficient buffers and
setbacks from residential use. Context sensitive setback should be discussed and utilized.
Preference will be given to facilities located outside of scenic corridors, the Central Business
District, and the Village Center and facilities may be considered within other commercial areas.
The City should provide IPC with periodic updates of population, employment, and
development projections. The City and IPC should seek to jointly evaluate actual patterns and
rates of growth and compare such patterns and rates to electrical demand forecasts.
4.9.1.8: Pressure Irrigation:
The City of Eagle currently requires the installation of pressurized irrigation systems for the
irrigation of landscaping when new development is within an irrigation district and water rights
are available.
4.9.1.C: Solid Waste:
A private contractor currently provides household and business trash collection and recycling
services to Eagle residents.
4.9.1.D: Gas:
Intermountain Gas currently provides natural gas services to the Eagle area.
4.9.1.E: Telephone and Telecommunications:
Local telephone service is currently provided by Qwest to a majority of city residents.
Computer networking, teleconferencing, telecommuting, internet and wireless communications
are rapidly evolving. This trend is affecting how people make a living and where they work in
the community.
Page ZZ of 102
CITY OF EAGLE COMPREHENSIVE PLAN
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4.9.1.F: Chevron Pipeline
The Chevron Pipeline is a portion of the gasoline transport system across the United States
from Alaska and crosses from northwest to southeast through the western planning area. (See
Map 4.5) At the time of construction most of the Eagle area was rural and the depth of the pipe
was shallow, less than 20 feet. As the area develops it is important to identify the Chevron
right-of-way, provide significant seatbacks and buffers and encourage inspection of the line to
ensure development is not encroaching on this facility.
4.9.1.G: Urban Services Planning Area
An Urban Services Planning Area rnap depicting individual service area boundaries should be
determined by the City Council after consultation with service providers and the Planning and
Zoning Commission.
4.9.2 Other Services and Utilities Goal
To meet the expected demands of the City and its Impact area:
a. Encourage the provision of public utilities and services for all development in the City of
Eagle.
b. Maintain a sense of personal safety and security for all residents.
c. Strive to prevent and extinguish fires and aid in other emergencies dealing with the
protection of life or property.
d. Provide quality library services.
4.9.3 Other Services and Utilities Objectives
a. To encourage the reduction of overlapping service areas and/or illogical service boundaries.
Strive for continued cooperation between service and utility providers and the City.
b. To strive to prevent criminal activity and reduce the incidence of crime.
c. To encourage a high standard of fire protection and emergency services.
4.9.3 Other Services and Utilities Implementation Strategies
a. The city should strive to maintain a high standard for the delivery of law enforcement
services and evaluate the quality of police service and programs on a periodic basis.
b. Encourage foothills and riverside development to
provide emergency access points.
Page 23 of 102
CITY OF EAGLE COMPREHENSIVE PLAN
September 14, 2004
c. Recognize the need for electric utility facilities that are sufficient to support economic
development.
d. Encourage Idaho Power to make additions to and improvements of electric utility facilities
that provide adequate capacity for projected growth.
e. Provide Idaho Power with periodic updates of population, employment, and development
projections. The City and Idaho Power should seek to jointly evaluate actual patterns and
rates of growth and compare such patterns and rates to electrical demand forecasts.
Page 24 of 102
CITY OF EAGLE COMPREHENSIVE PLAN
September 14, 2004
CHAPTER 5 - ECONOMIC DEVELOPMENT
5. I Background
The economic development component of the Comprehensi ve 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.
5.2 Existing and Future Conditions
Eagle is home to a wide range of businesses. Within the City and Impact Area employment is
divided among retail trade, services, construction, government and agriculture.
The City of Eagle has taken great care in preserving the downtown and central business district
as the economic hub of the city. The 2000 Eagle Comprehensive Plan designated 1930 acres
(II %) of the AOI with commercial, mixed use, business or industrial uses. In 2002, Eagle had
.57 jobs per household compared to Boise at 1.7 and Meridian at 1.2, as calculated by
COMPASS. Though businesses are developing in Eagle, the City is an employment exporter
sending nearly Y2 of the total employable population of Eagle to either Boise or Meridian.
Employment in Eagle is projected to grow at a higher rate than the population 65% over the
next 20 years. By 2025 the City is estimated to have .86 jobs per household, lessening the
exporting of employment but still resulting in the limited capturing of expanding and new
industries in the Treasure Valley. The expansion of the AOI to State Highway 16 provides
additional opportunities to expand the employment options and capture the additional tax base
associated with these uses. The distribution of land uses within the western impact area will
shift the non-residential uses from 11 % to 25% of the City's AOI and will provide additional
land to promote employment options within the City.
Projected employment in Eagle is expected to continue to grow. Eagle's recent highway
improvements (e.g. SH 44 and five lane Eagle Road) will encourage new development
opportunities.
5.3 Goal
Encourage an economic base complementary to Eagle's rural identity
Ensure the ability for the City to continue to fund, improve and support itself, including
infrastructure, without the use of building permit fees, impact fees and zoning fees.
Page 25 of 102
CITY OF EAGLE COMPREHENSIVE PLAN
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Identify areas that will provide significant employment opportunities to the residents of the
City of Eagle thereby allowing the City to be a place to live, work, and recreate.
Identify areas that, due to the nature of existing uses, future uses and/or transportation
corridors, will lend themselves to increased activity and nonresidential use so as to preserve
larger areas as primarily residential neighborhoods.
5.4 Objective
a. To preserve the economic integrity of the Central Business District (CBD) and to
encourage business and industry that have minimal environmental impact.
b. Provide additional economic sustainability to the City of Eagle by encouraging the location
of stable employment based industries that bring a balance of residential, recreational and
economic values to the City.
5.5 Implementation Strategies
a. Encourage sign age promoting the Central Business District.
b. Expand the existing historic style lighting and beautification efforts throughout the Central
Business District.
c. Encourage a diversity of uses in the Central Business District.
d. Provide adequate parking for downtown.
e. Encourage the interconnection of pedestrian/bikeway systems between the Central Business
District and Boise River Greenbelt.
f. New commercial development outside of the Central Business District should complement
the Central Business District and Eagle's rural residential identity.
g. Encourage commercial growth adjacent to the Central Business District and discourage
isolated cornrnercial development in outlying areas.
h. Promote additional employment opportunities and expand the economic base by a)
encouraging growth and expansion of existing businesses and industry and b) attracting
additional business and industry so residents will be provided with adequate commercial
services and facilities.
1. Excessively large single entity businesses that would jeopardize the competiti ve business
environment should be discouraged.
Page 26 of 102
CITY OF EAGLE COMPREHENSIVE PLAN
September 14, 2004
J. Encourage the balancing of commercial uses throughout the City and the western planning
area to avoid overloading key intersections and individual planning areas.
k. Enforce the sizing and scaling of commercial and mixed use areas as specified in the land
use chapter.
I. Encourage the interconnectivity ofresidential and nonresidential areas within the westem
planning area to the existing CBD and greenbelt system.
m. Discourage isolated or strip commercial uses.
n. Promote and recruit additional employment opportunities that allow Eagle residents to live
and work within the City of Eagle.
o. Excessively large single entity businesses that would jeopardize the competitive business
environment of the downtown and CBD should be located only within the regional
commercial centers planned for the northeast corner of U.S. Highway 20-26 (Chinden
Boulevard) and the future extension of State Highway 16.
p. Encourage the location of corporate and business uses to the Village Center and the Moon
Valley & State Planning Areas.
q. Encourage context sensitive design of business and employment centers so to complement
Eagle's rural identity.
Page 27 of 102
CITY OF EAGLE COMPREHENSIVE PLAN
September 14, 2004
CHAPTER 6 - LAND USE
6.1 Background
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".(See Map
6.1)
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, objecti ves
and strategies of the Plan.
Land use designations as reflected on the Land Use Map are based on the existing land use
pattern, existing natural physical features such as the Boise River, Dry Creek and the foothills,
floodplain areas, capacity of existing community facilities, projected population and economic
growth, compatibility with other uses of the land, transportation systems, and the needs of local
citizens.
As a part of the review of the 2000 Comprehensive Plan, a land capacity analysis of the
economic sustainability of the existing area of city impact (AOl) and future growth areas for
the City was completed. This study found that the City of Eagle, though stable and solidified in
its vision to develop a city with a uniquely rural character, did complete a survey on the long
term sustainability of the City as it approached build out.
The 2000 Comprehensive Plan detailed the following uses for the incorporated City and the
AOI:
Table 6.1
0'0 of 0.0 of
2000 2025 qo of
Land l' so Plan Pion lotal
COlmnt>I'dal 40'0 " -to,'(.
_.'0
C\nwd l's. 60'0 800 "
"0
C\nwd l's. "ilia". IJ% 100,v ':::;0,-
-,
Busiuf-s'i,TN'h 10'0 " 10'0
__0
InduSlrial 10'0 000 '0
~, -',)
Residential Sio 600'0 7~o,o
-,
Parks/on.n suar. 10'0 1'70',) ~o'o
Dhtl'ibutiou of Laud r ses
Page 28 of 102
CITY OF EAGLE COMPREHENSIVE PLAN
September 14, 2004
Nearly 90% of the City's 2000 AOI was designated for residential uses which, coupled with the
third lowest tax levy rate in the State of Idaho, severely limits the long-term sustainability of
the City of Eagle. The land capacity analysis further outlined that over 50% of the residential
land within the existing AOI was developed to the density described in the 2000
Comprehensive Plan. The analysis also showed that only 20% of the land available for
residential development is vacant and suitable for uncomplicated development. Understanding
the current rate of development (300 acres per year), the city will run out of vacant land in
approximately 6 years. However, residential build-out could be extended if underdeveloped
property became available for redevelopment in the future. A significant factor in determining
the successful redevelopment of vacant land within the City is the cost and availability of
vacant land both in adjacent cities.
6.2 Future and Existing Conditions
Residents of Eagle and its impact area have a strong desire to maintain the rural "feel" of the
community. The area of impact is primarily rural in nature; the majority of the area is currently
divided into 10+ acre tracts and limited I acre lots developed within the County. The vision for
the area focused on identifying activity centers and the regional transportation corridors while
preserving the rural character of the City of Eagle. These areas are the final development area
for the City as lands to the east, south and west begin to be incorporated into other
municipalities. In order to ensure the quality of life that is desired by Eagle residents, it is
necessary to maintain a tax base that is adequate for providing expected public services.
6.3 Land Use Designations
Development density shall be calculated by project. Unused density for undeveloped or
underdeveloped land adjacent to or within the same land use designation will not be transfelTed
or used to "balance" or "maximize" densities with in an area. Clustering will only be allowed
as specified in the "Parks, Recreation, and Open Spaces" chapter of the Comprehensive Plan.
For the purposes of this comprehensive plan the density shall be defined as the ratio of the total
number of dwelling units within a project divided by the total project area. Should that number
be a fraction, it shall be rounded up to the nearest whole number, expect where the
comprehensive plan details a fractional density and then the density shall not exceed the
number described in the comprehensive plan.
The land use designations on the Comprehensive Plan Land Use Map, and as may be referred
to within the text of the Cornprehensive Plan, are defined on the Land Use Designation Matrix,
Table 6-1, and the Zoning Compatibility Matrix, Table 6-2
Page 29 of 10Z
CITY OF EAGLE COMPREHENSIVE PLAN
September 14, 2004
Residential Rural
Suitable primarily for single family residential development on large acreages which may be in
transition from agricultural to residential use or may combine small scale
agricultural uses with residential uses. Maximum density of up to I unit per 5 acres.
Residential Estates
Suitable primarily for single family residential development on acreages may be in transition
from agricultural to residential use or may combine small scale agricultural uses with
residential uses. Maximum density of up to 1 unit per 2 acres.
Residential One
Suitable primarily for single family residential development within areas that are rural in
character. Maximum density of up to I unit per 1 acre.
Residential Two
Suitable primarily for single family residential development within areas that are rural in
character. Maxirnum density of up to 2 units per I acre.
Residential Three
Suitable primarily for single family residential development within an urbanized setting. .
Maximum density of up to 3 units per I acre
Residential Four
Suitable primarily for single family residential development within an urbanized setting. .
Maximurn density of up to 4 units per 1 acre
Residential Six Plus
Suitable primarilv for multi-familv housing including apartments. town homes and duplexes
within the urbanizcd setting aillacent to designated transit corridOl.:i,
Residential Transition: Residential development that provides for a transition of density
within the planning area while keeping in context the density, scaling and lot sizes of existing
or proposed uses. Commonly requires changes in lot dimensions and scaling, see specific
planning area text for a complete description.
Page 30 of 102
CITY OF EAGLE COMPREHENSIVE PLAN
September 14, 2004
Mixed Use
Suitable primarily for a variety of uses such as limited office, limited cornmercial, and
residential developments. Uses should complement uses within the Central Business District
(CBD). Development within this land use designation should be required to proceed through
the PUD and/or Development Agreement process, see specific planning area text for a
complete description.
Commercial
Suitable primarily for the development of a wide range of commercial activities including
offices, retail and service establishments. Uses should complement uses within the Central
Business District (CBD).
Central Business District
Suitable primarily for development that accommodates and encourages further expansion and
renewal in the downtown core business area of the community. A variety of business, public,
quasi-public, cultural, residential and other related uses are encouraged. The greatest possible
concentration of retail sales and business is to occur in this land use designation. Pedestrian
friendly uses and developments are encouraged. Land within this district requires a CBD
zoning designation upon any rezone.
Village Center
Suitable for development that accommodates the development of an employment center with
supporting residential, commercial, quasi-public, and business uses. All uses should be within
walking distance from the employment center and are intended to service the immediate area
not to distract from the central business district.
Professional Office
Suitable for professional office uses. Retail may be permitted as an ancillary use within the
office project. Smaller medical uses such as dentist offices and other outpatient clinics are
encouraged.
Business Park
Suitable primarily for the development of technical park/research and development facilities,
offices and office complexes, and limited manufacturing activities, including small-scale
production. distribution, and storage of goods. Support activities may also be permitted.
All development within this land use shall be designed to be
within a landscaped setting and be free of hazardous or
Page 31 of 102
CITY OF EAGLE COMPREHENSIVE PLAN
September 14, 2004
objectionable elements such as noise, odor, dust, smoke, or glare. Such development should be
operated entirely within enclosed structures and generate minimal industrial traffic.
Development within this land use designation should be required to proceed through the PUD
process.
Industrial
Suitable primarily for heavy and light manufacturing, warehousing, rnini-storage and open
storage, multi-tenant industrial park and similar uses. Limited office and commercial uses may
be permitted as ancillary uses.
All development within this land use shall be free of hazardous or objectionable elements such
as noise, odor, dust, smoke, or glare.
Public/Semi Public
Suitable primarily for the development of such uses as golf courses, parks, recreation facilities,
greenways, 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.
The public/semi public land use designation is not a residential land use designation. When a
project or development is designed that contains or is adjacent to land holding a public/semi
public land use this land will not be included when calculating the allowable residential
density. Projects that hold a residential designation that want to provide amenities similar to
those allowed in the public/semi public designation may transfer density within the
development only when using the standards established in the Planned Unit Development as
defined in the comprehensive plan.
Head of Eagle Island - Special Use Area
The head of the Eagle Island possesses a recognized function as a wildlife
habitat, f100dway and scenic natural resource reflective of
Eagle's rural character. This area is to remain open to the sky to protect the unique
environmental and natural features, wildlife habitat and natural lay of the land. The
development of streets, buildings and other covered structures within this area should be
prohibited.
Page 32 of 102
CITY OF EAGLE COMPREHENSIVE PLAN
September 14J 2004
Floodway
Floodway areas are defined as specifically shown on the newest edition of the Federal
Emergency Management Administration maps along the Boise River and Dry Creek (Generally
shown on the Land Use Map which is a part of this Plan). These areas are to remain open
space because of the nature of the floodway which can pose significant hazards during a flood
event. Also, the floodway areas shall not be considered as a part of the minimum area of open
space required (as required within the zoning ordinance) unless developed as noted within this
paragraph., Floodway areas shall be excluded from being used for calculating permitted
residential densities. Any portion of the floodway developed as a substantially improved
wildlife habitat area open to the public, or useable public open space, such as a pathways, ball
fields, parks, or similar amenities as may be approved by the City Council, may be credited
toward the minimum open space required for a development.
When discrepancies exist between the floodway boundary shown on the Land Use Map and the
floodway boundary shown on the Federal Emergency Management Administration maps such
that the floodway area is smaller than that shown on the Land Use Map the adjacent land use
designation shown shall be considered to abut the actual floodway boundary.
When new floodway boundaries are approved by FEMA and/or the City, the floodway area on
the Comprehensive Plan Land Use Map should be revised to reflect any new tloodway line.
Scenic Corridor
An Overlay designation that is intended to provide significant setbacks from major corridors
and natural features through the city. These areas may require berming, enhanced
landscaping, detached meandering pathways and appropriate signage controls.
Page 33 of 102
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CITY OF EAGLE COMPREHENSIVE PLAN
September 14, 2004 version
6.4 Goal
a. To preserve the rural transitional identity.
b. Ensure the ability for the city to continue to fund, improve and support itself (including
infrastructure) without the use of building permit fees, impact fees and zoning fees.
c. Identify areas that, due to the nature of existing uses, anticipated uses, and/or transportation
conidors, will lend themselves to increased activity and non-residential use while
preserving larger areas as residential neighborhoods.
d. Preserve the function of regionally significant roadways traveling through the City while
ensuring compatibility with land uses and design standards of the City.
e. Identify areas that will provide significant employment opportunities to the residents of the
City of Eagle, thereby supporting the City as a place to Ii ve, work, and recreate.
6.5 Objectives
a. To encourage the preservation of open spaces.
b. To encourage development with decreasing density radiating out from the CBD as shown
on the Land Use Map.
c. To discourage lot splits in approved platted subdivisions.
d. The land use map and associated policies shall be the official guide for development in the
City of Eagle and shall be implemented through the zoning and development review
process.
6.6 Implementation Strategies
a. Preserve the natural features and resources of Eagle.
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.
c. Provide for a broad spectrum of housing types including apartments, townhouses,
condominiums, single family attached, manufactured homes, affordable and subsidized
housing and large acreage developments.
d. Discourage strip commercial type development.
e. Encourage the development of technical park/research
and development facilities, offices and office complexes,
and limited manufacturing activities.
Page 37 of 102
CITY OF EAGLE COMPREHENSIVE PLAN
September 14, 2004
f. Higher density residential development should be located closest to the Central Business
District (CBD) as shown on the Comprehensive Plan Land Use Map.
g. The mixed use area shown along both sides of Eagle Road between Ranch Drive and
Floating Feather Road is to allow development such as higher density residential dwelling
units and/or facilities such as senior assisted housing, nursing homes and convalescent
hornes. Cornmercial uses in this mixed use area are not permitted.
h. Residential subdivisions outside the City limits but within the Impact Area should comply
with the Land Use Map. Cluster developments located outside the City limits but within the
Impact Area shall not be permitted. Furthermore, residential subdi visions outside the City
limits but within the Impact area shall be developed with lot sizes consistent with the
respective land use designation as stated in Section 6.3 within this Chapter.
1. Cluster development shall only be allowed once properties are annexed into the city.
J. The City shall provide a PUD ordinance to facilitate and regulate cluster development.
k. Protect gravity flow irrigation systems including canals, laterals and ditches to assure
continued delivery of irrigation water to all land serviced by such systems, to protect
irrigation systems as a long range economical method for water delivery and to coordinate
surface water drainage to be compatible with irrigation systems.
I. Farm related uses and activities should be protected from land use conflicts or interference
created by residential, commercial, or industrial development. The Idaho Right To Farm
Act should be promoted.
m. Promote commercial service and retail development within the Central Business District
that contributes to pedestrian friendly environment.
n. Preclude industrial developments that may overburden public services and facilities causing
increased public expenditures.
o. Encourage the developrnent of technical park/research and development facilities, offices
and office complexes, and limited manufacturing activities.
p. Support City of Eagle flood and storm drainage regulations to achieve protection of
property rights, environmental protection and flood damage reduction for community
residents.
q. From time to time the City should consider annexing any parcels of land allowed to be
annexed by Idaho Code 50-222.
r. Encourage a variety of housing through such
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mechanisms as PUD's in subdivisions including large lot subdivisions.
s. If the existing intersections of State Highway 44 and Ballantyne Lane and State Highway
44 and State Street are eliminated and a new intersection is constructed approximately 800-
feet west of the existing State Highway 44/Ballantyne Lane intersection then the mixed use
area shown along the north side of State Highway 44 from Van Engelen Estates to the
Mixed Use area's west boundary may be developed with uses which will be controlled by
the City with a Development Agreement upon rezoning. High density residential units will
be encouraged in this area (up to WIO dwelling units per acre). However, if the existing
intersection modifications outlined above are not completed, the Mixed Use area referenced
above shall be developed as residential with densities of up to a maximum of two dwelling
units per acre.
t. Maintain a Vision Map that depicts opportunities for creating and enhancing activity
centers and linkages between planning areas and the existing City. (See Map 2.1)
u. Maintain a Future Land Use Map that encourages higher densities around acti vity centers
and transit routes but also provides for large residential areas that continue to promote the
rural character of the City of Eagle(See Map 6.1)
v. Use smaller planning areas to help guide development in the western planning area. (See
Map 6.2)
w. Non-residential uses should be limited to designated areas, with scaling and intensity
paramount to the approval of these uses.
x. Special design treatments shall be required to provide compatibility of new development
with existing development such as building orientation, increased setbacks, height
limitations, size restrictions design requirements, fencing, landscaping or other methods as
determined through the development review process.
y. Commercial and subdivision development within the City will be subject to Design
Review.
z. The creation of single use commercial and office districts should be discouraged, while uses
that serve a variety of uses shall be encouraged.
aa. New mid-block commercial development should be discouraged along arterial and
collectors unless it is specified in the plan and meets the principles of New Urbanism and/or
provides cross access between adjacent commercial parcels. Existing mid-block
commercial uses of a marginal nature shall be encouraged to convert to residential uses.
bb. High-tech and research and development uses shall be encouraged to locate in the Moon
Valley Planning Area with corporate, institutional uses
encouraged to locate in the Village Planning Area.
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6.8 Sub Areas
6.8A Chinden Planning Area
The Chinden Planning Area is designated as mixed use combining regional commercial,
retail, and transitional density residential uses. The vision for the area is to capitalize on
the unique topography and vistas located along the rim while addressing the need to
provide regional commercial opportunities along the regional transportation cOlTidors.
6.8.1.A: Uses
The land use and development policies specific to the Chinden Planning Area include
the following:
A regional commercial area should be designated at the northeast comer of Chinden and
Black Cat, not to exceed 40 Acres. This commercial is intended to serve the
communities of Eagle and Meridian and in the future Emmett, Star, and north Nampa
areas as the State Highway 16 extension is completed.
Office and light retail should serve as a buffer between the commercial use located at
Chinden Boulevard and Black Cat and the residential uses located along the rim.
Residential uses should focus on the rim area north of Chinden with lot sizes ranging
from Y2-! acres, ensuring compatibility with Spur Wing Country Club to the east. Use
of transitional lot sizes, feathering and clustering of smaller lots adjacent to the office
and larger rim property with similar transition as development approaches the Spur
Wing property to the east.
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Illustration 6.1
--u.-
Building Oriented to Highway
6.8.l.B: Design
This area is recognized as a gateway to the City of Eagle with appropriate landscaping,
entry features and place-making features integrated into the design of the area.
6.8.l.C: Access
Limited access to State Highways 16 and 20/26 at mile and half-mile intervals in
accordance with ITD's class four access restrictions.
Internal circulation roads should be constructed to serve the entire area utilizing limited
access points to the State Highway 16 extension and to 20/26. Buildings should be
setback from future right of ways to mitigate noise issues.
Individual site access should be limited to right in/right out with 1/2 mile access point
east of the Black Cat and Chinden intersection.
6.8.l.D: Issues/Concerns
Concerns about sizing and location of commercial uses at the intersection of Chinden
(20/26) and Highway 16 extension due to the location of this property along the
Highway 16 extension and Highway 20/26 it is natural to have this property pull a
commercial use. The City will desire a clear concept of this development to limit the
impacts to the regional roadway network and the possible expansion of the commercial
use beyond that which the city sees fit. One section of the property requesting to be
designated as Mixed Use is located west of Black Cat Road and due to its size, location
and the alignment of the future Highway 16 extension this parcel may request a
commercial designation, this parcel is not in the
Eagle area of impact though it may request inclusion
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in the future. Eagle recognizes the need to provide mass transit on regional roadway
networks the introduction of commercial use continues to support the development of
this system on the Chinden Corridor.
6.8.2 Park Lane Planning Area
The Park Lane Planning Area is designated as mixed use combining community
commercial, professional office, and a variety of residential densities. The vision for
the area is to recognize the activity center created by Eagle High School and existing
development approved by Ada County and to provide compatible land uses at densities
that accommodate pedestrian scale design and future mass transit.
6.8.2.A: Uses
The land use and development policies specific to the Park Lane Planning Area include
the following:
Parcel specific community commercial shall be allowed at the NE and SW comer of
Linder Road and State Highway 44 as designated in the 2000 Comprehensive Plan.
The area located along Old Valley Road should be a mixture of residential and
Professional Office with Limited Service Commercial. All uses along Old Valley
should be designed to be oriented to take access from Old Valley Road and to
encourage pedestrian movement through the area.
Flint Drive shall be preserved primarily as a residential street while properties abutting
State Street should include a mix of residential uses, limited retail and office uses that
promote trip capturing.
The roadway network along State Street east of Park Lane should be designed to
provide internal circulation with no individual lot access to State Street. A cross access
agreement with limited access points at Park Lane and at State Street, in alignment with
the future Eagle Island State Park entrance, is necessary to provide access to the retail
uses.
The land uses for the properties north of Flint Estates and extending to Floating Feather
Road is Transitional Residential to ensure compatible residential lot sizing adjacent to
the Colony Subdivision. Extending east to west, ensuring compatibility with the I acre
lots in the Colony Subdivision, densities in the area will increase ro a maximum of 3
units per acre near the high school.
The area bounded located on the northwest comer of State Highway 44 and Park Lane
is designated Mixed Use for the southern 17-acres, transitioning to residential, 3 units
per acre- for the northern portion of the property.
The transition area between the mixed use and the
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residential area shall be reviewed and conditioned by the City through the use of a
development agreement at the time of rezone
The area located west of Linder Road and State Street shall provide for high density
residential including apartments, town homes and patio homes, and transitioning
northward to 1-2 units per acre. Internal circulation is essential to the development of
this area; a loop/frontage road similar to Old Valley Road should be created. Uses
should focus on this roadway (not State Street) with berming and wide setbacks to be
used to buffer any residential use from the regional transportation network.
Residential Transition should be allowed south of the mixed use area along Old Valley
Road and north of the Boise River
6.8.2.B: Design
Old Valle v Road Area:
The design of this area should capitalize on the existing Old Valley Road and bring
activities and uses closer to the road, creating a pedestrian friendly area that encourages
walking as well as servicing auto traffic.
The Old Valley Road area should include street trees, benches and sidewalks.
Common parking areas should be encouraged at the sides of buildings and joint parking
agreements so walking distances between buildings is minimized and provide a
pedestrian scale to the area.
On street parking should be encouraged where sufficient right-of-way is available.
Signage for non-residential uses should be incorporated as a master sign plan rather
than individual signs located along State Highway 44/State Street.
Flint Estates Area:
The Flint Estates area adjacent to State Highway 44 should be designed to provide
limited retail uses that encourage pedestrian circulation from the residential and high
school areas, and to compliment the existing mixed use areas at State Street and Park
Lane (Camille Beckman).
Street trees, benches and sidewalks are encouraged within the Park Lane Planning Area.
Common parking areas should be encouraged at the sides of buildings and joint parking
agreements so walking distances between buildings is minimized and provide a
pedestrian scale to the area.
Activity and building orientation should focus on
internal circulation roads rather than the regional
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transportation network. Flint Drive is to remain primarily a residential roadway.
On street parking should be encouraged where sufficient right of way is available.
Signage should be done as a master sign plan rather than individual signs located along
State Highway 44/State Street.
Transitional residential densities and design elements (berms, fences, etc.) should be
used to provide buffering to residential areas to the east and north of the mixed use area.
6.8.2.C: Access
Access to and through should be limited to existing roads (Old Valley Road, Park Lane
and Linder Road); no direct access from State Street! Highway 44 shall be permitted
unless a new access point is designated by the State of Idaho for Eagle Island State
Park.
The area to the north of State Highway 44 should require the construction of a frontage
road (similar to Old Valley Road) that removes individual property access to State
Highway 44, this high density area shall provide internal circulation and connectivity to
the residential areas to the north.
Cross-access agreements and shared service roads should be encouraged throughout the
area.
Linkage roads through the area east of Eagle High School should provide connecti vity
to Floating Feather Road to the north, Park Lane to the west, and Breanna Drive to the
east.
Right-of-way should be preserved for a future connection to State Highway 44 in
alignment with the future State Highway 44 entrance to Eagle Island State Park.
6.8.2.D: Issues
If individual lot access is allowed to State Highway 44, the ability to function as a
node, encouraging both pedestrian and vehicular traffic, will be lost. The city should
establish a phasing criteria for the north and south portions of the mixed use area to
ensure that they area not over saturating the market before the supporting residential
development Occurs.
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6.8.3 Village Planning Area
The Village Planning Area is designed to provide flexibility of design while also
ensuring compatibility to existing large lot residential uses and transitional density as
development approaches Homer Road and the Foothills. This area is not intended to be
master planned but does require great care in planning to ensure that uses are
compatible and that the village center serves as an anchor of the area and is not taken
over by residential uses.
6.8.3.A: UseslDesign
The land use and development policies specific to the Village Planning Area include the
following:
Residential, commercial, retail, civic, research and development park, corporate ancUor
educational campus, hospitality and office uses. Non-residential uses will be focused in
the Village Center.
Village Center: The Village is approximately 600-acres bounded generally by Beacon
Light Road to the north, Floating Feather Road to the south, Palmer Lane to the west
and Lanewood Road to the east. Non-residential uses will be focused in the Village
Center. This area is comprised of three key components:
1) A village center- providing retail commercial, hospitality and civic uses;
2) A research and development/educational campus ancUor Corporate park area
designed to provide sufficient space for corporate headquarters in a park-like setting
near ancillary commercial uses located in the village center
3) A potential high school ancUor middle school site located in close proximity to the
village center and higher density residential areas. This location allows for the transfer
of density into an appropriate residential area, minimizes busing costs and the traffic
concerns of placing these uses in residential areas that are separated from services that
would be a benefit to the student population.
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Illustration 6.2
Village Center Concept
Residential Areas:
Areas within close proxImIty of the village center shall be encouraged to include
apartments, town homes, condominiums, patio homes, bungalows and live/work units
ranging in densities from 5 to 20 units per acre.
Decreasing densities should be allowed as the area radiates out of the village center.
The overall densities in the Village Planning Area outside of the village center shall
average 1-2 units per acre to the south of Beacon Light Road. Residential densities
north of Beacon Light should be 1-2 units per acre transitioning (feathering and
clustering) to the north and east ensuring compatibility with existing residential and
foothills development.
Lot sizing and compatibility will be paramount as residential development reaches the
existing 2 and 5 acres lot areas east of Linder Road and north of Floating Feather Road.
Special care should be given to the feathering and clustering of residential units as
development reaches the foothills/ Farmers Union Canal.
All Commercial use beyond Neighborhood Commercial should be directed to the
commercial center at State Highway 16 & 44 or to the Village Center.
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Illustration 6.3:
Farmland Cluster Example
6.S.3.B: Access
The Village Planning Area will promote the construction of an east/west boulevard that
will include planted medians, side walks and limited signalization. This roads design
shall be similar to Hamson Boulevard and Park Center Boulevard in Boise.
This area will also include the extension of Homer Road from Linder Road to the
village center and the realignment of Beacon Light Road to slow the flow of through
traffic from Hwy 16 to Hwy 55.
The Village Planning Area will be dependent upon local road and interconnectivity as
the area develops.
Access to the area from State Highway 16 should be limited to the mile in alignment
with Beacon Light Road and Floating Feather.
Commercial and retail uses should be discouraged from fronting on State Highway 16.
Non-residential use should be focused internally to the Village Center and the
residential uses and located along local/collector roads.
Construction of frontage roads by ITD along the eastern side of Hwy 16 should be
discouraged and landscape berms should be used to continue a gateway feeling to the
city along the eastern side of Hwy 16.
Non-motorized pathways should be incorporated into the design of the area linking
residential areas to the village center, foothills and the existing Eagle Downtown.
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6.8.4 Floating Feather Residential Area
The Floating Feather Residential Area is designated as residential with limited ancillary
uses to be incorporated as allowed by the planned unit development standards. This
area should provide trails, open space, and parks in conjunction with varied housing
options. The overall density of the area is 1-2 units per acre.
6.8.4.A: Uses
The land use and development policies specific to the Floating Feather Residential Area
include the following: Integration of mixed residential lot sizes at an overall density of
1-2 units per acre;
Ancillary neighborhood commercial and retail uses that focus and serve the immediate
Floating Feather Area;
Setbacks from streams, irrigation and drains for trails and open space;
Use of transitional lot sizes and clustering when new development abuts existing
subdivisions, business and office use to the south;
School siting in the area shall focus on areas with higher densities to decrease busing
concerns, preference will be given to siting elementary schools in this area.
6.8.4.B: Access
Access to the area from Highway 16 shall be limited to Floating Feather Road and the
Y2 mile ring road to be located to the south of the area.
All uses shall rely on internal local road circulation and a proper street hierarchy to
safely and efficiently move traffic through the area without forcing local trips onto the
regional roadway network.
Floating Feather Road is identified as an urban collector from Highway 16 to Linder
Road. Special consideration should be made for the improvement and realignment of
Floating Feather Road, design standards should include separated sidewalks and street
trees similar to Old State Street west of Eagle Road.
The Highway 16 conidor should be designated as a scenic corridor requiring berming
and landscaping within the City of Eagle.
At the western edge of this area, Linder Road will merge with the proposed east/west
boulevard and should include street trees, separated
sidewalks and landscaped medians; sufficient right-
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of-way and setbacks should be preserved to facilitate the construction of this roadway.
6.8.4.C: Design
This area should be recognized as the signature residential area for the Westem
Planning Area. The integration of varying lot sizes and uses should be seamless with
continuity of street design, open space, trails and housing through out that area.
Floating Feather Road and State Highway 16 should be designated as a minor gateway
to the City of Eagle with appropriate landscaping, entry features and place-making
features should be integrated into the design of the area.
Lot configuration and housing sizes should be mixed through out the area to provide a
variety of housing options within a single neighborhood or development.
6.8.4.D: Issues
The main concerns in the development of the area are the integration of varying lot
sizes and housing styles. The vision for the area is contingent on the integration of uses
and providing a flow of housing units throughout the area to avoid creating defined
separation from estate areas and patio home areas, for example. Further, the provision
of open space and trails through the area should be key to the development approval of
the area.
6 8.5 River Plain Residential Area
The River Plain Residential Area is designated as residential and open space. This area
should provide trails, open space, and parks in conjunction with transitional residential
densities. The overall density of the area is 1-2 units per acre with higher densities of 2-
3 units per acre north of the rim transitioning into clustered large lot residential use (I
acre lots) adjacent to the river.
6.8.5.A: Uses
The land use and development policies specific to the River Plain Residential Area
include the following:
Overall residential density of 1-2 units per acre south of the Boise River.
Higher densities (2-3 units per acre) beneath the rim transitioning into clustered large
lot residential use (1-2 acres) adjacent to the river.
Open space and trail located adjacent to the river in conjunction with the continuation of
the regional trail system;
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Setbacks from streams, irrigation and drains for trails and open space;
Use of transitional lot sizes and clustering when new development abuts existing
subdivisions, business and office use to the north;
Feathering of lots sizes as densities transition north from the rim to the ri ver;
North of the Boise Ri ver the lot patterns shall be a continuation of the large lot clusters
found in Moon Valley Ranch; 1 unit/2 acres.
Cluster subdivisions should provide permanent dedicated open space.
Illustration 6.4
Floodplain Cluster Exarnple
6.S.S.B Access
Access to the area from Highway 16 shall be limited to 1 mile intervals with separated
access points south of Moon Valley Road along the Highway 16 extension.
All uses shall rely on internal circulation and a proper street hierarchy to safely and
efficiently move traffic through the area without forcing local trips onto the regional
roadway network.
A pathway and trails network should be encourage providing pedestrians/bicycle
access along the Boise River corridor and from that corridor north into the Moon Valley
Area and south into the higher density residential area.
The Highway 16 corridor should be designated as a scenic corridor requiring berming
and landscaping within the City of Eagle.
Moon Valley Road to the north of this area will be a
mixed use pedestrian scale street and designed to
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include pedestrian and bicycle access from the River Plain Residential Area to the
south.
6.8.S.C: Design
This area should be recognized as uniquely "Eagle" residential area providing large lot
residential uses (1-2 acres) with views of the Boise River combined with moderate
density residential areas (2-3 units/ acre) north of the rim.
The integration of lot sizes and densities should be seamless with continuity of street
design, open space, trails and housing throughout the area.
All access points along Highway 16 should be designated as a minor gateway to the
City of Eagle with appropriate landscaping, entry features and place-making features
should be integrated into the design of the area.
Design of lots and homes sites should take into consideration the scenic, wildlife, and
river corridor and provide sufficient setback and buffering to sensitive habitat and
f100dway areas.
6.8.S.D: Issues
The main concerns in the development of the area are the integration of lot sizes and
housing styles. The vision for the area is contingent on the integration of uses and
providing a flow of housing units throughout the area to avoid creating defined
separation from estate areas and moderate density area, for example. Further the tlow
and provision of open space and trails through the area should be key to development
approval of the area. This residential area should greatly limit cOmmercial, retail and
office uses. Commercial, retail and office uses desiring to locate along the Highway 16
corridor should be located in the Chinden Road Planning Area or the Moon Valley &
State Planning Area. Special concern shall be made for the floodway and floodplain to
limit uses that are not consistent with the delicate nature of these areas.
6.8.6 Eagle Island Planning Area
The Eagle Island Planning Area is designated as open space, recreation and limited
residential. This area should provide trails, open space, and parks in conjunction with
limited residential densities, 1-2 acres. The visioning for this area is to complete a
pathway and recreation connection across Eagle Island.
6.8.6.A: Uses
The land use and development policies specific to the Eagle Island Planning Area
include the following:
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Residential uses:
Clustered large lot residential use: I units/2 acres;
Open space and trail located adjacent to the river in conjunction with the continuation of
the regional trail system;
Setbacks from streams, inigation and drains for trails and open space;
Large regional park and recreational presence;
6.8.6.B: Access
The primary access to the Eagle Island Area is Linder Road, future access may be
available from State Highway 44 through Eagle Island State Park.
Linder Road will continue to be the western Boise River crossing for the area until the
Highway 16 extension is completed. This area should look to consolidated access
points along Linder Road to help limit the impacts to the Linder Road river crossing.
Alignment of east/west access points along Linder Road, especially with the Eagle
Island State Park entrance, will help to preserve the efficient flow of traffic along
Linder Road.
A pathway and trails network should be encouraged to provide pedestrian access along
the Boise River corridor and from that corridor north into the Park Lane Planning Area
and south into the South Linder Planning area.
6.8.6.C: Design
This area should be recognized as a uniquely "Eagle" residential area providing large
lot residential uses (1-2 acres) with views of the Boise Ri ver, combined a high level of
open space, trails and parks.
Design of lots and homes sites should take into consideration the scenic, wildlife, and
river corridor, and provide sufficient setback and buffering to sensitive habitat and
floodwayareas.
The integration of lot sizes and densities should be seamless with continuity of street
design, open space, trails and housing throughout the area.
6.8.6.D: Issues
The main concern in the development of this area is the ability of the City to obtain
funding to acquire additional park land as designated
on the visioning plan map. If the city is unable to
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obtain this land, it should be allowed to develop with similar densities as adjacent
residential lands in the planning area.
The City would like to acquire park land west of Linder Road on Eagle Island.
6.8.7 Moon Valley & State Planning Area
The focus of the Moon Valley & State Planning Area is to identify areas that by nature
of the existing or proposed roadway and transportation network will support uses other
than residential. The Moon Valley and State Planning area is at the crossroads of two
State Highways (State Hwy 16 and State Hwy 44). The intensity of the use of these
roads and the regional scale of the transportation patterns dictates the area develop with
some community commercial and provide and possible employment center through thc
placement and scaling of a business and technical park.
6.8.7.A: Uses
The land use and development policies specific to the Moon Valley & State Planning
Area include the following:
Community Commercial area at the NE intersection of State Street and the Emmett
Highway, not to exceed 1S-20 acres. This Community Commercial is intended to
primarily serve the community of Eagle and the western planning area.
This area may allow for a limited square foot grocery or retail component but not a big
box development. Regional commercial uses should be directed to the Chinden Road
Planning Area.
A business/technical park should be encouraged at the NE intersection of State Street
and Highway 16, south and west of the proposed Y2 mile ring road. This area should be
designed to capitalize on the existing drainage and irrigation canals in the area as
amenities by providing trails and open space throughout the park, further the city should
discourage the piping of these waterways.
Along Moon Valley Road, south of State Street, a professional office use area should be
established with a mixture of limited retail uses.
Along Moon Valley Road, uses should be designed to allow safe and efficient
pedestrian and bicycle access in addition to vehicular circulation. These neighborhood
uses should be scaled and designed to be compatible with the residential uses located
south of Moon Valley Road in the River Plain Planning area.
6.8.7.B: Access
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Access to the Moon Valley & State Planning Area will be limited to the existing access
points at the intersection of Moon Valley and State Street, the Yz mile ring road at both
State Street and Highway 16.
The mixed use. business and commercial area to the north shall gain access from a Yz mile ring
road connecting along State Street at Palmer Lane and looping north and west to connect with
Highway 16 a Yz mile north of the intersection of Highway 16 and Highway 44. No other full
access points sItttU should be allowed in the area without approval from lTD.
Access to the Moon Valley Area shall be at the intersection of Highway 16 and Moon Valley
and at the intersection of State Street and Moon Valley Road. unless otherwise approved by the
City, ACHD and ITD. All single parcel access points should be eliminated during the
development process.
Another concern is the access to the Moon Valley Road Area: currently Palmer 0rosse:; Statt:
&reet Short Road crosses the area connecting State Street and prcwiEles aceess to the Moon
Valle ATe&- Road. If this access oint is not removed. it is likel that develo ment . ressure
may become very high to force commercial uses to front on State Street. This would create a
stri commercial area north of Moon Valle and south of State Street that is not consistent with
the intent of the plan.
The business and commercia] ~:reil to the north shall gain access from a \IZ mile rin;; road
connecting a]on;; State street at Palmer Lane and loopin;; north and west t~ C~)fl~~t V.;~~l
Highway 16 1/2 mile nOJ1h of the intersection of Hi;;hway 16 and Highwa) 1. ot r
fl:1I1 access !3oints shall be allowed to the area.
Internal circl:I]ation shall be used to move traffic within the area.
/.ccess te the Meon Valley ,\rea shall be at the intersection of Highway 1: ~:~ ~o:~~
Valley and at the intersection of State Street and Moon Valley Road. ,'\]1 t . l 'C ,;:'
points should be eliminated during the deyelopment proce:;s.
A pathway and trails network should be encourage to link pedestrian access from the
Boise River north to the Moon Valley area and across State Street to the
commercial/business areas as well as the village center to the north.
6.8.7.C: Design
Moon Vallev Area:
The design of the Moon Valley Area should capitalize on the existing Moon Valley
Road and bring activity and uses to the road creating a pedestrian friendly area that
encourages walking as well as services auto traffic.
The area should include street trees, plazas, benches and sidewalks.
Comrnon parking areas to the sides of buildings
would be advised with joint parking agreements so
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the buildings minimize walking distance and give a welcoming feel to pedestrians and
bicyclist entering the area from the Boise River pathway.
On street parking should be encouraged where sufficient right-of-way is available.
Signage should be done as a master sign rather than individual signs located along
Highway 44/State Street.
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State Highwav 44 Business Area:
The design of the commercial! business area should be designed to be internally
focused, capturing some trips from Highway 16 and Highway 44 into the area from a 1/2
mile ring/loop road.
The design should provide interconnectivity of roadways and consistency of
architectural design.
Parking should be cooperative when possible but on-street parking should be avoided
along the loop road.
Signage should be regulated to ensure that the highway rights-of-way are not cluttered
with individual and monument signs.
Landscape berms should be required along the loop road to provide a transition to the
residential uses to the north and east.
The intersection of Hwy 44 (State Street) and Hwy 16 should be identified as a gateway
to Eagle with appropriate monuments and landscape designs.
6.8.7.D: Issues
One of the main concerns in the development of this area is the ability to properly scale
the commercial uses while keeping the business technical park functioning as a vibrant
area without the overflow of the commercial area replacing the employment areas
located in the business/technical park. To ensure the integrity of the plan, combined
commercial uses in the area must be limited to 15-20 acres in size and all regional scale
commercial uses should be directed to the Chinden Road Planning Area. Another
concern is the access to the Moon Valley Road Area; currently Palmer crosses State
Street and provides access to the Moon Valley Area. If this access point is not
removed, it is likely that development pressure may become very high to force
commercial uses to front on State Street. This would create a strip commercial area
north of Moon Valley and south of State Street that is not consistent with the intent of
the plan.
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6.8 8 Rim View Planning Area
The Rim View Planning Area contains a large amount of existing residential uses that
have been developed as one-acre and five-acre lots through the Ada County
development process. The future land uses in the area are predicated on Linder Road
being the only river Eagle City crossing between Eagle Road and Star Road, as well as
and the need to buffer and preserve the existing residential developments.
6.8.8.A: Uses
The land use and development policies specific to the Rim View Planning Area include
the following:
The areas locate at the northeast comer of Chinden Boulevard and Linder Road is
reco nized as a commercial area for the Cit and is desianated as Mixed Use to include
a combination of uses providing for a transition from Community Commercial. office,
condominiums and townhouses. and traditional large lot residential (! + acre lots)
adiacent to the existing large lot development in the areat-,-oclIled at the northeast
~~~rseetiOJ'l of ChindeR Boulevard and Linder Road is not to. eJi.~:od ~ l~e~~~j ;:( ~i:~~.
~~I~ ~~~~~~I ~~~s Intended to sef'.'e the Eagle commul1lty' a c n" S) 1
[fie ...,'8)' mto town before crosslAg the rlyer.
~=:: :::. ~~~~~ ~'~l:1ld not be sigmIlize and 'sould be limited to right in/right out
;uming Fl1oY~monts from both Chinden Boulevard [Hid Linder Road. Access to the area
should be from the existing signalized intersections at Linder Road. Fox Run and
Meridian Road with the creation of a parallel local collector connection north of State
Highwav 20/26. Access should be restricted to State Highway 44.
~~ ;~: ~~~~ and east the commercial area will be office uses that provide an effectivc
l3uff-er to reSIdentIal areas.
The Mixed use land use designation is to provide an opportunity for a combination of
uses while keeping the +fle residential density of the new residential uses in the area i-s
at 1-2 units per acre providing for transitional lot sizes to ensure compatibility of new
residential uses to existing residential use and the commercial and professional office
uses located at Linder Road and Chinden.
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Patio home styles and alternative lot sizes may be allowed in conjunction with exiting
open space and recreation areas located in the Rim View Area. The patio homes and
townhouse should be located within close proximity to the Spur Wing Golf Course.
6.8.8.B: Access
Access to the area should focus on new internal linkages.
Though ITD allows for access at Yz mile intervals along Chinden Boulevard these
access points should only be granted if the internal roadway allows traffic to flow
through the area. Connecting Meridian Road to Linder Road provides the opportunity
of internal linkage to the Community Commercial area at the intersection of Linder
Road and Chinden Boulevard.
Internal circulation shall be used to move traffic within the area, limiting the number of
local vehicle trips entering State Highway 20/26 to access commercial/services use
along Linder Road.
Chinden Boulevard should be recognized as a gateway corridor to the City of Eagle and
proper benning, landscape and wide set backs should be adhered to.
Proper setbacks and benning should be used to protect the regional transportation
corridor, Chinden Boulevard, from increasing residential uses.
6.8.8.C: Design
Design of this area should be compatible to the existing residential and recreational uses
currently present in the area.
Design of commercial and professional office uses should be compatible with the
existing residential uses and contain significant landscaped buffers and design elements.
Scale of the commercial development should be similar to the Eagle Marketplace and
provide for pedestrian linkages to the residential areas adjacent to the site.
Both Chinden Boulevard and Linder Road should be developed with a detached
sidewalk and planting strip adjacent to the back of curb further solidifying the gateway
corridor of Chinden Boulevard.
6.8.8.D: Issues
One of the main concerns in the development of this area is the ability to properly scale
the commercial uses to prevent the use from overpowering the professional office and
residential uses. To ensure the integrity of the plan, regional scale commercial use
should be directed toward the Chinden Road
Planning Area.
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6.8.9 Eagle Middle School Planning Area
During the public visioning process, the densities around the Eagle Middle School site
were reviewed and an increase in residential density was recommended. Though these
changes are not contained within the Western Planning Area the ultimate development
densities in this area have long term impacts on the expansion of the city water system.
6.8.9.A: Uses
Land use designations in the Eagle Middle School Planning Area are Transitional
Residential, allowing 3-units per acre adjacent to the school site and transitioning to
compatible lot sizes and scaling adjacent to the large lots at the perimeter of the area.
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6.8.9.B: Access
Access to the area should focus on new internal linkages.
Proper setbacks and berming should be used to protect the arterials, from increasing
residential uses.
6.8.9.C: Design
Overall residential density of the area should be 1 unit per acre transitioning into
clustered and/or compatible lots adjacent to the existing subdivisions at the perimeter.
Development in the Eagle Middle School Planning Area should be required to be
submitted as a planned unit development and/or development agreement.
Open space and trails should be developed through out the development providing
connectivity to the school site.
All uses should be setbacks from streams, irrigation and drains for trai Is and open
space;
Use of transitional lot sizes and clustering when new development abuts existing
subdivisions, business and office uses.
The City would like to acquire approximately 15 acres of park land and/or f100dway
protection areas for Dry Creek northwest of the intersection of Floating Feather Road
and Eagle Road.
6.8.9.D: Issues
The main concerns in the development of the area are the integration of lot sizes and
housing styles. The vision for the area is contingent on the integration of uses and
providing a flow of housing units throughout the area to avoid creating defined
separation from estate areas and moderate density area, for example. Further the flow
and provision of open space and trails through the area should be key to development
approval of the area. Special concern shall be made for the Dry Creek f100dway and
floodplain to limit uses that are not consistent with the delicate nature of these areas.
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CHAPTER 7 - NA TURAL RESOURCES AND HAZARD AREAS
7.1 Topography
The City of Eagle is located approximately 8 miles northwest of downtown Boise. The City
rests upon the relatively flat fluvial floodplain of the Boise Ri ver, at an elevation of 2,555 feet
above mean sea level. The topography of the Eagle impact area is one of slight elevational
differences across the valley floor. From a point two miles south of Eagle near Highway 20 to
another point one mile north of Eagle along Dry Creek, the land's elevation varies by only 45
feet. The northeastern comer of the impact area skirts the lower reaches of the Boise Front
foothills where more pronounced topographical differences can be noted.
The valley floor immediately south of Eagle is dissected by both the north and south channels
of the Boise River. Approximately 3/4 of a mile to the north of the river is a bench that rises
about 40 feet above the valley floor. This bench divides the City of Eagle into two distinctive
physical units. The land below the Bench consists of low lying floodplain sediments with a
tabletop elevational fonn. The lands upon the bench are representative of older, more dissected
deposits from the Boise Front. These lands have a more rolling topographic appearance.
Because of the Boise River channels and Dry Creek, several flood plain areas exist.
7.2 Soils
The soils of the region consist of at least nine (9) major series with numerous subsidiaries of
each soil type as defined by the U.S. Soil Conservation Service. While numerous minerals are
lacking, there are deposits of sand and gravel.
7.3 Climate
Precipitation in the Eagle area averages between 8-12 inches per year. December and January
are typically the months of maximum fog or low stratus cloud conditions.
7.4 Geology
The primary geology of the Eagle area consists of material from the Idaho Batholith. The City
of Eagle is situated within the defined Broadway Terrace, thus making Eagle one of the prime
locations for sand and gravel extraction.
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7.5 Water Resources
Surface Water:
The Boise River carries water for inigation and provides fishing, water-fowl hunting
(not pennitted in city limits), and recreation.
Dry Creek is an intennittent stream which joins the Boise River immediately west of the
Eagle townsite.
The Eagle planning area is crossed by eight irrigation systems: the Farmers Union
Canal, New Dry Creek Canal, New Union Ditch, Breshears Lateral, Ballantyne Canal,
the Mason Catline Canal, Capital View Canal and the Boise Valley Canal.
Groundwater:
In the area north of the Boise River, the flow is generally in a southwest direction
towards the Boise River.
The City of Eagle is heavily dependent on groundwater and its recharge for drinking
water and for industrial purposes.
7.6 Air Quality
The Treasure Valley area, where Eagle is located, is the most highly populated area in Idaho
and may experience significant emissions from automobiles. During certain times of severe
inversions and fires, some reduction in air quality may be experienced.
7.7 Wildlife
An important part of the City and Impact Area is within the Boise River and Dry Creek
floodplains. This area contains important natural resources including wildlife, fish, water and
deer.
7.8 Hazard Areas
The Floodplains of the Boise River and Dry Creek constitute the only hazard areas within the
Eagle Impact Area. Future areas may be added to the Comprehensive Plan when deemed
necessary.
Areas of flooding consists of two parts: (1) the tloodway which is the most severe area of
flooding characterized by deep and fast moving water; and (2) the floodplain which is less
severe than the floodway and is characterized by shallower and slower moving waters at the
time of flooding.
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The Dry Creek floodplain has a potential for flash flooding while the Boise River would
probably flood due to seasonal weather conditions.
A natural state, such as a greenbelt, a wildlife habitat, an agricultural area, an open space area, a
recreational area and/or a nature area may be encouraged in the lOG-year floodplain of the
Boise River and Dry Creek.
The floodway is shown as a generalized area only on the Land Use Map. The Federal
Emergency Management Administration (FEMA) maps show specifically where the f100dway
and floodplain boundaries are located. (Also, see Eagle City Code for definitions of terms
relating to the floodplain areas.)
7.9 Goal
Special concern and attention should be given to the preservation offish, wildlife, water
resources, air quality, agriculture, open space and recreation-nature areas when implementing
planning and zoning decisions.
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CHAPTER 8 - TRANSPORTATION
8.1 Background
Transportation planning and land use planning should be compatible with Eagle's
transportation system and should take into account projected land use as depicted on the Eagle
Land Use Map.
The City's existing network of roadways represents only a portion of the system needed to
serve future growth and development. The Western Planning Area contains very few local or
collector roads and relies on section line roads for the primarily agricultural uses. 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.
8.2 Street Classifications
A roadway system must include a number of streets, each of which are designated to handle a
particular type and amount of traffic. The City of Eagle Transportation/Pathway Network Maps
# 1, #2, and #3, iJlustrates various proposed classifications of roadways which are included in
the Eagle City limits and Eagle Area of Impact.
The Ada Planning Association (APA) Functional Street Classification Map illustrates the
various classifications of roadways which are included in the Ada County roadway system.
The Eagle section of the APA Functional Street Classification Map and Regional Transportation
Plan should consider the City of Eagle Transportation/Pathway Network Maps #1 and #2.
8.2.1 Principal Arterial
Mobility Function:
The primary function of a principal arterial is to provide major circulation and
movement through urban areas and to connect with major activity centers and freeways.
A principal arterial may serve motorized and non-motorized transportation needs and
may include up to seven vehicular traffic lanes.
Access Function:
Access from other roadways is controlled and subordinate to traffic on the principal
arterial street. Direct Jot access is typically prohibited or severely restricted.
Right-of- Way:
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As shall be determined by the Highway District having jurisdiction with
recommendations by the City and seriously considered by the Highway District.
8.2.2 Minor Arterial
Mobility Function:
The primary function of a minor arterial is to carry through traffic by connecting with
and augmenting the principal arterial system. A minor arterial may serve motorized and
non-motorized transportation needs, be designed with the minimum street section
needed to accommodate projected traffic volume, and in conformance with the Long
Range Transportation Plan of APA.
Access Function:
Access to other roadways is less restrictive than principal arterials. Direct lot access is
typically severely restricted.
Right-of- Way:
As shall be determined by the Highway District having jurisdiction with
recommendations by the City and seriously considered by the Highway District.
8.2.3 Rural Arterial
Mobility Function:
The primary function of a rural arterial is to provide major circulation and movement
within rural low density areas (i.e.: one unit per two acre and lower) and to connect with
major activity centers and principle arterials. A rural arterial may serve motorized and
non-motorized transportation needs and may include up to three vehicular traffic lanes
with center turn lanes only at driveways and/or street intersections that are expected to
generate a minimum of 1000 vehicle trips per day, or where determined to be necessary
for safety by ACHD.
Access Function:
Access to other roadways is less restrictive than principal arterials. Direct lot access is
restricted.
Right-of- Way:
As shall be determined by the Highway District having jurisdiction with
recommendations by the City seriously and considered by the Highway District.
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8.2.4 Collectors
Mobility Function:
The primary function of a collector street is to intercept traffic from local streets and
carry the traffic to the nearest arterial street. A secondary function is to service abutting
property. The collector street may serve motorized and non-motorized transportation
needs, and be designed with the minimum street section to accommodate the projected
vehicle volume and in conformance with the Long Range Transportation Plan of APA.
Access Function:
To provide limited and controlled access to commercial and industrial areas and to
residential neighborhoods.
Right-of-Way
As shall be determined by the Highway District having jurisdiction with
recommendations by the City seriously and considered by the Highway District.
8.2.5 Residential Collectors
Mobility Function:
The primary function of a residential collector street is to intercept traffic from local
streets and minor numbers of abutting parcels and carry the traffic to a collector or
arterial street. A secondary function is to service abutting property. The ACHD allowed
length and number of vehicle trips per day on residential collectors is less than
collectors. The residential collector street may serve motorized and non-motorized
transportation needs, and be designed with the minimum street section to accommodate
the projected vehicle volume.
Access Function:
To provide limited and controlled access to residential neighborhoods.
Right-of- Way
As shall be determined by the Highway District having jurisdiction with
recommendations by the City and seriously considered by the Highway District.
8.2.6 Local Roadways
Mobility Function:
The primary function of a local street is to serve abutting property. Local streets are to
be designed to discourage continuous or unobstructed flow of traffic through residential
neighborhoods.
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Access Function:
To normally provide abutting properties with
unrestricted access to the local street unless the street is a local commercial street, in
which case access restrictions may apply.
Right-of- Way:
As shall be determined by the Highway District having jurisdiction with
recommendations by the City and seriously considered by the Highway District.
All roadways not classified as arterials or collectors are considered local roadways.
8.3.0 City of Eagle Functional Pathway Classifications
An effective pathway system should include a combination of Paths and Lanes. The City of
Eagle Transportation/Pathway Network Maps #1, #2, #3, illustrates the various classifications
and locations which are included in the pathway system and described as follows:
8.3.1 Paths
Function:
To provide for recreation and alternative transportation; important to provide safe
continuous thoroughfares with minimal cross flow of vehicular traffic.
Location:
Paths could be located on corridors separate from roadways such as utility easements,
irrigation canals, or adjacent to rivers or creeks. Paths could also be located along
roadway right-of-ways and would usually be separated from vehicle travel lanes and the
paved section of the roadway by a median or sidewalk.
8.3.2 Bike Lanes
Function:
Primarily used as a lane for bicycles and other non-motorized uses.
Location:
Bike Lanes usually exist on the same pavement surface as motorized lanes. Arterials
and collectors should be provided with bike lanes on each side of the roadway.
8.4 Goal
Plan a transportation system to serve the planned land use of the City of Eagle and its Area of
Impact.
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Maintain the function and connectivity of the street system for current users, emergency
response efforts, and for use by future generations.
Using sound land use and transportation relationships, develop alternate routes or corridors for
ACHD planners to evaluate that best emphasize the needs of developing areas while lessening
the potential for congestion.
8.5 Objective
Encourage alternative transportation forms such as walking and biking.
Coordinate with Community Planning Association (COMPASS), Ada County Highway District
(ACHD) and Idaho Transportation Department (ITD) to ensure consistency between street
improvements and the land use plans and decisions of the City of Eagle and surrounding city
and county governments.
Maintain a land use decision-making process that is supportive of the service level standards
identified in the most recent Regional Transportation Plan for Ada County of record, and which
is protective of living environments along streets.
Encourage completion of the existing street system and creation of new links, within reasonable
constraints, as the transportation system develops.
Promote land use policies that limit access as necessary to maintain safe and efficient operation
of the existing street system while allowing reasonable access to individual development
parcels.
Maintain safe and comfortable neighborhoods by minimizing speeding and cut-through traffic.
Promote alternative forms of transportation when feasible.
8.6 Implementation Strategies
a. Work in conjunction with the Ada County Highway District (ACHD), Idaho Transportation
Department (ITD), and Ada Planning Association (APA) to classify roadways on the City of
Eagle Transportation/Pathway Network Maps #I, #2, #3 incorporated into this
Comprehensive Plan by reference. The Maps are to assure conformity to designations as
delineated on the Land Use Map. The maps shall be provided to the Ada Planning
Association for input into the Ada Planning Association's Functional Street Classification
Map and Regional Transportation Plan.
b. Integrate all modes of travel to support air quality improvement measures.
c. Encourage roadway design standards that are consistent
with the Idaho Transportation
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Department (ITD), Ada County Highway District (ACHD), Ada Planning Association
(APA), and other agencies that may be responsible for roadway planning and design.
d. Require that safety design systems be integrated into all school sites and recreation areas.
including such items as signalization, sidewalks, pathways, and alternate traffic patterns for
secondary access.
e. Encourage new development to provide for pedestrian, equestrian, and bicycle circulation
in accordance with the City of Eagle Transportation/Pathway Network Maps #, #2, #3,
adopted local and regional pathway plans, as may be needed for intra-neighborhood
connectivity and to ensure that bike and pedestrian traffic is not unnecessarily pushed out
onto arterials and collectors.
f. Evaluate the impact to the City of all roadway improvements and roadway extensions.
g. The City should be involved in regional or long range transportation planning that impacts
the City.
h. Review the City's transportation priorities including roadway widening, signalization and
other improvements in concert with the Transportation Improvement Program (TIP) within
the City limits and Impact Area.
I. Encourage street lighting to increase roadway and neighborhood safety while preserving a
rural environment free of any unnecessary lighting.
J. Encourage off-street parking sites and facilities on all arterial streets and discourage all on-
street parking on all arterial streets, with the exception of existing on-street parking on
segments of State Street.
k. Encourage shared driveways on all arterial collector streets and streets in the Central
Business District.
1. If the Highway District or ITD do not require traffic impact studies for new development,
the City of Eagle may require a traffic impact study to include, but not limited to, potential
impacts to existing traffic patterns, suggested roadway widths, access to existing and
proposed roadways, signalization, location and need for intersections, turn lanes, and bus
stops. In addition, the traffic impact study should address parking and pedestrian traffic.
m. Establish and require minimum setbacks between developments and roadways and to
encourage installation of berms and landscaping for all developments to enhance safety and
to enrich the roadway and community appearance.
n. Encourage arterial and collector center turn lanes only at
driveways and/or street
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intersections that are expected to generate a minimum of 1000 vehicle trips per day, or
where determined to be necessary by ACHD or ITD, and to encourage landscaping within
any portion of a center turn lane which is not used for such a driveway or intersection.
Such landscaped medians would need to be maintained by the City and would require a
license agreement with the highway district having jurisdiction.
o. Encourage arterial and collector roadway design criteria consistent with the rural nature of
planned and existing developments generally within the areas designated on the Land Use
Map as Residential Rural (one dwelling unit per five acres maximum) and Residential
Estates (one dwelling unit per two acres maximum) (see list of roadways below). Such
designs should include the following:
1. Vertical Curbs should not be permitted, except where may be required by ACHD.
Where curbs are needed, flat or rolled curbs should be encouraged.
2. Sidewalks and/or pathways should meander and be separated from any roadway
edge or curb to allow for added pedestrian safety. Topography, trees, ditches and/or
similar features may limit the distance between sidewalks and/or pathways and the
roadway edge. Easements may be needed if portions of the sidewalk and/or
pathway is to be located outside of the right-of-way.
3. Unless otherwise determined by ACHD to be necessary for public safety, roadways
should be a maximum of two lanes with a center turn lane only at driveways and/or
street intersections that are expected to generate a minimum of 1000 vehicle trips
per day, or where determined to be necessary for safety by ACHD. Any portion of a
center turn lane which is not used for such a driveway or intersection should be
landscaped. Such landscaped medians would need to be maintained by the City and
would require a license agreement with the highway district having jurisdiction.
4. The roadways should be constructed to provide a bike lane on both sides of the
roadway.
5. A minimum building setback ordinance resulting in a setback of approximately 125-
feet from the roadway centerline should be considered to be adopted by the City.
For purposes of this section [8.6 (0)], roadways should include, but are not limited to:
· Homer Road
· Beacon Light Road
· Floating Feather Road (from Eagle Road east to the Impact Area boundary)
· Park Lane
· Meridian Road
· Ballantyne Road
· Eagle Road (from Floating Feather Road north to
the Impact Area boundary)
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p. Encourage sidewalks that are separated from the curb on all streets, except for areas where
Eagle City Code requires sidewalks to abut the curb and where existing buildings,
inordinate environmental impacts, or other impacts make setting the sidewalk back
infeasible. Meandering sidewalks should be required where space permits. A planter strip
of sufficient width for street trees between the sidewalk and roadway should be required to
provide a canopy effect over the roadways. The type of street trees used should be those
which have root systems that have proven to not cause sidewalk or curb damage when in
close proximity to such improvements.
q. Design and/or align roads to preserve existing trees wherever possible; safety shall not be
compromised.
r. Encourage planning of local roadway systems which will provide for intra-neighborhood
connectivity. The connecting roadways should be designed to not become collectors and to
discourage traffic from cutting through neighborhoods to go from a collector or aJ1erial to
another collector or arterial. Such intra-neighborhood connectivity is for emergency and
delivery vehicles and for local intra-neighborhood access.
s. Encourage park and ride lots within the City and Impact Area. Impacts to existing or
planned neighborhoods should be considered.
t. Encourage the provision of pedestrian and bicycle safety and comfort with enhanced
pedestrian crossings of the State Highways (Highway 44 and Highway 55).
Pedestrian/bicycle overpass or underpass crossings should be considered. Also, at grade
intersection enhancements, such as landscaping, crosswalk pavers and signage, for
pedestrian/bicycle safety and comfort should be considered.
u. Accelerate the development of the extension of Highway 55 across the east end of Eagle
Island to Chinden Boulevard generally as shown on the City of Eagle
Transportation/Pathway Network Map #1 and within the Ada Planning Association
Destination 2015 Regional Transportation Plan.
v. A Master Plan for the Highway Districts having jurisdiction to consider regarding the re-
construction of the intersections of State Highway 44 and Ballantyne Lane and State
Highway 44 and State Street is incorporated herein by reference (See Ballantyne/Hwy
44/State Street Master Plan dated March 2, 2000, or updated version if approved by the City
Council).
If the Master Plan is approved by the Highway Districts the phasing of construction
should be as follows:
1. Upon development of the land abutting Ballantyne Lane to the west, right-
of-way should be provided for and the roadway should be constructed to the
west generall y as shown as Item # 1 on the
Master Plan. The unimproved right-of-
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way (connecting State Street to Ballantyne Lane) should be improved as
shown as Item #2 on the Master Plan. The intersections of State Highway
44 and Ballantyne Lane and State Highway 44 and State Street should be
eliminated as shown as Items #3 and #4 respecti vely on the Master Plan.
2. The section of roadway as shown as Item #5 shall not be improved and right-
of-way shall not be acquired unless development is proposed for that site. If
development is proposed right-of-way should be obtained and the roadway
should be constructed generally as shown as Item #5 on the Master Plan. At
that time the roadway shown as Item #2 on the Master Plan should be
eliminated.
3. Financial obligations for the above referenced right-of-way acquisition and
roadway improvements should be determined by the Highway Districts
having jurisdiction.
w. Continue to participate in regional transportation planning (as is currently done through the
Community Planning Association) to develop and update long-range transportation plans
and provide a foundation for major project selection by ACHD and ITD in City of Eagle
and Ada County.
x. The most recent Regional Transportation Plan for Ada County of record is adopted by
reference as part of the City of Eagle Comprehensive Plan.
y. Periodically review the street classification system and work with ACHD and the
Community Planning Association to amend the street classification system as needed. Any
street reclassifications shall be contingent upon an analysis of existing street configuration,
existing land uses, lotting patterns, location of structures, impact on neighborhoods and
area-wide transportation needs. Upgrading of residential streets to collector and arterial
status shall be discouraged and shall only OCcur where a significant community-wide need
can be identified as part of the adopted Regional Transportation Plan.
z. When reviewing land use amendments, zone changes, master plans, conditional uses and
other significant entitlement requests, take into consideration the impact of the project on
street levels of service. The City's preferred standards shall be those identified for new
streets in ACHD's Development Policy manual, or its successor. Service level impacts
shall be minimized through project modifications, traffic management plans, street
improvement plans or other means.
aa. Historic district streets shall be managed in such a manner that the flavor and character of
the historic districts are preserved and enhanced while maintaining the livability of these
neighborhoods and preserving the functionality of the street system. The use of traffic
management strategies as described above shall be given priority over street widenings,
land additions and removal of on-street parking as a
means of resolving traffic flow problems
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bb. The City shall work with ACHD and COMPASS to establish legally defensible standards
relating to traffic impacts of new development on existing residential streets
cc. "Cut-through" traffic or "traffic routed through" a neighborhood on local streets from
arterial streets shall be discouraged through the development review process, through the
provision of an adequate arterial and collector system and through the use of appropriate
traffic calming and traffic control strategies.
dd. Motorized traffic may have to experience some inconvenience in order to preserve
neighborhoods.
ee. New developments shall be required to stub access to adjacent underdeveloped parcels,
where appropriate.
ff. All new developments shall be reviewed for appropriate opportunities to connect to local
roads and collectors in adjacent developments.
gg. Develop transit friendly corridors along State Highway 20/26 and State Highway 44.
hh. Encourage the development of park and ride facilities within the Village Center.
II. A collector street system shall be pursued within each square mile of development
adequate to serve the density of development. Suggestions shall be forwarded to ACHD
for planning and adoption in the TIP.
JJ. Support the access restriction policies of the Ada County Highway District.
kk. Discourage direct lot access to parcels abutting collector streets.
II. Limit access to all arterial streets.
mm. Develop grid systems at commercially zoned arterial intersections, where feasible, in
order to support increased traffic.
nn. Improve access control on existing streets through the review of new developments
00. Alley abandonment shall be discouraged.
pp. Develop methods, such as cross-access agreements, frontage and backage roads, to reduce
the number of existing access points onto arterial streets.
qq. Work with adjacent jurisdictions to develop more restrictive access limitations than
presently exist for arterials and highways of regional
transportation importance.
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September 14, 2004
rr. Work with Ada County Highway District, local developers and neighborhoods in the
operation of a local traffic-calming policy.
ss. Encourage traffic-calming in a way that minimizes adverse effects on adjacent streets.
It. Implement, in conjunction with ACHD and the City of Eagle Fire Department, alternative
street standards related to new urbanism, including narrower local streets and tighter curb
radii. Allow use of these standards in conjunction with the City's alternative zoning code
for new urbanism as described in the Community Quality chapter.
uu. The City, ACHD and ITD shall resolve responsibility for design and installation of
sidewalks.
vv. Work with the development community, ACHD and COMPASS to construct the following
roadway projects:
East! West Boulevard- Connect State Highway 16 to Linder Road (existing bridge
crossing) north of Floating Feather. Design is to be a "Park Center" style road with
planted medians and meandering alignment. This road will serve as the main minor
arterial through the Village Center and Planning Area. The Village planning is
designated to accommodate nearly 5,000 housing units and approximately 600 acres of
civic, Corporate, retail and office uses. This road should include significant landscaping
and a detached meandering pathway.
Illustration 8.1
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East! West Boulevard Concept Cross Section (In Village Center)
Homer Road Extension- Extension of Homer Road south and west to connect with the
east/west boulevard near the village center. This is a
lower priority project. The extension is located
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CITY OF EAGLE COMPREHENSIVE PLAN
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urban/rural transition area as density begin to decrease as development approached
Farmers Union Canal and the Foothills.
State Highway 16 Extension: An extension of State Highway 16 across the Boise
River aligning with Black Cat and Chinden. This extension will provide access to the
Chinden Planning Area and the River Plan Residential Area. This extension will
provide access to over 1,700 housing units.
Old Valley North: This is a developer built road that provides internal circulation for
high density residential uses located north of State Street. The intent is to direct this
traffic to Linder Road, a signalized intersection or a alignment with Moon Valley Road
oppose to creating a new high impact access point along State Street.
State & Highwav 16 Ring Road: A new access road to primarily serve the commercial
and business park use proposed at the intersection of State Highway 16 and State
Highway 44. Transitional residential uses to the north and east of this road will also
access from this road. This road provides an alternative to the frontage roads proposed
by ITD along hwy 16. This road should include significant landscaping and a detached
meandering pathway.
Illustration 8.2
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Proposed Ring Road Cross Section
Beacon Light: Proposed realignment of Beacon Light Road through the Village Center.
During our visioning and out reach great concerns from residents were expressed about
the intensity of traffic moving along Beacon Light Road through the existing residential
development east of Linder Road. This was a proposal to reduce this through traffic.
Further, a desire was expressed to provide a "greener" feel to this road way through the
city. The proposed cross section includes planting strips and a detached meandering
trail.
Floating Feather: This is a proposal to smooth out the alignment of Floating Feather at
Palmer Road. The city has heard from developers south of this intersection looking to
abandon Palmer Road south of Floating Feather that
may help facilitate this realignment. Similarly to
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Beacon Light Road, a desire was expressed to provide a "greener" feel to this road way
through the city. The proposed cross section includes planting strips and a detached
meandering trail.
lIIustration 8.3
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Beacon Light/Floating Feather Cross Section
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CHAPTER 9 - PARKS, RECREATION AND OPEN SPACES
9.1 Background
As a relatively young City, Eagle's public park facilities are just beginning to be planned and
built. Strong community support exists for pathways and parks of varying sizes, design, and
function to meet the needs of the community. The recently completed Heritage Park adds
recreation opportunities and an activity center for the downtown. Other park projects are in the
design stage and a network of safe and accessible pathways connecting neighborhoods to parks
and open space are proposed. Eagle's natural features, the foothills, floodplains of the Boise
River, Dry Creek and other natural areas are treasured by the community and require
protection. These natural open-space features help buffer floods, purify air and water, provide
recreational and educational opportunities and reinforce the distinctive character of the
community.
9.2 Existing Conditions
In the Eagle area, public and private organizations playa role in providing recreational
opportunities. Recreation providers include City, County, and State agencies as well as
educational institutions. The City of Eagle has six (6) developed parks and the Eagle Parks
Committee is refining plans for the 80+ acre Boise/Eagle Park expected to be completed in
2008. Ada County, in cooperation with the City of Eagle, is working on developing an 85-acre
community park. The Idaho Department of Parks and Recreation operates Eagle Island Park, a
535-acre regional park designed primarily for wildlife appreciation and swimming. Playground
equipment and picnic facilities can be found at the small neighborhood parks and various
public school sites. A private recreation center offers swimming, basketball and day care.
Public recreation programs are limited, as the City does not have a recreation department. The
Boise River and the foothills are major recreation and open-space assets for the City.
9.3 Future Conditions
The National Recreation and Park Association (NRPA) has developed standards for
communities to use for planning, developing and acquiring park and recreation lands (see Table
1 below).
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TABLE #1
NRPA Recommended Standards for Recreational Areas
Mini-Parks Neighborhood Community Regional
Parks Parks Parks
STANDARDS
Optimum Size 1 Acre or Less 3 - 15 Acres 10 - 25 Acres 125 + Acres
Radius Served 0.25 Miles 0.5 Miles 2 Miles .50 Miles
GUIDELINES
Acres/ 1,000 0.25 - 0.5 Acres 1 - 1 Acres 5 - 8 Acres 5 - 10 Acres
Population
As the City of EagJe grows, new parks and facilities will be needed to meet the recreation needs
of the community. There will be a demand for more parkland including pathways, practice
fields and ball fields as well as a skateboard park. The completion of Reid Men-ill Sf. Park,
Ada County Sports Park and the new entrance to Eagle Island State Park may meet current
needs. Land acquisition for future park sites and pathways is vital in order to develop land for
pathways and neighborhood parks. There will also be a need for indoor facilities and recreation
programs. One cost effective method available to the City is to pursue joint venture
development and use opportunities with the school district. The City of Eagle values its river.
creeks, canals, and foothills. Opportunities for the City include maintaining drainage and canal
corridors and rights-of-way to establish a pathway system. New development projects will
provide for pathway circulation in accordance with adopted local and regional pathway plans.
A Pathways Committee would review development proposals to ensure pathway continuity.
Maintaining these corridors will add community identity and ensure the quality of recreation in
Eagle. These areas are the habitat of a variety of species (e.g., fish, eagle, etc.) and play an
important role in the community's ecology.
Expansion of the City's park system may dictate the need for a City Parks Department to
operate and maintain the park system. The system could be guided by the Eagle Parks
Committee. A mechanism requiring all users of the City recreation facilities to help pay for
these facilities should be considered to assist the City in maintaining and developing a
recreation system that is satisfying to all. Options include, but are not limited to, charging
impact fees and/or a fee schedule and reservation system for users of all parks.
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9.4 PARKS
9.4.1 Goal
To create ample areas and facilities for our residents' diverse indoor and outdoor park and
recreational interests.
9.4.2 Objectives
a. To develop parks and recreational programs which meet the different needs, interests, and
age levels of our residents in both the rural and urban areas.
b. To plan and design parks for sustainability and conservation of natural resources.
c. To provide a system of neighborhood parks where safe and convenient access is available
to residents.
d. To dedicate and develop areas for parks in new residential developments.
9.4.3 Policies
a. Acquire land for future parks in neighborhood and community settings at a rate that meets
or exceeds the national standards.
b. Seek innovative funding Sources for acquisition, planning, design, construction, and
maintenance of parks.
c. Ensure aU City parks are managed and maintained in a cost effective manner for the
enjoyment of the public.
d. Encourage City to develop working relationships with other agencies/entities to develop
parks and recreational opportunities within the community.
e. Involve public in park planning and development.
f. Utilize and support existing council-approved park development committee.
9.4.4 Implementation Strategies
a. Develop policy to preserve established parks and land acquired for parks in perpetuity.
b. Develop parks maintenance and recreational programming budget.
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c. Develop parks system management plan which includes recreational programming as well
as maintenance.
d. Aggressively follow the Capital Improvement Plan to acquire system improvements to
provide the level of service adopted in the Eagle development impact fee ordinance.
e. City will aggressively explore public/private or intergovernmental agreements to assist in
park acquisition, development, and recreational opportunities.
f. Identify dedicated funding source for park maintenance (e.g., utility franchise fee, etc).
g. Create an ordinance that requires developers to dedicate and establish parks in new
developments.
9.5 PATHWAYS AND GREENBELTS
Pathways are non motorized multi-use paths that are separate features from bicycle and
pedestrian lanes constructed as a part of a roadway.
Greenbelts are typically land areas that border scenic features or hazard areas (i.e. the Boise
River and Dry Creek) and are designed to prevent undesirable encroachment. Greenbelts may
include pathways and/or bike lanes.
9.5.] Goal
To create a pathway system that provides interconnectivity of schools, neighborhoods, public
buildings, businesses, and parks and special sites.
9.5.2 Objectives
a. To create a pathway system that reflects desire to have a pedestrian and bicycle friendly
community.
b. To provide a network of central and neighborhood paths where residents are able to safely
access and utilize pathways for alternative forms of transportation.
c. To create and preserve pathway corridors in public and private lands within the Eagle
foothills for nonmotorized multi-use.
d. Continue to revise and update the Eagle Transportation and Pathway Network Maps #] and
#2 including defining pathway uses.
e. All development should provide developed pathways for connection to Eagle's public
pathway system and/or adjoining development's public
pathway system.
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f. Seek innovative funding sources for planning/design/construction of pathway system.
g. Improve/provide access to greenbelUpathway east of Eagle Road on the south side of the
North Channel of the Boise River.
h. Acquire pathway easements on the north side of the North Channel.
1. Consider the pathway easements along drainage ditches.
J. Provide adequate parking and public facilities along greenbelts and pathway systems.
k. Link existing isolated pathway segments (e.g., North Channel Center and by-pass path).
I. Provide public information on safety, current location, nearest public facility location, and
emergency telephone system along greenbelts and pathway systems (i.e., milepost
markers).
m. Work to involve Ada County in implementation process of greenbelts and pathway
systems.
n. Provide separate and safe pathway crossings for Highways 55 and 44 at key pathway
intersections.
o. Preserve Dry Creek Floodway Conidor to secure greenbelt and pathway easements. and
initiate pathway construction.
p. Consider multiple use of canal conidors for incorporation into pathway system.
q. Work with the BLM, state, and private landowners to preserve a pathway corridor within
the Eagle Foothills.
r. Work with ACHD to provide a detached pathway on North Eagle Road to connect the Dry
Creek Pathway Conidor with the Eagle Foothills Pathway Corridor.
9.5.3 Implementation Strategies
a. Create ordinances that require developments to provide improved pathway systems with
links to adjoining pathway systems.
b. Secure the services of a professional grant writing consultant to assist with funding.
c. Identify dedicated funding source for greenbelt and pathway maintenance (e.g., utility
franchise fee, etc.).
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d. Construct bridges to provide access to existing and future greenbelt and pathway system
easements.
e. Consider overlay pathway easements for section of canal system in urbanized segment of
canal corridor for cooperative multi-use (e.g., section of Farmer's Union Canal between
Horseshoe Bend Road and Floating Feather).
f. Prioritize greenbelt and pathway development: 1) greenbelt/pathway system along the
Boise River; 2) greenbelt/pathway system along the Dry Creek; 3) corridor preservation
along future planned pathways and irrigation features; and 4) road crossings.
g. Eagle City Council is encouraged to expand the Impact Area boundary and annex land to
control development and pathway implementation within the Eagle Foothills.
9.6 OPEN SPACE
Open space is land which is not used for buildings or structures and offers opportunities for
parks, recreation, water amenities, greenbelts, river trails and pathways, tourism, leisure
activities, viewpoints, and wildlife habitat.
9.6.1 Goal
To provide wherever possible open space and natural features such as natural river frontage,
greenbelts, river trails and pathways, creeks, flood plains and flood ways, drainage ways and
canals, development buffers, wooded areas, grasslands, foothills, and viewpoints for public use
and enjoyment.
9.6.2 Objectives
a. To establish open space to protect the finite resource base of Eagle's natural environment _
air, ground water, surface water, soil, forested areas, plant and wildlife habitats,
agricultural lands, and aquifer recharge, watersheds, and wetlands.
b. To provide an open space setting for active and passive recreation for all age groups
throughout the community.
c. To protect against hazards that are inherent to flood plains, flood ways, steep slopes, and
areas of geological instability.
d. To protect the natural lay of the land (e.g., minimize land disturbance).
e. To protect such unique environmental areas as historical, geological, and archaeological
sites and monuments, natural areas, and wildlife habitat.
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f. To protect important views, vistas, and panoramas of the community's natural setting and
environment.
9.6.3 Policies
a. To encourage cluster development within the City limits so as to retain open space in
perpetuity. Cluster developments located outside the City limits but within the Impact Area
shall be prohibited.
b. To encourage the City to develop working relationships with other agencies/entities to
establish and protect open space.
9.6.4 Implementation Strategies
a. Require developers to utilize open space for above-ground, on-site storm water
management (i.e., grassy swales, constructed wetlands, and water features).
b. Explore public/private or intergovernmental agreements to set aside and protect open space
(i.e., land trusts, conservation easements, and memorandums of understanding).
c. Create an ordinance that requires developers to include set asides for open space.
d. Establish guidelines for open space set asides.
e. The City should develop a comprehensive beautification plan that includes but is not
limited to open space such as road right-of-ways, abandoned road segments, and City
entryways.
f. The City should develop a storm water management plan to include utilization of onsite
open space for storm water management features.
g. Create an ordinance that requires developers to dedicate and establish open space/parks in
new developments.
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CHAPTER 10 - HOUSING
10.1 Background
The Eagle area is transitioning from primarily agricultural land uses to residential and
commercial land uses. Eagle's quiet chann and agricultural roots have made the community a
mecca for those seeking larger lots for open space and gentleman farming. Over the last years
much of the agricultural land has been divided into a verity of parcel sizes which are highly
sought after by many urban residents. Density options that reconcile quality of life and costs of
services issues must be balanced and will require compromise by all parties.
10.2 Goal
Encourage a variety of housing so that all residents can choose sound, affordable homes that
meet individual needs.
10.3 Implementation Strategies
a. A wide diversity of housing types and choice between ownership and rental dwelling units
will be encouraged for all income groups.
b. The location of all housing should be coordinated with provisions for adequate public
facilities and services.
c. Development of housing for all income groups close to employment and business centers
should be encouraged.
d. Explore incentives that will encourage the private sector to provide affordable housing.
e. Encourage compliance with federal fair housing laws and discourage all forms of
discrimination.
f. Encourage housing which is in accordance with local building codes and provides for
energy-saving design.
g. The use of materials and techniques that will maintain a high level of quality while
lowering cost and speeding construction shall be encouraged.
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CHAPTER 11 - SPECIAL AREAS AND SITES
11.1 Background and Vision
"Special Areas and Sites" are defined as areas, sites or structures of historical, archaeological,
architectural, ecological, or scenic significance. Special areas or sites should be analyzed
according to their defined function. Whenever possible, these sites should be preserved and
conserved as open spaces or for educational and cultural centers. Development of Special
Areas or Sites should take place in manner that reflects harmony with their natural
environment and recognized qualities which render them distinctly unique.
The Boise River Floodplain, the Head of Eagle Island, the Dry Creek Floodplain, and the North
Foothills possess a recognized function as a wildlife habitat, floodway and scenic natural
resource reflective of Eagle's rural character.
Eagle has a rich architectural heritage. This legacy is evident in many of the City's downtown
buildings and homes. The purpose of this chapter in part is to identify unique areas or sites for
conservation or protection. It is a vision of the Comprehensive Plan to sustain those elements
of the City's heritage and culture which contribute to the appeal of the City for both residents
and visitors.
Much of the character of Eagle lies with its historic buildings. These buildings enhance the
quality of life and help make Eagle unique. It is important to continue to re-use these buildings
to rnaintain a sense of historic continuity and link with the past. Unless historically significant
buildings, that lend character to Eagle, are protected, they may be subject to insensitive
restoration or demolition.
These special areas will require comprehensive and specific planning to ensure that such
topographical, hydrological, ecological, architectural and scenic concerns have been thoroughly
addressed and incorporated into any engineering and development plans. The special review
process should include, but not be limited to the following:
· Area wide drainage including hillsides, foothills and gulches
· Water quality
· Sanitation
· Area-wide traffic plans
· Pathways, trail access
· Wetlands issues
· Fish and wildlife habitat
· Existing trees and natural features
· River and creek greenbelt areas
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· Potential for permanent open space and natural preserves including steep hillside terrain,
rock outcroppings and foothill gulches.
11.2 Recognized Special Areas and Sites
Boise River Floodplain
The Boise River Floodplain is designated as a special area due to its ecological and scenic
significance. The area comprises the two channels of the Boise River and intervening and
immediately adjacent areas as generally depicted on the Comprehensive Plan Land Use Map.
Dry Creek Floodplain
The Dry Creek Floodplain is designated as a special area due to its ecological and scenic
significance. This area comprises the length of the Dry Creek Floodplain through the Impact
Area.
North Foothills
The North Foothills area is designated as a special area due to topographic, ecological and
scenic significance. This area comprises all of the Impact Area north of Beacon Light Road as
depicted on the Comprehensive Plan Land Use Map.
Eagle Island State Park
The Eagle Island State Park is designated as a special area due to its ecological, historical,
recreational and scenic significance. The park is further reviewed in the parks and recreation
section.
Head of Eagle Island
The head of the Eagle Island possesses a recognized function as a wildlife habitat, f100dway
and scenic natural resource reflective of Eagle's rural character. It is a vision of the
Comprehensive Plan to sustain these elements, which contribute to a distinctly unique area that
appeals to both residents and visitors of the City.
Drainages and Canals
Special natural and manmade features of Eagle are the drainages and canals. The main purpose
of the canals and drainage ditches is that of distri buting and moving water.
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Central Business District (CBD)
The Central Business District is recognized as a special area due to its historical and
architectural significance. It is recognized as the commercial hub of the community. The
Central Business District is depicted on the Comprehensive Plan Land Use Map.
Emphasis should be given to encouraging new housing in and adjacent to the CBD. Use of
existing houses within the CBD for both residential and commercial purposes should be
encouraged.
State StreetlEagle Road Corridor:
The State Street/Eagle Road Conidor is designated as a Special Area due to its historical,
architectural and scenic significance. This area is depicted on the Comprehensive Plan Land
Use Map.
11.3 Goal
To promote the conservation and efficient management of all Special Areas and Sites.
l1A Implementation and Strategies
a. Protect and improve natural and man-made waterways.
b. Continue to develop and improve City design guidelines to encourage preservation of
Eagle's historic buildings and guide new development to reinforce the town's special
quality and "turn of the century" character.
c. Research other opportunities to enhance the viability of the CBD such as strengthening
cultural activities for Eagle.
d. Consider development of a community center to support multiple uses as well as
encouraging special events and gatherings that focus activity in the CBD.
e. Expand the existing historic style lighting & beautification efforts throughout the CBD
f. Create a vibrant CBD and encourage the preservation of downtown Eagle as a special and
unique place.
g. Preserve existing trees and establish appropriate landscaping as a part of new
developments.
h. Encourage the preservation of habitat areas which
provide for fish and wildlife.
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I. The City may require developers to prepare and submit an environmental assessment and
any such additional reports as the City may from time to time require, for any development
on land within an area designated as a Special Area or Site or for any development
impacting a designated Special Area or Site.
J. Require a plan for the restoration of land which shall be made available to the Planning
and Zoning Commission and City Council for each parcel of land located within a special
Area or Site that is proposed for the extraction of sand, gravel, rock, or other mineral
resource.
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CHAPTER 12 - COMMUNITY DESIGN
12.1 Background and Vision
As a part of the review of the 2004 Comprehensive Plan the City of Eagle, held three public
visioning sessions that asked the public to evaluate the "Built City" or tell the City what they
were doing in managing and guiding development in the 2000 AOI. This study found that the
City of Eagle, though stable and solidified in its vision to develop a city with a uniquely rural
character, did not look to integrate alternative housing options within the AOI. This section
will discuss the goals, objectives and implementation strategies related to Community Design,
Neighborhoods and housing options.
Over the next 20 years the City of Eagle is forecasted to experience high growth rates that
without proper management and planning will impact the quality of life and housing options
available to its residents. Rather than ignore the growth pressures that are currently shaping
most Treasure Valley communities the City of Eagle is look at option to embrace housing
alternatives and transit density while preserving the rural nature of the City.
Community design is the organized fashion in which a community is developed in order that a
general mood or theme is established and maintained.
Elements of the Eagle community design include: (a) a rural transitional community with a
shopping district functioning as the hub of the community; (b) the Boise River and its
floodplain with wildlife, trees, and recreation opportunities; (c) the rolling hills north of the
river; and, (d) a network of canals which crisscross the community.
Development will occur in the downtown as well as along arterials. City growth and increased
traffic levels on Highway 44 and Highway 55 will stimulate demand for new development
along these entrances. These same corridors have great potential for more intensive mixed-use
development.
12.2 Goal
Strive to create an aesthetically pleasing community and protect the unique natural beauty and
small town character of the City.
Sustainability at build out (2025): Ensure the ability for the city to continue to fund, improve
and support itself, including infrastructure and parks, without the use of building permit fees,
impact fees and zoning fees.
Preserving Regional Transportation Corridors (State
Highway 16 & 44): Preserve the function of regionally
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significant roadways through the City while ensuring compatibility with land uses and design
standards of the City.
Identify "Activity Centers"; Identify areas that due to the nature of existing uses, future uses
and/or transportation corridors will lend themselves to increased activity and non-residential
use so to preserve larger areas as primarily residential neighborhoods.
12.3 Objectives
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 often times 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. Eagle's entrance
corridors may take on the look of berms built adjacent to the Banbury and Lexington
Hills Subdivisions.
Work to accommodate the projected Eagle Planning Area population and the portion of the
Northwest Rural Demographic population, located in the Eagle AOI, by 2025.
Provide residents of the City of Eagle and the Area of City impact opportunities to seek
housing in a neighborhood of their choice.
Create a clearly identifiable community.
12.4 Implementation Strategies
a. Establish and maintain a development pattern and design criteria in keeping with the rural
transitional identity of Eagle. This includes growth within the Impact Area that discourages
or precludes the establishment of other City centers.
b. The City limits shall be that area as defined by ordinance of the City of Eagle.
c. The floodway shall be reserved as a natural state such as a greenbelt, wildlife habitat, and
open space recreational area and for agricultural uses.
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d. The City Design Review Ordinance shall set forth criteria for building design, landscaping,
signage and other aesthetic standards. Development along State Street within the Impact
Area and outside the City limits shall be encouraged to comply with the Design Review
Ordinance.
e. Developments that would establish or tend to establish another City center outside of the
Central Business District should not be approved.
f. Excessively large single entity businesses that would jeopardize the competitive business
environment should be discouraged.
g. New residential, commercial, and industrial development shall be required to meet
minimum design standards as specified by City Ordinances.
h. The integration of historic structures should be encouraged within new developments.
I. Buffer and transition zones should be developed between conflicting types of land use.
J. The Urban Service Planning Area, as defined by ordinance, should be established as the
prime urban development area of the City and Impact Area. Development should be
allowed in the area on the condition that sewer and domestic water facilities would be
provided to such development as described by the Water Supply and Sewer Policies of the
Public Services Facilities and Utilities section of this Comprehensive Plan.
k. Encourage the preservation of natural resources such as creeks, drainages, steep slopes, and
ridgelines as visual amenities.
I. Encourage the development of pathways and open-space conidors throughout the City.
m. Encourage the development of a strong community identity through urban design standards,
downtown revitalization, cultural activities, and visual gateways to the City.
n. Prepare and adopt design guidelines and development standards to be the basis for design
review of architectural, landscaping, signage and other visual impacts of development
projects.
o. Encourage the planting and preservation of trees that will create beauty and add to the
healthy environment of downtown (see Eagle Tree Plan below).
p. Protect and enhance the small town character of the City by requiring signage which is
creative and distinctive, compatible with its surroundings, and an integral COmponent of the
style and character of the building to which it relates.
q. Maintain the rural residential character and open space
environment in and around the City.
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r. Consider development of an ordinance or other suitable measures to stimulate
redevelopment in areas determined by the City Council to be in need of renewal.
s. Provide increase residential density along the State Highway 44 and State Highway 20/26
corridors when accompanied by alternative access plans.
t. Maintain a Vision Map that encapsulates the intent and opportunities contained in the
Comprehensive Plan. (See Map 2.1)
u. Provide housing opportunities within walking distance of future transit cOlTidors.
v. Create a City composed of neighborhoods in which basic amenities (schools, uti lities,
parks, and services) are accessible, visually pleasing, and properly integrated to encourage
walking and cycling.
w. Ensure that all commercial uses are designed to be compatible and context sensitive to
residential uses and environmentally sensitive areas.
x. Encourage the preservation and public access to open space through developments and as a
rural design element of urbanizing areas.
y. Ensure that commercial development is scaled appropriately to the intended regional,
community and neighborhood use.
z. Non-residential uses should be limited to designated areas and scaling and intensity of use
should be paramount to the approval of these uses.
aa. Ensure that gateways are properly delineated and incorporated into development with
landscaping, entry markers and place making features.
bb. Provide a variety of housing opportunities ranging from large lot residential to multi-
family apartment uses.
cc. State Highway 44, State Highway 20/26, State Highway 16 and the proposed east west
collector are designed as scenic conidors requiring landscaped setback and separated
meanderings sidewalks.
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Illustration 12.1
Berming along Eagle Road (State Highway 55)
dd. Require that private and public open space be included in new multi-family developments
and that they are large enough to be used by all residents.
ee. Recognize the following gateways:
a. State Street and State Highway 16
b. Chinden Boulevard and the future State Highway 16 extension
c. State Highway 16 and the proposed east/west collector
d. Chinden Boulevard and Linder Road
1. Elementary and middle schools should be located in residential neighborhood to
facilitate walking and reduce busing costs for the district. Elementary and
Middle schools may be located on collector roadways as defined by the
Regional Functional Classification Map, High School maybe located on
arterials.
11. Prohibit the development of schools on sites that present a hazard, nuisance or
other limitation on normal functions of the school.
Ill. Establish a policy requiring annexation or a consent to annexation by the City of
Eagle prior to development within the Eagle area of city impact.
ff. Identify a utility transmission corridor for all above ground utility transmission lines in the
City of Eagle. (See Map 4.4)
gg. All non-transmission utility distribution within the City of Eagle should be underground.
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CITY OF EAGLE COMPREHENSIVE PLAN
September 14, 2004
hh. All urban development shall Occur under the jurisdictional authority of the City and be
connected to municipal services.
Illustration 12.2
Gateway Markers
12.5 Eagle Tree Plan
12.5.1 Goal
To establish and enhance areas of tree growth that will create beauty, add to a healthy
environment and increase economic stability.
12.5.2 Objectives
a. To create an urban forest that will help reduce air and noise pollution, Conserve water and
reduce soil erosion, assist in modifying the local climate, increase property values, and
improve Eagle's economy by providing a pleasant and more comfortable place to shop and
live.
b. To encourage economic growth by establishing a more inviting atmosphere for locations of
business.
c. To establish a Parks Committee with at least one City official to perpetuate the plan.
d. To adopt an ordinance to provide for the future care and maintenance of the trees.
Establish a guideline of types and sizes of trees to be
planted.
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12.5.3 Implementation Strategies
a. Establish an inventory plan to keep track of tree location, age, and desirable planting
locations.
b. Establish a recommended maintenance program.
c. Provide a plan to plant 300 or more trees over the years in the downtown core area, in our
City parks and along residential streets. The plan should be implemented in several phases
over a period of time.
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September 14, 2004
CHAPTER 13 - IMPLEMENTATION
13.0 Implementation
Implementation is the phase of the planning process which makes the goals, objecti ves. and
policies, as stated in the Comprehensive Plan become realities.
There are several important planning tools which help implement this Comprehensive Plan.
13.1 Zoning and Subdivision Ordinance and Zoning Map
The policies of the Comprehensive Plan establish a framework for the zoning and subdivision
ordinances and zoning map. Idaho State law requires that all zoning districts be in accordance
with the adopted Comprehensive Plan. Existing zoning may be able to adequately implement
the Comprehensive Plan. New zoning categories need to be considered in areas where the
City's existing zoning is inadequate. The ordinances establish the conditions under which land
may be used and future land use development patterns for the City of Eagle. Existing uses of
land and buildings are permitted to continueueven if they are not in conformance with the Plan
policies, and the associated land use ordinances.
It is the responsibility of the Planning and Zoning Commission to review all new development
proposals to insure compatibility with the zoning and development ordinances and the
Comprehensive Plan. It is then the City Council's responsibility to conduct the same review,
with benefit of the Commission's recommendations, and make the final decision on a particular
development issue.
Subdivision regulations establish various standards for the subdivision of property in
conformance with the Comprehensive Plan.
13.2 Capital Improvement Plan
Capital improvements programming is a multi-year scheduling of public improvements based
on studies of available fiscal resources and the choice of specific improvements. It is enacted
as a guideline for spending and each year a capital improvements budget may be authorized by
ordinance.
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CITY OF EAGLE COMPREHENSIVE PLAN
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13.3 Special Implementation Techniques For Development within the City Limits
Clustering is useful when trying to protect sensitive natural resources, and avoid hazardous
areas or preserve natural sites. Clustering involves assessing the natural characteristics of a sitc
and grouping the buildings or lots through the on-site transfer of density rather than distributing
them evenly throughout the project as in a conventional subdivision. Not only do cluster
developments help preserve open space, they also tend to minimize the visual impacts
associated with development, reduce costs of building and maintaining public roads, and
decrease grading in environmentally sensitive areas.
Development Agreements allow the City to enter into a contract with a developer upon
rezoning. The Development Agreement may provide the City and the developer with certain
assurances regarding the proposed development upon rezoning.
A Planned Unit Development Ordinance (PUD) is one of many devices used to implement a
comprehensive plan. A developer of a PUD may be allowed variations in development
requirements, if it is in the City's interest to encourage such a development.
PUD regulations are intended to encourage innovations in land development techniques so that
the growing demands of the community may be met with greater flexibility and variety in type,
design, and layout of sites and buildings and by the conservation and more efficient use of open
spaces and of other natural environmental features which enhance the quality of life.
13.4 Community Involvement
Citizen involvement and support is very important. The public should be aware and involved
in the City's planning decisions. Based on public input, the Planning and Zoning Commission
and City Council make their decisions.
a. Coordinate all local plans with the planning efforts of area cities;
b. Review, monitor and update land uses within the Area of City Impact;
c. Update all development regulatory ordinances;
d. Provide information regarding environmental problems or hazard areas to citizens;
e. Review, monitor and analyze local and regional transportation systems;
f. Support design review to promote quality land development;
g. Investigate alternative financing approaches to reduce tax burden and provide quality public
utilities and services.
13.5 Comprehensive Plan Amendments
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From time to time, changing conditions will result in a need for comprehensive plan
amendments.
The Land Use Planning Act provides for amendment to the Comprehensive Plan. The City
Council or any group or person may petition the City Planning and Zoning Commission for a
plan amendment at any time. On its own initiative, the City Planning and Zoning Commission
may also originate an amendment to the Comprehensive Plan. However, the City Planning and
Zoning Commission may recommend amendments to the Comprehensive Plan to the City
Council not more frequently than every six (6) months; however text amendments may be
recommended at any time.
13.6 Goal
The Eagle Comprehensive Plan and related ordinances are working documents used by citizens
and City leaders to shape the future of Eagle.
13.7 Implementation Strategies
a. Update the zoning and subdivision ordinances to be in conformance with the adopted
Comprehensive Plan as required by state law.
b. Charge the Planning and Zoning Commission to be responsible to review the status of the
implementation actions and critique the relevance of the Comprehensi ve Plan, including
recommending any amendments to City Council on an as-needed basis.
c. Any person applying for a Comprehensive Plan amendment shall submit ajustification
letter for the amendment which shall include the following:
1. A specific description of the change being requested.
2. Specific information on any property involved.
3. A description of the condition or situation which warrants a change being made in the
Plan.
4. A description of the public benefit(s) that would Occur from such a change in the Plan
and an explanation of why the public would need any such benefit(s).
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5. An explanation of why no other solutions to the condition or situation which warrants a
change in the Plan are possible or reasonable under the current policies of the Plan.
6. A proposed development plan for any land involved if a specific development is
planned at the time the request for the amendment is being made.
7. An analysis showing the estimated impact on infrastructure expected to occur by any
proposed change.
8. Any other data and information required by the City for their evaluation of the request.
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CITY OF EAGLE COMPREHENSIVE PLAN
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APPENDIX 1
GLOSSARY
Central Business District (CBD)
Land Use district located in downtown Eagle intended to serve as the primary
economic base for the City Of Eagle.
Clustering
A provision under the planned unit development standards to allow reduced lot
sizes in exchange for open space, f100dway protection or buffering of less
intensive uses.
Commercial
Neighborhood Commercial A moderate sized shopping area that features a
grocery store but may also include a drug store or variety of services such as
stationary, clothes, restaurants, dry cleaners, real estate, gardening and othcr
similar uses. A neighborhood commercial area may have a total of 15.000 to
30,000 square feet but no single buildings in excess of 25,000 square feet.
Community Commercial A large shopping area that may feature a grocery
store as well as department stores or volume discount retail outlet as an anchor.
It may also include a variety of uses such as restaurants, office and
entertainment. A community commercial area may have a total of 80,000 to
120,000 square feet but no single building in excess of 50,000 square feet.
Regional Commercial A very large shopping area that features a varicty of
major retailers as well as a variety of fast food, and full servicc restaurants,
entertainment uses, hotels, office and similar uses. A regional commercial area
may have a total of 250,000 square feet or more and occupy an area greater that
25 acres.
Context Sensitive Design
Context sensitive design (CSD) is a collaborative, interdisciplinary approach
that involves all stakeholders to develop land uses and transportation facilities
that fits its physical setting while preserving the scenic, aesthetic, historic, and
environmental resources.
Cross Access Agreement
An agreement between adjacent property owners in which internal conncctions
are provided between parking areas in order to improve traffic flow on the
streets by minimizing the number of access points needed. Cross access
agreements are typically incremental as a condition of approval for ncw
development. The first one to develop will be
required to make an irrevocable offer of cross
access and design their sitc to accommodate
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CITY OF EAGLE COMPREHENSIVE PLAN
September 14, 2004
future connections. When adjacent owner develop they will be conditioned to
reciprocate with a similar cross access agreement.
Feathering
The process of transitioning density within a development while providing
compatible lots sizes and lot boundaries.
Gateway
A major corridor or entry into the City of Eagle that will tcnd to create initial
impression of the City for visitors. Gateway streets should be subject to
enhanced design review standards such as signage, landscaping, architccture,
and vehicular access.
Internal Circulation The movement of traffic into and out of properties and local roadway systems
without the need to enter onto arterials and regional roadway networks.
Limited Service Commercial
Uses that accommodate retail sales and services for the daily self sufficicncy of
local communities, ensuring that the intensity of limited commercial
development is compatible with the character of the area with special conccrn to
adjacent residential uses.
Limited Retail
Establishments providing retail services, occupying facilities of 10,000 square
feet or less. Typical establishments provide for specialty retailing or retailing
oriented to the surrounding vicinity.
Minor Gateway
A collector or local street entering from an arterial into the City of Eagle that
gives visitors a sense of place and feeling of entering Eagle. Minor gateways
should provide limited elements to create a sense of place through landscaping,
signage, or other design elements.
Municipal Services Services, such as sewer water and library, owned ancVor managed by the City of
Eagle to property owners within or adjacent to the city.
New Urbanism A form of development in which a range of housing product types and
supporting commercial services are provided within close proximity to one
another and designed to be pedestrian-oriented. Such developments typically
feature, at least part; gridded local streets with alley loaded housing, narrow lot
patterns, low to mod-rise commercial which are built up to the sidewalk with
parking located behind them with residential uses built over commercial uscs,
narrow streets with tight turn radii, on street parking, sidewalks separated by
landscape strips, and street furniture. New Urbanism projects do not exclude
automobiles, rather, they place pedestrians on an equal basis in terms of priority.
Professional Office Uses providing for administration, professional services, and associated
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CITY OF EAGLE COMPREHENSIVE PLAN
September 14, 2004
actIvItieS. These uses often invite public clientele but are more limited in
external effects than commercial uses.
Regional Functional Classification
Functional classification is the grouping of highways, roads and streets by the
character of service they provide and was developed for transportation planning
purposes. Basic to this process is the recognition that individual routes do not
serve travel independently in any major way. Rather, most travel involves
movement through a network of roads.
Regional Transportation Corridors
Roadways that link communities across the region; normally these are state
highways and major arterials but may include minor arterials in rural areas.
Street Hierarchy See Chapter 8 of this Plan
Strip Commercial A variety of unrelated retail, servicc and fast food use located at mid block,
oriented to take advantage of passing automobile traffic. Connectivity between
strip commercial is usually poor, and each use will tend to have its own curb cut
onto the arterial.
Transitional Density The shifting of density within a development to allow compatibility with
existing uses adjacent to or within a site.
Trip Capturing
The design of transit, commercial, retail and office areas so that patrons are able
to accomplish multiple daily tasks with one vehicle trip oppose to having to use
multiple vehicle trips to go to several single use areas. This is opposite of trip
generation which is a use that creates new independent vehicle trip for a specific
use or a use that is a single destination site.
Page 102 of 102
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Land Use Map
Res. 08-20
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▪ Commercial
Q Eagle Island Special Use Area
II High Density Residential
Industrial
▪ Mixed Use
▪ Professional Office
▪ Public/Semi-Public
• Residential Estate
Residential Four
L Residential One
Residential Rural
Residential Three
Residential Two
Transitional Residential
Village Center
O ScenicCorridor
Floodway
These Comprehensive plan
densisities are maximums In order
to meet all the Policies of the
Eagle Comprehensive plan and
standards of the Eagle City Code
these densities may not be
achievable