Findings - PZ - 2007 - A-06-07/RZ-08-07/PP-10-07 - Rz From Rut To R2-Da/Tabasco Trail Estates/11.80 Acres/14-Lots/3664 & 3665 Tabasco Tr
BEFORE THE EAGLE PLANNING AND ZONING COMMISSION
IN THE MATTER OF AN APPLICATION FOR )
A PRELIMINARY PLAT FOR TABASCO TRAIL )
ESTATES SUBDMSION FOR TNT HOLDING )
AND LYNN PROCTOR )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER A-06-07/RZ-08-07/PP-I0-07
The above-entitled annexation, rezone and preliminary plat application came before the Eagle Planning
and Zoning Commission for their recommendation on May 2], 2007. The Commission, having heard and
taken oral and written testimony, and having duly considered the Matter, makes the following Findings of
Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
TNT Holding and Lynn Proctor, represented by Trent Simpson, Todd Wilson and Lynn
Proctor are requesting annexation and rezone from RUT (Rural Urban Transition Ada
County designation) to R-2-DA (Residential up to ].1 units per acre maximum with a
development agreement), and preliminary plat approval for Tabasco Trail Estates
Subdivision. The 11.80-acre subdivision will consist of l4-lots (II-new residential, 2-
existintg, I-common). The site is located on the east side of Park Lane approximately '1._
mile south of Beacon Light Road at 3664 & 3665 Tabasco Trail Lane.
B. APPLICATION SUBMITTAL:
A Neighborhood Meeting was held at on site at 6:00 PM, Friday, March 9, 2007, in
compliance with the application submittal requirement of Eagle City Code. The
application for this item was received by the City of Eagle on March 15, 2007.
C. NOTICE OF PUBLIC HEARING:
Notice of Public Hearing on the application for the Eagle Planning and Zoning
Commission was published in accordance with the requirements of Title 67, Chapter 65,
Idaho Code and the Eagle City ordinances on April 16, 2007. Notice of this public
hearing was mailed to property owners within three-hundred feet (300-feet) of the subject
property in accordance with the requirements of Title 67, Chapter 65, Idaho Code and
Eagle City Code on April 6, 2007. The site was posted in accordance with the Eagle City
Code on March 8, 2007. Requests for agencies' reviews were transmitted on April 20,
2007, in accordance with the requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On May 21, 2007, the Planning and Zoning Commission approved an annexation and
rezone from RUT (Rural Urban Transition - Ada County Designation) to R-2-DA
(Residential up to 1.1 unit per acre maximum) with development agreement for this site
(RZ-07-07), but denied the preliminary plat application (PP_] 0-07).
E. COMPANION APPLICATIONS: None
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNA nONS:
COMPPLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Residential Two RUT (Rural Urban Transition-Ada Agriculture
County Designation)
Proposed No Change R-2-DA (Residential- up to I.] Residential Subdivision
units per acre maximum)
North of site Residential Two RUT (Rural Urban Transition-Ada Agricu Iture/Residential
County Designation)
South ofsite Residential Two R-2-DA (Residential-up to ].1 units Residential -
per acre with a development Shaunessy development
agreement)
East of site Residential Two R-E (Residential Estate) Residential
West of site Residential Two RUT (Rural Urban Transition - Ada Residential
County designation)
G. DESIGN REVIEW OVERLAY DISTRICT:
Not located within the DDA, TDA, CEDA or DSDA.
H. SITE DATA:
Total Acreage of Site - ] 1.80-acres
Total Number of Lots - 14
New Residential - II
Existing Residential - 2
Common - I
Total Number of Units - 13
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ADDITIONAL SITE DATA PROPOSED REQUIRED
Dwelling Units Per Gross Acre I .1- dwelling units per acre I. I-units per acre (maximum)
Minimum Lot Size 21,300- sq uare feet ] 7,000-square feet except for
transitional lots
Minimum Lot Width 97-feet 75-feet
Minimum Street Frontage 97-feet 35-feet
Total Acreage of Common Area 1.38-acres 1.16-acres (minimum)
(measured as total landscaping of
the entire site)
Percent of Site as Common Area 12.00% (approximately) 10% (minimum)
I. GENERAL SITE DESIGN FEATURES:
Open Space, Greenbelt Areas and Landscape Screening:
Eagle City Code, Section 8-2A-7(B)(2) requires landscaping to cover a minimum often
percent (10%) of the property. The development includes a berm and landscaped buffer
adjacent to Dry Creek Canal and is indicated on the preliminary plat as Lot 1. The berm
and landscape buffer will tie into a l3,374-sqaure foot landscaped common area that will
be a part of eth proposed Dwayne Lingel (Adonai) and June Lockey Subdivisions to the
north of this project.
Storm Drainage and Flood Control:
Specific drainage system plans are to be submitted to the City Engineer for review and
approval prior to the City Engineer signing the final plat. The plans are to show how
swales, or drain piping, will be developed in the drainage easements. Also, the CC&R's
are to contain clauses to be reviewed and approved by the City Engineer and City
Attorney, requiring that lots be so graded that all runoff runs either over the curb, or to the
drainage easement, and that no runoff shall cross any lot line onto another lot except
within a drainage easement.
Utility and Drainage Easements, and Underground Utilities:
Eagle City Code Section 9-3-6 requires unobstructed utility easements be provided along
front lot lines, rear lot lines, and side lot lines. Total easement width shall not be less than
twelve (I2')-feet wide.
Fire Hydrants and Water Mains:
The preliminary plat shows two (2) fire hydrants located within the project area. The first
hydrant is located approximately sixty-feet south of the proposed connection of Tabasco
Trail Estates and the Adonai Subdivision, on the east side of DeSoto Way. A second fire
hydrant is spaced 680-feet south of the first hydrant on the east side of DeSoto Way. The
hydrants should be installed and approved as required by the Eagle Fire District.
On-site Septic System (yes or no): No
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Pressurized 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. The narrative provided with the application indicates the
property has existing water rights from Farmers Union Ditch Company. The applicant is
proposing to work with the adjacent developers of the Dwayne Lingel (Adonai) and June
Lockey Subdivisions to establish a joint water association for providing the required
pressurized irrigation to the developments.
Preservation of Existing Natural Features:
Per Eagle City Code Section 9-3-8 (B) existing natural features which add value to
residential development and enhance the attractiveness of the community (such as trees,
watercourses, historic spots and similar irreplaceable assets) shall be preserved in the
design of the subdivision. Staff is not aware of any existing natural features on the site
which would require to be preserved.
Preservation of Existing Historical Assets:
Staff is not aware of any existing historical assets on the site. If during excavation or
development of the site, any historical artifacts are discovered, state law requires
immediate notification to the state.
J. STREET DESIGN:
Public Streets:
DeSoto Way will be continued from park Place Subdivision to the south and connect to
the proposed Adonai Subdivision to the north. The street will be constructed to meet
ACHD standards of thirty-six (36')-feet in width, measured back-of-curb to back-of-curb.
Width of paved section shall be thirty-two (32')-feet.
Construct the internal street as a 36-foot street section with rolled curb, gutter and 8-foot
planter strips within 50-feet of right of way; and 5-foot detached concrete sidewalk
constructed on-site within an easement.
Blocks Less Than 500': None
Cul-de-sac Design: None
Sidewalks:
According to the preliminary plat date stamped by the City April 12, 7, 2007, five-foot
(5')-wide detached sidewalks with eight-foot (8') wide planting strips are proposed for
both sides of the proposed DeSoto Way.
Curbs and Gutters:
Per Eagle City Code, the project will be designed with rolled curb and gutter along both
sides of the interior road system. Six-inch (6") curb and gutters are proposed.
Lighting:
Lighting for the proposed public streets is required. Location and lighting specifications
incorporating a "Dark Sky" style of lighting shall be provided to the City Zoning
Administrator prior to the submittal of the final plat. Any modifications made to the lights
shall be completed before the final plat approval.
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Street Names:
Street name approval by the Ada County Street Name Committee has not been received to
date. Approval from that committee is required prior to final plat approval.
K. ON AND OFF-SITE PEDESTRIAN/BICYCLE CIRCULATION:
Pedestrian Walkways/Bike Paths:
The preliminary plat, date stamped by the City, April 12,2007, shows a pathway system
beginning at the south west corner of the property located within a landscaped area
adjacent to the Dry Creek Canal. The pathway then runs to the north within the landscaped
berm which separates the proposed Tabasco Trail Estates Subdivision and Puffin Place on
the west side of the project. The pathway will terminate at the proposed landscaped
common area of the Adonai and Dwayne Lingel Subdivisions.
O.
L. PUBLIC USES PROPOSED: None
M. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
N. AVAILABILITY AND ADEQUACY OF UTILTlES AND SERVICES:
The Eagle Sewer District has been contacted to start the annexation process; the applicant
has not submitted an application to the sewer district at this time.
If the annexation is successful, sewer service would be provided by an eight-inch (8")-
PVC main line that is currently being constructed as part of the Shaunessy (AKA Park
Place Gardens) Subdivision. The connection will be at the north side of Dry Creek Canal
and continue north along DeSoto Lane to service the Tabasco Trail estates, Dwayne
Lingel (Adonai) and June Lockey Subdivisions.
The developer has met with United Water Company regarding the availability of water
service. United Water Company is requiring the developers of eth Shaunessy (AKA Park
Place Gardens) Subdivision to provide an eight-inch (8")- waterline pipe within the
proposed DeSoto Lane and terminate the pipe on the north side of Dry Creek Canal to
serve the project area. The Tabasco Trail Estates Subdivision will connect to this waterline
which is proposed to serve the development.
SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - no
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees - yes; eXlstmg landscaped berm adjacent to Puffin Place Subdivision,
western boundary and along the northern property boundary between this proposed project
and the proposed Lockey Subdivision.
Riparian Vegetation - unknown
Steep Slopes - no
Stream/Creek: yes; Dry Creek Canal
Unique Animal Life - unknown
Unique Plant Life - unknown
Unstable Soils - unknown
Wildlife Habitat - unknown
P.
SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN: n/a
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Q. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached within the
staff report. Comments, which appear to be of special concern, are noted below:
City Engineer: All comments within the Engineer's letters dated March 23, 2007, are of
special concern (attached within staff report).
ACHD
Eagle Fire Department
Department of Environmental Quality
Meridian School District
R. LETTERS FROM THE PUBLIC (attached within staff report):
Barbara Crowell provided a petition from property owners located in the general vicinity
of the development and correspondence date stamped by the City on May 14, 2007,
addressing what they believe are problems with the development and providing
recommended solutions. The correspondence also indicated that the neighborhood
meetings for the developments (Lockey, Tabasco Trail Estates, and Lingel (Adonai)
Subdivisions) were sporadic at best.
Craig Halls stated in correspondence date stamped by the City on May 17, 2007, that he
has reviewed the concept maps for the Tabasco trail estates, June Lockey and Dwayne
Lingel (Adonai) Subdivisions and is in favor of the developments.
Greg Guyman stated in correspondence date stamped by the City on May 17,2007, that he
has reviewed the concept maps for the Tabasco Trail Estates, June Lockey and Dwayne
Lingel (Adonai) Subdivisions and is in favor of the developments.
Jane Klosterman and Melissa Ussery provided a signed petition date stamped by the City
on May 17, 2007, indicating they have reviewed the concept maps for the Tabasco Trail
Estates, June Lockey and Dwayne Lingel (Adonai) Subdivisions and are in support of the
developments.
S. COMMENTS FROM THE CITY FORESTER:
Comments from the City Forester are attached within staff report and are incorporated
herein by reference.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
· The Comprehensive Plan Land Use Map (adopted February 13,2007) designates this site
as Residential Two:
"Suitable primarily for single family residential development within areas that are rural 111
character. "
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B. ZONING ORDINANCE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
· 8-2A-7; Landscape and Buffer Area Requirements:
C. Existing Vegetation
[. Retention of Existing Trees:
Existing trees shall be retained unless removal is approved in writing by the city. Where
trees are approved by the city to be removed from the project site (or from abutting right
of way) replacement with an acceptable species is required as follows:
Existing Tree
I inch to 6 inches caliper
6 y" inches to 12 inches
12 y" inches or more
Replacement
2x caliper of tree removed
1.5x caliper of tree removed
I x caliper of tree removed
In all cases, planting within public rights of way shall be with approval from the public
and/or private entities owning the property.
Example: An eight inch (8") caliper tree is removed, an acceptable replacement would be
three (3) 4-inch caliper trees or four (4 3-inch caliper trees.
2. Damage During Construction:
Existing trees or shrubs that are retained shall be protected from damage to bark, branches
or roots during construction. Construction or excavation occurring within the drip line of
any public ort private retained tree or shrub may severely damage the tree or shrub. Any
severely damaged tree or shrub shall be replaced in accordance with subsection C I of this
section.
3. Grade Changes and Impervious Surfaces:
Grade changes and impervious surfaces shall be allowed at a distance from the trunk of a
retained tree to equal to the diameter of the tree plus six feet (6'), or to the drip line,
whichever is furthest from the trunk.
4. Minimum Landscaping:
Existing vegetation which is to be retained may be used to satisfY the minimum required
landscaping.
C. SUBDIVISION ORDINANCE PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL: None
D. DISCUSSION:
· The Eagle Comprehensive Plan Land Use map designates this site as Residential Two (two (2) units
per acre, maximum). The proposed project includes 14 lots; eleven (II) which are to be developed for
new single-family-detached dwellings. The existing residences are proposed to remain on two (2) of
the lots proposed for this development.
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· The applicant is requesting an R-2-DA (Residential, two units per acre maximum with a development
agreement) zoning designation with lots ranging in size from 21, 78 I-square feet to 52,669-square feet.
The proposed lot sizes comply with the l7,000-square foot minimum requirements for the R-2 zone.
Lots that may be identified as transitional will be planned accordingly and will therefore be larger than
the 17,000 square-foot minimum to be more compatible with adjacent properties. The subdivision
design complies with the technical requirements (or will pursuant to the conditions outlined herein) of
Eagle City Code.
· Per Eagle City Code, subdivisions within the R-2 zoning district are required to have a minimum often
percent (l0%) of the gross area provided as open space. The proposed development includes 1.44
acres (12%) of the site as common open space including the buffer area and landscaped berm along the
western property line of the site. The applicant has indicated that the pathways through the buffer area,
landscaped berm and open space will connect to a 2.02-acre master planned park with shared access
between the proposed Duane Lingel (Adonai), June Lockey and Tabasco Trail Estates Subdivisions,
establishing more active open space for the residents of the Tabasco Trail Estates Subdivision.
Applications for the Adonai and June Lockey subdivisions have been submitted to the City; however,
no binding document has been submitted to the City to ensure this master planned park area will be
established.
· The City has received applications for the June Lockey and Duane Lingel (Adonai) subdivisions
proposed to be located to the north of the proposed Tabasco Trail Estates Subdivision. The applicants
of all three subdivisions have indicated that residents will share access to all proposed open space
within the three (3) subdivisions. Since the above mentioned subdivisions are proposed to be located
adjacent to each other and are proposing to share access and open space then the developers should
establish a common homeowner's association. A statement should be placed in the CC&R's and a note
should be placed on the final plat indicating that all shared open space will be maintained by a
common homeowners association, to be reviewed and approved by the City Attorney prior to approval
of the final plat for any of the three proposed subdivisions.
· The applicants for Tabasco Trail Estates, Adonai and June Lockey Subdivisions have verbally agreed
to share in irrigation resources and open space, to be provisioned as notes on the final plats and
conditions within a common set of CC&R's. However, in the event that the above stated agreement
does not occur or is not approved by the City then the Tabasco Trail Estates Subdivision should
provide a landscape plan showing how useable open space requirements will be attained either by
adding a pathway system connecting the existing open space to Park Lane to the west and Shaunessy
(Park Place Gardens) development to the south. The landscape plan should be reviewed and approved
by the Design Review Board prior to submittal of the final plat application.
· A pressurized irrigation system will be a combined system between this project (Tabasco Trail
Estates), June Lockey Subdivision, and Adonai Subdivision to create a common pressurized system. A
Joint Water Association will be formed by the three developments which will own and operate the
system. The Joint Water Association will hire an operator for maintenance and operation of the system.
A note should be placed on the final plat that the irrigation system will be maintained by the
homeowners association. A statement should also be placed in the CC&R's that one homeowners
association shall maintain, in perpetuity, the irrigation system. The CC&R's shall be reviewed and
approved by the City Attorney prior to the Clerk signing the final plat.
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· According to the pressurized irrigation analysis date stamped by the City on March 15, 2007, the full
capacity of the irrigation system to service the site is dependent on the assumption that all residential
and common lot areas will be irrigated in an odd/even day pattern. The applicant should provide a
statement in the CC&R's that the homeowners association will be responsible for creating and
maintaining a use schedule for the irrigation system. The CC&R's shall be reviewed and approved by
the City Attorney prior to the submittal of the final plat application.
· The developer has met with United Water Company regarding the availability of water service. United
Water Company is requiring the developers of Shaunessy subdivision to provide an eight inch (8")-
waterline pipe within the proposed DeSoto Way and tenninate the pipe on the north side of Dry Creek
Canal to serve the project area. Tabasco Trail Estates will connect to this waterline.
STAFF RECOMMENDED FINDINGS:
STAFF RECOMMENDATION PROVIDED WITIllN THE STAFF REPORT:
Based upon the information provided staff recommends approval of the requested Annexation,
Rezone with development agreement, and Preliminary Plat with conditions as provided within the
staff report for both the development agreement and the subdivision site specific conditions and
standard conditions of approval..
PUBLIC HEARING OF THE COMMISSION:
A. A public hearing on the application was held before the Planning and Zoning Commission on May 7,
2007. The Commission continued the item to May 21,2007, at which time testimony was taken and
the public hearing was closed. The Commission made their recommendation at that time.
B. Oral testimony in favor of this proposal was presented to the Planning and Zoning Commission by one
(I) individual who was the original developer of Shaunessy (Park Place Gardens) south of this
development. The individual indicated that the proposed subdivision provides good transitioning of lot
sizes and that the development will provide sidewalks and pathways for residents to move through the
area safely.
C. Oral testimony in opposition to this proposal was presented to the Planning and Zoning Commission
by six (6) individuals who expressed the following concerns regarding the development:
I. Lack oftransitioning oflot sizes;
2. Lack of appropriate buffering from the adjacent properties;
3. Proposed density is inappropriate for the area;
4. Residents within subdivision will create additional traffic on adjacent roadways;
5. Pressurized irrigation and water rights have not been properly addressed;
6. Children from the development will be required to walk to school on park lane where
there are currently no sidewalks;
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COMMISSION DECISION REGARDING THE REZONE:
The Commission voted 5 to 0 to recommend approval of A-06-07 and RZ-08-07 for annexation
and rezone from RUT to R-2-DA with the following staff recommended conditions be placed
within a development agreement.
2. I Applicant will develop the property subject to the conditions and limitations set forth in this
development agreement. Further, applicant will submit such applications regarding design review,
final plat and/or conditional use permits, if applicable, and any other applicable applications as
may be required by the Eagle City Code, which shall comply with the Eagle City Code, as it exists
at the time such applications are made except as otherwise provided with this agreement.
2.2 The density for the property shall not exceed 1.1 units per acre.
2.3 The Concept Plan (Exhibit A) represents the Owners current concept for completion of the project.
As the Concept Plan evolves the City understands and agrees that certain changes in that concept
may occur or be required. If the City determines that any such changes require additional public
comment due to potential impacts on surrounding property or the community, a public hearing
shall be held on any proposed changes in the Concept Plan, notice shall be provided as may be
required by the City.
COMMISSION DECISION REGARDING THE PRELIMINARY PLAT:
The Commission voted 5 to 0 to recommend denial of PP-I 0-07 for a preliminary plat of Tabasco
Trail Estates Subdivision for TNT Holding and Lynn Proctor. A favorable recommendation could
be provided if the following concerns were addressed:
· Provide a revised preliminary plat showing a reduction of lots along the east and west
property boundaries providing larger lots and a smoother transition to the adjacent
properties and creating less density within the development.
CONCLUSIONS OF LAW:
I. A Neighborhood Meeting was held at 6:00 PM, Friday, March 9, 2007, at the site in compliance with
the application submittal requirement of Eagle City Code. The applications for Annexation and
Rezone were received by the City of Eagle on March 15, 2007. The application for Preliminary Plat
was received by the City of Eagle on March 15, 2007.
2. Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission was
published in accordance with the requirements of Title 67, Chapter 65, Idaho Code and the Eagle City
ordinances on April 16, 2007. Notice of this public hearing was mailed to property owners within
three-hundred feet (300-feet) of the subject property in accordance with the requirements of Title 67,
Chapter 65, Idaho Code and Eagle City Code on April 6, 2007. The site was posted in accordance
with the Eagle City Code on April 20, 2007. Requests for agencies' reviews were transmitted on
March 14,2007, in accordance with the requirements of the Eagle City Code.
3. The Commission reviewed the particular facts and circumstances of this proposed rezone upon
annexation (A-06-07/RZ-08-07) with regard to Eagle City Code Section 8-7-5 "Action by the
Commission and Council", and based upon the information provided concludes that the proposed
preliminary plat application is in accordance with the City of Eagle Title 9 (Subdivisions) because:
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a. The requested preliminary plat complies with the approved zoning designation of R-2-DA (1.1
dwelling units per acre maximum) is consistent with the Residential Two designation as
shown on the Comprehensive Plan land Use Map; and
b. The information provided from the agencies having jurisdiction over the public facilities
needed for this site indicate that adequate public facilities exist, or are expected to be
provided, to serve all uses allowed on this property under the proposed zone; and
c. The proposed R-2-DA (Residential up to 1.1 units per acre maximum with a development
agreement) zone is compatible with the RUT (Rural Urban Transition - Ada County
designation) zone and land uses to the north and south since these areas are designated
Residential Two in the Comprehensive Plan and are either proposed to be developed in the
same manner (June Lockey, Dwayne Lingel (Adonai), Shaunessy (Park Place Gardens)) or
could be developed in the same manner sometime in the future; and
d. Then proposed R-2-DA (Residential up to 1.1 units per acre maximum with a development
agreement) is compatible with the R-E (residential estate - up to one unit per two acres) zone
and Rl (Residential - Ada County designation) zone and land uses to the east and west since
these areas are designated Residential Two in the Comprehensive Plan and are either proposed
to be developed in the same manner or could be developed in the same manner sometime in
the future; and
e. Will have vehicular approaches to the property designed to not create an interference with
traffic on surrounding public thoroughfares since the project is required to be reviewed and
approved by Ada County Highway District and is subject to the conditions herein; and
f. The land proposed for rezone is not located within a "Hazard Area" and "Special Area" as
described within the Comprehensive Plan.
g. That any health, safety and environmental problems that were brought to the Commission's
attention have been adequately addressed by the applicant or will be conditions of the
preliminary plat and subsequent final plat approval as set forth within the conditions of
approval herein.
4. The Commission reviewed the particular facts and circumstances of the preliminary plat (PP-l 0-07) and
based upon the infonnation provided concludes that the preliminary plat is not in accordance
with the general objectives or with any specific objective of the Comprehensive Plan since the
proposed layout of the subdivision did not show a transition oflot size from the adjacent properties.
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DATED this 4th day of June, 2007
PLANNING AND ZONING COMMISSION
OF THE CITY OF EAGLE
Ada County, Idaho
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Jaso Pie e, ChaIrman
ATTEST:
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~ Sharon . Bergmann, Eagle City erk
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Page 12 of 12
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