Findings - CC - 2021 - CPA-01-20 & RZ-05-20 - Quarry Village Rezone BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR A )
COMPREHENSIVE TEXT AND MAP AMENDMENT )
FROM PROFESSIONAL OFFICE/BUSINESS PARK TO )
MIXED USE AND A REZONE FROM BP [BUSINESS )
PARK] TO MU-DA [MIXED USE WITH A DEVELOPMENT )
AGREEMENT] [IN LIEU OF A CONDITIONAL USE PERMIT]) )
AND A HEIGHT EXCEPTION FOR CDG ENTERPRISES, )
LLC AND QUARRY VILLAGE,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER CPA-01-20 AND RZ-05-20
The above-entitled comprehensive plan text and map amendment and rezone with development
agreement(in lieu of a conditional use permit)came before the Eagle City Council for their consideration
on February 9, 2021. The Eagle City Council, 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:
CDG Enterprise/Quarry Village, LLC, represented by Dave Yorgason with Tall Timber
Consulting, is requesting a Comprehensive Plan Text Amendment to modify section 6.18.1-
Guerber Park Planning Area, a Comprehensive Plan Map Amendment to change the future land
use map designation from Business Park to Mixed Use, and a rezone from BP (Business Park)to
MU-DA(Mixed Use with a development agreement [in lieu of a conditional use permit])to allow
for a residential, office, retail, indoor entertainment development, and a height exception. The
27.3-acre site is located north of Hill Road between State Highway 55 and North Horseshoe Bend
Road at 9755 North Horseshoe Bend Road.
B. APPLICATION SUBMITTAL:
A Neighborhood Meeting was held at the Eagle Senior Center(312 East State Street)at 6:00 PM,
on Thursday, March 5,2020, in compliance with the application submittal requirement of Eagle
City Code. The application for this item was received by the City of Eagle on April 9,2020. An
addendum to the narrative was received by the City of Eagle on September 29,2020. A revised
site plan was received by the City of Eagle on October 9,2020.
C. NOTICE OF PUBLIC HEARING:
Requests for agencies' reviews were transmitted on June 8, 2020, in accordance with the
requirements of the Eagle City Code. 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 Code on October 27, 2020. Notice of this public
hearing was mailed to property owners within five-hundred feet(500-feet)of the subject property
in accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on
October 9, 2020. The site was posted in accordance with the Eagle City Code on November 4,
2020.
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Notice of Public Hearing on the application for the Eagle City Council was published in
accordance with the requirements of Title 67, Chapter 65,Idaho Code and the Eagle City Code on
January 22, 2021. Notice of this public hearing was mailed to property owners within five-
hundred feet (500-feet) of the subject property in accordance with the requirements of Title 67,
Chapter 65, Idaho Code and Eagle City Code on January 22, 2021. The site was posted in
accordance with the Eagle City Code on January 29,2021.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:None.
E. COMPANION APPLICATIONS: All applications are inclusive herein.
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Professional BP(Business Park) Vacant-Gravel Pit
Office/Business Park (inactive)
Proposed Mixed Use MU-DA(Mixed Use with a Mixed use residential,
development agreement) commercial, office
North of site Professional BP(Business Park)and C-1- Vacant parcel and proposed
Office/Business Park and DA(Neighborhood Business Stadium View development
Commercial District with a development
agreement)zones and land
uses to the north since the
property zoned BP(Business
Park)
South of site Professional C-3-DA (Highway Business Fuel Service,Mini-storage,
Office/Business Park and District with a development Single-family dwellings
Commercial agreement),BP-DA
(Business Park with a
development agreement),and
A-R(Agricultural-
Residential)
East of site Mixed Use and Suburban RP(Rural Preservation—Ada Commercial and single-
(City of Boise County Designation)and LO family dwellings
designations)and (Limited Office—Ada
Commercial County designation)
West of site Compact Residential MU-DA(Mixed use with a SH-55 and single-family
development agreement [in residential subdivision
lieu of a PUD]) (Redstone Ranch
Subdivision)
G. DESIGN REVIEW OVERLAY DISTRICT:
Not located within the DDA,TDA,CEDA,or DSDA.
H. TOTAL ACREAGE OF SITE: 27.13-acres
APPLICANT'S STATEMENT OF JUSTIFICATION FOR THE REZONE:
See applicant's justification letter, date stamped by the City on April 9, 2020 (attached to the staff
report).
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J. APPLICANT'S STATEMENT OF JUSTIFICATION OF A DEVELOPMENT AGREEMENT:
See applicant's justification letter,date stamped by the City on April 9, 2020(attached to the staff
report).
K. AVAILABILITY AND ADEQUACY OF UTILITIES AND SERVICES:
The property is fronted by North Horseshoe Bend Road, East Hill Road, and State Highway 55.
The property will take access from North Horseshoe Bend Road and East Hill Road. The property
will be served by Eagle Police Department, Eagle Water Company, and Eagle Sewer District.
L. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:No map currently exists.
M. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern—No
Evidence of Erosion—No
Fish Habitat—No
Floodplain—No
Mature Trees—No
Riparian Vegetation—No
Steep Slopes—Yes—Northeast corner of site along the Farmers Union Canal
Stream/Creek—Yes—Farmers Union Canal(northeast corner)
Unique Animal Life—No
Unique Plant Life—No
Unstable Soils—No
Wildlife Habitat—No
N. NONCONFORMING USES:None.
O. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
City Trails and Pathways Superintendent: All comments within the Trails and Pathways
Superintendent's memo dated September 9, 2020, are of special concern (attached to the staff
report).
Ada County Highway District(received September 28, 2020)
Central District Health
Communities in Motion 2040(COMPASS)
Department of Environmental Quality
Eagle Fire Department
Eagle Sewer District (correspondence date stamped by the City on July 18, 2018, and email
correspondence,dated June 8, 2020, from Lynn Moser,General Manager)
Eagle Water Company
Idaho Department of Transportation
Independent School District of Boise City#1
Jerry Kiser(on behalf of Farmers Union Ditch Company)
P. LETTERS FROM THE PUBLIC (attached to the staff report):
Email correspondence received from Gina McBride, dated October 12,2020.
Correspondence received from William and Kristen McCarver, date stamped by the City on
November 9, 2020.
Correspondence received from Ryan Wydick, date stamped by the City on November 12,2020.
Email correspondence received from Thaddeus Hoffman,dated November 29, 2020.
Email correspondence received from Debra Arnold, dated December 4,2021.
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Email correspondence received from Greg Guymon, dated December 4, 2021.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
Chapter 1 Vision
1.1 Vision:
DIVERSIFIED EMPLOYMENT: Provide diversified employment opportunities for all citizens.
ECONOMIC SUSTAINABILITY: A community focused on economic sustainability, the ability
for the city to continue to fund, improve and support itself, including infrastructure, parks, and
trails without the use of building permit fees, impact fees and zoning fees.
DIRECT GROWTH: Assign and direct growth into appropriate areas and densities as designated
by this plan.
WELL-DESIGNED ACTIVITY CENTERS: Create nodes that benefit the community and help
create meaningful places.
STRONG ECONOMY: An economically strong and balanced community.
BALANCED COMMUNITY: A community that balances residential and commercial growth
and encourages mixed use activity centers.
LOCAL: Foster and support local businesses. Ensure significant non-residential land area to
allow businesses to grow within the City.
Densities and development will be scaled and strategically located to meet the needs of the
community and to protect the places we wish to preserve and enhance, like the Boise River and
the Eagle Foothills. Eagle will not be Idaho's metropolitan center, the City will not provide
large-scale regional economic development(i.e. Micron or HP); to become these things, the City
of Eagle would lose its small-town friendly character.
1.2 Why We Plan: As the City's population grows, it is important to continue a dialogue with our
citizens and business owners about the community we are and the community we want to
become. The comprehensive plan is the forum for these discussions.
Chapter 2: Property Rights
2.2 Property Rights Goal: All land use decisions made by the City of Eagle pursuant to this
comprehensive plan shall protect fundamental private property rights.
2.3 Property Rights 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 deprived of private property without due process of law.
2.4 Property Rights Implementation Strategies:
A. Land use development regulations should be designed to protect the health, safety, and
welfare of the community,and to avoid any unnecessary conditions,delays and costs.
B. The protection and preservation of private property rights should be a strong consideration in
the development of land use policies and implementation standards and regulations and as
required by law.
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C. The Comprehensive Plan and implementing ordinances should strive for stable and consistent
policies regarding development densities and requirements.
E. All changes in the comprehensive plan and land use entitlement should be reviewed in
compliance with this plan.
Chapter 3: Population,Growth & Housing
3.3 Population,Growth &Housing Goals
A. To properly anticipate and plan for the growth pressures that the City of Eagle will experience
as the region grows.
B. Promote and maintain a high quality of life and livability in the community regardless of that
growth.
C. Provide residents of the City of Eagle and the Area of City impact with opportunities to seek
housing in a neighborhood of their choice.
3.4 Population,Growth &Housing Objectives:
A. To plan for anticipated populations and households that the community can support with
adequate services and amenities.
3.5 Population,Growth &Housing Implementation Strategies:
A. Monitor population growth and employment data to detect significant trends that will affect
the Comprehensive Plan goals,objectives and policies.
B. Provide opportunities for both residential and employment growth within the City. Work to
accommodate the projected Eagle population and employment forecasts for 2040.
C. Allow the market to provide a variety of housing opportunities ranging from large-lot
residential to multi-family apartment uses.
Chapter 5: Economic Development
5.2 Economic Development Vision:
A. Continue to be a community that embraces opportunities presented by a new and rapidly
changing economy, while remaining true to the City's historical roots. This includes enjoying
a slower-paced lifestyle accompanied by an urbanized city core.
B. Eagle's historic downtown, "Olde Towne," will transform into a bustling, energetic, and
lively central business district. There will be an influx of young professionals and families,
desiring the further development of mixed-use neighborhoods and commercial centers.
Natural amenities and outdoor recreation will play a key role in economic development.
C. A community that will keep both jobs and dollars in Eagle by supporting expansion of firms
already here and attracting new businesses to the community. The community will continue
to welcome a diversity of business activity from entrepreneurs, startup companies, and
second-stage firms with significant and future growth potential.
D. Eagle's healthy economy will be measured by the success of small businesses. The ability to
attract and serve larger companies and talent will be enhanced by the diversity of the
community's local offerings. This will include businesses that cater to the lifestyle needs of
professionals including restaurants, boutiques, outfitters, salons, cafes, coffee shops, health
services, breweries, and wine establishments. These local businesses will help form
community identity and create "third-place" spaces for gathering, networking, sharing ideas
and information.
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5.3.2 Local Employment: Traffic Congestion¥A Factor of Job Location
Daily commute patterns are a direct result of job location. These patterns of where citizens drive
daily reflect how much of the workforce leaves the community every morning to go to a job
outside the City and how many live and work within the City of Eagle. Finding ways to have
more people live and work within the City will help to reduce traffic congestion and retain
spending dollars within the community.
Finding ways to attract higher paying local jobs, coupled with encouraging the development of a
broad mix of housing, including offering housing at affordable price points to workers in the
retail, restaurant and entertainment industries, will allow a greater percentage of residents to live
and work in the community and help to alleviate traffic congestion.
5.3.3 Summary of Eagle's current Economic Reality
• Eagle's employment has lacked increases in key employment sectors including Information,
Professional, Scientific, Management, Technology, and Manufacturing that compose the
majority of the economic and employment growth within the region.
• Local employment in construction is double the national average, reflecting the rate of
residential and other construction-related activities.
• Retail sector employment comprises a significant portion of the jobs in Eagle.
• Opportunities exist to promote employment sectors, increase available land, and attract
desirable companies.
• Higher-paid professionals live in Eagle but often commute to work elsewhere while lower
paid employees commute into Eagle for jobs offered within the City.
• From 2004 to 2014, there was a 54% increase in importing employees. Only 28% of these
employees earn monthly wages in excess of$3,333.
5.6 Economic Development Goals
A. Attract and retain a talented and highly skilled workforce in the Information, Professional,
Scientific, Management,Technology,and manufacturing sectors.
B. Direct infrastructure investment to support basic ("traded") sector job growth. companies
who primarily sell their products and services outside of the City,bringing new dollars into
the community.
C. Promote Eagle as a destination for outdoor recreation and evaluate the potential role of
outdoor recreation as an economic driver.
D. Continue to develop a thriving downtown with a vibrant main street character.
E. Increase the percentage of people who can live, work and play in Eagle by providing a full
spectrum of housing choices.
5.7 Economic Development Objectives
A. Develop a detailed economic development plan that encompasses the skill sets and experience
of existing residents as well as areas of future economic and job growth. Make sure the
strategy includes educational opportunities, infrastructure requirements, desired amenities,
housing requirements (price, size, type) and is supported by an appropriate land plan with
sufficient and appropriately located real estate.
B. Encourage development of information,technology, and light industrial clusters.
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C. Foster a culture of creativity and entrepreneurship, directing resources to attract, expand and
develop small and mid-sized technology-based employers.
E. Encourage innovative and emergent business and business models. Reduce barriers to new
businesses and expansion of existing companies.
F. Promote lifestyle features that attract young talent to the City to work and live, creating a
distinct place to entice business and talent to stay and grow.
G. Take advantage of Eagle's proximity to outdoor recreation and metropolitan Boise as an
attractant to a younger, active workforce.
K. Increase the availability of land as appropriate to support development of desired
employment sectors.
L. Ensure coordination between roadway development and future economic development,
housing and land uses.
M. Establish Eagle as a well-connected and active community. Improve bike and pedestrian
network connectivity adjacent to technology and office users, making the network more
attractive to a segment of the workforce likely to use it.
O. Emphasize the important economic role that outdoor access and recreation has for city
residents,preserving and enhancing open space as an amenity and economic attractant.
P. Capitalize on Eagle's great proximity and accessibility to recreation and outdoors. Provide
opportunities for residential, retail, and technology-based offices near the river greenbelt and
Eagle Foothills
Q. Encourage that growth of downtown occurs at a pace to keep up with growth in outside areas.
W. Ensure commercial development in outlying areas complements the commercial viability of
Downtown Eagle.
Y. Encourage more people to live, work, relax, shop, seek services and otherwise activate
downtown,creating a place that will entice businesses and talent to stay and grow.
Z. Emphasize the importance of housing diversity to meet the full spectrum of community
housing needs. Maintain a balance between market-rate and affordable workforce housing.
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Chapter 6: Land Use
6.3 Future Land Use
Eagle is our HOME, WE ARE A COMMUNITY THAT envisions our future as:
NYI1 1 -C : - ._ �.., ,P
H 0 _mistic..
fa ; ed., Viable:
LIVABLE: A highly livable City CHILDREN&FAMILIES: A MAINTAIN A RURAL AREA: A STRONG ECONOMY:
that successfully balances new community committed to its unique community that An economically strong
growth with the rural and support of children and maintains a rural residential and and balanced community.
natural features that make our families. agricultural area within the
City unique. community. Establishing clear DISTINCT DOWNTOWN:
DIVERSIFIED EMPLOYMENT: rural edge that we wish to A mixed use City center
TRANSPORTATION:A system of Provide diversified maintain. that includes both
interconnected user-friendly employment opportunities for residential and commercial
roadways and pathways that all citizens. DIRECT GROWTH: uses to provide a center for
balance the regional Assign and direct growth into commerce,culture,and a
transportation needs with HOUSING OPPORTUNITIES: appropriate areas and densities social/citizen interaction. A
livabilityand the needs of the Provide housing opportunities
as designated by this plan. true main street with small 1
local user and non-motorized for all demographic groups. town charm.
public. WELL-DESIGNED ACTIVITY
ECONOMIC SUSTAINABILITY: CENTERS: BALANCED COMMUNITY:
ENVIRONMENTAL A community focused on Create nodes that benefit the A community that
STEWARDSHIP:An economic sustainability,the community and help create balances residential and
environmentally aware ability for the city to continue meaningful places. commercial growth and
community with distinctive to fund,improve and support encourages mixed use
policies for the foothills,the itself,including infrastructure MULTI-GENERATIONAL: activity centers.
Boise River and the community and parks,without the use of A multi-generational
at large. building permit fees,impact community planning for the LOCAL:
fees and zoning fees. needs of our citizens from youth Foster and support local
ACTIVE COMMUNITY:A to retirement. business.Ensure significant
community focused on non-residential land area to
recreation,open space,and allow business to grow
parks. within the City.
The 2017 Eagle Comprehensive Plan strives to balance residential uses with non-residential uses to
ensure the City is economically viable and fiscally sustainable. To this end,the land use designations
in this plan were adjusted.
Figure 6.3: Figure 6.5
2016 Zoning Desingations by Land Area 2017 Plan Future iced IJseDesMtptlons
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Mixed Use
Suitable for a mixture of uses including limited office, limited commercial and residential. Residential densities
within the designation is up to 20 units per acre but density will be determined on a site by site basis. Uses should
complement and not take away from downtown Eagle. Development within this land use designation should be
required to proceed through the PUD and/or development agreement process. See the planning area text for a
complete description of site specific uses.
Professional Office/Business Park
Suitable primarily for the development of technical park/research and development facilities, professional
office/office complexes, and limited manufacturing activities, including small-scale production, distribution, and
storage of goods.Support activities may also be permitted. Retail may be permitted as an ancillary use within this
land use category. Smaller medical uses such as dentist offices and other outpatient clinics are also encouraged.
All development within this land use shall be designed to be within a landscaped setting and be free of hazardous
or 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.
Figure 6.8 Zoning Compatibility Matrix
ZONING COMPATABILITY MATT
CITY ZONING CIASSif(CATIONS`
Residential Districts Nei( bor- Central
U noted Commercial hood General Kghway Business UQM Industrial Heaw Extractive Public/Semi- Nixed
R-6to office Alrpert Business Business Bus.ness Oistna Industrial Park Industnal Industrial Public the
FOURE LANOtbE DESIGNATIONS' R-I R-2 R-3 R-4 R-5 R-ID I1.-0) IC-A) (C-I) IC-I) IC-3) PM) (M3) 16641) (M2) fM3) (PS) (MU)
Agnctirtuai/Rural K
Foothdls:'s — -
x x xJ x_x x x X x x x x x x
Estate Resderewi _ _ X
LageLot x K
Neighborhood x X x X _ x
Compact x X X K X X _ x
klfiii/HBhDCtsry X X X X X X X x X
Mewl Use' x x K K x x
Downtown- K X K K
vinage/Cohxnunrty Center"' _ x K - x x K x x x
Neighborhood CIXGC.4. K X X X K K r K
Commercial' % X K X K X X
'rofessIonaiOfKe/Busne$Pak.." 1 1 1 1 1 1 I X I I I I I X I X I X I I I X,,,.., 11
:nckestnai- % X X X K X
F soodwai K
Head of Eagle Isiaxi K
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BLhi]Pak X
6.4 General Land Use Goals:
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
corridors, will lend themselves to increased activity and non-residential uses while preserving
larger areas for residential neighborhoods.
D. Preserve the function of regionally significant roadways transecting the City while ensuring
compatibility with land uses and design standards of the City.
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E. Identify areas that will provide employment opportunities to the residents of the City of
Eagle,thereby supporting the City as a desirable place to live,work,and recreate.
6.4.2 General Land Use Objectives
A. Encourage the conservation and preservation of open spaces (sensitive habitat for
plant, wildlife, and species and unique areas) based on diverse values within the City
of Eagle.
B. Encourage a mixture of uses and services within Downtown Eagle and identified
activity centers with decreasing residential density transitioning out of these areas as
shown on the Future Land Use Map.
C. Discourage parcel divisions in platted subdivisions.
D. Establish and enforce a Future Land Use Map and associated policies as the official
guide for development in the City of Eagle.
E. Implement the land use map and associated policies through the zoning ordinance
and development review process.
6.4.3 General Land Implementation Strategies
A. Conserve the natural features and resources that make Eagle unique.
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 housing, and
large acreage developments.
D. Allow for planned activity centers and nodes to provide commercial and non-
residential needs within the City; discourage the development of strip commercial.
E. Encourage the development of technical park/research and development facilities,
offices and office complexes, and limited manufacturing activities.
F. Locate higher-density residential development closest to Downtown Eagle and
activity centers/nodes as shown on the Comprehensive Plan Land Use Map.
J. Maintain and update as needed a PUD ordinance to facilitate and regulate cluster
development and encourage a diversity of housing types.
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. Protect
these systems as a long-range economical method for water delivery and drainage.
M. Promote commercial services and retail development within Downtown Eagle that
contribute to a pedestrian friendly environment.
O. Encourage the development of environmentally-friendly technical park/research and
development facilities, offices and office complexes, and limited/light manufacturing
activities.
U. Maintain a Future Land Use Map that encourages higher densities near major
transportation corridors, activity centers,neighborhood nodes,park and ride facilities,
and existing and future transit routes,to preserve large neighborhood residential areas
and promote the rural character of the City of Eagle. (See Map 6.1)
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V. Use smaller planning areas to help guide development within the City's planning area
boundary. (See Planning Area Map 6.2)
W. Limit non-residential uses to designated areas. The scaling, design, and intensity of
these areas will be paramount to the approval of these uses.
X. Require design treatments to provide compatibility of new development with existing
development by considering such issues as transitional lot sizing, 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 should be subject to the
Design Review process.
Z. Discourage the creation of large-scale single-use commercial and office activity
centers; encourage the development of districts that serve a variety of uses.
CC.Work with other jurisdictions, developers, and land owners to obtain land dedications
for a city-wide trail network connecting the Foothills to the Boise River.
6.18 Guerber Park Planning Area
The Guerber Park Planning Area is designated as mixed-use a node combining limited service
commercial, limited retail, professional office, and a mixture of residential densities. The vision
for the area is to recognize the activity center created by Guerber Park, the State Highway 55
corridor, and existing development and to provide compatible land uses at densities that
accommodate pedestrian scale design and future mass transit. The policies in this section are
specific to the Guerber Park Planning Area.
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6.18.1 Guerber Park Planning Area Land Uses
A. Neighborhood Commercial (limited service commercial, limited retail, professional
office)and compact residential uses (specifically senior and 55 and older)adjacent to
Hill Road with the residential uses transitioning to neighborhood residential toward
the north and the existing residential and the park to the west.
B. This area is encouraged to include active living opportunities for retirement age
citizens(Housing for Older Persons).
C. Single use/strip commercial should be discouraged in this area. Design shall focus
inward and be integrated into the planning area with consistent architecture and site
design.
D. Transitional residential densities and design elements (plantings, fences, etc.) should
be used to provide buffering from the mixed-use areas to the existing residential uses
within the planning area.
E. Residential uses north of Sadie Drive should be Neighborhood Residential at a
density of 2-4 units per acre.
F. On the NE corner of the State Highway 55 & Hill Road intersection the land use
designation is Professional Office/Business Park. Due to this site's location, the
availability of services and topography these parcels should be developed with
employment, light/boutique manufacturing, technology and, recreational technology
uses.
G. Highway oriented commercial should be discouraged in this area.
6.18.3 Guerber Park Planning Area Design
A. Development in the Guerber Park Planning Area should be reviewed as part of a
planned unit development and/or through a development agreement.
B. Architecture and signage for non-residential and multi-family uses should be designed
to be compatible and compliment the other uses in the planning area.
C. Hill Road should be recognized as a gateway corridor for the City of Eagle and
should have proper berming, landscaping, entry signage/markers, and setbacks.
D. Pathways and trails within the planning area should be located to limit impacts to the
hillsides and areas of high erosion.
E. All grading and hillside disturbance should be engineered to ensure stability and to
limit the impacts of erosion.
6.18.4 Issues of Concern
A. Due to the limited access allowed under the ITD Access Restrictions, the area must
be reviewed as a whole to ensure that individual lot access points are removed and
alternative access is provided for as redevelopment occurs.
B. Single use commercial, strip commercial and drive-thrus should be discouraged in
this area.
C. The City and ACHD have made a significant investment on the extension of Hill
Road from SH-55 to State Street into Downtown Eagle. The City and ACHD should
work with ITD to ensure that improvements to SH-55 continue to show a connection
at Hill Road.
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D. Uses in this area need to be carefully designed and scaled to avoid an over
intensification of commercial uses along SH-55 while providing an opportunity for
services that will benefit from the regional demand of SH-55.
Chapter 8: Transportation
8.2 Transportation System Goals
8.2.1 Roadway System Goals
A. Develop a transportation system to serve the land uses within the City's
Comprehensive Plan. The transportation system should provide regional connectivity
to neighboring cities and regions.
B. Maintain the functionality and connectivity of the street system for current local users,
emergency response efforts, and for use by future generations.
D. Design complete streets that consider the various needs of their users and the
surrounding land-use and physical terrain contexts, including potential noise, air
quality, and other quality of life and public health impacts. This includes considering
the needs of people walking and bicycling, either for utilitarian or recreational
purposes, and providing safe routes to schools.
E. Develop access management guidelines for all roadway functional classifications that
provide for community-wide connectivity, consider the needs of all users of the
system (i.e., people walking, bicycling, driving, and riding transit), and provide
appropriate access to surrounding land-uses consistent with the City's vision.
8.2.2 Transit System Goals
A. Participate in the development of a local and regional public transit system, including
supporting the implementation and funding of VRT's long range transit plan. The
public transit system is to provide basic mobility for some, alternative transportation
for others, and an option for everyone to travel without driving alone.
B. Develop effective transit routes based on land-use patterns defined by the
community.
C. Provide walking and bicycling connections to transit stops, with an emphasis on
walking connections within 1/4-mile of the stops and bicycling connections within a
mile of the stops.
D. Work regionally with COMPASS and VRT to plan for the potential of a regional rail
or bus rapid transit(BRT) system. The State highway (SH 44, SH 16, SH 55, and US
20/26)corridors have the greatest potential.
8.2.3 Pathway System Goals
A. Encourage the development of a local and regional pathway system. The design of
the pathway system should be coordinated with other elements of the City's
Comprehensive Plan. The pathway system is to provide basic mobility for some and
an option for everyone to travel without driving.
B. Work regionally to integrate the pathway system with the ongoing planning and
design efforts for the SH 44, SH 16, SH 55, and US 20/26 corridors.
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8.3 Transportation System Objectives
A. Encourage completion of the existing street system and creation of new links, within reasonable
constraints and as identified within the land-use subarea plans, as the transportation system
develops.
B. Encourage the preservation of right-of-way for future grade-separated intersections, where
appropriate, along the State highway system.
C. Maintain a land use decision-making process that is supportive of the operational characteristics
identified in the most recent Regional Long-Range Transportation Plan for Ada County of record,
and which is protective of living environments along streets. Balance the regional need for
connectivity with the local needs of accessibility.
D. Ensure that corridor planning, roadway route selection and other transportation system
development considers the impact on the development potential of adjacent and under-developed
lands.
E. 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.
G. Coordinate with the Community Planning Association of Southwest Idaho (COMPASS), Ada
County Highway District(ACHD), Valley Regional Transit(VRT), and the Idaho Transportation
Department (ITD) to ensure consistency between transportation system improvements and the
land use plans and decisions of the City of Eagle and surrounding city and county governments.
J. Encourage the development and expansion of transportation forms, such as walking, biking, and
carpooling, to minimize travel demand, reduce congestion, maintain accessibility and promote
health and fitness.
K. Create opportunities for walking and biking between neighborhoods through micropaths and local
road connections. Provide pedestrian and bicycle routes to all schools. Develop and maintain a
safe-routes-to school program.
8.4.1 Roadway Strategies
A. Work in conjunction with ACHD, ITD, and COMPASS to classify roadways on the
City of Eagle Conceptual Future Roadway Network maps (Maps 8.6 and 8.7),
incorporated into this Comprehensive Plan by reference. The maps should be
provided to COMPASS for input into the planning level Functional Street
Classification Map and provided to ACHD for consideration in the next update of the
ACHD Master Street Map. Any of the new roadway connections in the Conceptual
Future Roadway Network maps that are to be built as collectors should be reviewed
with ACHD to determine the appropriate ACHD Master Street Map typology based
on the surrounding land use.
B. Continue to participate in regional transportation planning (through COMPASS and
VRT) to develop and update long-range transportation plans, including public
transportation plans, and provide a foundation for major project selection by ACHD
and ITD in the City of Eagle and Ada County.
C. Periodically review the street classification and typology systems with ACHD and
COMPASS and work to amend them as needed. Any street reclassifications should
be contingent upon an analysis of existing street configuration, existing land uses, lot
patterns, location of structures, impact on neighborhoods, and area-wide
transportation needs. Upgrading of residential streets to arterial status should be
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discouraged and should only occur where a significant community-wide need can be
identified by the City.
D. Plan for all modes of travel to reduce reliance on motor vehicle travel, provide
mobility options,and support air quality improvement measures.
E. Encourage roadway design standards and roadway classifications that are consistent
with ITD, ACHD, COMPASS, and other agencies that may be responsible for
roadway planning and design.
F. Review the City's transportation priorities, including roadway widening, intersection
improvements (e.g., roundabouts, signals), and other improvements in concert with
the Transportation Improvement Program (TIP) and ACHD's Integrated Five-Year
Work Plan (IFYWP) within the City limits and Impact Area to ensure alignment of
priorities and that context sensitive design principles are included in proposed
projects.
I. Work regionally to integrate the pathway system with the ongoing planning and
design efforts for the SH 44, SH 16, SH 55 and US 20/26 corridors.
J. All streets should be designed to include a detached sidewalk, unless within the
Downtown Eagle design review overlay district, or physical or other constraints
preclude the ability to do so. Street trees should be provided, except in cases where a
buffer strip of sufficient width cannot be provided to meet ACHD's Tree Planting
Policy. Root barriers and other measures to prevent negative impacts to the
surrounding hardscape are recommended to be used. New and replacement trees
should be recorded in the City's street tree inventory. The City should work with
adjacent land owners to ensure these features are maintained.
K. Street design should be consistent with the context of the development and the
respective land-use sub-area designated within Chapter 6: Land Use.
L. Design and/or align roads to preserve significant existing trees wherever practical;
safety should not be compromised.
M. Support the access spacing standards of ITD and ACHD. Access decisions may be
based on the future function and typology of the roadway. Temporary accesses may
be granted with restrictions phased in as development occurs and new shared
connections become available or medians are constructed.
N. To the extent possible, access to arterial and collector streets should be limited to
public streets serving multiple parcels. Frontage and backage roads should be
considered where appropriate. When direct parcel access is necessary, cross-access
agreements and shared driveways should be used to the extent possible to limit the
number of access points.
O. Work with ITD, ACHD, and adjacent jurisdictions to develop access management
plans for arterials and highways of regional transportation importance that consider
the surrounding land use context.
P. Local and collector streets through residential neighborhoods are recommended to
provide connectivity while being designed to preserve the character of the
surrounding neighborhoods through appropriate design techniques, including street
width, traffic calming, and traffic control. The goal of the local street system is to
provide for local circulation within Eagle and not for regional traffic. Cul-de-sac
streets and private streets should be discouraged. In order to provide this
connectivity, new developments should be required to stub access to adjacent
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undeveloped or underdeveloped parcels consistent with ACHD road spacing
standards. All new developments should be reviewed for appropriate opportunities to
connect to local roads and collectors in adjacent developments.
Q. Work with ACHD, local developers, and neighborhoods in the operation of a local
traffic-calming policy that balances the needs of the roadway, the drivers,
pedestrians, bicyclists, and the traveling public and considers effects on adjacent
streets.
S. Encourage arterial and collector center turn lanes only at driveways and/or street
intersections where determined to be necessary by ACHD or ITD. Encourage
landscaping within any portion of a center turn lane that is not used for such a
driveway or intersection. Such landscaped medians would need to be maintained by
the City, homeowners' association, or another responsible entity and would require a
license agreement with the highway district having jurisdiction.
V. All proposed roadway projects, including widenings and maintenance of existing
roadways and the construction of new roadways (including as part of development
applications), are recommended to be reviewed to determine the appropriate
bicycling facility that could be included. This review should consist of, but not
limited to:
a. Whether any type of bicycle facility is identified in an existing City or ACHD
plan on the subject.
b. Reviewing the recommended bicycle facility included in the ACHD MSM
typology of the subject street.
c. Reviewing the bicycle facility selection matrix shown in Figure 8.1 to identify
the specific type of bike facility that is appropriate for most people given the
speed and volume of motor vehicle traffic expected on the roadway.
d. If a physically separated bike facility is an option, then maintenance and other
needs will also need to be considered. If these needs cannot be adequately
addressed,then a standard or buffered bike lane may be included instead.
e. Work with ACHD staff for the inclusion of these facilities within proposed
projects.
8.4.3 Pathway Strategies
A. Use development standards so that new developments provide for pedestrian,
equestrian, and bicycle circulation in accordance with 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.
B. Encourage the provision of equestrian, pedestrian and bicycle safety and comfort
with enhanced pedestrian crossings of SH 44 and SH 55. Grade-separated
pedestrian/bicycle 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.
8.4.4 Land Use and Parking Strategies
A. The City of Eagle may require a traffic study for new developments even if the
ACHD or ITD do not. The traffic impact study should include, but not be limited to,
potential impacts to existing traffic patterns, suggested roadway widths, access to
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existing and proposed roadways, signalization, location and need for intersections,
turn lanes,bus stops, on-street parking and pedestrian facilities.
C. Encourage off-street parking sites and facilities on arterial streets and discourage on-
street parking on arterial streets, with the exception of existing on-street parking on
segments of State Street and recreational access parking along Beacon Light Road.
E. When reviewing comprehensive plan amendments, zone changes, master plans,
conditional uses and other significant entitlement requests, work with ACHD to
evaluate the impact of the project on street levels of service. The City's preferred
standards should be those identified for new streets in ACHD's Policy Manual, or its
successor. Service level impacts should be minimized through project modifications,
traffic management plans,street improvement plans or other means.
G. Implement, in conjunction with ACHD and the Eagle Fire District, alternative street
standards related to specific design features within the City. Allow use of these
standards in conjunction with specific design standards described in Chapter 10:
Community Design and the land use sub-areas within Chapter 6: Land Use.
Table 8.2 Prioritized Results of Pro s osed Pro'ects
Project ID Project Name Prioritization Tier
W4 W Hill Rd,SH 55 to N Horseshoe Bend Rd Medium
Medium priority projects include new collector and arterial level connections scattered throughout
Eagle,and the widening of Hill Road Parkway east of SH 55.
Chapter 9: Parks,Recreation& Open Space
9.3.1 Active Recreation Goals
B. To create a pathway system that provides interconnectivity of schools,
neighborhoods,public buildings,businesses,and parks and special sites.
C. Create and maintain a parks and recreation system that encourages citizens to be
active and healthy regardless of age and ability.
9.3.2 Active Recreation Objectives
D. Provide a system of interconnected parks,trails, and open spaces throughout the City.
Require all development to provide developed pathways for connection to Eagle's
public pathway system and/or adjoining development's public pathway system.
E. Create a pathway system that reflects the desire to have a pedestrian and bicycle
friendly community including a network of central and neighborhood paths where
residents are able to safely access and utilize alternative forms of transportation.
F. Encourage and support the development of a trails master plan that addresses both
on-road and off-road trails and pathways.
9.3.3 Active Recreation Implementation
B. Ensure new residential developments provides a neighborhood/pocket park for its
residents.
C. Establish connections from the central city and neighborhoods to the Boise River
greenbelt and the Eagle Foothills.
D. Work with irrigation and canal companies to allow for the development of pathway
easements along drainage ditches and irrigation canals.
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E. Seek innovative funding sources for acquisition, planning, design, construction, and
maintenance of parks.
G. Provide adequate parking and public facilities along greenbelts and pathway systems.
I. Develop a parks,trails,and recreational programming and maintenance budget.
K. Follow and update the Capital Improvement Plan for the acquisition of parks and
trails for system expansion and maintenance to ensure that the City maintains the
adopted level of service.
P. Provide separate and safe pathway crossings for State Highways 55 and State
Highway 44 at key pathway intersections.
R. Design trails for specific user groups (i.e., hiking, mountain biking, & equestrian)to
reduce conflicts and enhance the trail experience.
Q. Greenbelt and pathway development priorities should include: greenbelt/pathway
system along the Boise River, greenbelt/pathway system along the Dry Creek,
corridor preservation along future planned pathways and irrigation features; and road
crossings.
Chapter 10: Community Design
10.1 Background:
The key elements of community design that the City of Eagle desires to see and implement as
the city develops are:
• A clearly identifiable and unique community that people want to live in and visit;
• The rural feel and charm of a small town in which downtown Eagle functions as the heart
of the community;
• A focus on the natural environment (Boise River and Dry Creek) planning for and
preserving for the floodplains, habitat areas, wetlands, vegetation, and recreation
opportunities;
• The rolling hills and foothills north of the river; and
• A network of canals and natural waterways which crisscross the community.
10.2 Community Design Goals
A. Protecting the City's character: Strive to create an aesthetically pleasing community and
protect the unique natural beauty and small-town character of the City.
B. Establish and enforce high design standards for landscaping, buildings, signage, and
community investment to ensure that residents, visitors, and those passing through the
community know when they have entered the City of Eagle.
C. Maintaining a functioning City at build out: Establishing A land use mixture to ensure
that the City can continue to fund, improve and support itself, including its infrastructure
and parks at build-out when building permit fees, impact fees, and zoning fees are no
longer available.
D. Preserving Regional Transportation Corridors (State Highway 55, 16, 44, & US 20/26):
Preserve the function of regionally significant roadways through the City while ensuring
compatibility with land uses and design standards of the City.
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E. Identifying "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 and will therefore allow the City to preserve larger areas as primarily
residential neighborhoods.
10.3 Community Design Objectives
A. Create a clearly identifiable community.
B. Enhance the appearance of the City. 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.
C. Enhance Eagle's entryways and gateway points. Establish a gateway design plan and
standards for all entry points within the City. The design review process will enable the
City to address the special features of each corridor and/or location to ensure citizens,
visitors, and those passing through the community clearly recognize when they enter the
City of Eagle. Major corridors may take on the look of landscaped berms like those built
adjacent to the Banbury, Two Rivers, Island Woods, and Lexington Hills Subdivisions or
local corridors may be a simple city limits sign with population.
D. Provide opportunities for both residential and employment growth within the City. Work
to accommodate the projected Eagle Population and Employment forecasts for 2040.
E. Recognize the demand that the regional transportation system will have on land use and
community design. Establish, appropriately scaled and stringently enforce design
standards for activity centers and nodes along these corridors to both serve the needs of
the community and those passing through.
F. Provide residents of the City of Eagle and the Area of City Impact with opportunities to
seek housing in a neighborhood of their choice.
10.4 Community Design Implementation Strategies
A. Establish and maintain development patterns and design criteria in keeping with the small
town and rural transitional identity of Eagle.
B. Discourage or preclude the establishment of other City centers within the Area of City
Impact.
H. Reject any development that would establish or tend to establish another City center
outside of the Downtown Eagle.
I. Discourage excessively large single entity businesses that would jeopardize the
competitive business environment.
J. Require new residential, commercial, and industrial development to meet minimum
design standards as specified by City Ordinances.
M. Development should only be allowed if sewer and domestic water facilities would be
provided to such development as described in Chapter 4 of this plan. Require that all
urban development shall occur under the jurisdictional authority of the City and shall be
connected to municipal services.
Q. Encourage the development of pathways and open-space corridors throughout the City.
R. Encourage the development of a strong community identity through urban design
standards, downtown revitalization, cultural activities, and visual gateways to the City.
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S. Prepare and adopt design guidelines and development standards to be the basis for design
review of architecture, landscaping, signage, and other visual impacts of development
projects.
T. Encourage the planting and preservation of trees to create an urban forest that will help
reduce air and noise pollution, conserve water, 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.
U. Protect and enhance the small-town character of the City by ensuring building scaling is
appropriate to the site and 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.
X. Provide increased residential density along the State Highway 44, State Highway 20/26,
and State Highway 16 corridors when located within designated activity centers (see
Chapter 6:Land Use)that provide services and areas planned for future transit service.
Z. Provide housing opportunities within walking distance of future transit corridors.
AA.Create a City composed of neighborhoods in which basic amenities (schools, utilities,
parks, and services) are accessible, visually pleasing, and properly integrated to
encourage walking and cycling.
BB.Ensure that all commercial uses are designed to be compatible with and context sensitive
to residential uses and environmentally sensitive areas.
EE.Ensure that commercial development is scaled appropriately to the intended regional,
community, and neighborhood use.
FF. Limit non-residential uses to designated areas and make scaling and intensity of use
paramount criteria during the review and approval process.
GG.Ensure that gateways are properly delineated and incorporated into development through
the use of approved landscaping,entry markers, and place making features.
HH.Provide the opportunity for the market to provide a variety of housing opportunities
ranging from large lot residential to multi-family apartment uses.
II. All scenic/entry corridors and all collectors should be designed with landscaped setbacks
and separated meanderings sidewalks. Modified standards may be necessary on State
Highways and within the Eagle Foothills.
JJ. 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.
LL.Recognize the following scenic/entry corridors:
1. State Highways 44(State Street and Alternate Route);
2. State Highway 16;
3. US 20/26(Chinden Boulevard); and
4. SH-55 (Eagle Road).
PP. Identify a utility transmission corridor for all above ground utility transmission lines in
the City of Eagle. (See Map 4.3)
QQ. Require all non-transmission utility distribution within the City of Eagle to be installed
underground.
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Chapter 11: Implementation
11.3.1 Amendment Process
Any person applying for a Comprehensive Plan map or text amendment should submit a
justification letter for the amendment which letter shall include the following:
A. A specific description of the change being requested.
B. Specific information on any property(s)involved.
C. A description of the condition or situation which warrants a change being made in the
Plan.
D. 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).
E. 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.
F. A detailed list of all applicable comprehensive plan goals, policies and objectives that the
proposed change would help implement or policies that must also be amended as part of
the proposed change.
G. 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.
H. An analysis showing the estimated impact that the proposed change is expected to have
on existing and planned infrastructure.
I. If the amendment will impact more that the applicant submitting the application a
detailed description of the efforts made to inform other parties potentially impacted by
the change of the application.
J. Any other data and information required by the City for their evaluation of the request.
B. ZONING ORDINANCE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
• Eagle City Code Section 8-1-2: Rules and Definitions:
ARTS AND CRAFTS SHOWS (OUTDOOR): Display and sale of painting, sculpture,
handicrafts and similar objects.
BUILDING HEIGHT: The vertical distance measured from the average elevation of the proposed
finished grade at the front of the building to the highest point of the roof for flat roofs,to the deck
line of mansard roofs,and the top of the peak for gable,hip and gambrel roofs.
COMMERCIAL ENTERTAINMENT FACILITIES: An establishment or venue which is
generally related to the entertainment field, the principal business of which is not the sale of
alcoholic beverages.
DWELLING, MULTI-FAMILY: A dwelling consisting of three (3) or more dwelling units with
varying arrangements of entrances and party walls, commonly referred to as apartments. Multi-
family housing may include public housing.
FLEX SPACE: Allows for uses that generally require substantial amounts of storage and working
area as well as office and/or showroom space. This use is not intended to permit warehousing or
manufacturing that has high levels of truck activity. Loading docks shall be at the rear of the
structure, shall be screened from view from street and neighboring uses, and loading ramps shall
be a maximum of two feet (2') high to discourage tractor trailer use. Examples of uses include,
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but are not limited to, custom bookbinding, ceramic studios, candle making shops, custom
jewelry manufacture, lighting/plumbing fixture showrooms, small merchandise assembly, and
low intensity sales and distribution facilities. Gross floor area of each building used as "flex
space" shall be a maximum of thirty thousand (30,000) square feet. Buildings may be comprised
of several lease spaces. Hours of operation shall be limited to between six o'clock (6:00) A.M. to
ten o'clock(10:00)P.M.
HOTEL: Establishments offering rooms as lodging on a less than weekly basis to guests. Hotels
typically have eating and drinking service and a dining room where meals are served.
LIVE ENTERTAINMENT EVENTS: Temporary concerts and other cultural events lasting less
than seven (7) days or ongoing occasional events such as barn dances, square dances, weddings
and receptions; temporary events such as corn mazes, hayrides, retail pumpkin patches and
petting zoos lasting less than forty five(45)days per calendar year.
MICROBREWERY: A small brewery, generally producing fewer than ten thousand (10,000)
barrels of lager and ale a year and frequently selling its products on the premises. Also called
boutique brewery, brewpub. Sale and consumption of alcoholic beverages is limited to lager, ale,
wine, and cider. A microbrewery may include, but is not limited to, the following: tasting rooms,
barrel rooms, bottling rooms,tank rooms, laboratories, processing structure,and offices.
RESTAURANT: Any land, building or part thereof,other than a boarding house, where meals are
provided for compensation, including, among others, such uses as cafe, cafeteria, coffee shop,
lunchroom, tearoom, and dining room. Bars and microbreweries are allowed within restaurants,
whether operated by the restaurateur or by a separate entity, and shall be allowed under the same
use classification as the restaurant when operated within a restaurant.
RESTAURANT WITH DRIVE-THROUGH: A restaurant, typically with indoor seating, which
includes drive-up window service for ordering food to go.
RETAIL SALES:
A. General: The retail sale of merchandise not specifically listed under another use classification.
This classification includes department stores, clothing stores, video stores, and furniture
stores,and businesses retailing the following goods: toys, hobby materials, handcrafted items,
jewelry, cameras, photographic supplies, electronic equipment, records, sporting goods,
bicycles, kitchen utensils, hardware, appliances, art antiques, art supplies and services, paint
and wallpaper, carpeting and floor coverings, and office supplies.
B. Limited: Excludes furniture, hardware, paint and wallpaper, carpeting and floorcovering, and
similar uses.
• Eagle City Code Section 8-2-1: Districts Established, Purposes, and Restrictions:
MU MIXED USE DISTRICT: To provide for a variety and mixture of uses such as limited
office, limited commercial, and residential. This district is intended to ensure compatibility of
new development with existing and future development. It is also intended to ensure assemblage
of properties in a unified plan with coordinated and harmonious development which shall
promote outstanding design without unsightly and unsafe strip commercial development. Uses
should complement the uses allowed within the CBD zoning district. All development requiring a
conditional use permit in the MU zoning district, as shown in section 8-2-3 of this chapter, shall
occur under the PUD and/or development agreement process in accordance with chapter 6 or 10
of this title unless the proposed development does not meet the area requirements as set forth in
section 8-6-5-1 of this title. In that case a cooperative development, in conjunction with adjacent
parcels (to meet the minimum area requirements), shall be encouraged. Otherwise a conditional
use permit shall be required unless the proposed use is shown as a permitted use in the MU
zoning district within section 8-2-3 of this chapter. Residential densities shall not exceed twenty
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(20) dwelling units per gross acre. When a property is being proposed for rezone to the MU
zoning district, a development agreement may be utilized in lieu of the PUD and/or conditional
use process if approved by the city council, provided the development agreement includes
conditions of development that are required during the PUD and conditional use process.
• Eagle City Code Section 8-2-3: Schedule of District Regulations:
Arts and Crafts Shows, Commercial Entertainment Facilities (Indoors), Dwelling, Multi-family,
Microbrewery, and Retail (General or Limited) are allowed by Conditional Use with the MU
(Mixed Use)zoning designation.
Restaurant(with drive-through) is a prohibited use in the MU(Mixed Use)zoning district.
• Eagle City Code, Section 8-2-4 Schedule of Building Height and Lot Area Regulations for the
MU(Mixed Use)zone:
Zoning Maximum Front Rear Interior Street Maximum Minimum Minimum
District Height Side Side Lot Lot Area Lot
Covered (Acres Or Width I*
Sq. Ft.)G
And H*
IMU II35' I 20' 20' 7.5' 20' 50% 5,000 50'
• Eagle City Code, Section 8-2A-6: Design Requirements, Objectives, and Considerations:
B. Architectural Requirements,Building Materials,Fence and Deck/Patio Materials, Colors,And
Architectural Appurtenance Height Limitation: Unless specified as prohibited herein,
materials listed in this section are allowed. If a material proposed for construction is not listed
in this section it shall be upon the discretion of the zoning administrator, the design review
board, and the city council, whichever the case may be, to determine the appropriateness of
such material.
6. Architectural appurtenance height restrictions:
a. All spires, poles, antennas, steeples, towers, and any other such structures shall be
limited to a maximum of forty feet(40')within the DDA and TDA and thirty five feet
(35') in all other locations. Additional height may be permitted if a conditional use
permit is approved by the City Council.
• Eagle City Code Section 8-4-4-3: Joint/Collective Parking Facilities:
A. Off street parking spaces required by this chapter for any specific use shall not be considered
as providing parking spaces for any other use except where a joint/collective parking facility
has been approved pursuant to the following:
1. The applicant shall show that:
a. There is no substantial conflict in the principal operating hours of the building,
structure or use for which the joint/collective parking facility is proposed;
b. The peak hours of parking demand from the uses shall not coincide so that the peak
demand will be less than the parking required;
c. The shared parking spaces shall serve the uses without conflict;
d. The adequacy of the quantity and efficiency of parking provided will equal or exceed
the level that can be expected if a joint/collective parking facility was not requested;
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and
e. If a public transit system serves the area, the applicant may provide documentation
showing that the parking demand will be reduced.
2. The proposed reduction of required spaces, applicable to each use, shall be shown by
the applicant.
3. The city may require the applicant to submit survey data, or additional documentation
substantiating a request for a joint/collective parking facility.
4. The joint/collective parking facility may be on a site other than the site where the use is
located, but shall be located no further than that permitted by subsection 8-4-4-1A of this
chapter.
5. The spaces to be provided shall be available as long as the uses requiring the spaces are in
operation.
6. The parties concerned in the joint/collective parking facility shall submit a written
agreement in a form to be recorded for such joint/collective use, approved by the city
attorney as to form and content, and such agreement, when approved as conforming to
the provisions of this chapter, shall be recorded in the office of the county recorder and
copies thereof filed with the zoning administrator prior to issuance of a building/zoning
permit, or prior to issuance of a certificate of occupancy, whichever occurs first. The
agreement shall include:
a. A guarantee that there will be no substantial alteration in the uses that will create a
greater demand for parking;
b. A guarantee among the landowners for access to a use of the joint/collective parking
facility;
c. A provision that the city may require parking facilities in addition to those originally
approved upon findings by the city council that adequate parking to serve the uses
has not been provided;
d. A provision stating that the city council, may for due cause and upon notice and
hearing,unilaterally modify, amend, or terminate the agreement at any time; and
e. Any other information required to be documented on such agreement by the city in an
effort to assure compliance with this title.
7. The zoning administrator may permit a maximum reduction in the number of spaces to be
provided not exceeding twenty percent (20%) of the sum of the number of spaces
required for each use only if the provisions of this chapter have been met. The maximum
allowable reduction in the number of spaces to be provided shall not exceed twenty
percent(20%)of the sum of the number required for each use served unless a conditional
use is approved by the city council.
8. No use shall be continued if the parking is removed from a joint/collective parking facility
unless substitute parking facilities are provided.
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• Eagle City Code Section 8-4-5: Schedule of Parking Requirements:
Type of Use Off Street Parking Spaces Required
RESIDENTIAL
Apartments or multi-family dwellings For each unit with 20 or more bedrooms — 2
including 1 covered; for each 1 bedroom or studio
unit— 1.5 including 1 covered. 0.25 spaces per unit
shall be provided for guest parking. Garages shall
not bee used for household storage and shall be
kept available for parking.
COMMERCIAL
Commercial Entertainment Facilities:
Auditoriums, sports arenas,theaters and similar 1 for each 3 seats
uses
Bowling alleys 3 for each alley or lane, plus 1 additional for each
100 square feet of the area used for restaurant,
cocktail lounge, arcade area or similar use
Food and Service Sales 1 per 250 square feet of gross floor area
Hotels,motel 1 for each sleeping room, plus 1 for each 2
employees
Offices,business and professional 1 per 250 square feet of gross floor area
Offices,medical and dental 1 per 200 square feet of gross floor area
Restaurants,dining rooms,taverns, nightclubs, etc. 1 per 150 square feet of gross floor area; plus 1 per
35 square feet dance floor
Retail sales of large items such as furniture and 1 per 500 square feet of gross floor area
appliances
Retail sales not listed under another use 1 per 250 square feet of gross floor area
classification
• Eagle City Code Section 8-10-1: Development Agreements: Requirements and Restrictions:
A. Purpose: Development agreements are a discretionary tool to be used by the council as a
condition of rezoning. Development agreements allow a specific project with a specific use to
be developed on property in an area that is not appropriate for all uses allowed or conditional
in the requested zone.
D. Approval Of The Development Agreement:
1. The Council may require a development agreement be executed to allow a rezone if, in
the opinion of the council,approval of the requested rezone does not satisfy the
requirements set forth in the zoning ordinance for rezone approval,but the particular
project or use contemplated has a value to the community that would justify the use of a
development agreement. A development agreement may not allow a use on the parcel
that is not an allowed or conditional use in the requested rezone.
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C. DISCUSSION(based on the applicant's narrative, date stamped by the City on April 9, 2020, Rezone
Narrative Addendum, date stamped by the City on September 29, 2020, Quarry Village Concept Plan,
date stamped by the City on November 24, 2020, Overall Site Plan, date stamped by the City on
October 9, 2020, and the Conceptual Phasing Plan, date stamped by the City on May 14, 2020):
• The applicant is requesting a comprehensive plan future land use map and text amendment to
change the 27 +/- acre site from Professional Office/Business Park to Mixed Use. This request is
to allow the following uses: residential, entertainment, restaurant, and retail. Limited restaurant
and retail uses (less than 10% of the site) could be allowed as ancillary uses to the Business
Park/Professional Office designation through the City's DA/PUD process. The Overall Site Plan
shows 15-buildings which will include the following totals (based on the square footage
identified within the parking calculations shown on the Overall Site Plan):
o Office 73,880-square feet
o Retail 67,581-square feet
o Residential 196-dwelling units (62 — one bedroom, 116 — two bedroom, and 18 — three
bedroom)
o Restaurants 30,560-square feet
o Entertainment 60,000-square feet (5,000-square foot microbrewery, 5,000-square foot
bowling alley, and a 60,000-square foot performing arts center or hotel)
The Overall Site Plan also shows a four-story parking garage located in proximity to East Hill
Road.
• The applicant is requesting the comprehensive plan future land use designation for the property
be changed to"Mixed Use"as defined on page 66 of the Eagle is HOME Plan as:
"Suitable for a mixture of uses including limited office, limited commercial and residential.
Residential densities within the designation is up to 20 units per acre but density will be
determined on a site by site basis. Uses should complement and not take away from downtown
Eagle. Development within this land use designation should be required to proceed through the
PUD and/or development agreement process. See the planning area text for a complete
description of site-specific uses."
o This request is to allow the following uses: residential, entertainment, restaurant, and retail.
Limited restaurant and retail(10% of the site [2.7-acres])could be allowed as an ancillary use
to the Business Park/Professional Office uses through the City's planned unit development
(PUD)process,the applicant has not applied for a planned unit development.
• The current comprehensive plan future land use designation of the property is "Professional
Office/Business Park", and is defined on page 67 of the Eagle is HOME Plan as:
"Suitable primarily for the development of technical park/research and development facilities,
professional office/office complexes, and limited manufacturing activities, including small-scale
production, distribution, and storage of goods. Support activities may also be permitted. Retail
may be permitted as an ancillary use within this land use category. Smaller medical uses such as
dentist offices and other outpatient clinics are also encouraged. All development within this land
use shall be designed to be within a landscaped setting and be free of hazardous or 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."
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o The intent of this designation is to identify and preserve areas with sufficient infrastructure
(transportation, water, sewer, electrical) to support employment and manufacturing uses
consistent with Chapter 5: Economic Development of the Eagle is Home Plan.
o The target employment sectors for the City of Eagle as identified in Chapter 5: Economic
Development of the Eagle is HOME Plan include: Technology, Light/Custom Manufacturing,
Recreational Technology,Boutique/Specialty Food Processing, and Corporate/Back Office.
o Additionally, the City's Economic Development Strategic Plan adopted by the City in 2019,
identifies that the City is in need of the following employment sectors within the community:
Management Occupations, Business & Financial Occupations, Computer & Mathematical
Occupations, Architecture & Engineering Occupations, Life, Physical & Science
Occupations, Community& Social Service Occupations.
o All of the uses identified in both Chapter 5 of the Eagle is HOME Plan and the City's
Economic Development Strategic Plan can be accommodated in the current Professional
Office/Business Park Land Use Designation and Business Park zoning designation currently
on the site.
• In the applicant's narrative they state: "The owners have been marketing this site for Business
Park usage for over 18 years now and paying property taxes with no income stream."
o In early 2018,the City hired its first Economic Development Director to support the
recruitment of business and employers consistent with the City's vision within the
Comprehensive Plan and the Economic Development Strategic Plan. Through the City's
Economic Development Director,the City has been working with the Boise Valley Economic
Partnership to find sites for companies looking to expand or locate within he Treasure Valley.
There are currently 47 active projects looking for land within the Treasure Valley; over 50%
of the project requests could fit on the Quarry Village site as currently designated within the
plan and within the current zoning designation.
• 26 are manufacturing/processing/distribution centers, and
• 2 are customer support/call center industry sector.
o In late 2018,the applicant informed the City that she was not interested in these uses and did
not wish for staff to submit her site for consideration.
• The City currently has less than 120 acres designated as Professional Office/Business Park for the
development of employment/light manufacturing uses within the City planning boundary. The
average parcel size is 13 acres. The parcel in questions in nearly twice the average at 27 acres
and is one of the largest parcels under a single ownership within the City's planning area.
Undeveloped Acres Designated as POMP
361.67 Total Acres
-245 Acres Annexed into Star
116.67 Acres able to be developed
13.08 Average Parcel Size
27.3 Current Parcel size
• As stated by the applicant,the site has been designated as Professional Office/Business Park since
1995. At that time, it was recognized that as the City grew there would need to be areas
designated for employment. This concept was reiterated in 2017, with the Eagle is Home Plan
stating: "The 2017 Eagle Comprehensive Plan strives to balance residential uses with non-
residential uses to ensure the City is economically viable and fiscally sustainable"(pg. 64).
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• The 2017 Eagle is HOME plan increased industrial land uses (including Professional
Office/Business Park) from 0.85%of the total Comprehensive Plan Land Use Area to 2%.
o Unfortunately, due to the current annexation practices of the City of Star and the current
residential growth of the Treasure Valley, less that 120-acres are left for Professional
Office/Business Park uses within the City limits and planning boundary.
• The Eagle Is Home Plan, Chapter 11: Implementation, Section 3.1: Amendments, requires
applicants for a comprehensive plan amendment to answer the following questions. The
applicant's response is in italics after each:
A. A specific description of the change being requested.
See applicant's narrative
B. Specific information on any property(s)involved.
See application
C. A description of the condition or situation which warrants a change being made in the Plan.
Over the past few years, there has been increased interest for mix-use developments that fit
within a Mixed-Use or Community Commercial type designation. These successful
developments intertwine a variety of uses, including: residential uses, retail establishments
and entertainment venues, and/or office uses. Quarry Village will be a synergistic mix of all
those uses, centered around a large water feature and pedestrian friendly village commons
for the whole community to enjoy. Our plan is to create an elegant, thoughtfully planned,
self-contained village with a live, work, play atmosphere that will encourage new and
existing businesses to choose Quarry Village. The complementary amenities will be
attractive to the work force and will provide a live/work atmosphere that millennials (and
other age groups) are finding more and more desirable in today's marketplace.
D. 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).
Many neighbors expressed support to have these uses available to them without having to
drive outside the Eagle area and more specifically without having to travel on Eagle Road.
During our outreach to surrounding neighbors and residents, the community acceptance has
been overwhelmingly favorable. We have received significant feedback, that given the choice
between having our site developed exclusively as a business park or developed as an activity
center that everyone can enjoy along with business and office space, the majority prefer the
Quarry Village concept. Quarry Village will solve many problems for the surrounding
neighborhoods by bringing needed goods and services to an underserved area. It will
become a community gathering place, a live/work environment for employees of the
businesses that will locate here, and an upscale place to retire for Eagle residents who no
longer need their large homes. We anticipate we will attract high paying jobs and economic
growth to Eagle thereby contributing to the financial health of the city.
Additionally, we would like to work with the city of Eagle and the surrounding communities
to develop a Performing Arts Center on a portion of the property. We have been
communicating with various Treasure Valley performance groups and a mid-sized theater
with state of the art amenities is needed in the Treasure Valley. It is our desire to help
facilitate this civic use as best as we can. A world class performance theater would bring a
sense of civic pride to Eagle and attract visitors, business and commerce to the entire city. A
performing arts center will need the synergy of a mixed-use zone.
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E. 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.
The owners have been marketing this site for Business Park usage for over 18 years now and
paying property taxes with no income stream. They have not had a credible offer for a use
they felt they wanted to leave to the city. The owners feel they have given the current zoning
plenty of time to mature in this rapidly growing area and would like to develop the land,
which would provide improved sales and property taxes to the local governments. A well
thought out mixed-use project will accomplish their goals to improve their property and
bring better revenue to the city. It will give the community a gathering place to enjoy close
by their homes eliminating driving to Meridian or Boise, and it will provide good quality jobs
as well.
The owners would also like to spend more of their time in Idaho and plan to have residences
in Quarry Village. They want to be able to live here and enjoy all the planned amenities and
become citizens of the beautiful city of Eagle. A comprehensive plan amendment is necessary
for them to live on their land. Eagle residents can be assured that they are only interested in
building a beautiful, elegant village reflective of Eagle's high standards.
F. A detailed list of all applicable comprehensive plan goals, policies and objectives that the
proposed change would help implement or policies that must also be amended as part of the
proposed change.
See applicant's justification letter and section F of the Findings of Fact above.
G. 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.
See application
H. An analysis showing the estimated impact that the proposed change is expected to have on
existing and planned infrastructure.
The City has transmitted to the relevant agencies. See Attached comments.
I. If the amendment will impact more that the applicant submitting the application a detailed
description of the efforts made to inform other parties potentially impacted by the change of
the application.
The owners have formed a focus group consisting of several members of the nearby
community. A web-site at www.quarryvillage.net has gathered comments from supporters
and they have canvassed the area multiple times gathering signatures in support of the
project. Many of these comments are included in the application package.
We held two public neighborhood meetings and met with the Eagle Chamber of Commerce
Economic Development Committee. The invitations for the 2nd neighborhood meeting, held
March 5, 2020, extended to properties 500 feet from the site and to the owners within the
Guerber Park Planning area. Since this application includes a request to change the
comprehensive plan text, we invited the larger group of all properties in this planning area to
ensure they were included.
• Staff has concerns about the high level of potential variance in the uses proposed for the site(for
example,building 14 could be a hotel,preforming arts center,or flex space). It is hard to
determine the impact a land use change could have on the design/configuration of the site and the
exterior roadway system.
o The City, in consultation with ACHD, has not been able to fully quantify the impact the
project will have on the local and state highway system. ACHD in their staff report,dated
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September 28,2020,requests that no further entitlement occur on the site until a TIS detailing
all uses on the site is submitted to and approved by ACHD.
o Additionally,ACHD states that the site plan submitted for the project does not meet ACHD
access spacing policies. The applicant must submit a new site plan for approval by ACHD. If
the location of access points is required to be changed by ACHD, it could have impacts on
the internal circulation of the site and/or location of buildings and uses. The City should
consider not entering into a development agreement until ACHD approves the final access
points for the site.
• According to Policy 8.4.4.A of the Eagle is Home Plan, "The City of Eagle may require a traffic
study for new developments even if the ACHD or ITD do not. The traffic impact study should
include, but not be 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, bus stops, on-street parking and pedestrian facilities."
o At the applicant's request,the City did not receive the required TIS for the proposed changes
for review and approval by ITD and ACHD as commonly required as part of the
comprehensive plan amendment to the Mixed-Use land use designation. As such, staff
cannot determine that there is appropriate roadway capacity at this time.
o Considering policy 8.4.4.A,the city should consider not allowing any further entitlement/
development of the site until a TIS is reviewed and approved by ACHD& ITD.
• According to Policy 6.18.3C of the Eagle is Home Plan "Hill Road should be recognized as a
gateway corridor for the Cityof Eagle and should have proper berming, landscaping, ent
ry
signage/markers,and setbacks."
o The applicant should be required to submit a design review application for the construction of
Hill Road improvements associated with the development, consistent with the design and
construction of Hill Road to the west of the site.
• For illustrative purposes staff provides the following comparisons:
o Bridges at Lakemoor: The 25-acres site is approved for up to 214,000 square feet inclusive of
the two 3-story office buildings,retail, and indoor entertainment(movie theater). The site
included height waivers of 49-ft for the movie theater and 60-ft for the office buildings.
o Molinari Park: The 24.6-acre site is approved for 248-units(91 townhomes and 248
multifamily units), 7,000 sq ft of retail/office within the residential and 5-acres of
commercial/employment. The site includes a height waiver of up to 45-ft.
o Quarry Village : According to the applicant's narrative, the 27.13-acres site is requesting up
to 275,000 square feet of retail,office,hotel, and entertainment plus an additional 252,000
square feet of residential(up to 196 units- 54 condo and 142 apartments).
o The current proposal is akin to adding the Molinari Park apartments to the office, commercial
and entertainments uses approved at the Bridges at Lakemoor.
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Bridges (a� Lake moor Molinari Park Quarry Village
Acres 25.4-acres 24.6-acres 27-acres
Units of 316-units 196-units
Residential N/A (91 Townhomes&248 (54 condos& 142
Apartments) Apartments)
Sq ft of Non- 212,000 sq. ft. 7,000sq. ft. in Residential 275,000 sq. ft.
Residential (office,retail& (office,retail,hotel,
5-Acres
entertainment)
Commercial/Office entertainment)
Townhomes: 45-ft max
Building Height Retail/Restaurant:35-ft Multi-family:45-ft max General: 35-ft
(ECC 8-2-4 est. Office:60-ft Mixed Use:45-ft max
35 ft max) Entertainment:49-ft Commercial/Office: Core Area: 60-ft
35-ft or CUP (Bldgs. 9,11, 12, 13,&
Parking Garage)
Current:
Professional
Comp. Plan Mixed Use Downtown Office/Business Park
Requesting:
Mixed Use
Current:
Zone MU-DA-P CBD-DA-P Business Park
Requesting:
MU-DA
• Due to the historically residential nature of land uses within the City (89% of the City's existing
land uses are residential)and current development/construction patterns within the City(in 2019),
the City constructed 885 units, (460 units of multifamily) staff questions whether additional
residential is necessary on this site. Staff will defer to the City Council regarding the applicant's
request for the allowance of multi-family dwellings located within Buildings 9, 11, 12,and 13.
• Staff defers to the City Council as to whether the application and intensity proposed is consistent
with the following goals,objectives,and policies of the Eagle is Home Plan:
o 3.5.A: Monitor population growth and employment data to detect significant trends that will
affect the Comprehensive Plan goals, objectives and policies.
o 3.5.B: Provide opportunities for both residential and employment growth within the City.
Work to accommodate the projected Eagle population and employment forecasts for 2040.
o 3.5.C: Allow the market to provide a variety of housing opportunities ranging from large-lot
residential to multi-family apartment uses.
o 5.7 P: Capitalize on Eagle's great proximity and accessibility to recreation and outdoors.
Provide opportunities for residential, retail, and technology-based offices near the river
greenbelt and Eagle Foothills
o 5.7.W: Ensure commercial development in outlying areas complements the commercial
viability of Downtown Eagle.
o 6.4.E: Identify areas that will provide employment opportunities to the residents of the City
of Eagle,thereby supporting the City as a desirable place to live,work, and recreate.
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o 6.4.3.C:Provide for a broad spectrum of housing types including apartments, townhouses,
condominiums, single family attached, manufactured homes, affordable housing, and large
acreage developments.
o 6.4.3.D:Allow for planned activity centers and nodes to provide commercial and non-
residential needs within the City; discourage the development of strip commercial.
o 6.4.3.E:Encourage the development of technical park/research and development facilities,
offices and office complexes,and limited manufacturing activities.
o 6.4.3.F:Locate higher-density residential development closest to Downtown Eagle and
activity centers/nodes as shown on the Comprehensive Plan Land Use Map.
o 6.4.3.0: Encourage the development of environmentally friendly technical park/research and
development facilities, offices and office complexes, and limited/light manufacturing
activities.
o 6.4.3.W: Limit non-residential uses to designated areas. The scaling, design, and intensity of
these areas will be paramount to the approval of these uses.
o 6.18.4.D: Uses in this area need to be carefully designed and scaled to avoid an over
intensification of commercial uses along SH-55 while providing an opportunity for services
that will benefit from the regional demand of SH-55.
o 10.3E: Recognize the demand that the regional transportation system will have on land use
and community design. Establish, appropriately scaled and stringently enforce design
standards for activity centers and nodes along these corridors to both serve the needs of the
community and those passing through.
• The applicant's narrative and narrative addendum indicates they are requesting a development
agreement associated with the requested rezone. The applicant's narrative indicates they are
requesting the following uses (which require approval of a conditional use permit within the MU
[Mixed Use] zoning designation) be allowed as permitted uses: Arts and Crafts Show,
Commercial Entertainment Facility (Indoor), Residential (Dwelling, Multi-Family), Hotel,
Microbrewery, and Retail (General and Limited). The applicant is also requesting a Height
Exception(within the"Commons"area [buildings Nos. 9, 11, 12,and 13])from 35-feet to 60-feet
and a 12% parking reduction based on the required parking pursuant to Eagle City Code Section
8-4-5. In this case, the development agreement will be utilized in lieu of a conditional use permit
since the applicant is requesting uses and a height exception that would require conditional use
permit approval within the MU(Mixed Use)zoning designation.
• Ada County Highway District(ACHD) is requesting that no development be approved for the site
until a traffic impact study based on the proposed uses and access point functionality (at East Hill
Road) is reviewed and approved by ACHD. ACHD provided a report, date stamped by the City
on September 28, 2020, which indicates that, due to significant changes in the land use
assumptions within the Site-Specific Conditions of Approval section, that the application is for a
comprehensive plan amendment and rezone only (sic). Site-specific conditions of approval (sic)
will be established as part of a future development application for this site. The report contains
several staff comments/recommendations throughout the report which includes provisions that
will be required at the time of submittal of future applications (design review, preliminary plat,
conditional use permit, building permit, etc) prior to approval of the development application.
One of those staff comment/recommendations indicates that prior to future approvals on this site
(design review, preliminary plat, conditional use permit, building permit, etc.) that an updated
traffic impact study be required. The updated traffic impact study should include a revised scope
of work—including a new COMPASS Model Run, and the land uses that are proposed within the
site.
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Also, within the report it is indicated the location of the driveway providing access to East Hill
Road does not meet District Access Management, Successive Driveway, Driveway Location, and
Driveway Width policies. The report further states, that the driveway at East Hill Road would
likely be restricted to right-in/right-out only. An updated traffic impact study should include
multiple access scenarios including full access, left-in/right-in/right-out, and right-in/right-out
only.
Item #4 of the Rezone Narrative Addendum indicates the applicant has acknowledged they agree
with ACHD's and the City's proposed condition to require an updated Traffic Impact Study for
future applications on this site after the rezone is approved. As a submittal requirement of a
design review, preliminary plat, or conditional use permit application, whichever occurs first, the
applicant should submit an updated Traffic Impact Study (TIS) which has been reviewed and
approved by ACHD and ITD. The applicant should be required to comply with all requirements
of ACHD and/or ITD, including but not limited to, approval of drainage systems, curbs, gutters,
streets,and sidewalks.
• As previously referenced, the applicant is requesting a height exception (within the "Quarry
Commons" area [buildings Nos. 9, 11, 12, and 13]) from 35-feet to 60-feet. The site is bordered
by East Hill Road on the south and SH-55 on the west. The property located east of the
development sits significantly higher than the subject site. The referenced buildings are located
internal to the site and will be buffered from the adjacent roadways by other buildings proposed
within the site. Based on the site design and topography of the site, if the Council approves the a
height exception to 60-feet it should be limited to buildings Nos. 9, 11, 12, and 13, as shown on
the"Quarry Commons"site plan,date stamped by the City on November 24, 2020.
• The applicant has provided a Quarry Commons concept plan, date stamped by the City on
November 24, 2020, which identifies six (6) building (Buildings Nos. 8-13) located within the
core of the development. These buildings will surround the main common area within the
development. The common area will consist of pathways, water features, and gathering areas for
the residents and visitors to the site. Four(4)of the six(6)buildings(Building Nos. 9, 11, 12, and
13) will be multi-story buildings which will contain a mix of uses. The applicant should be
required to construct Buildings Nos. 9, 11, 12, and 13, along with the central common area
simultaneously with the first phase of the development.
• The applicant has indicated within the provided narrative it is their intention to have live music
events during controlled hours and special concerts and events will be held on Quarry Commons
(central core of the development). Further,the applicant has indicated they will have market days,
craft fairs, etc. The applicant has provided parking calculations, date stamped by the City on
September 29, 2020, which provides a breakdown of the proposed uses and the parking spaces
required (pursuant to Eagle City Code Section 8-4-5). The applicant has provided a parking
analysis which shows the number of parking spaces required (pursuant to Eagle City Code
Section 8-4-5) is 1,223-parking spaces. The applicant is proposing to provide a total of 1077-
parking spaces (inclusive of 26-ADA parking spaces), which is a parking reduction of 12%(from
the required amount of parking spaces)based on applicant's parking analysis.
The Overall Site Plan shows 15-buildings which will include the following totals (based on the
square footage and proposed uses identified within the parking calculations shown on the Overall
Site Plan):
o Office 73,880-square feet
o Retail 67,581-square feet
o Residential 196-dwelling units (62 — one bedroom, 116 — two bedroom, and 18 — three
bedroom)
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o Restaurants 30,560-square feet
o Entertainment 60,000-square feet (5,000-square foot microbrewery, 5,000-square foot
bowling alley,and a 50,000-square foot performing arts center or hotel [based on 90-rooms])
The total number of parking spaces required pursuant to Eagle City Code Section 8-4-5 is 1,327.
The applicant's proposal to provide 1,077 parking spaces, is a reduction of 18.8%. The proposed
parking spaces will be provided through surface parking lots and a four-story parking structure.
The applicant has provided an analysis on the anticipated shared use of parking spaces between
the proposed uses based on the hourly Time-of-Day Factors in Shared Parking — 2nd Edition.
After reviewing the applicant's methodology, staff has determined that the peak anticipated
parking utilization will be 1,083 parking spaces, six (6) greater than the proposed number of
parking spaces provided. The overflow would occur between 11:00 AM and 1:00 PM on
weekdays as the office and retail uses are near full capacity and customers arrive at the restaurant
uses for lunch. The parking analysis does not factor for the possibility that a portion of the
restaurant customers may be employed at the offices on site or may live in the residential units.
The methodology utilized, while generally an industry standard, is based on statistical analysis of
limited studies, and as such should not be considered an exact science. The 0.6% difference
between the applicants proposed number of off-street parking spaces is well within the margin of
error for this type of analysis.
If an overflow should occur, the available alternative parking locations for this site would be
extremely limited, as there is no on-street parking nearby. The nearest public parking facility
would be at Guerber Park, roughly 1/4-mile to the west of the subject location. Similarly,
alternative transportation options to this site are rather limited, as there is limited bike or
pedestrian infrastructure along the surrounding roads. East Hill Road is identified for transit
service by Valley Regional Transit in the Growth Scenario of Valley Connect 2.0. North
Horseshoe Bend Road is identified as a future Bike Boulevard in ACHD's Roadways to
Bikeways Plan.
As indicated within the applicant's narrative, it is their intent to utilize Building #14 for either a
hotel or performing arts center (auditorium). The proposed use of a performing arts center was
not included in the applicant's analysis. Eagle City Code Section 8-4-5 requires 1 off-street
parking space per 3 seats for"auditoriums, sports arenas,theaters and similar uses."The required
number of off-street parking spaces for this use would likely be higher than that of the alternate
use of a hotel. If Council determines that the reduction of the number of off-street parking spaces
based on the applicant's analysis may not provide sufficient parking for a performing arts center,
the use of performing arts center or similar use should require an approval of a conditional use
permit as required pursuant to Eagle City Code Section 8-2-3.
Page 6 of the ACHD report, date stamped by the City on September 28, 2020, indicates that staff
is not supportive of the requested parking reduction due to the mix of uses within the site and the
availability of nearby bike and pedestrian facilities. Also, due to the applicant's request to hold
small regional events there may be a potential leading to parking within area neighborhoods if on-
site parking is not available. The site should provide enough on-site parking to accommodate the
mix of uses and anticipated events to prevent impacts to area local residential streets.
• None of the site plans (Quarry Village Concept Plan, Overall Site Plan, or Conceptual Phasing
Plan)provided to date show any access being provided to the unplatted parcel located north of the
proposed development. The unplatted parcel does not have frontage to a public street where
access may be provided. During the pre-application process staff informed the applicant that
access would be required since there is no access to the unplatted parcel from East Hill Road. The
applicant should provide a minimum of two (2) ingress/egress access points to the unplatted
property located north of the applicant's property. The location of the two (2) ingress/egress
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access points should be reviewed and approved by the City Council prior to the issuance of the
first building permit or as part of the preliminary plat approval, whichever comes first.
• With this rezone, a development agreement is being utilized in lieu of a conditional use permit.
Pursuant to Idaho Code 67-6512 (d)and Eagle City Code Section 8-7-3-5(D)(6)upon granting of
a conditional use permit, conditions may be attached to said permit which may include provisions
for on-site and off-site public facilities or services. The Idaho Transportation Department (ITD)
provided correspondence, date stamped by the City on September 10, 2020, which indicates the
applicant will be required to construct an ADA ramp and crosswalk improvements to the
northeast corner of SH-55 and East Hill Road. The correspondence also indicates that based upon
the Quarry Village Addendum Analysis to the original 2018 Traffic Impact Study (TIS), ITD has
determined Quarry Village's proportionate share contribution to be $338,813.00 for
improvements to the transportation system. The proportionate share contribution is based the
following improvements: 1) northbound right lane extension at SH-55 and East Hill Road, 2)
continuous flow intersection at SH-55/SH-44, and 3)roadway widening on SH-44 from SH-55 to
Horseshoe Bend Road. ITD has indicated the proportionate share contributions may be collected
with each phase. As part of collecting the proportionate share contribution, ITD will require the
applicant to enter into a Traffic Mitigation Agreement. The applicant should be required to
provide a copy of an executed ITD Transportation Mitigation Agreement to the City prior to
signature of the first final plat or issuance of a building permit, whichever occurs first.
• The City of Eagle Trails and Pathways Superintendent provided correspondence, dated
September 9, 2020, which indicates the developer should provide a 25-foot wide public pathway
easement, centered on the existing canal access road located at the northeast corner of the
property. The required easement should terminate at the northern and eastern boundaries of the
development and should be approximately 420-feet in length. The easement should be dedicated
through a recorded pathway easement agreement with the City. The recorded easement should be
delineated on the final plat and a plat note added to the final plat referencing the instrument
number associated with the recorded pathway easement agreement.
STAFF RECOMMENDATION FOR THE COMPREHENSIVE PLAN MAP AND TEXT
AMENDMENTS:
Based upon the information provided to staff to date, if the comprehensive plan map and text amendments
are approved, staff recommends the following changes to the Guerber Park Planning Area Text. Further,
the amendments should only be approved contingent upon the adoption of a rezone application and
development agreement. If the rezone and development agreement are not approved, staff recommends
denial of both the map and text amendment.
Note: Staff changes are shown in double underline and orange strike through.
6.18.1: Guerber Park Planning Area
1. Neighborhood Commercial(limited service commercial, limited retail,professional office)and
compact residential uses(specifically 55 and older)adjacent to Hill Road and with the residential uses
transitioning to neighborhood residential toward the north and the existing residential and the park.
At the NE Corner of SH-55 and Hill Road allow for a mixture of uses consistent to the wcst with
Mixed-use land use desi nation focu in on Community Commercial professional office limited
retail, service commercial)as defined within this plan allowed owthe 27 l t> tl
corner of Hill Road and Highway 55.
F. On the NE corner of the State Highway 55 and Hill Road intersection the land use designation is
�mf 1 .,sac Mixed Use/Community - ,
. Due to this site's
location,the availability of services and topography these parcels surrounded by Hill Road,
Horseshoe Bend and Highway 55 should be developed with employment, light/boutique
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manufacturing,technology and recreational technology uses, retail of no more than 120,000
square feet and resientia1 . n:ts p to ,5 d., ll: o o stin f of lire work
STAFF RECOMMENDATION ON THE REZONE WITH DEVELOPMENT AGREEMENT
PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to date, if the requested comprehensive plan text and map
amendment and rezone with development agreement(in lieu of a conditional use permit) is approved staff
recommends the Conditions of Development provided within the staff report.
PUBLIC HEARING OF THE COMMISSION:
A. A public hearing on the applications was held before the Planning and Zoning Commission on
November 16, 2020. The applications were continued to December 7, 2020, at which time public
testimony was taken and the public hearing was closed. The Commission made their
recommendation at that time.
B. Oral testimony in favor of the application was presented to the Planning and Zoning Commission by
three(3) individuals(not including the applicant/representative)who indicated the following:
• They support a mixed use development at the proposed location.
• Mixed use developments characterizes small town charm.
• The proposed development will provide a commercial development located in proximity to
residential subdivisions located in close proximity to the site.
• The proposed development is implementing the spirit of the comprehensive plan.
• The proposed development is implementing the spirit of Eagle.
• The proposed development will serve the community well and enhance the beauty of the area.
C. Oral testimony in opposition to the application was presented to the Planning and Zoning
Commission by no one.
COMMISSION DELIBERATION: (Granicus time 3:06:25)
Upon closing the public hearing,the Commission discussed during deliberation that:
• The Comprehensive Plan Map should be amended to Mixed Use as requested by the applicant.
• The number of residential units permitted on the site should be limited to 196.
• The applicant should be required to provide a minimum 3-foot high landscaped berm along SH-55,
East Hill Road,and North Horseshoe Bend Road.
• They agree with granting of a height exception based on the topography of the site.
• The applicant should be required to provide ingress/egress access to the property located north of the
proposed development.
COMMISSION DECISION REGARDING THE COMPREHENSIVE PLAN TEXT AND MAP
AMENDMENT:
The Commission voted 4 to 1 (Smith against)to recommend approval of CPA-01-20 for a comprehensive
plan text amendment to the Guerber Planning Area and a map amendment from Professional
Office/Business Park to Mixed Use for CDG Enterprises, LLC and Quarry Village, LLC, with the
changes as provided within their findings of fact and conclusion of law document, dated January 19,
2021.
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COMMISSION DECISION REGARDING THE REZONE WITH DEVELOPMENT
AGREEMENT:
The Commission voted 3 to 2 (Smith and McLaughlin against)to recommend approval of RZ-05-20 for a
rezone from BP (Business Park) to MU-DA (Mixed Use with a development agreement [in lieu of a
conditional use permit]) for CDG Enterprises, LLC, and Quarry Village, LLC, with conditions of
development to be placed within a development agreement as provided within their findings of fact and
conclusions of law document, dated January 19, 2021
PUBLIC HEARING OF THE COUNCIL:
A. A public hearing on the applications was held before the City Council on February 9, 2021, at which
time testimony was taken and the public hearing was closed. The Council made their decision at that
time.
B. Oral testimony in favor of the application was presented to the City Council by five (5) individuals
(not including the applicant/representative)who indicated the following:
• The proposed project and architecture capture the spirit of Eagle.
• There will be excessive demand for apartments in the development based on the quality of the
units and the proximity of commercial uses.
• They support the height exception based on the topography of the site.
• A concern with requiring access to the property located north of the subject site due to the
wetland area located within the northern property. That area should be preserved.
• Due to the narrowness of the area adjacent to the canal there may be a concern with the width of
the access easement to allow for a pathway.
• They support the comprehensive plan amendments to allow for a mixed use development.
• The proposed project supports the small town charm of a mixed use development.
• The comprehensive plan text of the Guerber Planning Area supports mixed use development.
• Residents desire development similar to the applicant's proposal for services and entertainment.
• Light manufacturing will not work at this location since cheaper land values and entry level jobs
are driving light manufacturing uses to other areas. Also, light industrial uses need to be located
in closer proximity to the interstate.
• The proposed development is family oriented and maintains Eagle's integrity. There is a demand
for residential high-end apartments.
• The application should be approved as a mixed use development and industrial uses should not be
permitted on the property.
• The proposed development will provide a commercial development located in proximity to
residential subdivisions located in close proximity to the site.
• The proposed development will serve the community well and enhance the beauty of the area.
C. Written Testimony in support to the applications was read to the City Council from four(4)
individuals who indicated the following:
• The applicant should not be required to provide access to the property located north of the subject
site since that property has access to North Horseshoe Bend Road. The prior owners of the
subject property and the property located to the north were compensated by the Idaho
Transportation Department for removal of the access from State Highway 55.
• They support the site being utilized for a mixed use development and would like to see a
community theater and performing arts center on the site.
• The housing and retail components of the development support each other.
• The City should allow access to State Highway 55.
• The adjacent property located north of the development should be maintained as natural habitat
open space with limited access.
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D. Oral testimony in opposition to the applications was presented to the City Council by no one.
COUNCIL DECISION REGARDING THE COMPREHENSIVE PLAN TEXT AND MAP
AMENDMENT:
The Council voted 3 to 0 to approve CPA-01-20 for a comprehensive plan text amendment to the Guerber
Planning Area and a map amendment from Professional Office/Business Park to Mixed Use for CDG
Enterprises, LLC and Quarry Village, LLC, with the following Planning and Zoning Commission
recommended text changes:
6.18.1: Guerber Park Planning Area
A. Neighborhood Commercial (limited service commercial, limited retail, professional office) and
compact residential uses (specifically 55 and older) adjacent to Hill Road and with the residential
uses transitioning to neighborhood residential toward the north and the existing residential and
the park to the west with Mixed-use /Community Commercial allowed on the 27 acre parcel on
the north east corner of Hill Road and Highway 55.
F. On the NE corner of the State Highway 55 and Hill Road intersection the land use designation is
Mixed Use/Community Commercial. Due to this site's location, the availability of services and
topography these parcels surrounded by Hill Road, Horseshoe Bend and Highway 55 should be
developed with employment, light/boutique manufacturing, technology and recreational
technology uses, retail of no more than 120,000 square feet and residential units up to 15 dwelling
units per acre consisting of a mix of live-work town homes, apartments,and condominiums.
COUNCIL DECISION REGARDING THE REZONE WITH DEVELOPMENT AGREEMENT:
The Council voted 3 to 0 to approval of RZ-05-20 for a rezone from BP (Business Park) to MU-DA
(Mixed Use with a development agreement [in lieu of a conditional use permit]) for CDG Enterprises,
LLC, and Quarry Village, LLC, with the following Planning and Zoning Commission recommended
conditions of development to be placed within a development agreement with underline text to be added
by the Council and strike through text to be deleted by the Council:
3.1 Owner will develop the Property subject to the conditions and limitations set forth in this
Development Agreement. Further, Owner will submit such applications regarding floodplain
development permit review, design review, preliminary and final plat reviews, and/or any
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 within this Agreement.
3.2 Owner shall complete the design review process for the site and proposed buildings (as required
pursuant to Eagle City Code) and shall comply with all conditions required by Eagle as a part of the
design review approval prior to issuance of a building permit.
3.3 The Concept Plan (Exhibit C-1 and Exhibit C-2) represents the Owner's 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 and notice
shall be provided as may be required by the City.
3.4 As a submittal requirement of the first design review, preliminary plat, or conditional use permit
application, whichever occurs first, Owner shall submit an updated Traffic Impact Study (TIS)
which has been reviewed and approved by ACHD and ITD. Owner shall be required to comply
with all requirements of ACHD and/or ITD, including but not limited to approval of drainage
systems, curbs,gutters, streets, and sidewalks.
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3.5 The building elevations (Exhibit D) consisting of a"Craftsman and Italianate" style of architecture
represents the Owner's current concept for the project, the City understands and agrees that certain
changes in the architecture may occur, however, the architectural elements are subject to change at
the discretion of the Design Review Board. Owner shall submit a design review application for the
proposed buildings (as required by Eagle City Code) and shall comply with all conditions required
by the Design Review Board and/or City Council prior to the issuance of a zoning certificate.
3.6 The proposed building heights of Building Nos. 9, 11, 12, and 13 (located within Quarry Commons
as shown on Exhibit C-2) shall not exceed 60-feet in height as shown on the submitted building
elevation (Exhibit E). The "Parking Garage" (as shown on the Concept Plan [Exhibit C-11) shall
not exceed 48-feet in height. Building No. 14 shall take access from the east elevation (with the
exception of parking). A height exception will not be required for Building No. 14 based on the
topography of the site and the access point.
3.7 Owner shall construct Buildings Nos. 9, 11, 12,and 13, and the central common area located within
Quarry Commons (Exhibit C-2) simultaneously with the first phase of the development as shown
on the Conceptual Phasing Plan(Exhibit F).
3.8 The Property as depicted on the Concept Plan is to be developed with a combination of residential
and non-residential uses allowed within Eagle City Code Section 8-2-3 "Official Schedule of
District Regulations"under the MU zoning designation(except as permitted in Section 3.9, below).
The buildings shall be limited to a maximum of 235,000-square feet of non-residential enclosed
area (i.e., enclosed with walls and roof). No building footprint shall exceed 35,000-square feet of
enclosed area(i.e.,enclosed with walls and roof[inclusive of parking area]).
3.9 Except for the limitations and allowances expressly set forth above and the other terms of this
Agreement, the Property can be developed and used consistent with the Mixed-Use District land
uses allowed by the Eagle City Code Section 8-2-3 "Official Schedule of District Regulations",
existing at the time a design review application or conditional use permit application(whichever the
case may be) is made for individual building use.
All uses shown as "P"permitted under the MU zoning designation within Eagle City Code Section
8-2-3 "Official Schedule of District Regulations," shall be considered permitted uses and all uses
shown as "C" conditional uses under the MU zoning designation shall require a conditional use
permit.
The following uses which are shown as "C" conditional uses under the MU zoning designation
within Eagle City Code Section 8-2-3 "Official Schedule of District Regulations," shall be
permitted uses on the Property:
• Commercial Entertainment Facility (Indoor)(Bowling alley only)
• Dwelling,Multi-Family
• Hotel
• Microbrewery
• Retail Sales(General)
• Retail Sales(Limited)
In addition to all other uses prohibited within said section of Eagle City Code and on the entire
Property as noted above,the following uses shall also be prohibited on the Property:
• Residential, Mobile Home(Single Unit);
• Residential, Mobile Home(Single Unit Temporary Living Quarters);
• Residential, Mobile Home Park;
• Adult Business;
• Cemetery;
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• Drive-In Theatre;
• Equipment Rental and Sales Yard;
• Kennel(limited boarding shall be permitted [resident's pets only]);
• Mortuary;
• Riding Academies/Stables;
• Small Engine Repair;
• Storage(fenced area)
3.10 Owner's property shall comply with all applicable Eagle Sewer District's regulations and
conditions prior to issuance of any building permits for the Property. Prior to issuance of any
building permits, Owner shall provide proof of central sewer service to the proposed residential and
commercial uses. A letter of approval shall be provided to the City from Central District Health
Department, prior to issuance of any building permits.
3.11 The development is to incorporate public art, water features, or other features of interest and
pedestrian amenities which encourage pedestrian use (i.e.: outdoor drinking fountains, benches,
tables,etc.).
3.12 Owner shall provide a parking analysis for the commercial buildings at the time of submittal of a
design review application. Owner shall provide a joint/collective parking written agreement in
conformance with Eagle City Code Section 8-4-3-3(A)(6), prior to issuance of the first building
permit.
3.13 Owner shall provide a minimum of two (2) ingress/egress access points to the unplatted property
located north of the Property. The location of the two (2) ingress/egress access points shall be
reviewed and approved by the City Council prior to the issuance of the first building permit or as
part of a preliminary plat approval,whichever comes first.
3.14 Owner shall provide a 25-foot wide public pathway easement, centered on the existing canal access
road located at the northeast corner of the property. The required easement shall terminate at the
northern and eastern boundaries of the development and shall be approximately 420-feet in length
(as shown on Exhibit G). The easement shall be dedicated through a recorded pathway easement
agreement with the City. The recorded easement shall be delineated on the final plat and a plat note
added to the final plat referencing the instrument number associated with the recorded pathway
easement agreement. In the event that the Owner provides evidence showing any exclusive
easement or legal right of any party that would preclude the granting of a public access easement in
the same location,then this condition shall be considered satisfied.
3.15 Owner shall provide a copy of an executed ITD Transportation Mitigation Agreement to the City
prior to signature of the first final plat or issuance of a building permit,whichever comes first.
3.16 Owner shall place a 4'x8' subdivision sign(s) containing information regarding the proposed
development. The subdivision sign(s) shall be located along each roadway that is adjacent to the
Property. The subdivision sign(s)shall be located on the Property outside of the public right-of-way
and remain clearly visible from the roadway.
3.17 The total number of residential units on the Property shall not exceed 200-units in the
aggregate. Future conditional use permits for a residential use will not be required. The residential
units shall only be located within Buildings 9, 11, 12, and 13, located within the Quarry Commons
area (as identified on Exhibit C-2). In the event Owner desires to utilize Building 14 (as identified
on Exhibit C-1) for a residential use, Owner shall be required to modify this agreement.
3.18 Owner shall provide a 3-foot high landscaped buffer berm (minimum height) along North
Horseshoe Bend Road, East Hill Road, and SH-55 (approximately 450-feet in length from the
intersection of East Hill Road and SH-55). The landscaping on the 3-foot high buffer berm shall be
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commensurate with landscaping requirements pursuant to Eagle City Code Section 8-2A-7(J)(4)(a).
The landscape plan shall be reviewed and approved by the Design Review Board and City Council
prior to submittal of a design review application associated with the first building or submittal of a
final plat application,whichever comes first.
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed comprehensive plan
amendment (CPA-01-20) and based upon the informationprovided concludes that the proposed
P P P
comprehensive plan text and map amendment is appropriate because the Mixed-Use designation and
text changes to the Guerber Planning Area is in accordance with the City of Eagle Comprehensive
Plan and established goals and objectives because:
a. The Comprehensive Plan lists goals to "Establish land use patterns and zoning districts that do
not exhaust available services such as sewer, water, ... and transportation systems" as well as
promote "a high quality of life and livability in the community." Because service providers have
indicated an ability to serve or the application has be conditioned to comply and all services will
be extended in to the area, all costs to extend services will be the responsibility of the developer
and not the City of Eagle.
b. The proposed change will provide for a "diversity of housing" within the Guerber Park Planning
Area within the City's comprehensive plan. The site is located adjacent to a major transportation
route (SH-55). The proposed use will provide for a variety of housing and employment
opportunities within the area.
c. The proposed change will allow for the property to better conform to the comprehensive plan
goals for properties located along "Regional Transposition Corridors" by limiting access to SH-
55, increasing employment and commercial opportunities within the City.
2. The Council reviewed the particular facts and circumstances of this proposed development agreement
(RZ-05-20) with regard to Eagle City Code Section 8-7-5 "Action by the Commission and Council",
and based upon the information provided concludes that the proposed rezone is in accordance with
the City of Eagle Comprehensive Plan and established goals and objectives because:
a. The zoning designation of MU-DA (Mixed Use with a development agreement [in lieu of a
conditional use permit]) is consistent with the Mixed Use designation as shown on the
Comprehensive Plan Land Use Map and the goals and policies of the comprehensive plan
associated with the subject property;
b. The information provided from the agencies having jurisdiction over the public facilities needed
for this site indicates that adequate public facilities exist, or are expected to be provided, to serve
all uses allowed on this property under the proposed zone;
c. The proposed MU-DA (Mixed Use with a development agreement [in lieu of a conditional use
permit]) zone is compatible with the BP (Business Park) and C-1-DA (Neighborhood Business
District with a development agreement)zones and land uses to the north since the property zoned
BP (Business Park) is currently vacant and may be developed with business park uses. The
property zoned C-1-DA (Neighborhood Business District with a development agreement) is
proposed to be developed with a mixed use development;
d. The proposed MU-DA (Mixed Use with a development agreement [in lieu of a conditional use
permit]) zone is compatible with the C-3-DA (Highway Business District with a development
agreement), BP-DA (Business Park with a development agreement), and A-R (Agricultural-
Residential) zones and land uses to the south since the development is bordered on the south by
East Hill Road, convenience store with fuel service, storage facility (indoor), and a single-family
dwelling located upon a nonconforming property. The property containing the single-family
dwelling may be developed in a similar manner as the subject property;
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e. The proposed MU-DA (Mixed Use with a development agreement [in lieu of a conditional use
permit]) zone is compatible with the RP (Rural Preservation—Ada County Designation) and LO
(Limited Office — Ada County designation) zones and land uses to the east since the subject
property is separated from those properties by North Horseshoe Bend Road (collector). The
properties located east of North Horseshoe Bend Road contain a commercial use and a single-
family dwelling. Also, the applicant is required to provide a landscaped buffer along North
Horseshoe Bend Road;
f. The proposed MU-DA (Mixed Use with a development agreement [in lieu of a conditional use
permit]) zone is compatible with the MU-DA (Mixed use with a development agreement [in lieu
of a PUD]) zone and land use to the west since State Highway 55 separates the subject property
from the property located west of the subject property. Also, the applicant is required to provide
a landscaped buffer along State Highway 55;
g. The land proposed for rezone is not located within a "Hazard Area" or "Special Area" as
described within the Comprehensive Plan; and
h. No nonconforming uses are expected to be created with this rezone.
3. The Council reviewed the particular facts and circumstances of this proposed rezone with a
development agreement in lieu of a conditional use permit, and based upon the information provided
concludes that the proposed development is in accordance with the City of Eagle Comprehensive Plan
and established goals and objectives because:
A. Will, in fact, constitute a conditional use as established in Section 8-2-3 of this title (Eagle City
Code Title 8) since commercial entertainment facilities (indoor), dwelling multi-family,
microbrewery, retail (general or limited), and height exceptions are allowed if a conditional use
permit is approved by the City Council;
B. Will be harmonious with and in accordance with the general objectives or with any specific
objective of the Comprehensive Plan and/or this title (Eagle City Code Title 8) since there are no
inconsistencies with the Comprehensive Plan and since commercial entertainment facilities
(indoor), dwelling multi-family, microbrewery, retail (general or limited), and height exceptions
are permitted with the approval of a conditional use permit with the MU-DA (Mixed Use with a
development agreement [in lieu of a conditional use permit]) zoning district and the
Comprehensive Plan designates this site as Mixed Use;
C. Will be designed, constructed, operated and maintained to be harmonious and appropriate in
appearance with the existing or intended character of the general vicinity and that such use will
not change the essential character of the same area since all buildings on the site will be designed
to meet the City's design review requirements and design requirements of the Eagle Architecture
and Site Design Book. The Commission determined the building height exception to 60-feet for
the mixed use buildings should be granted since the topography of the site will minimize the
height of the buildings and the applicant is proposing a tree buffer adjacent to the east, south, and
west property lines. Also the site is bordered by a two (2)collectors and a principal arterial;
D. Will not be hazardous or disturbing to existing or future neighborhood uses since the property is
surrounded by a principal arterial (State Highway 55) and two (2) collectors (North Horseshoe
Bend Road and East Hill Road);
E. Will be served adequately by essential public facilities such as highways, streets, police and fire
protection, drainage structures, refuse disposal, water and sewer and schools; or that the persons
or agencies responsible for the establishment of the proposed use shall be able to provide
adequately any such services. All central services are either available to the site or will be
conditioned herein, as noted within the letters provided by the agencies having jurisdiction over
the site. Also, development of sewer, water, drainage, streets, and other urban services will be
provided at the developer's expense. The design of the buildings and access roads will be
reviewed and approved by Ada County Highway District and the Eagle Fire Department prior to
issuance of a building permit;
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F. Will not create excessive additional requirements at public cost for public facilities and services
and will not be detrimental to the economic welfare of the community since the site will be
served with central sewer from the Eagle Sewer District and will use public water to be served
from the Eagle Water Company. Fire protection will be provided by the Eagle Fire Department
and fire hydrants will be provided where required;
G. Will not involve uses, activities, processes, materials, equipment and conditions of operation that
will be detrimental to any persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors since prior to development of the site
the Ada County Highway District and Idaho Transportation Department will review the proposed
access points and the proposed uses will not create noise, smoke, fumes,glare,or odors;
H. Will have vehicular approaches to the property which are designed as not to create an interference
with traffic on surrounding public thoroughfares since the proposed approaches will be reviewed
and approved by the Ada County Highway District prior to construction; and
I. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major
importance since there are no natural, scenic, or historic features located within the site.
4. Pursuant to Eagle City Code 8-7-3-5 (F), a conditional use permit (development agreement in lieu of
a conditional use permit) shall not be considered as establishing a binding precedent to grant other
conditional use permits.
DATED this 18th day of February,2021
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
aso Pierce,Mayor
ATT ST: L : EqC '••
s.
Tracy E. Os n, ag e City Clerk iirt cikt,
•••• .1 PE OF kNi.••`��
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