Findings - PZ - 2022 - CPA-01-22 - Cedar Creek Wealth - Comprehensive Plan Future Land Use Map Amendment From Neighborhood Residential To Mixed Use BEFORE THE EAGLE PLANNING AND ZONING COMMISSION
IN THE MATTER OF AN APPLICATION FOR A )
COMPREHENSIVE PLAN FUTURE LAND USE )
MAP AMENDMENT FROM )
NEIGHBORHOOD RESIDENTIAL TO )
MIXED USE FOR CEDAR CREEK WEALTH )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER CPA-01-22
The above-entitled comprehensive plan land use map amendment application came before the Eagle
Planning and Zoning Commission for their recommendation on September 19,2022,at which time public
testimony was taken and the public hearing was closed. The Eagle Planning and Zoning Commission,
having heard and taken oral and written testimony, and having duly considered the matter, makes the
following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Cedar Creek Wealth, represented by Nicolette Womack of Kimley Horn, is requesting a
comprehensive plan amendment to change the land use map designation from Neighborhood
Residential to Mixed Use.The 22.73-acre site is located on the northwest corner of the intersection
of East Beacon Light Road and State Highway 55.
B. APPLICATION SUBMITTAL:
The application for this item was received by the City of Eagle on August 1,2022.
C. NOTICE OF PUBLIC HEARING:
Requests for agencies' reviews were transmitted on August 4, 2022, 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 September 1, 2022. Notice of this public
hearing was mailed to property owners in accordance with the requirements of Title 67, Chapter
65,Idaho Code and Eagle City Code on September 1,2022.The site was posted in accordance with
the Eagle City Code on September 9, 2022.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:N/A
E. COMPANION APPLICATIONS:
This application is for a Comprehensive Plan Future Land Use Map amendment only. Any future
applications for annexation, rezoning, or site-specific development will be processed and noticed
separately.
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Neighborhood Residential RUT(Rural Urban Transition Undeveloped
—Ada County Designation)
Proposed Mixed Use No Change Future storage or other
similar use
North of site Neighborhood residential RUT(Rural Urban Transition Large lot residential and
and Agricultural/Rural —Ada County Designation) agricultural
South of site Mixed Use R-2(Residential)and A-R Gas station and single
(Agricultural Residential) family residential
East of site Residential(Non-farm sub RR(Rural Residential—Ada Residential (Maryglen Sub.
area) County Designation) 2)
West of site Agricultural Residential RUT(Rural Urban Transition Large lot residential and
—Ada County Designation) agricultural
G. DESIGN REVIEW OVERLAY DISTRICT:
Not located within the DDA,TDA,CEDA,or DSDA.
H. TOTAL ACREAGE OF SITE: 22.73 acres
I. APPLICANT'S STATEMENT OF JUSTIFICATION FOR THE DESIGNATION CHANGE:
"The Future Land Use Map designates the site as Neighborhood Residential which designates areas
suitable for single family residential. We are requesting this be amended to the Mixed Use
designation.The comprehensive plan amendment is warranted based on the site's access constraints
and adjacency to major corridors. The change in the plan will benefit the public by achieving the
City's transportation goals through constructing the Brookside Lane realignment and improving
the safety of intersection access points."
J. AVAILABILITY AND ADEQUACY OF UTILITIES AND SERVICES:
The City of Eagle Water Department is in the process of constructing a 16" water trunkline
northward which will stop at Beacon Light Road just east of the Chevron. The City would expect
this development, if approved at a future date, to extend the line across Beacon Light Road, west
to their western parcel line and along the re-aligned Brookside Lane through their property to the
north border.
The site is served by Eagle Fire Department.
The site is not annexed into the Eagle Sewer District and is not currently expected to be served by
the District, however, sewer is available 4,400 feet away at the corner of Beacon Light Road and
Vizcaya Way and can likely serve the area should the applicant desire/require sewer when
developed.
K. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: The City does not have a future
acquisitions map.
L. NONCONFORMING USES: none
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M. AGENCY RESPONSES:
The following agencies have responded,and their correspondence is attached to the staff report:
Ada County Highway District
Central District Health Department
COMPASS(Community Planning Association of Southwest Idaho)
Eagle Fire Department
Eagle Sewer District
Eagle Water Department
N. LETTERS FROM THE PUBLIC(attached to the staff report):
1. On September 11,2022 a comments in opposition to the application were received from Shawn
and Juli Miller.
2. On September 12, 2022 a letter in opposition to the application was received from Ken
Bergkamp.
3. On September 12, 2022 a letter in opposition to the application was received from Gary and
Dee Davis.
4. On September 12, 2022 a letter in opposition to the application was received from Stephanie
Nielson.
5. On September 12,2022 a letter in opposition to the application was received from Gregory and
Sandra Ramp.
6. On September 12,2022 a letter in opposition to the application was received from Gail Sela
7. On September 12, 2022 a letter in opposition to the application was received from Eric and
Brittany Tilden.
O. APPLICANT REQUEST FOR COMPREHENSIVE PLAN AMENDMENT:
Per Eagle is HOME Comprehensive Plan Section 11.3: Amendment Process:
The City Council or any group or person may petition the Planning and Zoning Commission for a
plan amendment at any time; at such time a justification letter for the amendment shall also be
submitted.The applicant has provided the following justification:
The comprehensive plan amendment is warranted based on the site's access constraints and
adjacency to major corridors. The change in the plan will benefit the public by achieving the City's
transportation goals through constructing the Brookside Lane realignment and improving the
safety of intersection access points.A comprehensive plan amendment for a mix of uses in this area
has been recommended by several policies within the Brookside Planning Area of the
Comprehensive Plan. This is a result of the level of parcel/property owner coordination which will
be necessary to address the number of concerns listed in this area. A Trip Generation Memo has
been included showing the estimated impact the change is expected to have on the existing and
planned infrastructure. Compared to the existing allowed single-family uses for the property, the
proposal will generate less daily total trips.
A full Traffic Impact Study is currently under development and review, after which an
Annexation/Rezone, and Development Agreement will be submitted shortly thereafter. The project
will be requesting annexation into the City of Eagle with the zone MU(Mixed Use). The site plan
included shows Brookside Lane realigned to connect to Beacon Light Road, rather than its current
access onto HWY 55. This is based on recommendations of the Comprehensive Plan Future
Roadway Network Map and conversations with the City and ACHD staff regarding the safety
concerns of Brookside Lanes existing placement. A stub road to the northeast of the site has been
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provided to allow parcels along HWY 55 alternative forms of future access. A floodplain exists
adjacent Dry Creek.As recommended by staff and the Comprehensive Plan a pedestrian pathway
along the creek has been included, the exact location will be confirmed based on floodplain
regulations.
Our client intends to construct three, 1 story,flex buildings (7,500 SF ea) west of the relocated
Brookside Lane. The remainder of the property will include an enclosed climate controlled self-
storage building (64,970 SF), 5 drive-up storage buildings (64,675 SF), and 5 Boat/RV storage
buildings (107,345 SF). A truck wash and dump area are located on the north-eastern end of the
site along the new frontage road. Vehicular access for both the flex buildings and the storage
facility will be located on both sides of Brookside Lane,just north of Beacon Light Road, with a
total of 111 customer parking spots provided.All perimeter buildings will be enclosed and fenced
with landscaping to create an attractive streetscape. The only open-air storage buildings will be
located internal to the site, unable to be seen from the rights-of-way.
The proposal is consistent with the several comprehensive plan policies. Section 6.15.1 describes
the Brookside Planning Area as an area of transition from the State Highway system to the foothills.
It continues on to describe the transportation impacts in this area and the need to look at a new
mix of land uses that buffer and transition to the large lot development from the highway. The
proposed Land Use Map amendment and uses are supported by Section 6.15.1.A which calls for a
true mixed-use area with residential, office and community commercial to serve the incorporated
residential and neighboring residential uses. The stub road included to the east of our site is
consistent with Section
6.15.1.0 which calls for establishing a parallel collector along HWY 55 to remove future highway
access. The realignment of Brookside is consistent with Section 6.15.1, 6.15.2.Fand 6.15.3.A,B&C
which calls for working with ITD,ACHD and City of Eagle to resolve access limitations in the area
in a consolidated fashion. The proposed Dry Creek pathway is consistent with Section 6.15.2.H
which calls for pedestrian connections to Dry Creek. Lastly, Policy 6.4.3.Q supports the city in
consideration of annexing any parcels of land allowed to be annexed by Idaho Code 50-222.
P. FISCAL IMPACT ANALYSIS:
See attached Developer Data Table,received by the City on August 1,2022,along with the analysis
table.
THE PLANNING AND ZONING COMMISSION RECEIVED AND REVIEWED THE
FOLLOWING STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS
THE STAFF REPORT AS PART OF THE PLANNING AND ZONING COMMISSION'S
FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE RELEVANT TO THIS PROPOSAL:
CHAPTER 6: LAND USE
Neighborhood Residential is suitable for single family residential. Densities range from 2 units per
acre to 4 units per acre.
Mixed-Use is 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 the
site specific uses.
Scenic Corridor is an overlay designation that is intended to provide significant setbacks from major
corridors and natural features through the city. These areas may require berming, enhanced
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landscaping,detached meandering pathways,and appropriate signage controls.
Regional Open Space overlay areas should be designated to capitalize on and expand the open space
areas around natural features and environmentally sensitive areas.Priorities for preservation include:
The most sensitive resources —floodways and floodplains (including riparian and wetland areas),
slopes in excess of 25%, locally significant features,and scenic viewpoints. Fragmentation of open
space areas should be minimized so that resource area are able to be managed and viewed as a
integrated network.Open space areas within the Foothills and along Dry Creek and the Boise River
should be designed to function as part of a larger regional open space network.Where possible,open
space should be located to be contiguous to pubic lands and existing open space areas.
BROOKSIDE PLANNING AREA
The Brookside Planning Area is an area of transition between the Eagle Foothills to the north and
the rural areas along Beacon Light Road. The area needs to provide efficient access from the State
Highway system to the foothills.The alignment and location for the northern and western portion of
Brookside Lane is ideal for a new and consolidated access point to State Highway 55. Due to the
intensity of the transportation impact to this area, it is important to look at a new mix of land uses
that address the impacts to the intersection of State Highway 55 and Brookside while buffering and
transitioning to the established large lot development along Beacon Light Road to the west.
The Brookside Planning Area is designated for mixed-use combining residential,office,and limited
retail within a community center as designated in the Foothills Planning Area. Transitioning and
buffering to the area immediately to the west of the planning area will be paramount in the
development approval process. The Brookside Planning Area is subject to the policies of this
planning area and the policies of the Foothills Planning Area.
6.15.1: Brookside Land Uses
A. Uses in the Brookside Planning Area should be sensitive to the topography and limitations
of the site as well as to the surrounding residential uses to the south and west. The area is seen as a
true mixed-use area providing a combination of residential, office, and community commercial to
serve the incorporated residential and neighboring residential uses.
B. The western portion of the planning area should be retained as residential transitioning
from the existing 5-acre lots along Brookside into a mixed-use center at the northern intersection of
Brookside Lane and State Highway 55. The use of lofts or second story residential above office
areas may be used to capture some vehicle trips generated from the development.
C. The existing 5-acre lots along State Highway 55 that take direct access to the highway
should be limited in development options until a parallel collector road can be established to remove
access to the highway.
D. Single use commercial should be discouraged in this area.
E. The future land uses in the Brookside Planning Area are contingent on developers working
with ITD, ACHD, and the City of Eagle to resolve access limitations to State Highway 55 and
promoting the construction of an internal access road connecting north to Brookside Lane south to
Beacon Light.Changes of use for a single lot/single parcel should be limited due to the transportation
constraints in the area.
F. Master planning for the individual lots along State Highway 55 is encouraged and single
lot/single parcel rezones should be discouraged unless the access and design issues are acceptable
to the City and ITD.
6.15.2: Brookside Design
A. The Brookside Lane Planning Area should be master planned as much as possible to
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provide innovative solutions to the access limitation issues in this planning area.
B. The design of the area should be internally focused capturing some trips from Highway 55,
the Foothills and, Beacon Light Road through a limited access frontage road while providing a
mixture of residential uses to allow pedestrian circulation and vehicle trip capture.
C. Common parking areas to the sides of buildings with shared parking should be encouraged
to minimize walking distance between businesses and providing a welcoming feel to pedestrians
and bicyclists entering the area.
D. Signage for non-residential uses should be incorporated as a master sign plan rather than
individual signs when located along State Highways and entry corridors.
E. The area between the frontage road and existing highway at the northern intersection of
Brookside Lane and State Highway 55 should be landscaped and treated as an entry corridor to the
City of Eagle.
F. The Brookside Planning Area should be designed with a frontage/internal access road
connecting from the northern intersection of Brookside Lane and State Highway 55 to a newly re-
aligned Brookside Lane and Beacon Light Road intersection.
G. The design of the Brookside Planning Area should capitalize on utilizing Dry Creek as
significant open space and place making element within the planning area.
H. Pedestrian and equestrian connections should be encouraged along Dry Creek including a
wildlife and recreation crossing at State Highway 55.
6.15.3: Brookside Access
A. The future land uses in the Brookside Planning Area are contingent on developers working
with ITD, ACHD, and the City of Eagle to resolve access limitations to the State Highway 55 and
the future need for an interchange at this location.Changes of use for a single lot/single parcel should
be discouraged. Due to the transportation constraints, it is unlikely a single parcel will be able to
achieve alternative access alone. (See Future Roadways Map 8.6)
B. Access to State Highway 55 should be limited to the existing northern intersection at
Brookside Lane and Highway 55 and a realignment of the southern intersection of Brookside Lane
to connect with Beacon Light Road.
C. A frontage/backage road should be developed from the northern intersection of Brookside
Lane and State Highway 55 to the new intersection of Brookside Lane and Beacon Light Road.
D. A western extension of the northern alignment of Brookside Lane should be developed to
provide access to the Foothills Sub-area.
E. A grade separated interchange should be encouraged at the northern intersection of
Brookside Lane and State Highway 55.
6.15.4: 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 development occurs.
B. All of the property owners in the area are encouraged to coordinate and cooperate to
address the site limitations with the affected agencies(ITD, ACHD, and Eagle)to avoid a situation
where the Brookside Planning Area may be limited to existing residential land uses.
C. The Regional Long-Range Transportation Plan identifies that Highway 55 will be at
capacity by 2020. Intensification of the development along this corridor could further congest this
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route.
RURAL PLANNING AREA
The intent of the Rural Planning Area is to identify an area within the City's plan where large lot,
rural,and agricultural uses are enhanced and preserved.
The planning area is generally located between State Highway 55 and Linder Road and from Beacon
Light Road extending north to the BLM/Park site in the Eagle Foothills.
Rural is defined as:
"Use that harkens back to a time gone by that includes low density housing(5 to 10 acres lots)with
significant spaces between homes that are close to native open space and active farm land. Rural
uses are not amenity based(sewer, water, schools) and are located away from goods and services.
These areas encourage the keeping/training of animals and raising of crops and do not normally
include manicured yards,sidewalks,bike paths,or planned park and recreation facilities."
The City is establishing this planning area at the request of land owners and in cooperation with Ada
County.The planning area is generally located north of Beacon Light Road and east of Linder Road.
Not all rural uses are residential.As this area is located within the Eagle Vinicultural Area,uses may
also include vineyards, wineries (including wine crushing facilities, tasting rooms, and event
facilities), stables,riding arenas,and active agriculture.
The northern portion of the planning area,north of Homer Road, includes connections for seasonal
migration for habitat,sensitive species,and significant topography. These areas should be managed
to preserve and set aside critical areas and designed to protect the area from wildfire.
6.19.1: Rural Planning Area Uses
A. Encourage and preserve active agriculture within the Rural Planning Area. Agriculture
related business (roadside stands, u-pick crops, wine crushing facilities, tasting rooms, equestrian
uses,and related meeting facilities)should be considered in concert with agricultural uses.
B. Agriculturally related business should be required to show how the use is directly related
to the agricultural uses in the planning area.
C. Clustered residential lots may be allowed if clustering is used to provide for and
permanently preserve: habitat migration corridors, active agricultural uses, or recreational
connectivity.
D. The City should discourage the subdivision or splitting of active and/or irrigated farm land
within the Rural Planning area. The City should establish ordinances that limit the development of
lands with active agricultural exemptions and prime farm land as established by the USGS.
E. Similar to the Eagle Foothills Planning Area, the Rural Planning Area should be a
constraint based area in which habitat, slopes in excess of 25%, and floodways are not used to
calculate density.
F. Viticulture and associated uses (crushing facilities, tasting rooms, and limited events
facilities)should be encouraged in the Rural Planning Area and the Eagle Foothills AVA.
G. The City should work with land owners to formalize land use and design standards within
the Rural Planning Area and the Eagle Foothills AVA.
H. Single use,non-agriculture,commercial should not be allowed in this area.
I. Encourage the keeping of animals and the use of land for agricultural income.
J. Work with Ada County to ensure the City and County are implementing the same vision
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and standards for the area.
K. Discourage the use of the "Rural Urban Transition" (1 unit per 5-acre zone) within the
planning boundary outside the City limits.
6.19.2: Rural Planning Area Access
A. Access to the Rural Planning Area will be limited,to a large extent,to the existing arterial
and collector roadways:Eagle Road,Ballantyne Lane,Park Lane,Linder Road,Beacon Light Road,
Homer Road.
B. The design of these roads should be commensurate with the rural nature of the area. Cross
sections should include multi-pathways, open drainage areas, and limited landscaping, except for
Beacon Light Road which should be developed with a similar cross section as Floating Feather Road
to the south.
C. Beacon Light Road should be limited to a three-lane section from SH-16 to SH-55 to
discourage regional cut-through traffic.
D. If additional development occurs in this area, local roadway connectivity should be
encouraged consistent with Conceptual Future Roadways Map 8.6).
6.19.3: Rural Planning Area Design
A. The City should work with land owners,Ada County,ACHD, and the viticulture industry
to develop unique local and collector roadway standards for the Rural Planning Area.Consideration
should include parking along the roadway shoulder, signage, and sidewalk locations.
B. Establish a way-finding plan for the Eagle Foothills AVA that will help guide tourists to
existing and future facilities. (See Figure 6.36)
C. Develop"rural"specific design strategies that enforces the community's vision of the rural
area, such as, "These areas encourage the keeping/training of animals and raising of crops and do
not normally include manicured yards, sidewalks, bike paths, or planned park and recreation
facilities,"while establishing thresholds for when development should include urban amenities.
D. Encourage building massing similar to those currently and historically found in rural and
agrarian areas(barns, silos,loafing sheds,etc.).
E. Development should be designed to blend into the area so not to create marks in the view
shed. Discourage development on visible ridgelines and regulate the color pallet of construction
along visible south-facing slopes.
F. Preserve, enhance, and provide educational interpretation of Goodale's Cutoff and the
Oregon Trail within the area.
G. Encourage the preservation and adaptive reuse of rural structures and barns within the
planning area.
CHAPTER 7:NATURAL REATURES, HAZARD AREAS,& SPECIAL SITES
FLOODWAY/FLOODPLAIN:
The Floodplains of the Boise River and Dry Creek constitute a significant hazard area within Eagle
and its' planning area. Areas of flooding consist of two parts: (1) the floodway which is the most
severe area of flooding characterized by deep and fast-moving water; and(2)the floodplain which
is less severe than the floodway and is characterized by shallower and slower moving waters at the
time of flooding.
The Dry Creek floodplain has a potential for flash flooding while the Boise River is more likely to
experience seasonal flooding due to winter run off and weather conditions.
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Retaining the 100-year floodplain of the Boise River and Dry Creek in a native state,wildlife habitat,
agricultural, and open space area, should be encouraged. Trail and open spaces uses may be
encouraged when not in conflict with native uses.
The Dry Creek Floodplain is designated as a special area due to its ecological and scenic
significance.The area comprises the entire length of Dry Creek through the City and planning area.
Additional discussions of the Dry Creek Floodplain can be found in Chapter 9: Parks, Recreation,
&Open Space.
7.2:NATURAL FEATURE,HAZARD AREAS, & SPECIAL SITES GOALS
A. To provide special concern and attention to the preservation of native wildlife, fish and
plants, water resources, air quality, agriculture, open space and recreation/natural areas when
implementing planning and zoning decisions.
B. To promote the conservation and efficient management of all special areas and sites.
C. To plan for and mitigate hazard areas to protect the health, safety, and welfare of the
community.
7.3: OBJECTIVES
A. To provide and protect riparian habitat that provides crucial food, shelter, and water for
resident and migratory wildlife by protecting existing and rehabilitating degraded riparian corridors.
B. To provide upland wildlife with adequate open space to minimize the disturbance of human
actions.
C. To provide large areas of connectivity between areas of wildlife usage for the seasonal
migration and dispersion of big game,migrating birds,and other species.
D. To protect unique and important features such as rare plant populations, colonial wildlife
features,rare species, springs and high quality native plant communities.
E. To integrate development into the landscape in order to avoid destruction of habitat.
F. To ensure that citizens are aware of natural hazards and that land use decisions do not put
citizens in harm's way.
7.4: IMPLEMENTATION
A. Encourage development with a small footprint on the land, leaving large contiguous areas
of open space in perpetuity.
B. Link protected habitat areas with each other using areas of open space located with
limited/clustered development.
C. Encourage the City to develop working relationships with Idaho Department of Fish and
Game, Idaho DEQ,US Fish and Wildlife Service,the Army Corp of Engineers,and FEMA.
D. Encourage the preservation of habitat areas which provide for fish and wildlife.
E. Consider wildlife habitat and needs when developing housing and transportation corridors.
F. Encourage water conservation and wildlife habitat through the use of native vegetation in
developments and transportation corridors.
G. Encourage innovative water resource protections; use gray water for landscape and limit
use of fertilizer and pesticides.
H. Encourage control of invasive and noxious weed species throughout the city's planning
area.
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I. Establish a detailed environmental review process and approval process that recognizes the
importance of plant and wildlife habitat,including the following features:
1. Emphasizes connectivity between areas;
2. Development of a rapid environmental review template for use in all foothill areas;
3. Clear description of additional assessments needed if there are issues of concern, such as
the presence of rare plants or a raptor nest;
4. Process to provide all species inventory information to the Idaho Conservation Data Center
(CDC);
5 Process to consult with State and Federal Wildlife Agencies on big game impacts for all
Foothills development;
6. Process to develop a community recreation plan in conjunction with a regional plan;and
7. A process to design and incorporate an integrated pest management plan for the planning
area and each individual development.
J. Require developers to complete an environmental assessment and mitigation plans prior to
final plan submittal.This will include a species inventory and report on any species of concern,and
will incorporate wildlife habitat in transportation considerations.
K. Establish ordinances requiring developers to prepare and submit environmental
assessments and any such additional reports as the City may from time to time require, for any
development on land within an area designated as a Special Area or Site or for any development
impacting a designated Special Area or Site.
L. Require development in sensitive areas(Foothills or riparian areas)to retain at least 40%
of the gross acreage as open space in large contiguous blocks.
M. Require developers to demonstrate funding for long term habitat mitigation projects,
including habitat rehabilitation, resident education, weed control, water project development, and
other programs as may be deemed necessary by the city.
N. Continue to actively participate in the Federal Emergency Management Flood Mapping.
O. Continue to actively participate in Ada County Emergency Management.
P. Establish a process to review transportation corridors for wildlife impacts; traffic speeds
may be limited in areas adjacent to riparian corridors in seasons of high wildlife use,or at night to
avoid collision.This avoids the necessity of faunal crossings;these bridges or tunnels provide access
across the roadway for all species.Of particular problem are fences and barricades.These should be
avoided if possible.
Q. Protect and improve natural and man-made waterways.Work with appropriate agencies to
ensure proper maintenance of the facilities.
CHAPTER 9: PARKS,RECREATION,&OPEN SPACE
The City's Comprehensive Plan has historically preserved the FEMA designated floodway as open
space. To this end,these areas are not provided development densities, but these areas are allowed
to be used to meet the open space and recreation requirements for adjacent development.During the
development of the 2017 Comprehensive Plan, significant concern was expressed about the impact
development is having in the wetland, riparian, and habitat areas located within the 100-year
floodplain. . . . To his end, the Future Land Use Map was expanded to include the 100-year
floodplain in the regional open space overlay,an area that limits development in these areas.
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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. ORDINANCE PROVISIONS WHICH ARE RELEVANT TO THIS PROPOSAL:
• 2-1-5: DUTIES:
It shall be the duty of the planning and zoning commission to:
A. Conduct a planning process designed to prepare, implement, review and update a
comprehensive plan that includes all lands within the governing board's jurisdiction;
B. Hold public hearings prior to recommending the comprehensive plan, changes to the
plan and ordinances, special use permits, rezone applications, planned unit
development proposals and variance applications,and zoning ordinance amendments;
C. Provide ways and means to obtain citizen participation in the planning process;
D. Recommend subdivision and zoning ordinances;
E. Recommend changes to a comprehensive plan and zoning ordinance prior to
annexation of an unincorporated area;
C. DISCUSSION:
• Approximately four acres of the site is located within the floodway of Dry Creek,approximately
3 acres are located within the 1%annual chance special flood hazard area,and approximately 12
acres are located within the 0.2% annual chance floodplain, which is outside the special flood
hazard area.Because of this,a large portion of the site is located within the City's Regional Open
Space Overlay.
• The site has approximately 1,400 feet of linear frontage along State Hwy 55, which is located
within the designated Scenic Corridor and acts as the Northeasterly entrance to the City.
• Approximately 6 acres on the northwest portion of the site adjacent to Dry Creek is located within
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the Rural Planning Area of the Comprehensive Plan, an area within the City's plan where large
lot,rural,and agricultural uses are enhanced and preserved.
• The remaining 16 acres of the site are located within the Brookside Planning Area, an area of
transition between the Eagle Foothills to the north and the rural areas along Beacon Light Road.
• As proposed, the applicant is proposing to change the Future Land Use Designation of three
parcels as well as a portion of a fourth parcel, which could pose issues in development of that
parcel in the future if that parcel boundaries are not modified to follow the new land use
designation identified on the Future Land Use Map if the application is approved.
• This application is only for a Comprehensive Plan Future Land Use Map amendment.Any future
applications for annexation,rezoning,or site-specific development will be processed and noticed
separately.However,as part of this application,the applicant was required to submit a conceptual
site plan for future development.
• The current conceptual design proposes to zone the property MU (Mixed Use). The site plan
included shows Brookside Lane realigned to connect to Beacon Light Road by following the
northerly perimeter of the parcel to the most westerly corner adjacent to Beacon Light Road,
rather than its current access onto State Highway 55. A stub road to the northeast of the site has
been provided to allow parcels along State Highway 55 alternative forms of future access.
• A pedestrian pathway along the creek has been included,the exact location would be confirmed
based on floodplain regulations and during future development entitlements.
• The applicant is proposing to construct an enclosed climate controlled self-storage building
(64,970 SF),5 drive-up storage buildings(64,675 SF),and 5 Boat/RV storage buildings(107,345
SF). A truck wash and dump area are located on the northeastern end of the site along the new
frontage road. Vehicular access for both the flex buildings and the storage facility will be located
on both sides of Brookside Lane,just north of Beacon Light Road,with a total of 111 customer
parking spots provided.All perimeter buildings will be enclosed and fenced with landscaping to
create an attractive streetscape.The only open-air storage buildings will be located internal to the
site,unable to be seen from the rights-of-way.An additional commercial pad is also proposed on
the westerly portion of the parcel.
• A Trip Generation Memo has been included showing the estimated impact the change is expected
to have on the existing and planned infrastructure. Compared to the existing allowed single-
family uses for the property,the proposal will generate less daily total trips.
• A letter was received from Idaho Department of Fish and Game stating that although no specific
wildlife surveys have been completed on the property, based on their database of species of
greatest conservation need in the area, as well as the fact that the site has been previously
disturbed,they do not anticipate any significant negative effects based on the proposed activities.
PUBLIC HEARING OF THE COMMISSION:
A. A public hearing on the application was held before the Planning and Zoning Commission on
September 19, 2022, at which time testimony was taken and the public hearing was closed. The
Commission made their recommendation at that time.
B. Oral testimony in favor of the application was presented to the Planning and Zoning Commission by
no one(not including the applicant and their representative).
C. Oral testimony in opposition to the application was presented to the Planning and Zoning Commission
by fourteen(14)individuals.The concerns discussed focused on the traffic problems at the intersection
of State Highway 55 and Beacon Light Road and how storage for recreational vehicles could increase
the traffic congestion, how the preferred alternative would be to close off Brookside and not make it a
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through street,and a desire for the area to remain rural in nature.
COMMISSION DELIBERATION:
Upon closing the public hearing, the Commission discussed during deliberation that the applicant did not
justify the request for an amendment to the Future Land Use Map within the Comprehensive Plan and did
not provide a satisfactory explanation of why development of the site based on the existing Land Use
Designation was not possible.
COMMISSION DECISION:
The Commission voted 5 to 0 to recommend denial of CPA-01-22 for a Comprehensive Plan Future Land
Use Map Amendment from Neighborhood Residential to Mixed Use.
CONCLUSIONS OF LAW:
The Commission reviewed the particular facts and circumstances of this proposed Comprehensive Plan
amendment(CPA-01-22)in terms of the Idaho Code Section 67-6509 and goals and objectives of the City
of Eagle Comprehensive Plan, and based upon the information provided including the review of"11.3.1
Amendment Process" section within the 2017 Comprehensive Plan, the Commission determined that the
applicant was unable to justify the following four criteria,which are required for Comprehensive Plan Land
Use Map Amendments:
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.
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.
DATED this 3rd day of October 2022.
PLANNING AND ZONING COMMISSION
OF THE CITY OF EAGLE
A o nty,
___Vs......„
Trent Wright,Chairman
6
jEST:y E. �`°•orn,Eagle Ci ik i W
!:)....0. t.�A
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