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Minutes - 2009 - Planning & Zoning - 11/16/2009 - Regular THE CITY OF EAGLE PLANNING AND ZONING COMMISSION November 16,2009 Minutes ORIGINAL 1. CALL TO ORDER: Meeting called to order at 6:03p.m. 2. ROLL CALL: Present: TANNER, ROEHLING, AIZPITARTE, SMITH, VILLEGAS. A quorum is present. 3. CONSENT AGENDA: . Consent Agenda items are considered to be routine and are acted on with one motion. There will be no separate discussion on these items unless the Chairman, a Commissioner, member of City Staff, or a citizen requests an item to be removed from the Consent Agenda for discussion. Items removed from the Consent Agenda will be placed on the Regular Agenda in a sequence determined by the Rules of Order. . Any item on the Consent Agenda that contains written recommendations from the City of Eagle shall be adopted as part of the Planning & Zoning Commission's Consent Agenda approval motion unless specifically stated otherwise. A. Minutes of October 26, 2009. Tanner moves to approve item 3A. Seconded by Roehling. ALL AYE...MOTION CARRIES. B. Findine:s of Fact and Conclusions of Law for RZ-05-09 - Rezone from R-4 (Residential - up to four dwelline: units per acre) to CBD-DA (Central Business District with a Development Ae:reement) - M and H Development: M and H Development, represented by Greg Hall, is requesting approval of a rezone from R-4 (Residential - up to four units per acre) to CBD-DA (Central Business District with development agreement). The 0.47-acre site is located on the east side of North Eagle Road approximately I 75-feet north of Idaho Street at 220 North Eagle Road. The application also includes the properties located at 16 and 144 East Idaho Street, a .31-acre parcel and a . 14-acre property respectively, located on the northeast comer the intersection of North Eagle Road and East Idaho Street, as a part of the development agreement. Chairman Tanner notes he was absent from the meeting at which this application was approved. He states that he read the findings and agrees with the dissenting opinion from Commission Villegas, but agrees with the approval of the application, but in his opinion full access to Eagle Road should not be restricted. Commissioner Aizpitarte asks for, and receives, clarification on the findings and format from Planning Staff. Tanner recommends for approval Findings of Fact and Conclusions of Law for RZ-05-09 - Rezone from R-4 (Residential - up to four dwelling units per acre) to CBD-DA (Central Business District with a Development Agreement) - M and H Development: with the addition of a comment from Tanner that full access from Eagle Road should not be restricted. City Attorney Paul Fitzer inquires if Chairman Tanner was present for the entire public hearing portion of this item. Tanner confirms that he was, but was not in attendance at the meeting at which final action was taken. Seconded by Roehling. ALL AYE...MOTION CARRIES. 4. UNFINISHED BUSINESS: None 5. PUBLIC HEARINGS: Page 1 of 8 KIP&ZIMINUTESITemporary Minutes Work AreaIPZ-11-16-09min.doc desie:nation) to MU-DA (Mixed Use with a development ae:reement) - Capital Development. Inc.: Capital Development, Inc., represented by Dave Y orgason, is requesting approval of an annexation and rezone from RUT (Rural-Urban Transition-Ada County designation) to MU-DA (Mixed Use with a development agreement). The 11 0.56-acre site is generally located on the west side of S. Meridian Road and the north side of W. Chinden Boulevard (Highway 20/26) approximately 835 feet west of S. Meridian Road. This item was continued from the October 26, 2009, Planning and Zoning Commission meeting. Tanner introduces the item and notes that they would like to hear public testimony on both items at the same time. Villegas recuses himself from agenda item B. City Attorney Fitzer states that if public testimony for both item A and B will be taken at the same time, yet separate motions made on each - it would be better if Commissioner Villegas recused himself from both items in order to ensure a clean record. This course of action complies with Idaho State Code 6765-06. Commissioner Villegas recuses himself from items 5A and 5B and steps down. B. CPA-07-08/A-05-08/RZ-ll-08 - Comprehensive Plan Map and Text Amendment from Public/Semi-Public and Transitional Residential to Mixed Use, Professional Office, and Transitional Residential and an Annexation and Rezone from RUT (Rural-Urban Transition-Ada County Desie:nation) to MU-DA (Mixed Use with a development ae:reement) for Wilson Properties, L.P. and Wilson Holdine:. LLC: Wilson Properties L.P. and Wilson Holdings, LLC, represented by Gene Shaffer with CSHQA, is requesting a Comprehensive Plan Map and Text Amendment to change the land use designation on the Comprehensive Plan Future Land Use Map from Public/Semi-Public and Transitional Residential to Mixed Use, Professional Office, and Transitional Residential, and to amend the language in the Rim View Planning Area; an annexation and rezone from RUT (Rural-Urban Transition - Ada County designation) to MU-DA (Mixed Use with a development agreement). The +/- 83.79-acre site is generally located at the northwest corner ofN. Fox Run Avenue and Chinden Boulevard (Highway 20/26) at 6479 N. Fox Run Avenue and 990 W. Chinden Boulevard. Charles Wilson 990 W. Chinden Blvd. Meridian, Idaho. Mr. Wilson reviews the history of the application. Robert Banks 1542 N. Parkforest Way Eagle, Idaho. Mr. Banks introduces the teams that have worked together to bring these two applications forward. Mr. Banks begins reviewing the regional planning that was taken into consideration when bringing these applications forward. Discussion of the number of acres affected, the extensive planning measures taken by this team, traffic impact, potential future revenue for the City and the positive impact on the Eagle business community. Dave Yorgason with Capital Development 6200 N. Meeker Place Boise, Idaho. The property associated with their application (Agenda item 5A) is contiguous with current City limits. Mr. Y orgason gives an overview of other developments that Capital Development has successfully completed. He reviews a concept plan for this application, location of residential lots in relation to commercial lots and also Chinden Boulevard, density and impact to traffic. Discussion. Mr. Y orgason agrees with the staff report and requests approval of the application. Robert Banks reviews the comprehensive plan justification for this application. (agenda item 5B) Nancy Merrill, 1002 N. Faldo Way Eagle, Idaho. Mrs. Merrill reviews the history of the land in the area of these two applications and throughout the City of Eagle. She comments on the development and history of the Comprehensive Plan and changes that were made to create Eagle's unique identity. Robert Banks discusses the market analysis that was completed by ROIC Analytics. The ROIC study states that the proposed commercial is consistent with the type and amount of services that the community will need from this regional entry gateway location. Mr. Banks reviews ROIC's qualifications and emphasizes that this location will be highly sought after by new major tenants. Bob Mitchell 925 W. Bankside Dr. Eagle, Idaho. Mr. Mitchell reviews the viability of the retail locations for this site. The potential trade area will primarily draw from areas outside of Eagle City Page 2 of 8 K:IP&Z\MINUTESITemporary Minutes Work AreaIPZ-11-16-09mindoc probably over 80% of the customers would be non-Eagle residents. This will make it much more self sustaining. Mr. Mitchell reviews three commercial developments that he found tenants to occupy space. He looks forward to working on this proposed development to provide employment and shopping opportunities. Discussion. Danielle Jordan 13427 Silver Brook Drive Boise, Idaho managing partner with ROIC Analytics. Ms. Jordan addresses questions regarding the ROIC market analysis study. Ms. Jordan explains the boundaries that were used for study and why secondary and tertiary trade areas were built into the study. Robert Banks address some of the Commission's concerns including traffic and access points. He also discusses transitional housing and buffering. Mr. Banks reads into the record a letter in support of this application from Fred Meyers Inc. that was dated stamped on November 11,2009. Mr. Banks states that this is a great master plan, it addresses future community needs, provides jobs, tax base and infrastructure. General discussion. Dan Thompson, Thompson Engineering, 181 E. 50th Street Garden City, Idaho. Mr. Thompson addresses the scope of the traffic study. This study did not include the corridor north of Chinden Boulevard. Their study was coordinated with Ada County Highway District and ITD to address the issues those agencies expressed. Discussion of Linder Road and Chinden Boulevard mitigated. Mitigated being defined as what would need to be done to mitigate the impacts from the developments in the area. Discussion. Pam Golden with Idaho Transportation Department (ITD) 8160 Chinden Boulevard Garden City, Idaho. Ms. Golden addresses traffic and access questions posed by the Commission. Ms. Golden discusses Idaho Transportation Department policy and their role in this process. The transportation network is not in place to support this application. The access that exists today for this site is by permit and is specifically for a golf course, 90 trips per day. Any time there is a change in the intensity of the site, it must come back to lTD. Because they are not actually requesting a change in the intensity, they are not actually building anything right now - the additional review will be done when the project gets closer to being built, not during this initial phase. Currently ITD disagrees with the applicant that they are guaranteed their full access in perpetuity, ITD has police powers to restrict it to right-in-right out or other restrictions. Discussion regarding the 20-26 Access Plan. Discussion between Ms. Golden, Mr. Thompson, Mr. Banks and the Commission. Zoning Administrator, Bill Vaughan briefly introduces the staff report City Planner, Jeff Lowe reviews the commercial portion of the staff report and the applicability of Eagle City Code to the proposed application. Transition is a key aspect to the proposal. City Planner, Mike Williams reviews the residential portion ofthe staff report. Tanner opens the public hearing. Lynn Trosper 7110 N. Spring Crest Eagle, Idaho. Ms. Trosper inquires about the public hearing process and the amount of time allowed for public testimony. Teri Bath 597 E. State Street Eagle, Idaho. Ms. Bath reads into the record a letter of support from the Eagle Chamber of Commerce Economic Development Committee. Two of the main reasons the EDC is supportive of this application is that it provides a great opportunity for job growth and tax growth. It also allows eagle to secure the southwest entrance into Eagle City limits rather than Meridian possibly annexing it. Copy attached to minutes. Lynn Trosper 7110 N. Spring Crest Meridian, Idaho. Ms. Trosper addresses the economic viability of this project in relation to some of the studies done by the applicant and their representatives. Ms. Trosper addresses the projected population growth in the secondary trade area. She quotes from reports by ROIC study and Ben Johnson Associates. In the Ben Johnson Associates report, Don Reading states "It is highly unlikely that the economic recovery will come soon enough and be strong enough to attract Page 3 of 8 K:IP&Z\MINUTESITemporary Minutes Work AreaIPZ-11-16-09min.doc the population necessary to support the retail and office development indicated in the ROIC report by the year 2015." Thus she does not believe the population growth will continue at the rate some would lead you to believe to support the massive amount of retail square footage proposed. Figures are provided for the City of Eagle and surrounding communities as to the excess amount of commercial properties and vacant office space available. The commercial space proposed is not rational and the increase in jobs and tax base is not realistic. Ms. Trosper contends that there will be a negative impact to surrounding neighborhoods for undeveloped or unoccupied commercial that will result from these proposals. Lee Swider 7176 N. Spring Crest Meridian, Idaho. Her residence borders one of the applications. Ms. Swider is concerned with traffic, and questions the Linder access points to the developments. She is opposed to the applications because of their size. Unless safety measures are addressed for access, there will be people killed due to traffic accidents. Brian Slader 6620 N. Fox Run Ave Meridian, Idaho. Mr. Slader is representing their Foxtail Home Owners Association. This presentation was put together by Dan Rosa. The Comprehensive Plan changes to these properties are reviewed by Mr. Slader. As the process has continued to change the neighbors have continued to come forward with their concerns. The current applications are encroaching closer and closer to their subdivision and will impact their quality of life. They do not believe that the developers are unable to put residential lots along Chinden Boulevard. They do not feel that the citizens should continue to have to be the ones that compromise to accommodate developers. Mr. Slader reviews the history of a lot that was purchased by Mr. Wilson and that the HOA allowed with restricted use agreement, he questions the legality of the Wilson's to develop this property for commercial uses. If allowed to develop this parcel into commercial it will negatively impact the enjoyment of surrounding property owners because of the close proximity to several homeowners. Mr. Slader comments on the inadequate access to the development. The homeowners are unaware of any ITD improvements that would increase the safety for this development. The zoning should remain consistent with that of the rest ofthe Rim View area. There needs to be appropriate barrier between commercial and residential. Judith Erdman, 7283 Windward Drive. Meridian, Idaho. Ms. Erdman reads her testimony into the record. There is enough shopping in the area, there is no need for this development. She implores the Commission to be visionaries and deny this application. Alan Hall, 1011 River Heights Drive Meridian, Idaho. Mr. Hall's property abuts Foxtail. Ensuring traffic safety is his main concern. Phil Broadbent 913 River Heights Drive Meridian, Idaho. Most of the lots in this area are 5 acres or more. Mr. Broadbent is an attorney and practiced law in Pheonix, AZ for numerous years working in the area of real estate and development. It has been his experience that developers are out to make money. The Comprehensive Plan is to reflect the desires of the residents. It should not be amended to fit the needs of a developer nor through an application by a developer. The vastness of the residential and commercial proposed by the developer is preposterous. It is the duty of the Commission to preserve current residents and neighborhoods. Chinden cannot sustain the type of growth proposed for this area. He does not see how the City, in good conscience, can approve this application as presented tonight. Scott Trosper, 7110 Spring Crest Meridian, Idaho. His subdivision abuts Foxtail Golf Course. He was here a few years ago for a similar project. Mr. Trosper feels that 8 units per acre is far too high for the area. The proposed transition does not promote the sense of neighborhood. The commercial aspect proposed is excessive for the area. Traffic impact and the safety of those living nearby and utilizing the development must be addressed. He opposes the project and feels that it is not needed. The current citizens deserve more. The proposed plan is not adequate. Ryan Moore, 6673 N. Fox Run Meridian, Idaho President of Foxtail Subdivision. The development is too big, and increase in traffic is too high. Due to the current economic situation it is not needed. Dennis Hansen, 465 W. Sly Fox Meridian, Idaho. Mr. Hansen is concerned with the proposed buffer zones. The proper buffer zone should be a berm. The traffic is already an issue and this development will only increase the problem. The proposed density is too high. Mr. Hansen quotes recent articles Page 4 of 8 K:\P&ZIMINUTESITemporary Minutes Work AreaIPZ-11-16-09min.doc highlighting the stagnant commercial conditions. Larry Sandusky 7602 Canyon Meridian, Idaho. Mr. Sandusky is concerned with density. Mr. Sandusky reviews the numerous commercial properties currently vacant, as well as several subdivisions, that have halted construction. The negative impact on traffic will be great. There isn't really a need for increased residential properties. There is no need for this right now. Jim Goth 1458 W. Sandy Court Meridian, Idaho. He concurs with most of the testimony. He is opposed to the requested zoning. Planning should drive development vs. developers driving planning. Access to Linder Road is very dangerous as things stand right now. The roads need to be improved beforehand vs. as an after thought. Pam Golden representing Idaho Transportation Department 8150 Chinden Blvd Boise, Idaho. ITD is not opposed to relocating the light at Paramount. Their agency is restricted by State law how much they can require in regard to improvements, so it is not that they may not desire the improvements, but rather they are legally restricted in their authority. Ms. Golden discusses right in - right out options. Discussion regarding deceleration and acceleration lane options, as well as bicycle lanes. Dennis Kelley 7689 Carriage Lane Boise, Idaho. Mr. Kelley worked for 30 years in real estate doing development and 10 years on Boise's Planning and Zoning Commission. It is a complex process and he is aware there are hard decisions to be made tonight. The data gathering process and research for potential sites for stores has improved vastly and does a lot to ensure the successful placement of them. If we could build roads ahead of people as in Arizona, it would be wonderful. But Idaho doesn't have those funding mechanism in place, having said that he feels that ITD and ACHD with the money that is allocated does an excellent job putting safety first. Jerry Armstrong 2813 Lake Front Place Garden City, Idaho. Mr. Armstrong has done planning throughout the Valley. Mr. Armstrong emphasizes the importance of the decision before them tonight. The fact that these 2 developers are working together at this time is critical. It is critical to provide sustainability and job creation. Paul Farmer 7107 N. Spring Crest Meridian, Idaho. Mr. Farmer submitted written testimony. He questions who Mr. Armstrong and Mr. Kelley work for and why they waited until the end to testify. Can just anyone stand up and testify. The Commission reassures Mr. Farmer and the audience that anyone can testify during a public hearing. Idaho State law is very clear on this matter; in fact, it is the purpose of holding a hearing so that all may be heard. Tanner calls a recess due to a medical emergency in the audience. Robert Banks begins rebuttal. Dave Y orgason with Capital Development addresses residential concerns. In regard to 8 units per acre once the open space is factored in it will end up being closer to 4 units per acre. He feels that the sense of neighborhood has been preserved with this proposal, illustrating his point with Settlers Bridge and the patio home section of the development. The placement of a berm for buffering will negate some of the connectivity they are striving to achieve with this proposal. Mr. Banks addresses the restrictive agreement that was mentioned during public testimony. The agreement has been reviewed by the Developers attorney and they feel that the proposal before the Commission tonight is in compliance wit the agreement. Don Knickheram lives on Mace Road in Eagle. Mr. Knickerham is an attorney licensed in the State of Idaho. He has reviewed the restricted agreement. It does not disallow development of the property. There is no road proposed on this lot, so it is a non-issue. The proposals before you tonight are conceptual and will be coming back to the Commission and Council for approval. Mr. Banks is asked to address the large outpouring of opposition during testimony tonight and submitted in writing. Page 5 of 8 K:IP&Z\MINUTESITemporary Minutes Work AreaIPZ-11-16-09mindoc Nancy Merrill states that neighborhood meetings have been held and she has attended some of them personally. The meetings have been amiable and good meetings. It is hard to accept change but we will continue to work with the neighbors as these applications moves forward. Discussion. Charlie Wilson states he offered to give the 5 acres with the barn. The 5 acres does not need to be commercial. They have offered to leave the driving range, but were told that they would rather have 1 acre homes up next to existing residential. Mr. Wilson addresses concerns with an existing berm that was brought up during testimony tonight. Robert Banks addresses the staff report. The applicant concurs with the Capital Development agreement recommendations. The applicant for the Wilson properties has several items that they do not agree with staff recommendations and would like to have changed. Dan Thompson, further reviews the traffic study his firm conducted to provide clarification. Danielle Jordon with ROIC Analytics addresses sustainable communities and retail centers. Ms. Jordan states that the retail potential will match population potential. Discussion. Further rebuttal by Mr. Banks regarding the extensive planning his team has conducted to bring these applications forward. Bob Mitchell with Thorton Olliver real estate provides rebuttal on the retail trade centers and the justifications of the proposed level of retail by the applicant. Banks provides concluding rebuttal encouraging the Commission to approve the applications, and provides copies of draft motions for the Commission to use tonight that will satisfy the applicant. Brian Slader 5562 N. Fox Tail Meridian, Idaho comments on new testimony presented by the applicants. He states the residents of Fox Tail did meet with Nancy Merrill. He states that he provided her with a list of concerns by the home owners association, there was never any dialog to address the concerns and how the developers could mitigate the HOA concerns. The developers were non responsive to their concerns and unwilling to compromise. Brian Moore 6671 Fox Run Meridian, Idaho comments on berming and residential lots on the perimeter. Mr. Banks states that he feels that there has been a great deal of communication with the HOA. Discusses continuing dialog regarding the 5 acre lot that Mr. Wilson discussed. Tanner closes the public hearing. Deliberation amongst the Commission. Smith expresses his comfort with the annexation, but has serious reservations regarding the rezone and comprehensive plan amendments. The applicants' presentation was excellent and impressive, but there are so many people here tonight that will have their quality of life impacted by these proposals he cannot support the applications. Aizpitarte is in favor ofthe application and feels the developer will be able to adequately address traffic. He is not adverse to the amount of square footage the developers are requesting. The buffering on the lots of Foxtail seems to be a "disconnect", and would like to see something done on the 5 acre parcel. Mr. Wilson indicated that he would look into that and he would like that in a motion. Roehling has concerns with traffic. The commercial viability of the proposal appears to be self evident. His biggest concern is the residential lot and he does not support a rezoning of that lot. Tanner is in support of the applications but has some concerns and would like additional time to review the applicant's objections to the staff recommendations for the Wilson property before proceeding forward with a motion. He does not feel like they can give it the consideration and attention it deserves due to the lateness of the hour and vast amount of information to consider. Discussion. Aizpitarte moves to recommend for approval A-04-09/RZ-04-09 - Annexation and Rezone from RUT (Rural-Urban Transition - Ada County designation) to MU-DA (Mixed Use with a development agreement) - Capital Development, Inc. with the following changes: Staff is to correct the numbering in the report and adding language to condition 3.15 adding "change two roads to one road and that the southern road will end at the property line and be a cul-de-sac." Aizpitarte amends his motion to say "the applicant shall provide no less than two roads, and that Page 6 of 8 K:\P&ZIMINUTESITemporary Minutes Work AreaIPZ-11-16-09min.doc the southern road will end at the property line in a cul-de-sac." Seconded by Tanner. Discussion. Aizpitarte withdraws his motion. Aizpitarte moves to approve A-04-09. Clarification by City Attorney that it is appropriate to act on both the annexation and rezone with one motion. Aizpitarte reinstates his initial motion. Seconded by Tanner. Discussion. THREE AYE.. .ONE NAY (Smith)... MOTION CARRIES. Tanner again states that he feels that he needs more time to review the motions that the developer submitted for the Commission's approval tonight in comparison to the Staffs recommendations. Discussion. Aizpitarte moves to approve CPA-07-08/A-05-08/RZ-II-08 - Comprehensive Plan Map and Text Amendment from Public/Semi-Public and Transitional Residential to Mixed Use, Professional Office, and Transitional Residential and an Annexation and Rezone from RUT (Rural-Urban Transition-Ada County Designation) to MU-DA (Mixed Use with a development agreement) for Wilson Properties, L.P. and Wilson Holding, LLC. with the following changes. On page 43 of 52 for 6.8.7 Rim View Planning Area, I feel the density is too much and I'd like to change number A2 "Areas designated from transitional residential should have an average residential density of up to it says 2.5 units per acre," I'd like it changed to 2. I would also like to change all references in here from 78,750 feet back to the original 210, 000 square feet of enclosed building area, back to the original square footage. That is on page 45 of 52 and probably throughout the document. There are permitted conditional uses identified under mixed use district except for the following uses which are prohibited, I'd like that anything that talks about the adult industry included. That is 3.4.1 and 3.4.2 that the adult industry would be restricted. And as far as the rest of all this stuff, I looked it over and I'm not interested in (unintelligible). City Attorney Fitzer informs the Commission that the CPA should be acted on separately. Aizpitarte amends his motion to recommend approval of the CP A-07-08 the Comprehensive Plan and Text Amendment from Public/Semi-Public and Transitional Residential. Changing the density from 2.5 to 2 units per acre. With the idea that transitional lot sizes would be aggressively pursued by the applicant. Less density and more transition is what is wanted. Discussion. Seconded by Tanner. Discussion. ALL AYE...MOTION CARRIES. Aizpitarte moves to recommend to approve A-05-08 Annexation of the Wilson Property into the City of Eagle. Discussion. City Attorney Fitzer states that when you annex property you need to have zoning associated with it. Aizpitarte withdraws his motion. Aizpitarte move to recommend for approval A-05-08/RZ-ll-08 Annexation and Rezone from RUT (Rural-Urban Transition-Ada County Designation) to MU-DA (Mixed Use with a development agreement) with the one change on page 45 of 52 and throughout the document the MU-DA commercial use area shall be limited to 78, 750 to stricken and be changed back to 210,000 square feet. And no single enclosed building area greater than 120, 000 all that stuff goes back to the original language. And the adult business references prohibited. Clarification all square footage references shall go back to what the applicant proposed. Seconded by Tanner. Discussion. TWO AYE (Aizpitarte and Tanner)...TWO NAY (Smith and Roehling)... MOTION FAILS. Discussion regarding alternate motions. For further clarification on their dissenting votes, Smith states that the major sticking point and why he cannot support this application, is that the quality of life people sought when the came here and the Comprehensive Plan that was in place, would be altered. Roehling states that his nay vote was due to the inclusion of the Foxtail residential lot and the proposal that he cannot support. Aizpitarte moves to hold a special meeting on Monday, November 23rd at 6:00 p.m.to approve the Page 7 of 8 K:\P&Z\MINUTESITemporary Minutes Work AreaIPZ-11-16-09min.doc findings of fact for these applications. Seconded by Tanner. ALL AYE.. .MOTION CARRIES. 6. NEW BUSINESS: None 7. REPORTS: None A. Commission: B. City Attorney: C. Staff: 8. ADJOURNMENT: Tanner and Roehling to adjourn 1:37 a.m. Hearing no further business, the Commission meeting adjourned at 1 :37 p.m. ~i.' I _ , ,.j . 111111111., RESPECTFULL Y SUBMITTED: ......,~ .. III", , ~ y ~ I .... I"~ ........ 0 "" .... v.. \:.. ... ~~ :,\".." .~.. " 'If,.,. ~ 1<:" A. -:., ........' -'''.'''' . . Q;' , '-'f ~. ~ : · . <C ~:...: 'f.lJ ;:r...: r_ ~ 0.. · -J ~ .. y'/.. V \"'(.~ -L'" ; ) .. . ., ... , ......... ~ to ."....... * ~ ....' ..." . . , ~ . III SHAR . BERGMANN 'I., CITY CLERK/TREASURER APPROVED: ~--2 - GARY TANN ..... CHAIRMAN A TRANSCRIBABLE RECORD OF THIS MEETING IS AVAILABLE AT CITY HALL. Page 8 of 8 K:\P&ZIMINUTESITemporary Minutes Work AreaIPZ-11-16-09min.doc EAGLE PLANNING & ZONING COMMISSION PUBLIC HEARING SIGN-UP SHEET November 16, 2009 SUBJECT: CPA-07-08/A-05-08/RZ-11-08 — Comprehensive Plan Map and Text Amendment from Public/Semi-Public and Transitional Residential to Mixed Use, Professional Office, and Transitional Residential and an Annexation and Rezone from RUT (Rural -Urban Transition -Ada County Designation) to MU -DA (Mixed Use with a development agreement) — Wilson Properties. L.P. & Wilson Holding, LLC ADDRESS/ TESTIFY TELEP ONE/E-MAIL YES/NO? PRO/CON 1 )' c 1 Vfe L7" n ui 4a -IL qa221"2... 6-4 NAME /,26 Linn acg aLe_ J fhr/ [roqde4 /xt qrcalbtm-f- \i Ail/4w /C5i ( 17(J-,,, Tn)5P-4- L/ ryo(e Frac( a \An 41 4.(10( /chi /4 k3Gc-fle ib*Y3 Fe--EPtivl A -A-( ILEsh s3 6y,6 ))7.5 i'e, b ' Me%'d ' 4J J F36A/G 6,(1, fy (1, -/tA` - nl t r Ai 2A Ott yes C,0r) Ye5 Gin po Ye S V6S co ce co e.) s C or\ cow (0A EAGLE PLANNING & ZONING COMMISSION PUBLIC HEARING SIGN-UP SHEET November 16, 2009 SUBJECT: CPA-07-08/A-05-08/RZ-11-08 — Comprehensive Plan Map and Text Amendment from Public/Semi-Public and Transitional Residential to Mixed Use, Professional Office, and Transitional Residential and an Annexation and Rezone from RUT (Rural -Urban Transition -Ada County Designation) to MU -DA (Mixed Use with a development agreement) — Wilson Properties. L.P. & Wilson Holding, LLC ADDRESS/ TESTIFY NAME )41 ,cerTwof\ G•aaw NAME TELEPHONE/E-MAIL 4;622) fV. 1r t2 QJ c 1-4/0 w. f-ody r6 '44 Oft—,CR� (frALL 'sfv-7/s-6 d cA4<<,zdkUI btPpv isc vy-714- id 11 -of YES/NO? PRO/CON y S Co1J ADDRESS/ TESTIFY TELEPHONE/E-MAIL YES/NO? PRO/CON 2 EAGLE PLANNING & ZONING COMMISSION PUBLIC HEARING SIGN-UP SHEET November 16, 2009 SUBJECT:A-04-09/RZ-04-09 - Annexation & Rezone from RUT (Rural -Urban Transition - Ada County designation) to MU -DA (Mixed Use with a development agreement) - Capital Development, Inc. NAME L�1 h h Trcrer 61Aliat ji' D2 h n 1'5 // AnJ$PN Cciti R-<1.„1/ roili at4 i-trAA-t. yrs+1i 1-taM I (�- I L lesai-f) gE o\fT ' .44%.2 Vroaa%.4l Ce -t* -1-;ID)p.c1-11-- (126 ��, Moor('Aire— im--(1.__SaN AN) ADDRESS/ TESTIFY TELEPHONE/E-MAIL YES/NO? PRO/CON rl 1 l o N. s pri v\6c r es* 1Li1 & r i d i co), ' (a 4-Z 1 VL . �n coy&S* 4.5- to S/Y Fox ' . 63�Le-��cc C£ rd', eft - i 3 S736 V C or , 1J/rote/io,n L ,/2 b.�fr (3.26 UV c`-- `ZC .. Tc('36 ,c (O(( �r /�2 c/C lJ yes CM/ Cort - C dY✓ CON 1' V !1 Cow EAGLE PLANNING & ZONING COMMISSION PUBLIC HEARING SIGN-UP SHEET November 16, 2009 SUBJECT:A-04-09/RZ-04-09 — Annexation & Rezone from RUT (Rural -Urban Transition — Ada County designation) to MU -DA (Mixed Use with a development agreement) — Capital Development, Inc. NAME ADDRESS/ TESTIFY TELEPHONE/E-MAIL %Lb, ""1' (N)k., AZ=ll s,t4ov/ le/ t sicg- 7/5'.‘ YES/NO? PRO/CON Ne CSN ,�o �5 EAGLE PLANNING & ZONING COMMISSION PUBLIC HEARING SIGN-UP SHEET November 16, 2009 SUBJECT:A-04-09/RZ-04-09 - Annexation & Rezone from RUT (Rural -Urban Transition – Ada County designation) to MU -DA (Mixed Use with a development agreement) – Capital Development. Inc. ADDRESS/ TESTIFY NAME TELEPHONE/E-MAIL YES/NO? PRO/CON 0--VvY) VT -'9 5ff g ? X -c' tt) 3 1 t 5 ie Wr- vJc{ s v:czc , rit) Eagle Chamber of Commerce November 16, 2009 Eagle City Planning and Zoning, 'RECEIVED w -ILL-t) CITY OF EAGLE he aa w lit awe Route f.3ide- yo«.r, or o Bob Banks, representing Capital Development and Wilson Properties made a presentation to the Eagle Chamber of Commerce Economic Development committee regarding the potential development of the NEC of Linder and Chinden for annexation & zoning request. At this presentation the Eagle Chamber of Commerce Economic Development committee was asked to endorse this project. A vote was taken and unanimously passed in favor of supporting the proposed development. At this time we are requesting approval of this project doe the following reasons: 1. This is a great opportunity doe Eagle to improve in strategic growth, not only for the expansion of Eagle City limits, but job growth, tax growth and potential job growth. 2. The opportunity to lock down the Southwest entrance into Eagle This strengthens the ,"Gateways" into our community. Eagle is being encroached on by the City of Meridian as they grow North. Meridian has already jumped North of Chinden and annexed the northwest corner of Chinden and Linder and extends West all the way to BlackCat. It is of the upmost importance that Eagle retains this corner. Therefore, when considering approval or disapproval, some thought may be weighed on the fact, if this development does not gain approval in the City of Eagle, this consortium can potentially move the project, possibly to any of the remaining three corners on the quadrant. For all the reason mentioned above the Eagle Economic Development Committee and the Eagle Chamber of Commerce Board of Directors is asking the City of Eagle Planning and Zoning to move this project forward and give approvals to these landowners. Thank you for your time and consideration for this project. Sincerely, 124x. Teri Bath Lee Schrack President Chairman Economic Development Committee P.O. Box 1300 • 597 E. State Street Eagle, Idaho 83616 208.939.4222 www.eaglechamber.com fax 208.939.4234 eaglechamber@eaglechamber.com ,V2/11100 1/Vi L5611 c • - 1,(116 billisinspEol OWN ill 1 ht 101 11,101, • NEIC111101111000 NIEETIM. .. .'..!� [01.11.1 .1VE p-Iw u.a Cruel. uq IFII.0.0•lfui _ - .a1 Neighborhood -Meetings ,I ls:a�o.l.4Goa LV ..apolann: ,eee px+nnunsanefeesnng rss.jn a10.s. f anted Goll Coulee n epot/xq lea luvelvelme xrle iezon+np el sex/ pronto, u^lo ,he rrtyl Eeple ben. A neepronnual meling was Mb on lin.GAY 0.1Me121 2888 at in. fe.i1 Gots Mantena.ce Bamar. 0470N foe Bum Avenue Menewn IOahn 87846 The mels.v wee held Mneeen IM noun d en 01104A f8 00) D M and eght dew, 18 00) P M fdb+nng a a first al atl¢rtlece v l:i,e Held on h,... 1July429 2008 .,,<, ;;-• ,././ ,;' .: September 2, 2008 October 21, 2008 ':A.,l !. Z. 1.,. -, y:: +.:i{.:( v •°'1.:.: 1 , 1 r. • .10fr.4 .I.,. 2 7602 Ca 3 • • r1V' • S� .. �Trosper - 7,110 Springcrreesso 7102-Spitngcrest Devereaux - 634 W Sly'Fox, Bennett - 578,W SIy Fox #uo1 Fickes - 6554 N Fox•Rum Kirkman - 6452.N Fox . Run W,€hlnden,Bivd Geological Survey tet' •' 2009Google .43'40'26.76' N 116'224'35 04-W A�rth Vo(1Nit • • Oct 20:6 Eye at 7,V.; r We would like to start our rebuttal response by addressing the concerns raised by some of the neighbors. We are grateful to those neighbors who have spoken in favor of our proposals. I think you realize how unusual it is to have neighbors so that. It is important that you know the efforts that we have taken to work with our neighbors First. we have worked with owners and developers of the adjacent large tracts of land Don Forrest of Fred Meyer submitted a letter of support that you should have in your files Wilson Properties teamed up with Capital Development so that we could Master Plan these large tracts in concert with the already approved Eagle Island Marketplace It is rare that people like change However, it is inevitable that these properties are going to change. That change was put into motion when Eagle Island Marketplace started their approval process and it was the logical extension of fulfilling the request to create an annexation path for that project We have spent a great deal of time, effort and money to study and analyze how best to develop and utilize these properties to serve the community while respecting the existing neighbors Not only do these projects create the annexation path but they are the transition and buffer between the commercial and the existing residential It is not an accident that we teamed up with Capital Development. We sought them out as partners in master planning because it was apparent that they brought the expertise and quality that we want in our project In cooperation with Capital Development, we conducted numerous meetings with the neighbors Because we knew effective communication with the neighbors was critical, we brought Nancy Merrill on board to help us with those communications We wanted to make sure that we heard the neighbors and understood them. Nancy has helped us in that effort I would like Nancy to describe those efforts for you know NANCY SPEAKS As you have heard, we conducted several neighborhood presentations, met with home owner associations, met with numerous individual neighbors and made several adjustments to our plans. We will probably never please everyone; however, we have incorporated a lot of ideas and requests into our proposals and we will continue to listen and adjust when appropriate as we complete the development process. 3 Development Agreement Changes • Started with Council June 2008 • Submitted Oct 2008 • Finished Dev Agreement May 2009 — Input ITD, ACHD, Sewer — Everyone including Staff — Staff agreed with compromised Doc • Ready to present to P&Z May, June, July 2009 • Staff Report with changes Oct 26, 2009 • P&Z Nov 16, 2009 We would like to now address the staff recommendations. The staff recommends approval of the Capital Development's applications with certain conditions to be placed in the development agreement. The applicant concurs with all of staffs proposed conditions on Capital Development's application. In regards to the Wilson Properties applications, staff recommends approval with certain modifications to the proposed comprehensive plan text amendment and certain modifications to Article III of the proposed development agreement. We concur with many, but not all of the staffs proposed modifications. The overhead in front of you is to help you be familiar with the time frame that we have been working on this. You can see that because of the unique way this project emerged; the request that we create an annexation path for the Eagle Island Marketplace, we started with involvement with City Council. We then submitted our applications in October 2008. We negotiated in detail a Development Agreement with the City and thought that we had agreement on what it should look like. The items that we do not concur on were largely a surprise to us. One we were surprised that we did not have an agreement and second after all the time that we spent with staff, we thought that we would hear from them before they made a recommendation as radical to our project as deleting the support for our continued use of our existing commercial access. I would like to have Dan Thompson, our traffic engineer, come and address that issue. 4 Traffic Impact Study Proposed Wilson Properties Development Eagle, Idaho ;y. %Nilson Properties. LP 1101 Wes', Rye. Boise. ID 8370'. October 29, 2008 Thompson Enginecrc intik and CAV 101 Last SO" & (Iamb., re, pays 4410 5 Just 10o houses Mikan Thompson Engineers A 6 Chinden Blvd. Developments Snu Traffic Asv{ysrnnl wslt M Sites Devetc NoeaoSS10Fox Ron Siclra! Traffic as Proposed Thanpsan Enclosers, MG Jia YMZ0 mo Mr Existing Commercial Access to Remain won LZ 1 7 Ste Track Asspnm of with AA Sites Developed and Comecoan to Fos Rut Avon Signal v 4 Z441.4 Traffic off Fox Run tx Thank you Dan. Existing Commercial Access to Remain Mold si It is important to know that we firmly believe that we have a current legal right to continue to use our existing commercial access. It has become critical when the frontage road option was eliminated by staff recommendation during the Eagle Island Marketplace approvals. Eagle Island Marketplace is not designed to receive traffic from our project without us having our existing commercial access. Dan's studies show that the success of the project requires that access to remain. Since we have a legal right to it, we will not do anything to forfeit that right. As per ITD's request, we will cooperate with interconnectivity to keep traffic off of Highway 26; we will design our portion to match up with the new development, we will cooperate with Fox Run to lower the impact on them if they want it, and we will work with Eagle Island Marketplace to connect with them. But we will only do these as an accommodation to make the traffic work; we will not give up our right to our existing commercial access to accommodate them. We will not do it because all of the traffic studies say it would be the wrong thing to do for everyone; the wrong thing for Fox Run, for Eagle Island Marketplace, the wrong thing for the community. I want to be perfectly clear, we will not build these projects without the existing commercial access remaining. We do not participate in projects that will fail. 8 ..: . 385E ress ve Master Planned Development US L : d for w :' 41*1 IP str.1.6 w ..f_ • Chfnden "U NE One unit per acre Two units per acre Three units per acre Up to 8 units per acre •111 4 111• Open Space MU Commercial Neighborhood Business The next critical staff recommendation to address is that staff recommended a reduction in the amount of commercial and neighborhood business being approved and built as well as a reduction in the size of the buildings being allowed We strongly disagree and quite frankly do not understand the recommendation. We did not arbitrarily pick the amount of commercial and neighborhood business nor the size of the buildings. We spent a great deal of effort, time and money studying this subject We have experts from retail, development, brokerage and site analysis that all worked together to figure out what would best serve the community. This is not some small amount of experience that I am talking about Our developers have never had a failed project. As a the Executive Vice President of Store Development for Albertsons Inc, I was with them as we grew the company from several hundred stores to 2500 stores. Stores that were very successful, eight years as the most profitable supermarket/drug store chain in the nation. Part of a management team that was named five years as the best in retail. I built thousand of supermarkets, hundreds of drug stores, banks, fuel centers and car washes. We do not make our decisions by some rule of thumb but we use experience, finely tuned intuition and the latest in scientific projections Our location is a Regional Entry Gateway location Today, the only approved project with a major tenant at the intersection is the Eagle Island Marketplace with Fred Meyer. Staff focuses on other proposals in the City of Meridian that are not approved with major tenants When we have the best quadrant, why should this project take second place to Meridian planning. Instead, Meridian should be planning around what Eagle is doing here Besides, our studies took those potential developments into consideration and our proposals still makes sense as to what is needed to serve the needs of the community want to introduce Danielle Jordan of ROIC Analytics to explain the studies that she did for us. ROIC Analytics is one of two firms in the northwest that I trust to do this kind of analysis They do this type of work everyday, day after day, year after year They work with developers, retailers and municipalities. The other firm is RRG, a similar firm in Portland, OR RRG is the firm that did the study for Fred Meyer for the Eagle Island Marketplace project. Obviously, their study supported Fred Meyer in using its intuition and experience to decide to locate at this location So you have the two most qualified sit analysis firms telling you that this is the right location. Danielle — please explain your firm and study to the commissioners. DANIELLE JORDAN 9 ROIC Return On Invested Capital tiIIli €C:,� Ellis County Coalition for Economic Development WinCo FOODS gmq.. STATER BROS. A \' n l n I C4 Investments Summer Winds E1. SUPER DMG EVERGREEN NORTN6ATE AIIIFNET Albertson LLC DUNKIN' NAI Capital = IDONUTS Lewis Group of Companies 10 ROTC analytics Company Overview • Boise based consulting firm for developers, retailers and municipalities. • Supports sustainable communities and ensures success retail projects. • 20+ years of "real world" strategic analysis experience. Boise, Idaho -based provider of consulting, modeling, and analysis services for real estate developers and brokers, retailers, and the municipalities they serve. ROIC analytics seeks to help support sustainable communities with appropriate retail environments to serve resident demand for goods and services and ensure success retail projects. Company leadership averages 20+ years of "real world" strategic analysis experience as former heads of research for all of retailer Albertson's brands including Jewel, Acme, Shaw's, Bristol Farms, Sav-on, and Osco Drug; plus fuel and convenience stores. 11 Executive Summary • Retail potential will match population potential • Retailers must plan in advance • Retailers locate in the type of retail center/environment for which they've designed their concept • Customers shop different retail environments in different ways • Major retail centers on each side of Eagle enhance the Eagle shopping experience 12 ROIC Ada Return On Invested Capital I 1111 €C.y Ellis County Coalition for Econonuc Development WinCo FOODS GME C!7 EVERGRJ' N NORTNGATE h1ARN6 Thanks Danielle. y Albertson LLC STATER BROS. A\':\T,\ R C4 Investments Summer Winds El, SUPER NAI Capital -'DONUTS DMG Lewis Group of Companies Not only did we have the studies to help us understand the marketplace, we also had a highly experienced team members. I would like Bob Mitchell to come back up and explain why our proposals are the right ones for Eagle and the Community. 13 Regional Trade Area 14 Regional Trade Area 'y� s$_ w.. . Oevefopmen Fred Meyer Trade Area 2009 Population: 70,350 Median Income: 563,133 2009 Population: 20,434 Median Income: 575,308 15 3 Mile Population •Address M3 impact •These all add up to a sure sign of success. The nearly 40,000 shoppers within 3 miles of this regional gateway site can easily support much more than the planned 565,000 sq. ft. of restaurant, banking and shop space in Eagle Island Marketplace and Wilson Properties. Together with a fine anchor store such as Fred Meyer they will provide the nucleus to satisfy the shopping needs of West Eagle and Meridian residents close to where they live and work. •By comparison, the Karcher Interchange retail area has just 38,000 people in a 3 mile area, yet boasts a thriving retail core of over 1.9 million sq. ft. of retail space. I had the privilege of doing the leasing of the Nampa Costco/Target project from its inception. It was built in phases over three years and now totals 630,000 sq. ft. Each of the buildings was built to the specific needs of each of the tenants as contracts were signed and buildings delivered according to each tenant's desired opening date. 16 Summary • Master Planning in Eagle • Consistent with prior master planning • Addresses future community needs • Recreates the lost regional gateway opportunity • Provides jobs, tax base and infrastructure • Balances - Residential with Commercial • Sustainable - Growth pays its own way Thanks Bob In summary, these two proposed projects are a master planning opportunity for Eagle to bring this important, highly sought after, real estate into the city of Eagle. The proposals are consistent with prior master planning, as you have seen from our presentation, our multiple economic studies have helped us identify and scale our projects appropriately to address the future needs of the community. This quadrant is the best quadrant, of one of the best intersections in all of Treasure Valley. We would like it to be in the best city. It will help recreate for the city of Eagle, the lost opportunities that have been annexed away into other communities. In the process, it will not only create jobs and infrastructure, but it will bring important annual taxes that will allow for a sustainable city operation. Through master planning the projects create a balance between commercial, neighborhood business and residential. These projects are the transition and buffering between the existing residential and already approved commercial. We request your support of our two proposals. Are there any questions? If there are not further questions, before concluding our rebuttal comments, I would like to acknowledge that the staff and ourselves are substantially in agreement. Out of all of those many pages of the application and staff recommendations, there are only a few pages that we need to change for us to be willing to move forward with this project to create the requested annexation path and bring these benefits into Eagle. Because it is complicated, we have prepared draft motions to help you focus directly on what our request is; what our position is. Please hand these out to the commissioners. Additionally, I would like to stress that time is very important to our approval because it makes the Eagle Island Marketplace development more efficient; we do not want Fred Meyer to have to return to their funding committee again. Therefore, we request that you be cognizant of time as you proceed forward. Of course, the best for timing is if you are capable of ruling tonight. However, if you are not, we would request that you close public comment and continue to a special meeting later this week or no later than next Monday evening. Thank you for your time, patience, attention and consideration of our requests. 17 �ofiai/ I//J4 (01114241A" pz /thed4 Response to proposed Zoning Changes Foxtail, Rim View Recommendations supported by the Citizens of Eagle/Rim View Impact Area City of Eagle: Comprehensive Plan 2000 Residential One Public/Semi-Public 2 City of Eagle: Comprehensive Plan 2006 ma - When did this change from R1 to Transitional? 1 • la- IR ROI or Commercial Eh Professional Office lir Mixed Use Transitional Residential Public/Semi-Public 3 City of Eagle: Comprehensive Plan 2009 Commercial Transitional Residential Professional Office Public/Semi-Public 4 Wilson Properties: Zoning Change Proposal Et Commercial ® Professional Office High Density Residential Transitional Residential Public/Semi-Public 5 Foxtail Development 11_ Justification: You can't sell 1 acre homes on Chinden. U Fact: All property north of Chinden between Eagle and Linder has one plus acre homes. There are currently 41 homes with 1 plus acres north of Chinden between Eagle and Linder. Castlebury West will add 10 more. ❑ Two Different Developers: "One acre lots will still be viable along Chinden when the housing market rebounds." Progression of Zoning Changes Why has compromise always resulted in current citizens giving up their rights in favor of developers? When does the development take into the needs of the citizens in the Rim View impact area? Li Past agreements with developers have been ignored. For example, the Rim View area supported the commercial area proposed by Capital Development on Meridian and Chinden if they kept it to 8 acres. Now they want to double the commercial area. The same happened with the property on Chinden and Linder. It went from 5 acres to 10 acres to over 40 acres. Comments from City of Eagle January 16, 2007 Bandy - "Not an appropriate place for a large box store..." ❑ Bastian - Does not want a big box.. inappropriate for area...transition to larger acreage lots...density being reduced at the edges to have a low impact. ID Merrill - Owe it to the citizens to what they can anticipate happening as development occurs... Contractual Guarantee: Wilson Properties LLC and Foxtail HOA �--I Will not infringe upon enjoyment of current homeowners 9 View from Kirkman Home Contractual Guarantee: Wilson Properties LLC and Foxtail HOA O Will not infringe upon enjoyment of current homeowners 10 View from Fickes Home Contractual Guarantee: Wilson Properties LLC and Foxtail HOA O Will not infringe upon enjoyment of current homeowners 11 View from Bowen Home Contractual Guarantee: Wilson Properties LLC and Foxtail HOA ❑ Will not infringe upon enjoyment of current homeowners 12 View from Schlador Home Contractual Guarantee: Wilson Properties LLC and Foxtail HOA Will create and maintain berm similar to berm on Chinden ❑ One third of the size ❑ No weed control Legal Opinion: Wilson Properties LLC and Foxtail HOA LI Letter from ITD, July 24, 2009 Pam Golden Best long term solution "would be via a shared access with Eagle Island Marketplace and the road connecting to the Fox Run traffic Signal." Li Nancy Merrill • Has indicated that the current access is not adequate and the only way to have successful development is access through Fox Run L Legal Opinion from Holland & Hart, August 26, 2009 E There can be no access road built on the Wilson property (contained within the Foxtail Subdivision) connecting Eagle Island Marketplace to the Fox Run traffic signal. E The only use for the Wilson property contained within the Foxtail subdivision other than the existing use is residential, meeting the covenants of the Foxtail Subdivision HOA. ❑ Letter from ITD, August 30, 2004 n "It would be great of great benefits to the safety and operation of US 20/26 if this subdivision (Foxtail) can be provided these accesses to Meridian Road and the existing access to US 20/26 be removed." Fox Run access to Chinden will be closed in future L E Access on Chinden E Appropriate access not approved n ITD Board has announced no new projects, maintenance only 14 Impact of more commercial development in the area 1 The Rim View area has some of the most desirable and expensive property in Boise. Why risk decreasing those property values by putting high density residential and commercial next to such a desirable area? The scale of commercial development for the area would "negatively impact mobility on both US 20/26 and Linder." - Pam Golden, ITD July 24, 2009 Fox Run is not physically adequate to facilitate access outside of Foxtail Subdivision Golf course is key to the recreation in the entire Eagle and Meridian area. Only public golf course in Eagle. Can it remain as is? Broader Perspective What do other neighborhoods support? The following support no commercial development at Foxtail Golf course. ❑ Banbury ■ John Ramey ❑ Wedgewood ■ Bret Ferguson, Bill Palmer ❑ Castlebury ■ Lou Buhrley, Vince Covino ❑ Castlebury West ■ Lou Starita ❑ Sugarberry ■ Rich Drury, Devin Knudsen ❑ Sandy Springs ■ Mark Montierth, Scott Trosper ❑ River Heights ■ Phil Broadbent, Allan Hall ❑ Vienna Woods ■ Tim Smith, Paul Cluff ❑ Paramount ■ JD Drew ❑ Lochsa Falls ■ Kevin Amar, Jason Falconer ❑ Saguaro Canyon ■ Scott Christopherson, Brandon Harada ❑ Foxtail HOA 16 City of Eagle: Comprehensive Plan 2009 City of Eagle Land Use Map Resolution No 09.19 Adopted August 25. 2009 ye" 1. I 71,0 1011=I 4 - o.ortroorriorraor row Ina. we o ow. 1.01"....DA 1•100*Illst row ...or, ow to lowo. "The City of Eagle has taken great care in preserving the downtown and central business district as the economic hub of the city." 17 Rim View: Existing Resident's Proposal Keep zoning consistent with the rest of the Rim View planning area on Chinden from Eagle to Linder im Commercial Professional Office rr3 Transitional Residential Rim View Wetlands 18 Rim View Conditions if Existing Resident's Proposal Rejected r Commercial Transitional Residential Professional Office 10 Ft Berm MI High Density Residential Rim View Wetlands (not to exceed R4) 19 Conclusions ❑ Commercial has encroached enough, don't further damage some of the most desirable property in Boise 7 Contractual guarantees between Wilson and Fox Tail HOA does not allow Fox Run to be used as access to Wilson Golf Course property. ❑ Contractual guarantee between Wilson and Fox Tail HOA does not allow Wilson property contained within Fox Tail subdivision to be used for commercial ❑ Approved access on Chinden not appropriate for commercial development ❑ Fox Run is not physically adequate to facilitate access outside of Foxtail Subdivision ❑ ITD and Foxtail HOA have approved and agreed to close Fox Run access to Chinden ❑ RECOMMENDATION: Keep development in Wilson property consistent along Chinden from Eagle to Linder, i.e. R1 ❑ Need appropriate barrier between commercial and residential. The buffer needs to shield the view of the commercial property from the residential. ❑ Golf course is key to the recreation in the entire Eagle and Meridian area. Only public golf course in Eagle. Can it remain? 2 o TABLE 2 ADA & CANYON COUNTY PLANNED DEVELOPMENTS As of Aug. 11, 2009 Name Loacation IWilson\Capital\Foxtail East of Linder Road & Chinden Eagel Island Market Place -Linder Road & Chinden Knight Sky Linder Road & Chinden Knight Hill Linder Road & Chinden IDIAG Real Estate Linder Road & Chinden Mer�1;a T"wr, tFr �r,acioyv ;alley r -earl= , -- Bragal. Avimor Cartwright Ranch Dry Creek Ranch Hidden Springs Harris Ranch Polo Cove, Phase 1 Arbor Hills Kastera Cavannagh Cliffs Brighton East Orchard Ranch Osprey Ridge Vista Castellina Wildwing Village Aasse's Canyon Vineyards Criterion Orchards Cavanaugh Ridge Unnamed/Blacks Creek Isaac Canyon G-±' EaJle Fc.as F3:r;1E-A 'dah'L t,s S Shadow L'c'-, M-t.lillra- .� F1ar_H Cat J Idaho 55 Adjuct to Hidden Springs Idaho 55 & Dry Creek Road between Cartwright Raod and Warm Springs & Eckart Road southwest of Caldwell Plesant Valley between Highway 21 overlooking Lucky Kuna Kuna-Mora Road State Street between Bogart & Floating Feather west of N. Hill Road between Collister & Kuna Meridian Road south of Kuna Meridian Road south of 4275 S. Locust Grove Road Blacks Creek & 1-84 Isaac Canyoj & 1-84 (a) (b) Residenti Acres al (#) 195 385 39 58 125 10 80 98 Lyf7k %res er- i)ubLfi0164y (c) (d) (e) Density Commercial (b/a) Office (SF)SFI 1.97 90Q00 20,000 360,000 2.16 75,000 150,000 58,000 1.23 700,000 840 684 0.81 187,000 680 620 0.91 1,414 2,930 2.07 1,844 1,035 0.56 1,800 2,750 1.53 1,400 300 0.21 2,291 6,700 2.92 938 550 0.59 700 1,350 1.93 300 1,500 4,500 3.00 1,048 3,113 2.97 214 0.00 127 439 3.46 333 154 0.46 242 1,499 6.19 240 1,500 6.25 92 255 2.77 1,000 0.00 1.5 million 68,000 Trade area 2.45 M SF Office and 2.98M SF Commercial Source: Analysis of "Market Analysis : Foxtail" ROIC Analytics, LLC (July 2009) Prepared by Don Reading, PhD of Ben Johnson Associates TABLE 1 RETAIL POTENTIAL; ROIC MARKET ANALYSIS: FOXTAIL (Page 18) Implied Total SF@ Num -r of Total SF@ Assumed intersection Units intersection Tenant Class Size (SF) 2010 01 ' 2015 ::::,UCC'Pi F - •c • P4,staurar,! SSP Cic.thing - ATult Specialty Petal: - Autc ;_-a--� Clothing - Shoes 2,500 2,500 1 7,500 3 Department Stores 72,000 72,000 1 216,000 3 Drug Stores 15,000 15,000 1 45,000 3 Building Materials & Hardware 105,000 105,000 1 210,000 2 Specialty Retail - Sporting Goods 30,000 30,000 1 90,000 3 Specialty Retail - Books 18,000 18,000 1 54,000 3 Specialty Retail - Jewelers 1,500 1,500 1 3,000 2 Health Clubs 19,000 19,000 1 57,000 3 Household Furnishings 23,000 23,000 1 92,000 4 Mass Merchandise 150,000 300,000 2 300,000 2 Restaurant - Casual Dining 6,000 18,000 3 42,000 7 Service - Banks & Financial 2,700 2,700 1 10,800 4 Service - Insurance & Tax Prep 1,250 1,250 1 3,751 3 Service - Personal Care 1,400 1,400 1 5,600 4 Specialty Retail - Cellular Telephone 1,500 1,500 1 4,500 3 Specialty Retail - Optical Supplies 1,800 1,800 1 1,800 Total 803,000 05 1,621,000 (1'..).3-%- * Assumes Fred Meyer,VVinco, Alber(sons @ (120,0005P), and 1-2 Small specially players Implied Num -r of Source: Analysis of "Market Analysis : Foxtail" ROIC Analytics, LLC (July 2009) Prepared by Don Reading, PhD of Ben Johnson Associates Wilson Property CPA -07-08 & A-05-08 & RZ-01 1-08 Comprehensive Plan Map & Test Amendment From : public/Semi-Public and Transitional Residential to Mixed Use, Professional Office and Transitional Residential and Annexation and rezone with a Development Agreement for Wilson Properties L.P. Capital Development, Inc (Yorgason) A-04-09 & RZ-04-09 — Annexation and Rezone from Rural -Urban Transition to Mixed Use with a development agreement for Capital Development, Inc. -02/- 1 kz _O c y� pphCGlf'7F 4ef)4/ P2- Introduction • Capital Development, Inc. • Application — Annexation and Rezone (MU -DA) • Site Location • Transition Area not defined today • Site was previously annexed and rezoned in error Vision • What will this development look like? — Quality Development — Mix of Housing Types and Uses — Attention to Detail UO!S!f\ UO!S!f\ uo!s!A UO!S!A Vision UO!S!/\ Vision UO!S!f\ Concept Plan *I UNIT PER ACRE _ , • 2 I.INT PER ACRE 1 UNIT PER ACRE 4.1liSp4-11-4-, __ . I.I!.1_IT_S PER ACM: ' • "p_irr` ' ---1--- -• - I UP IC) _ _ -- PET -- .._:_--- —8.11NITS- __ . , i UP bcl ._, c i ACRE- 1 UNIT PE il ACRE 1 1 .. 8 Liti 111,- 1:--.4171- :_______ 2 "NITS PER A CRE I ! AC ,-..- I ,..4..41_____p_E_R Ile:: F• : '..,• - ,. 1 _11:-...liac..fi Dtlildilrz, Chinden Onixtit per acre 1111 Two units peracre Three units per acre Up to 8 mits per acre Open Space MU Commercial Oorhood Business Concept Plan IN INN L• • i Chinden J 0 411 1 UNIT PER ACRE 2 UNITS PER ACRE UNITS PER A+.. 1_Fitll tiI�,1C.µ 2 UNITS PER A4::RE 1 UNIT PE CRE wit- • 4101 a/ One unit per acre Two units p -acre Three units per acre Up to 8 units per acre ow Open Space MU Commercial Neighborhood Business Neighbor Discussions • Many formal and informal discussions — Received a lot of support • Some asked questions regarding: — Transition — Density — Traffic — Impact on home values Transition • Well planned communities have: - Mix of housing types and/or commercial uses — Smaller home sites closer to commercial — Larger home sites adjacent to existing larger home sites — Transition within • This master planned area will do all this Transition • Key Points: — Precedent in City of Eagle • 1 acre lots next to larger lots — Smaller lots closer to Chinden and commercial uses — Transition needs to work within the development Density • Housing Market has DRAMATICALLY changed. Buyers want: — Nice community at "affordable" prices — Smaller yards — Lower Property taxes and HOA dues • City Codes haven't changed • Need density for community to be viable • This application strikes a balance Traffic • ITD: No access = no issues • ACHD: No concerns • Collector Road: — Studied by Traffic Engineer — Meridian to Linder not warranted — Neighbors don't want it either • Impact to existing Foxtail neighbors — Required to connect to stub street — Goal is to discourage traffic and minimize impacts Impact on Home Values • Everyone has seen decline in values • 30+ years history - not one has lowered neighboring values • Our track record — Quality Neighborhoods, Attention to Details, Enforced CC&Rs • Housing mix is healthy — Higher $Isq. foot for smaller homes • Desirable communities hold values better • Intent: Quality development like Castlebury Utilities • Adequate Sewer, Water, Power and Gas available to service this site • No wells and no septic for future homes — No negative affect (quality or quantity) on neighbors wells or septic systems Conclusion • Proper and appropriate transition of lot sizes • Reduce the traffic impact • Adequate utilities to service the site • Another Quality Development • Staff Report: — Recommends approval — We agree with the staff report — Request approval CP4-67- ag PZ-65-a/,P24/-9c pao,d, e n / f9zjHi(/°? Wilson Properties Good evening, I am Charles Wilson My address is 990 West Chinden, Meridian, Idaho. I have been a local resident of the Treasure Valley most of my life (wait for being sworn in) My family is the owner of the Foxtail Golf Course. We are here today because we were asked by representatives of Eagle if we would work with the City to annex the Foxtail Golf Course creating an annexation path for the Powell Property now being developed as the Eagle Island Market Place. With the encroachment of development in the last 10 years and with the growth of both Eagle and Meridian as well as the need for the City of Eagle to define and capture its boundaries through Master Planning, we agreed to enter into this annexation process; which requires us to plan the future for the Foxtail Property My family put together a team of highly qualified experts from the local area, who has worked closely with neighbors, city staff, road agencies, service providers and the Eagle Island Marketplace. The Wilson Family has always prided ourselves in being good neighbors and good citizens. We have invested our time, energy, and resources and developed relationships that we value highly. We have invested over a half million dollars in the studies and plans to make this project the appropriate development for the community; one that works best for everyone, one that will last through the good times and the hard times. We want to continue to be good neighbors with the development and implementation of this project. Therefore, our development goal is to preserve lifestyles, while providing compatible and necessary services Tonight is the culmination of that work that creates the opportunity for Eagle to annex and master plan a significant portion of the north east quadrant of Linder and Chinden Roads. Complementary to our project, the Yorgason Family of Capital Development, who we have worked closely with in master planning, will also be making a coordinated presentation. I would like to now turn the podium over to Mr. Bob Banks, who will lead our presentation. Bob is one of our team members; a retired Executive Vice President of Store Development for Albertsons', Inc. Thank you for your time tonight and your consideration of our request. 1 Thank you, Charlie. Good evening; Mr. Chairman and Commissioners. I am Robert K. Banks. I have been a resident of Eagle for over 29 years, where I have raised my family at 1542 N. Parkforest Way, Eagle, Idaho; that is in the Lexington Hills Subdivision. We were one of the first homes built in Lexington Hills; picked out our lot before there were roads standing in the middle of a field. (wait to be sworn in) While living in Eagle, I spent a career in development for Albertsons Inc. retiring in 2004 as the Executive Vice President of Store Development. During my time with Albertsons, we grew the company from a few hundred stores to 2,500 stores building 1,000s of supermarkets, drug stores, banks, fuel centers and car washes. I have gotten to see how development is done in 100s of communities throughout the country including the Albertson in Eagle and Jackson Hole. As a long time Eagle resident, one of the blessings of our community that I am grateful for is the opportunities that we have had as a community to Master Plan large blocks of land at one time. It makes for better planning and better results than those communities that only get to plan small parcels one at a time. The proposals we present to you tonight also has the blessing of Master Planning large parcels of land. Our team being local community members is especially pleased to be working on a project in my home town, where I intend to spend the rest of my life. 2 Our Team Capital Development, Inc. and Wilson Properties, LP Our team consists of Capital Development and Wilson Properties. We are actually presenting two separate proposals that have been coordinated for master planning. One proposal by Capital Development and another by Wilson Properties. Because these combined proposals include mixed use consisting of residential, neighborhood business and commercial, there is a lot of information to convey. We have worked to organize the presentation to be succinct and to answer all anticipated questions. It may make it easier for everyone if you hold your questions to the end, however if you have an urgent concern please ask. 3 Capital Development, Inc. • Ramon Yorgason • David Yorgason • Christopher Yorgason We have spent a significant amount of time assembling the best team for this project. It includes highly experienced residential as well as commercial developers. Our team includes the Yorgason family that is a well known commodity in our community, having developed projects like Cantabury. The three primary principles are Ramon, David and Christopher Yorgason. 4 Wilson Properties, LP • Charles Wilson • Bob Banks • Bob Mitchell • Dan Thompson • Danielle Jordan • Ryan Cantlon • Don Knickrehm • Gene Shaffer • Harlan Mann • Nancy Merrill • Roger Cantlon • Vicki Cantlon Wilson properties brings in a high level of national expertise in commercial development. Charlie Wilson and Roger Cantlon have developed several million square feet in multiple states. Their shopping centers include major tenants such as Albertsons and Target. They have never had a failed project. Our team also includes highly skilled experienced experts in a variety of skills such as architecture, engineering, community economic impact analysis, site analysis, local history and traffic. For example, Gene Shaffer our lead architect has worked with Albertsons, Safeway and Whole Foods. This team has multiple decades of experience. We have lived through the hard times of the past including the Savings and Loan debacle of the 80's and early 90's. Collectively this team had the foresight to foresee this current climate of real estate approach. Because of that, the team positioned itself appropriately and avoided getting caught up in the real estate collapse. Therefore, this team does not have the baggage of failed projects. Besides being national experts in development, this team like myself has close ties to the Eagle Community. For example, Charlie Wilson as Chairman of the Board of St. Luke's recently opened the Eagle St. Luke's facility. Roger Cantlon not only helped Albertsons with its Eagle site, his kids and grandkids live in Eagle, he is one of the assistant football coaches at Eagle High School, his family helped provide the Optimist football/soccer youth facility as well as being a coach in the program. Don Knickrehm was the chair of the exploratory committee for the consideration of building a YMCA in the Eagle area. There are many other examples from our team on their close connections to Eagle. 5 My development experience includes numerous developments in the Treasure Valley; and of special interest to you is the Albertsons Eagle Store. Like other members on my team, I have participated in community services projects as well, serving on the Eagle Urban Renewal Board and I have been significantly involved with the Detox Center, Emergency Mental Health and Sobering Station that is supported by the City of Eagle and due to open in March of 2010. 6 Why are we here? • Master Planning of Regional Gateway Area. • Community benefits including the projects' importance and justification. • Annexation Path to Eagle Island Marketplace as requested. In order to accomplish the annexation path and to make the project the best planned, we needed to work with the neighbors to Master Plan as much as we could. That is when we teamed with the Yorgason Family of Capital Development. This was very exciting for us because of their vast experience with residential, which is 82% of our combined projects. Master Planning helps with transition, buffering, and traffic interconnectivity. As we make our presentation tonight, we will highlight for you the importance of approving this project now. This should be an important project to the City of Eagle and we think you will agree after you have an opportunity to review it fully. As you just heard from Charlie Wilson, he was asked to create a path of annexation into Eagle for the Powell property, which is now the Eagle Island Marketplace. That has been a driving force for why he put this team together. 7 g NIeridian City limits It was a large commitment of time and resources. It obviously made sense to plan the future for the Foxtail Golf Course in the process of creating the annexation path. He has spent over $500,000 studying how the property should be developed, what is the best use, the right intensity of use, how to blend it in with the existing and meet the future needs of the community It became obvious that this project should be a Regional Entry Gateway for Eagle 8 Capital Development, Inc. Annexation -04-09 Rezone -o4 -o9 Development Agreement Wilson Properties, LP Comprehensive Plan Amendment -o7 -o8 Annexation -05-08 Rezone -11-o8 Development Agreement The Yorgason Family of Capital Development is before you tonight seeking approval of annexation, zoning and a development agreement. The Wilson Family of Wilson Properties is before you tonight seeking a change to the comprehensive plan as well as approval of annexation, zoning and a development agreement. 9 Wilson Properties, LP and Capital Development Eagle Island Marketplace The sites are located at what is becoming the Southwest Regional Entry Gateway for the City of Eagle, at the crossroads of Linder and Chinden adjacent to Eagle Island Marketplace. We are collectively proposing to bring 195 acres into the City of Eagle. When you include the 38 acre parcel for the previously approved Eagle Island Marketplace, the land use actions total 233 acres annexed into Eagle. 10 11 J Wilson Properties, LP and Capital Development This planning area is currently in Ada County adjacent to both Meridian and Eagle City boundaries. The other three quadrants of this intersection have been or are currently being annexed into Meridian. As you can see by the aerial, the planning area is very regional in nature serving a wide geographical area and population base in Eagle, Meridian, Star and areas to the west. Linder Road is the only river crossing from Star Road to Eagle, a distance of 7 miles. Linder extends north into the foothills and will be a primary route into the foothill developments. The planning area is approximately 4-5 driving miles from downtown Eagle. Like the Home Depot and Winco development to the east, this development will complement downtown development. This development is consistent with the excellent planning concept started by Eagle of putting the larger, regional developments on the entry ways into the City; for example the Winco/Home Depot shopping center. This is the best planning to foster a strong downtown. 11 Community Benefits • Master Planning • Larger Eagle Tax Base • 550 jobs • Services scaled to community needs There are many benefits to the Eagle Community from this project. We will cover them in more detail as we go along. Here four very important ones as a point of introduction of why these projects are so important to Eagle. Master Planning of the best quadrant of the best intersection for Eagle. Eagle receives yearly incremental taxes of $170,933 from the two combined projects. Since these two projects allow for the annexation of Eagle Island Marketplace, its appropriate to include the taxes from Eagle Island Marketplace as well, raising the total annual tax benefits to Eagle to $228,828. Provides extension of infrastructure and 550 Eagle jobs for a sustainable economic base. Services and Facilities are scaled to community needs. 12 1 UNIT PER ACRE 1 UNIT PER ACRE - _ 2 UN�� PER I�CRE �I..-_� `..-�:._. - -. I ' 2 UNlIS PEI�ACRE �..,..,„.....z...,,,217,_ ,, ..,, �:1 • I• I 3 U P ASi:---el', ' j - - -, f Open UP TO- I ;1 2UNITSPERACRE I-SUNISS -1 _----I - 4:;i U410 r-- r 1 UNIT PER ACRE s ; f i 1 UNIT �% 1 PER S -)iPER _PER RE `� ACRE -Open Spacg Open Space • � !lllllll_'1'_'.t 4I �•rea_r: cd Shown on the screen for you now is the concept plan for our proposal on Wilson Properties as well as the proposal on Capital Development's property. It shows the relationship to the neighbors including the already approved Eagle Island Marketplace; which is the only approved commercial project at this intersection today with a committed tenant. As an overview, Combined new development, including Eagle Island Marketplace, totals 233 acres potentially annexed into Eagle. The lavender is 22 acres of new commercial, the blue is 11 acres of neighborhood business and green provides 162 acres of residential. As you can see, the majority of the site will be residential, -82% Just looking at the concept plan for the two projects, one can see that the projects are providing the transitioning that was hoped for when Eagle Island Marketplace was approved. Mixed Use Zones also allow neighborhood business and commercial uses. Since we do not have tenants at this time, we have used the "bubble" concept to indicate potential areas for building placement. As a reminder, Mr. Wilson started this process to accommodate the request to provide annexation path for the Powell parcel, he then worked with the neighbors and started planning for the future use of the golf course. Fortunately, the golf course can remain in use until the appropriate time to develop it out. The appropriate time will be defined by the arrival of appropriate tenants. As you can see, there is continuity of zoning intensities, pedestrian connectivity, and vehicular circulation between both developments. Our proposal is based on preserving the existing commercial access off of Chinden. This is commercial access that currently exists for the golf course. This approach has already been improved by ITD and includes widening and turn lanes It is at the appropriate spacing between the new access being sought by Eagle Island Marketplace and the existing signal to the east. We present access during the presentation. 13 Residential • Residential component developed by Capital Development • Residential is 82% of new development • Diverse residential transitions one -unit per acre to clustering next to neighborhood business and commercial I would like to now turn the podium over to Mr. David Yorgason of Capital Development. He will brief you on the residential component of both Capital Development's and Wilson Properties proposals. Those of us in Wilson Properties feel very fortunate to be able to team up with them for master planning purposes. They are the developers of numerous residential developments in the valley, one of them being Castlebury West at the corners of Chinden Blvd and Meridian Road. The quality of their work speaks for itself. David would you now present. 14 15 Residential • Residential component developed by Capital Development • Residential is 82% of new development • Diverse residential transitions one -unit per acre to clustering next to neighborhood business and commercial Thank you, David. David just presented the residential component for both proposals, the Wilson development and the Capital Development development, which consists of 82% of the combined developments. This large residential component allows us to cluster our commercial away from the existing residential with appropriate transition and buffering as well as pathways and interconnectivity of roadways. 16 Comp Plan Justification • Lot size trend is significantly smaller. • Site is a regional entry gateway location. • Opportunity to Master Plan a Targe tract of land. • Opportunity to annex remaining quadrant of intersection. Next I would like to talk about the Comprehensive Plan change we are seeking. We want to make it clear why it is appropriate for you to approve the requested comprehensive plan change. What is different that makes this requested change appropriate? In the 2007 Eagle Comprehensive Plan, the area of Chinden and Linder is addressed in Section 6.8.8 (Rim View Planning Area). This section begins by noting that "The Rim view Planning Area contains a large amount of residential uses that have been developed as one -acre and five -acre lots..." While it may have been true that older original residential development was on the one acre to five acre lot variety, that is not the development trend today, and the vast majority of the lots now developed and under development in the area are less than 1/2 acres in size. Residential development in this area in the future clearly will be characterized by developments such as the Paramount project. This denser residential development pattern is critical in considering what kind of commercial development should and will occur in the future. This is not to say that existing larger residential lots do not deserve and need buffering and protection. They do and our plan provides for that. Annexation into Eagle will provide a lower density than the neighboring Meridian density, which is working its way from the south up to Chinden. In addition to the change in size of residential lot development, Linder Road has been identified as the primary river crossing and traffic carrier for the very large planned development in the foothills. This makes this corner and especially this quadrant of this corner, a key service provider by retailers in the future. A third reason or change that makes this evolution of the comprehensive plan right for Eagle is that it is a another chance for Eagle to Master Plan a very large track of land. This is one of the blessings that Eagle has had during this past decade. Finally, over the last 5 years, Meridian has expanded their Area of Impact over 1100 acres that had previously been in Eagle's Area of Impact. Those acres are now annexed into Meridian. The other three quadrants of this intersection are now annexed or being annexed into Meridian. Those are four very powerful justifications for a comp plan change. Comprehensive plans are not written in stone. They are evolving concepts and plans that change to take advantage for the community of changing times. We agree that it is important to understand the history of the area and to keep it in mind during the planning process. Because of that, our team has incorporated the help of Nancy Merrill to help us keep a historical perspective as well as to help us communicate effectively with our residential neighbors. Nancy would you please come and share your thoughts and insights. 17 Growth in the Region History of the Region and why it makes sense The regional area under consideration tonight has been included in the long range planning by the City. Looking back we see... 18 MGB - Ada 40 years ago,.... virtually every property was agricultural in use, a truly agricultural lifestyle Note there were no residential subdivisions in the area in 1964. As the years passed.... and the population in the valley grew.... Many wanted to live out in these rural open spaces but were not looking to pursue the true agricultural lifestyle. Thus began the introduction of small acreages and residential subdivisions. 19 ii.' .••.z . L 0air 0. yore. NMI OuolNi 1 .IN% pNf•v p gw�1�.wr, �. nota.■ oTl �,,I�• I'll. P, 0 �� .4 iQ 311.1111111:11'1111111...".4* w .may Q iU..26 all y- � �aa nr►� Q►. 11r Inver I.!. o5.! .f4�' er ` ��iuiii I:i�rl r �� \\ jfjfft../1111111/ ,� �� t 4: �!!(Illlll/111 a...:;?S°a.1 ttl fir►..l !W . a:.. TRANSITIONAL DEVELOPMENT - 2009 :11 la - K • - JEFF 5F.AGLEY s.os 1' ry 11um1Ewfe SUGA OOD 4 Ittpttitils clef ��:� 41.4 We saw families flocking to the rural regions of the valley, many looking for that view acreage if it could be had. So subdivisions like Clearvue Estates, Windward River Heights , Bodily and Bunderson Springs and Almaden Acres began the transition from the rural farms and dominant agricultural lifestyle to ranchettes and acreages. Some properties followed the demand for more urban uses and converted to recreational uses like Foxtail Golf Course. Subdivisions like Foxtail, Lochsa Falls, Paramount, Castlebury West and Sugarberry Woods came into existence. As Meridian continues to annex properties in the area, notice in the lower half of the slide the trend for residential lot sizes has significantly reduced compared to what is seen north of Chinden. 20 Google Earth - boundaries 21 Google Earth - boundaries 22 Herbage Park 23 24 Expanded Area of Impact - 2004 E Awa Camp .. E.oneee r.'r 0 Eagle Area of Gly Impact Soanng 2025 Western Area Plan CITY OF EAGLE 10M40 Ord 475 Ettectw.. B 7004 Leigeff MW iqlec r h f hhat facts we co de a � fsaraco c 8 isksi RH{ r q first. This will � o rrt�i� i��f� a � � �1 al f �igr c e� o Ji �r �i�e�rn �fityost rXieN 'r'inq °9W4the ch re�tei s La le ae�i e0 an x n ac ya d'i'd Area of Impact that extended I� P p the Area of Impact (AOI from )....(point to).... Linder Road on out to B loi 2@@11fiA@ICR9cl$pk@2fw#t #q30i*otav+�nTkf@r' i4o- Sc fir41fi Z Jif ri.th'§§r @n5:1@dR €0I-WEEtigfewksiiYCity IrrONtitiil(,fidh i *ei[f dfdiP City's web site.... (point to bottom of page and circle map labeling)... ....(encircle area)....This large area was lost to Eagle and therefore Ti +gFi iiVlet#l#€r #r@@@At-4giggc OM@@@40ercetftWigtidtS was re Rfiliti 4l,4 i f grAtitt WkEti4frk2g6Wd-A9rtgritl@rAliigctliikiNtUitilf4n Blvd. In 2V44,qtEtEviOjP exiOli It6@tlirt9nl tAr WaPa . i e )ldeffrf8R>adinder onazO0i-910131WEi06, shown by the salmon color. Prior to the application for Eagle Island Marketplace, the Comprehensive Plan Map was showing a 5 acre commercial corner surrounded by office and mixed use, all on a 40 acre parcel. 25 Expanded Area of Impact - 2004 [• w.a [matey r.o..+.c.:> Eagle Area of Gly impact Soaring 2025 Western Area Plan CITY OF EAGLE IDAHO Ord 475 Ellectrve Jut, e. 2004 ( Egli i pc% �s� xF��li ire' i�ie r��Mit% rAdian and de o �a r�� v�B(F ibbn��to the City of kik r �S ��'r� b�b at BI`t �vC�"'s MeXcl ern I �t� ig c88k Cat ' ).. bq ?d .WasLi� 'ii nit?) 86 an. 'Cat Road and the Emmett State Highway 16. This area... (point to orange colored area)....was intended to extend the new westerly boundary for Eagle's Area of Impact. ....(encircle area)....This large area was lost to Eagle and therefore became the impetus that encouraged the need to relocate the envisioned commercial hub for Eagle. The last corner along the state highway that could serve as a Regional Gateway to Eagle was and is at Linder Road and Chinden Blvd Prior to the application for Eagle Island Marketplace, the Comprehensive Plan Map was showing a 5 acre commercial corner surrounded by office and mixed use, all on a 40 acre parcel. 26 Loss of the 2025 Vision i iji14.. Downtown Extended Impact Area -744.141,47 ft Rim View Planning Area e ! ona Ga ewa`• xed away to Meridian Yttvi- These properties are located in the Rim View Planning Area...(click)... Why is this area important to Eagle's present and future planning? By default, the Rim View Planning Area has become the Southwest Gateway to Eagle Because Eagle has lost a portion of the 2025 Vision. What do we mean? Eagle saw the growth of the city expanding westward. In response to good planning, the City extended Eagle's Impact Area out to Hwy 16 and down to the corner of Black Cat and Chinden. That Impact area was adopted into the Eagle's 2004 Visioning Plan which was named the 2025 Vision The Southwest Corner was seen as a Regional Gateway and natural activity hub. The planning in the Soaring 2025 Vision included commercial, transitional office and high intensity residential up to 15 living units per acre. During the last 5 years, this whole corner has been annexed away to Meridian. At the same time. Meridian has expanded it's impact area 27 Four Broad Goals of Comprehensive Plan • Sustainability at Build out • Identify Activity Centers • Preserve Regional Transportation Corridor • Increased Employment Opportunities Nancy Speaks. ***Banks*** Thank you, Nancy. It is clear that our combined projects are fulfilling the intentions of the prior planning of Eagle and that the proposals are logical evolutions for the comprehensive plan responding to the changes in residential development, the developing importance of Linder Road, and the opportunity to annex and Master Plan a key area of the Valley into the City of Eagle. 28 City Council Concerns (Eagle Island Marketplace Hearing) Intensity Traffic Transitions Buffering Neighborhood Input A unique aspect of the development of this property is because of our input to the Eagle Island marketplace development, we have already worked with your city council on their planning concerns. They asked us for our input several times. Wilson Properties made several presentations during the approval process of the Eagle Island Marketplace. Nearly every time we spoke, we emphasized that we strongly supported the Fred Meyer at this location. We believe it is the right major anchor tenant at this location. We did present some contrary ideas on how we thought the development should best be accomplished and some of those were not approved. Therefore, we have adjusted our proposals to be compatible with what has been approved. We believe that as a community we should do what we can to make the rest of the process efficient and fast for the Eagle Island Marketplace. During the Eagle Island Marketplace, we heard the City Council express concerns about five specific areas: those are intensity, traffic, transitions, buffering and neighborhood input. Because of those Council Concerns, we have especially focused on those during our planning to make sure our projects satisfy those concerns for our projects as well as enhance what has already been approved for Eagle Island Marketplace. 29 City Council Concerns (Eagle Island Marketplace Hearing) First, we will speak to intensity or density of development; both for residential and for commercial. 30 ne unit per acre Two units peracre Three units per acre Up to fl units per acre Open Space MU Commercial Neighborhood Business The combined Capital Development and Wilson Properties proposals present approximately 195 acres of mixed use development. Of this 195 acres, 162 acres or 82% are residential, 11 acres are neighborhood business and 22 acres for clustered commercial. The Wilson Properties and Capital Development residential density will be a total of 385 living units between the two projects. These living units will be allocated per the approved concept plan. 31 Commercial Intensity ROIC Analytics Study • Highly experienced and local firm. • Studied all commercial potential. • Project sized to eventual regional needs. • Identified specific types of users. • Best Quadrant. We have provided an extensive study by ROIC Analytics establishing that the amount of proposed commercial is consistent with the type and amount of services that the community will need from this Regional Entry Gateway Location. ROIC Analytics is a firm that consults and guides many national retail tenants as well as cities across the United States. They have extensive experience over the last several decades. Their work not only identifies that the amount of commercial is appropriate; they provide specific guidance as to the types of uses and tenants that would be interested eventually in locating in this project. The question of when will this project be built out continues to arise during the discussions. Since the property has an interim that covers the carry cost of the land, the answer is simply, it will happen when its time comes. It is important that the plan be put into place today as we annex the property into Eagle because it will let retailers know that this is a location that they can quickly and successfully develop because of the prior planning already put into place. Because this is the best quadrant of the best intersection in one of the most desirable cities in the Treasure Valley, this approved site will become the anchor for their locational positioning strategy as they enter the Valley. In order to help you understand the importance of the amount of density as well as other commercial developmental concerns, I am going to ask Bob Mitchell to take the podium. Bob will provide the numbers and data that prove the commercial portion of the project is ready to build today. This simply is the best place to be and already has the base population necessary. It is going to get a whole lot better in the future. Bob Mitchell is an Eagle resident with a 30 year history of leasing retail shopping centers including Boise Towne Square and the Treasure Valley Marketplace in Nampa. Bob please present. 32 Regional Trade Area 2009 Population: 70,350 Median Income: 563,133 2009 Population: 20,434 Median Income: 575,308 33 Regional Trade Area 34 3 Mile Population 3 MIN Population - 38,870 Ratan Space - 565,000 SF Address M3 impact These all add up to a sure sign of success. The nearly 40,000 shoppers within 3 miles of this regional gateway site can easily support much more than the planned 565,000 sq. ft. of restaurant, banking and shop space in Eagle Island Marketplace and Wilson Properties. Together with a fine anchor store such as Fred Meyer they will provide the nucleus to satisfy the shopping needs of West Eagle and Meridian residents close to where they live and work. By comparison, the Karcher Interchange retail area has just 38,000 people in a 3 mile area, yet boasts a thriving retail core of over 1.9 million sq. ft. of retail space. I had the privilege of doing the leasing of the Nampa Costco[Target project from its inception. It was built in phases over three years and now totals 630,000 sq. ft. Each of the buildings was built to the specific needs of each of the tenants as contracts were signed and buildings delivered according to each tenant's desired opening date. 35 • Commercial and residential is right sized. • Compatible with future downtown development. • Importance of establishing entitlements now. • Importance of NEC of Chinden and Linder. Thanks Bob. Bob is a highly experienced retail expert. Just like the ROIC Analytics study that has been provided to you, his experience concludes that this project is not just an acceptable size but is the right size to provide the services that the community needs. By providing the appropriate services at this project, it will keep shoppers closer to home, provide jobs in Eagle, reduce travel distances, and enhance the lifestyles of the Eagle citizens. This is the right sized project with the appropriate controls in the development agreement to fulfill the vision of Eagle's Comprehensive Plan. Bob also verified that this development because of the nature of it and location of it will be compatible with the future development of downtown Eagle. One of the key points that has been made is that the commercial portion of this project needs to be approved so that it is in place to attract the best retailers when they are ready to come. From my three decades of experience leading one of the largest retailers in the nation and working with their cotenants, I tell you that these key retailers need to do long term planning. For example, when I positioned Albertsons in Utah, we worked with Cantlon properties over a three to four year planning period to pick our location pattern. So let me repeat, major retailers need to do long term planning. Having a location that has made it through the approval process that we are now doing on this site will help attract the best tenants to this location. Bob mentioned the importance of NE corner of Chinden and Linder, our quadrant of the intersection. I would like to give you a specific example why this quadrant of this intersection is the best and why the City needs to prepare it for appropriate retail development now. 36 .41 I -I 611 ..11 ...- . ... B1■ ■' 1 N. '_GL`ENwoop . Gc Ogle I will use a local example from my past history with Albertsons. Our project at Linder and Chinden is located on the going home side of both streets. When the majority of people are driving home, they will be able to turn into this project easily because it is on the going home side. How important is this? Just down the street at Glenwood and State, Albertsons used to be located in the building now occupied by Big Lots on the SEC. When Albertsons had the opportunity to move across the street to the NEC (their present location), they made the large investment to do so because they knew the business would be better on that side of the street. As a former Albertsons Executive, I can tell you that it was a very profitable decision. Payless Drug followed Albertsons across the street and is now called Rite Aide. Based on my experience as the Executive Vice President of Store Development at Albertsons that took a company from several hundred stores to 2500 stores, the NEC of Chinden and Linder is the going home side of the street and is the best quadrant of one of the best intersections in the Treasure Valley. Quality tenants coming to the Valley will use it as an anchor for their store pattern for elsewhere in the valley; they will come to this location first if it has been through these approvals; the comp plan change, annexed and zoned, and under a development agreement with the City. With these approvals, Eagle can have the quality tenants they desire and deserve. That is how powerful this quadrant of this intersection is! 37 City Council Concerns (Eagle Island Marketplace Hearing) Traffic 11. 38 Traffic Study Thompson Engineering, Inc. • Local, professional traffic engineering firm. • Existing commercial access to remain. • Commercial roads do not connect to Fox Run. • ITD's requested interconnectivity included in development agreement. Traffic — is always an appropriate concern around every project. In order for us to plan for traffic appropriately, we engaged Dan Thompson of Thompson Engineers. Working from the basis of what had already been approved and designed for the Eagle Island Marketplace, Dan studied the traffic needs and helped to design a traffic system that mitigates the impact on the regional system and provides an overall traffic plan for effective internal circulation. 39 Chlnden Blvd Developments Site Traffic Assgnment with AF Sites Derwooe.1 Vo access to Fox Run Sgnal ss sorely ci Traffic Thompson En�r:n IIle cc z Meridian In front of you is concept plan for traffic flow 0 cc The study shows that our current and only commercial access is critical to the successful traffic flow of the projects. The potential connections to either the east or west would not be separately or collectively enough to successfully manage the traffic flows; only the current commercial access can accomplish that success. It is important to understand that our traffic studies show that the current commercial access into Foxtail Golf Course is critical to retain for the successful internal circulation and mitigation of traffic for the proposed projects. We are not asking for anything more than retaining the existing full commercial access In actuality, since this is the only access for the Wilson Properties and it exists as legally defined by ITD as a full commercial access, it cannot be removed. In accordance with the letter of ITD in support of our current commercial access ITD asked the City to encourage us to cooperate to work with neighbors to keep as much traffic off the main corridors as possible by internal interconnectivity. We agree to work with everyone toward that goal. That specific language has been incorporated into the development agreement. In working with the neighbors in Fox Run, several did not want a road across the five acres as a traffic solution for them. Therefore, you can see from our proposal that we do not propose a road over the five acres to the east adjacent to the subdivision. Rather, we propose no connection to the signal One of our goals is to minimize the traffic impacts to Fox Run Avenue. We have worked with Capital Development to design a site to encourage traffic to use Meridian Road and the access to the Wilson Properties in lieu of fox Run. It is our belief based on our traffic study that we can reduce traffic impacts further for Fox Run by a bypass road through the five acres, but they will need to ask us to do so and we will only do so if it does not impact our primary commercial access In summary, we have a traffic plan that accomplishes the goals of ITD, ACHD, the City, and the project Dan Thompson is available to answer specific questions 40 ......+n ., IS,.cea .r,. Frontage Road Explored We spent the majority of 2008 exploring a frontage road solution to traffic management for this quadrant. This came up as we made our input to the Eagle Island Marketplace in front of the city council. This slide depicts the proposal that we had made at that time. We spent a lot of time, effort and money studying this proposal and discussing it will all the parties involved with Eagle Island Marketplace. You need to understand that a significant amount of time was by us addressing traffic concerns, during the Eagle Island Marketplace presentation. For example, we proposed a frontage road and studied it extensively. It had been our recommendation from the beginning that a frontage road was the most effective traffic solution. However, on the final day of approval without any prior notification to any of the parties, including ourselves, the staff recommended that it was best to use a backage road. The backage road concept was adopted by the city council to be worked out and implemented by ITD and ACHD. Therefore, Eagle Island marketplace was approved and designed with no frontage road. Our traffic studies focus on what has already been approved and we designed accordingly. A frontage road is no longer an option due to what has already been approved. 41 City Council Concerns (Eagle Island Marketplace Hearing) 1_I Transitions Transitions — We comply with transition requirements of the Comp Plan and have addressed transitions in the Development Agreement. Of course, in accordance with normal city procedure, transitions will be addressed more comprehensively at the Design Review Board when more specific design plans for the project will be presented. To develop an appropriate level of comfort for you at this stage, we have provided exhibits to the development agreement. I will show you a few of those now. 42 • Chindep Transition 1 UNIT PER ACRE 2 UNITS PER ACRE 1 UNIT PER ACRE 2 UNITS PER ACRE 3 UNITS PERAc Jr I Open Space it UP TO ' r 2 UNITS PER ACRE I"u— PERAfFE' • 1 UNIT PEI 111 i1 :!ill;;' hell:- •' !Inc," Comm - r!sl Aceessto Presery 1 UNIT 1 PER ACRE Open Space ACRE r' , .8 COTS PER PiCRE ' Open Spac I o units ,+rre 1.11MU Commercial Three Ad per acre Neighborhood Rusin Up to Rttntls it acre The project will transition from larger buildings in the commercial sector to smaller buildings as it goes into the neighborhood business and even smaller buildings in the different types of residential components. Clustering density closer to the Commercial buildings allows for walking to the activity/business center and future transit. Smaller buildings will be developed to the front of the property, close to Chinden, transitioning to larger structures in the core of the commercial zone. This will help to keep the large buildings from creating a tunnel or wall effect along the corridor; and is critical to attract the best retailers. Larger residential lots will transition to smaller ones as they get closer to the office, neighborhood business and commercial zones. By the time we get to existing residential, the lot sizes will be large, thus complementing the current lifestyle of these homes. Additionally, as you can see from our conceptual bubble plan, we transition with the uses from higher intensity uses to lower intensity uses as we move towards the neighbors. 43 Transitional Hou Typical Quality and Character This is an example of transitional housing closer to the commercial and neighborhood business areas. This would be similar to the kind of housing immediate behind the Eagle Albertson building and shops. 44 City Council Concerns (Eagle Island Marketplace Hearing) b Buffering Buffering — We comply with buffering requirements of the Comp Plan and are addressing buffering in the Development Agreement. Of course, in accordance with normal city procedure, buffering will be addressed more comprehensively at the Design Review Board when more specific plans for the project are presented. To develop an appropriate level of comfort for you at this stage, we have provided exhibits to the development agreement to help explain how a high quality development with be built for the citizens of Eagle. I will show you a few of those now. 45 WINWARD R t ••w I I I r '-4bXTAIL Q Fe 4t"+orrill M, 1 l26•eiVnli en • Buffering (Inc unit per acre Tno unit per ncrt hree units per acre Four units per acre Upon Space \I1' Commercial Neighborhood business This Plan is intended to show the Distances between the existing residential neighbors to the proposed commercial developments. Everyone can relate to the length of a football field, so it is with that size and shape we will show the relative separation we have with the existing neighbors. Our open space designation and roadways also act as buffers between the existing residential development and the nearest office and neighborhood business zone. Let's start with the closest neighbors, those being the Foxtail Subdivision homeowners. Near the property closest to Chinden there is already an existing dense landscaping buffer. We will have a band of additional landscaping buffer. The next neighbor is over the length of a full football field away from neighborhood business. They will be separated from the neighborhood business structures by landscaping buffers. The next neighbor will be separated from commercial structures by single family and multifamily development and at a distance of 2 football fields. Residential neighbors to the north, such as those in Winward River Heights Subdivision are over 1500 feet from the proposed commercial development with multiple houses between them and the project. Those properties in Bodily & Bunderson Springs, are separated by a distance nearly 3 football fields. The commercial portion of our projects are further away from them than Eagle Island Marketplace and we have the buffering and transition of residential. 46 Throughout the project, roads, open space and a minimum of a 20 ft wide landscape buffer will be used strategically to assure that everything residential that needs buffering will be buffered. 47 City Council Concerns (Eagle Island Marketplace Hearing) Neighborhood Input Of course, the City Council hoped that everyone would work together and bring a united plan to them. In that regard, Wilson Properties worked with Capital Development to create a Master Plan that built off of what is already approved for Eagle Island Marketplace. We worked with Fred Meyer and Craig Eisenberg to put our plan together. We conducted several neighborhood presentations, met with home owner associations, met with numerous individual neighbors and made several adjustments to our plans. We will probably never please everyone; however, we have made a lot of progress and we will continue to listen and adjust when appropriate as we complete the development process. Not only did we meet with neighbors, but our proposals tonight have many changes that were requested by them. 48 Summary • Master Planning in Eagle • Consistent with prior master planning • Addresses future community needs • Recreates the lost regional gateway opportunity • Provides jobs, tax base and infrastructure • Balances - Residential with Commercial • Sustainable - Growth pays its own way In summary, these two proposed projects are a master planning opportunity for Eagle to bring this important, highly sought after, real estate into the city of Eagle. The proposals are consistent with prior master planning, as you have seen from our presentation, our multiple economic studies have helped us identify and scale our projects appropriately to address the future needs of the community. This quadrant is the best quadrant, of one of the best intersections in all of Treasure Valley. We would like it to be in the best city. It will help recreate for the city of Eagle, the lost opportunities that have been annexed away into other communities. In the process, it will not only create jobs and infrastructure, but it will bring important annual taxes that will allow for a sustainable city operation. Through master planning the projects create a balance between commercial, neighborhood business and residential. These projects are the transition and buffering between the existing residential and already approved commercial. We request your support of our two proposals. 49