Minutes - 2023 - Planning & Zoning - 01/17/2023 - SpecialTHE CITY OF EAGLE
PLANNING AND ZONING SPECIAL COMMISSION
January 17, 2023
Minutes
l. CALL TO ORDER: Meeting called to order at 6:05 p.m. Commissioner Wright Presiding.
2. ROLL CALL: Present: Commissioner SMITH MCLAUGHLIN WRIGHT, GUERBER,
MCCAULEY. Absent:. A quorum is present.
3. CONSENT AGENDA: ALL CONSENT AGENDA ITEMS ARE CONSIDERED ACTION ITEMS.
♦ 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 Chainnan, 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. Findings of Fact and Conclusion of Law for the Approval of CU-18-22 - Conditional Use Permit
for a Waiver of Rear Setback - Mark and Carissa Summers: Mark and Carissa Summers are
requesting conditional use permit approval for a waiver to reduce the rear setback from 25-feet to
10-feet on Lot 19, Block 9, within Riversend Subdivision No. 2. The .40-acre site is located on
the south side of East Riversong Drive approximately 50-feet north of the intersection of East
Garden Brook Drive and East Riversong Drive at 1225 East Riversong Drive. (MJW)
B. Findings of Fact and Conclusion of Law for the Approval of PP-14-22 - Stadium View Center
Subdivision - Margie and Jerron Porchia: Margie and Jerron Porchia are requesting preliminary
plat approval for Stadium View Center Subdivision, 10 a 10-lot (8-buildable [5-residential, 3-
commercial], 2-common) mixed use subdivision. The 2.49-acre site is located on the west side of
North Horseshoe Bend Road approximately 130-feet south of the intersection of West Bonita
Hills Boulevard and North Horseshoe Bend Road at 10201 North Horseshoe Bend Road. (MJW}
McLaughlin moves to approve the consent agenda as presented. Seconded by Guerber.
ALL AYES... MOTION CARRIES.
4. UNFINISHED BUSINESS: NONE.
5. PUBLIC HEARINGS: ALL P UBLIC HEARING ITEMS ARE CONSIDERED ACTION ITEMS.
Chairman Wright moves to hear A-06-22/RZ-06-22 & ZOA-01-22 — Annexation and Rezone
with a Development Agreement and Zoning Ordinance Amendment to Establish Development
Standards and Processes for the Avimor Planned Development Zoning District — Avimor
Development, Spring Valley Livestock, and First American Title as dual beneficiary trustand A-
14-22/RZ-19-22 — Annexation and Rezone for Avimor Village One — Avimor Development
together.
Commissioner McCauley recuses himself due to a conflict of interest and leaves the building.
Commissioner Guerber states that he has seen information regarding this project on social media
and in the newspaper. Commissioner Guerber states that this information has not created a bias
and will not impact his ability to be impartial on the review and recommendation of the
application.
Commissioner Smith states that he listened to an interview a couple of months ago when the
mayor was being interviewed by KADIO and heard comments from the public regarding this
particular application and has received emails from the Next Door social application.
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Commissioner Smith states that this information has not created a bias and will not impact his
ability to be impartial on the review and recommendation of the application.
Commissioner McLaughlin states that she has received only that information contained within the
record.
Commissioner Wright states that he has received only that information contained within the
record.
Commissioner Wright makes a motion to open items SA and SB together per staff request.
Guerber moves to approve the amendment of hearing items SA and 5 B simultaneously.
Seconded by McLaughlin. ALL AYES... MOTION CARRIES..
A. A-06-22/RZ-06-22 & ZOA-01-22 — Annexation and Rezone with a Development Agreement
and Zonin� Ordinance Amendment to Establish Develoqment Standards and Processes for
the Avimor Planned Development Zoning District — Avimor Develoqment, Sprin� Vallev
Livestock, and First American Title as dual beneficiary trust: The applicant is requesting an
annexation and rezone from RP (Rural Preservation — Ada County Designation), RR (Rural
Residential — Ada County designation), Multiple Use Zone (Boise County designation), and A1
(Prime Agriculture — Gem County designation) to A-P-D-DA (Avimor Planned Development
with a Development Agreement) and a zoning ordinance amendment to establish development
standards and processes for the Avimor Planned Development Zoning District. The 17,522 acre
site is anticipated to include up to 8,761 dwelling units and approximately 860,000 square feet of
commercial and retail uses. This application includes a development agreement, economic impact
report, master wastewater study, a municipal water and pressurized irrigation system master plan,
a master drainage report, grading and hillside development standards, and a habitat management
plan. The 17,522 acre site is located on both the east and west side of Highway 55, approximately
3 miles north of Dry Creek Road in Ada, Gem, and Boise Counties. (MNB)
B. A-14-22/RZ-19-22 — Annexation and Rezone for Avimor Villa�e One — Avimor
Develonment: Avimor Development is requesting an annexation, rezone from PC (Planned
Community — Ada County designation) to A-P-D (Avimor Planned Development) for Avimor
Village One (portions of Avimor Subdivision No. 1, Avimor Subdivision Nos. 4-11, and Avimor
Townhomes North Subdivision). The approximately 657-acre site is already developed with a
mix of uses and is located on the east side of Highway 55, approximately 3 miles north of Dry
Creek Road in Ada County. (MNB)
Debra Nelson, Givens Pursley LLP Nelson, 601 W Bannock Street, Boise, provides an overview
of the application and answers questions from The Commission.
Jeff Bower, Givens Pursley LLP Nelson, 601 W Bannock Street, Boise, responds to questions
from The Commission.
Jason Thompson, SPF Water Engineering, responds to questions from The Commission regarding
water.
City Planner, Morgan Bessaw, provides an overview of the application and responds to questions
from The Commission.
Steve Noyes, City of Eagle, Trails, Pathway Superintendent, presented the recommendation made
by Parks, Pathway and Recreation Committee (PPRC). The PPRC does not support the creation
of a unique trail and pathway code for Avimor in proposed Title 11B. It is recommended Avimor
be required to comply with City of Eagle code 9-4-1-6 and that they not have a separate code.
Chairman Wright opens the public hearing.
Page 2 of 4
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Jay Comb declines testifying.
Lewis Dewitt, Lexington Hills, 1972 N. Park Forest Way, opposes application. Avimor
jeopardizes our community and there is not a benefit to Eagle in annexing Avimor.
Sam Wusley, 180 E. Woodlander, Eagle, opposes the application due to concerns of losing the
unique, rural and special qualities of the City of Eagle and the damage caused by the over growth
of annexing Avimor into the City of Eagle.
Christopher Hadden, 909 N. Morley, opposes annexation due to the lack of long term viability of
annexing Avimor into the City of Eagle. Mr. Hadden presents a hard copy of his testimony to the
Clerk.
Cathy Penicey, 3675 N Saddleman Place, Eagle, opposes application, references the letter from
Compass, and concerns of the long term negative financial impact.
Jamie Stone, 1394 N. Crosswater Way, opposes annexation, concerned with the negative impact
of the long-term growth.
William Ziebelle, declines to speak and requests to speak later.
Eamoorar Harter, 765 W. Colchester Drive offers his speaking time to Mary Hunter.
Mary Hunter, 173 N. Sierra View Way, opposes application, briefly presents survey results from
SOS Eagle. Ms. Hunter provides copies of the survey to the Clerk.
Guerber moves to continue this public hearing on the consideration of items SA and SB to
6:00 p.m. Monday, January 30"'. Seconded by McLaughlin. ALL AYES... MOTION
CARRIES.
NEW BUSINESS: None
7. REPORTS:
A. Commission: Commissioner Smith appreciates receiving the application early and being able
to use the Read Aloud feature.
B. City Attorney: None.
C. Staff: None.
ADJOURNMENT:
Hearing no further business, the Commission meeting adjourned at 10:10 p.m.
RESPECTFULLY SUBMITTED:
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CHARLOTTE HUBINER, �
CLERK OF THE MEETING
APPROVED:
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TRENT WRIGHT,
CHAIRMAN
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AN AUDIO RECORDING OF THIS MEETING IS AVAILABLE FOR DOWNLOAD AT
W W W.CITYOFEAGLE.ORG.
Page 4 of 4
K\P&Z\MINUTES\Temporary Minutes Work Area\PZ-1-17-23min.doc
CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
A-06-22/RZ-06-22 & ZOA-01-22 — Annexation and Rezone with a Development Agreement and Zoning
Ordinance Amendment to Establish Development Standards and Processes for the Avimor Planned The
applicant is requesting an annexation and rezone from RP (Rural Preservation — Ada County Designation),
RR (Rural Residential — Ada County designation), Multiple Use Zone (Boise County designation), and Al
(Prime Agriculture — Gem County designation) to A-P-D-DA (Avimor Planned Development with a
Development Agreement) and a zoning ordinance amendment to establish development standards and
processes for the Avimor Planned Development Zoning District. The 17,522 acre site is anticipated to include
up to 8,761 dwelling units and approximately 860,000 square feet of commercial and retail uses. This
application includes a CU-18-22 Summers pzf.pdf Stadium View Sub pzf.pdf development agreement,
economic impact report, master wastewater study, a municipal water and pressurized irrigation system master
plan, a master drainage report, grading and hillside development standards, and a habitat management plan.
The 17,522 acre site is located on both the east and west side of Highway 55, approximately 3 miles north of
Dry Creek Road in Ada, Gem, and Boise Counties.
A-14-22/RZ-19-22 — Annexation and Rezone for Avimor Village One — Avimor Development: Avimor
Development is requesting an annexation, rezone from PC (Planned Community — Ada County designation)
to A-P-D (Avimor Planned Development) for Avimor Village One (portions of Avimor Subdivision No. 1,
Avimor Subdivision Nos. 4-11, and Avimor Townhomes North Subdivision). The approximately 657-acre site
is already developed with a mix of uses and is located on the east side of Highway 55, approximately 3 miles
north of Dry Creek Road in Ada County.
January 17, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
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CITY OF EAGLE — PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
A-06-22/RZ-06-22 & ZOA-01-22 — Annexation and Rezone with a Development Agreement and Zoning
Ordinance Amendment to Establish Development Standards and Processes for the Avimor Planned The
applicant is requesting an annexation and rezone from RP (Rural Preservation — Ada County Designation),
RR (Rural Residential — Ada County designation), Multiple Use Zone (Boise County designation), and Al
(Prime Agriculture — Gem County designation) to A-P-D-DA (Avimor Planned Development with a
Development Agreement) and a zoning ordinance amendment to establish development standards and
processes for the Avimor Planned Development Zoning District. The 17,522 acre site is anticipated to include
up to 8,761 dwelling units and approximately 860,000 square feet of commercial and retail uses. This
application includes a CU-18-22 Summers pz£pdf Stadium View Sub pz£pdf development agreement,
economic impact report, master wastewater study, a municipal water and pressurized irrigation system master
plan, a master drainage report, grading and hillside development standards, and a habitat management plan.
The 17,522 acre site is located on both the east and west side of Highway 55, approximately 3 miles north of
Dry Creek Road in Ada, Gem, and Boise Counties.
A-14-22/RZ-19-22 — Annexation and Rezone for Avimor Village One — Avimor Development: Avimor
Development is requesting an annexation, rezone from PC (Planned Community — Ada County designation)
to A-P-D (Avimor Planned Development) for Avimor Village One (portions of Avimor Subdivision No. 1,
Avimor Subdivision Nos. 4-11, and Avimor Townhomes North Subdivision). The approximately 657-acre site
is already developed with a mix of uses and is located on the east side of Highway 55, approximately 3 miles
north of Dry Creek Road in Ada County.
January 30, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
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CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
A-06-22/RZ-06-22 & ZOA-01-22 — Annexation and Rezone with a Development Agreement and Zoning
Ordinance Amendment to Establish Development Standards and Processes for the Avimor Planned The
applicant is requesting an annexation and rezone from RP (Rural Preservation — Ada County Designation),
RR (Rural Residential — Ada County designation), Multiple Use Zone (Boise County designation), and Al
(Prime Agriculture — Gem County designation) to A-P-D-DA (Avimor Planned Development with a
Development Agreement) and a zoning ordinance amendment to establish development standards and
processes for the Avimor Planned Development Zoning District. The 17,522 acre site is anticipated to include
up to 8,761 dwelling units and approximately 860,000 square feet of commercial and retail uses. This
application includes a CU-18-22 Summers pzfpdf Stadium View Sub pzf.pdf development agreement,
economic impact report, master wastewater study, a municipal water and pressurized irrigation system master
plan, a master drainage report, grading and hillside development standards, and a habitat management plan.
The 17,522 acre site is located on both the east and west side of Highway 55, approximately 3 miles north of
Dry Creek Road in Ada, Gem, and Boise Counties.
A-14-22/RZ-19-22 — Annexation and Rezone for Avimor Village One — Avimor Development: Avimor
Development is requesting an annexation, rezone from PC (Planned Community — Ada County designation)
to A-P-D (Avimor Planned Development) for Avimor Village One (portions of Avimor Subdivision No. 1,
Avimor Subdivision Nos. 4-11, and Avimor Townhomes North Subdivision). The approximately 657-acre site
is already developed with a mix of uses and is located on the east side of Highway 55, approximately 3 miles
north of Dry Creek Road in Ada County.
January 30, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
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CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
A-06-22/RZ-06-22 & ZOA-01-22 — Annexation and Rezone with a Development Agreement and Zonin
Ordinance Amendment to Establish Development Standards and Processes for the Avimor Planned The
applicant is requesting an annexation and rezone from RP (Rural Preservation — Ada County Designation),
RR (Rural Residential — Ada County designation), Multiple Use Zone (Boise County designation), and Al
(Prime Agriculture — Gem County designation) to A-P-D-DA (Avimor Planned Development with a
Development Agreement) and a zoning ordinance amendment to establish development standards and
processes for the Avimor Planned Development Zoning District. The 17,522 acre site is anticipated to include
up to 8,761 dwelling units and approximately 860,000 square feet of commercial and retail uses. This
application includes a CU-18-22 Summers pzf.pdf Stadium View Sub pzf.pdf development agreement,
economic impact report, master wastewater study, a municipal water and pressurized irrigation system master
plan, a master drainage report, grading and hillside development standards, and a habitat management plan.
The 17,522 acre site is located on both the east and west side of Highway 55, approximately 3 miles north of
Dry Creek Road in Ada, Gem, and Boise Counties.
A-14-22/RZ-19-22 — Annexation and Rezone for Avimor Village One — Avimor Development: Avimor
Development is requesting an annexation, rezone from PC (Planned Community — Ada County designation)
to A-P-D (Avimor Planned Development) for Avimor Village One (portions of Avimor Subdivision No. 1,
Avimor Subdivision Nos. 4-11, and Avimor Townhomes North Subdivision). The approximately 657-acre site
is already developed with a mix of uses and is located on the east side of Highway 55, approximately 3 miles
north of Dry Creek Road in Ada County.
January 17, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
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CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
A-06-22/RZ-06-22 & ZOA-01-22 — Annexation and Rezone with a Development Agreement and Zonin
Ordinance Amendment to Establish Development Standards and Processes for the Avimor Planned The
applicant is requesting an annexation and rezone from RP (Rural Preservation — Ada County Designation),
RR (Rural Residential — Ada County designation), Multiple Use Zone (Boise County designation), and Al
(Prime Agriculture — Gem County designation) to A-P-D-DA (Avimor Planned Development with a
Development Agreement) and a zoning ordinance amendment to establish development standards and
processes for the Avimor Planned Development Zoning District. The 17,522 acre site is anticipated to include
up to 8,761 dwelling units and approximately 860,000 square feet of commercial and retail uses. This
application includes a CU-18-22 Summers pzf.pdf Stadium View Sub pzf.pdf development agreement,
economic impact report, master wastewater study, a municipal water and pressurized irrigation system master
plan, a master drainage report, grading and hillside development standards, and a habitat management plan.
The 17,522 acre site is located on both the east and west side of Highway 55, approximately 3 miles north of
Dry Creek Road in Ada, Gem, and Boise Counties.
A-14-22/RZ-19-22 — Annexation and Rezone for Avimor Village One — Avimor Development: Avimor
Development is requesting an annexation, rezone from PC (Planned Community — Ada County designation)
to A-P-D (Avimor Planned Development) for Avimor Village One (portions of Avimor Subdivision No. 1,
Avimor Subdivision Nos. 4-11, and Avimor Townhomes North Subdivision). The approximately 657-acre site
is already developed with a mix of uses and is located on the east side of Highway 55, approximately 3 miles
north of Dry Creek Road in Ada County.
January 17, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
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CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
A-06-22/RZ-06-22 & ZOA-01-22 — Annexation and Rezone with a Development Agreement and Zoning
Ordinance Amendment to Establish Development Standards and Processes for the Avimor Planned The
applicant is requesting an annexation and rezone from RP (Rural Preservation — Ada County Designation),
RR (Rural Residential — Ada County designation), Multiple Use Zone (Boise County designation), and Al
(Prime Agriculture — Gem County designation) to A-P-D-DA (Avimor Planned Development with a
Development Agreement) and a zoning ordinance amendment to establish development standards and
processes for the Avimor Planned Development Zoning District. The 17,522 acre site is anticipated to include
up to 8,761 dwelling units and approximately 860,000 square feet of commercial and retail uses. This
application includes a CU-18-22 Summers pzf.pdf Stadium View Sub pzfpdf development agreement,
economic impact report, master wastewater study, a municipal water and pressurized irrigation system master
plan, a master drainage report, grading and hillside development standards, and a habitat management plan.
The 17,522 acre site is located on both the east and west side of Highway 55, approximately 3 miles north of
Dry Creek Road in Ada, Gem, and Boise Counties.
A-14-22/RZ-19-22 — Annexation and Rezone for Avimor Village One — Avimor Development: Avimor
Development is requesting an annexation, rezone from PC (Planned Community — Ada County designation)
to A-P-D (Avimor Planned Development) for Avimor Village One (portions of Avimor Subdivision No. 1,
Avimor Subdivision Nos. 4-11, and Avimor Townhomes North Subdivision). The approximately 657-acre site
is already developed with a mix of uses and is located on the east side of Highway 55, approximately 3 miles
north of Dry Creek Road in Ada County.
January 17, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
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CITY OF EAGLE — PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET 1175 3A ; V1
A-06-22/RZ-06-22 & ZOA-01-22 — Annexation and Rezone with a Development Agreement and Zonin
Ordinance Amendment to Establish Development Standards and Processes for the Avimor Planned The
applicant is requesting an annexation and rezone from RP (Rural Preservation — Ada County Designation),
RR (Rural Residential — Ada County designation), Multiple Use Zone (Boise County designation), and Al
(Prime Agriculture — Gem County designation) to A-P-D-DA (Avimor Planned Development with a
Development Agreement) and a zoning ordinance amendment to establish development standards and
processes for the Avimor Planned Development Zoning District. The 17,522 acre site is anticipated to include
up to 8,761 dwelling units and approximately 860,000 square feet of commercial and retail uses. This
application includes a CU-18-22 Summers pz£pdf Stadium View Sub pz£pdf development agreement,
economic impact report, master wastewater study, a municipal water and pressurized irrigation system master
plan, a master drainage report, grading and hillside development standards, and a habitat management plan.
The 17,522 acre site is located on both the east and west side of Highway 55, approximately 3 miles north of
Dry Creek Road in Ada, Gem, and Boise Counties.
A-14-22/RZ-19-22 — Annexation and Rezone for Avimor Villaize One — Avimor Development: Avimor
Development is requesting an annexation, rezone from PC (Planned Community — Ada County designation)
to A-P-D (Avimor Planned Development) for Avimor Village One (portions of Avimor Subdivision No. 1,
Avimor Subdivision Nos. 4-11, and Avimor Townhomes North Subdivision). The approximately 657-acre site
is already developed with a mix of uses and is located on the east side of Highway 55, approximately 3 miles
north of Dry Creek Road in Ada County.
January 17, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
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CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
A-06-22/RZ-06-22 & ZOA-01-22 — Annexation and Rezone with a Development Agreement and Zoning
Ordinance Amendment to Establish Development Standards and Processes for the Avimor Planned The
applicant is requesting an annexation and rezone from RP (Rural Preservation — Ada County Designation),
RR (Rural Residential — Ada County designation), Multiple Use Zone (Boise County designation), and Al
(Prime Agriculture — Gem County designation) to A-P-D-DA (Avimor Planned Development with a
Development Agreement) and a zoning ordinance amendment to establish development standards and
processes for the Avimor Planned Development Zoning District. The 17,522 acre site is anticipated to include
up to 8,761 dwelling units and approximately 860,000 square feet of commercial and retail uses. This
application includes a CU-18-22 Summers pzfpdf Stadium View Sub pzf.pdf development agreement,
economic impact report, master wastewater study, a municipal water and pressurized irrigation system master
plan, a master drainage report, grading and hillside development standards, and a habitat management plan.
The 17,522 acre site is located on both the east and west side of Highway 55, approximately 3 miles north of
Dry Creek Road in Ada, Gem, and Boise Counties.
A-14-22/RZ-19-22 — Annexation and Rezone for Avimor Village One — Avimor Development: Avimor
Development is requesting an annexation, rezone from PC (Planned Community — Ada County designation)
to A-P-D (Avimor Planned Development) for Avimor Village One (portions of Avimor Subdivision No. 1,
Avimor Subdivision Nos. 4-11, and Avimor Townhomes North Subdivision). The approximately 657-acre site
is already developed with a mix of uses and is located on the east side of Highway 55, approximately 3 miles
north of Dry Creek Road in Ada County.
January 17, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
A-06-22/RZ-06-22 & ZOA-01-22 — Annexation and Rezone with a Development Agreement and Zoning
Ordinance Amendment to Establish Development Standards and Processes for the Avimor Planned The
applicant is requesting an annexation and rezone from RP (Rural Preservation — Ada County Designation),
RR (Rural Residential — Ada County designation), Multiple Use Zone (Boise County designation), and Al
(Prime Agriculture — Gem County designation) to A-P-D-DA (Avimor Planned Development with a
Development Agreement) and a zoning ordinance amendment to establish development standards and
processes for the Avimor Planned Development Zoning District. The 17,522 acre site is anticipated to include
up to 8,761 dwelling units and approximately 860,000 square feet of commercial and retail uses. This
application includes a CU-18-22 Summers pzfpdf Stadium View Sub pzf.pdf development agreement,
economic impact report, master wastewater study, a municipal water and pressurized irrigation system master
plan, a master drainage report, grading and hillside development standards, and a habitat management plan.
The 17,522 acre site is located on both the east and west side of Highway 55, approximately 3 miles north of
Dry Creek Road in Ada, Gem, and Boise Counties.
A-14-22/RZ-19-22 — Annexation and Rezone for Avimor Village One — Avimor Development: Avimor
Development is requesting an annexation, rezone from PC (Planned Community — Ada County designation)
to A-P-D (Avimor Planned Development) for Avimor Village One (portions of Avimor Subdivision No. 1,
Avimor Subdivision Nos. 4-11, and Avimor Townhomes North Subdivision). The approximately 657-acre site
is already developed with a mix of uses and is located on the east side of Highway 55, approximately 3 miles
north of Dry Creek Road in Ada County.
January 17, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
CITY OF EAGLE — PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
A-06-22/RZ-06-22 & ZOA-01-22 — Annexation and Rezone with a Development Agreement and Zoning
Ordinance Amendment to Establish Development Standards and Processes for the Avimor Planned The
applicant is requesting an annexation and rezone from RP (Rural Preservation — Ada County Designation),
RR (Rural Residential — Ada County designation), Multiple Use Zone (Boise County designation), and Al
(Prime Agriculture — Gem County designation) to A-P-D-DA (Avimor Planned Development with a
Development Agreement) and a zoning ordinance amendment to establish development standards and
processes for the Avimor Planned Development Zoning District. The 17,522 acre site is anticipated to include
up to 8,761 dwelling units and approximately 860,000 square feet of commercial and retail uses. This
application includes a CU-18-22 Summers pzfpdf Stadium View Sub pzf.pdf development agreement,
economic impact report, master wastewater study, a municipal water and pressurized irrigation system master
plan, a master drainage report, grading and hillside development standards, and a habitat management plan.
The 17,522 acre site is located on both the east and west side of Highway 55, approximately 3 miles north of
Dry Creek Road in Ada, Gem, and Boise Counties.
A-14-22/RZ-19-22 — Annexation and Rezone for Avimor Village One — Avimor Development: Avimor
Development is requesting an annexation, rezone from PC (Planned Community — Ada County designation)
to A-P-D (Avimor Planned Development) for Avimor Village One (portions of Avimor Subdivision No. 1,
Avimor Subdivision Nos. 4-11, and Avimor Townhomes North Subdivision). The approximately 657-acre site
is already developed with a mix of uses and is located on the east side of Highway 55, approximately 3 miles
north of Dry Creek Road in Ada County.
January 17, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
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PUBLIC HEARING SIGN -IN SHEET
A-06-22/RZ-06-22 & ZOA-01-22 — Annexation and Rezone with a Development Agreement and Zoning
Ordinance Amendment to Establish Development Standards and Processes for the Avimor Planned The
applicant is requesting an annexation and rezone from RP (Rural Preservation — Ada County Designation),
RR (Rural Residential — Ada County designation), Multiple Use Zone (Boise County designation), and Al
(Prime Agriculture — Gem County designation) to A-P-D-DA (Avimor Planned Development with a
Development Agreement) and a zoning ordinance amendment to establish development standards and
processes for the Avimor Planned Development Zoning District. The 17,522 acre site is anticipated to include
up to 8,761 dwelling units and approximately 860,000 square feet of commercial and retail uses. This
application includes a CU-18-22 Summers pzfpdf Stadium View Sub pzf.pdf development agreement,
economic impact report, master wastewater study, a municipal water and pressurized irrigation system master
plan, a master drainage report, grading and hillside development standards, and a habitat management plan.
The 17,522 acre site is located on both the east and west side of Highway 55, approximately 3 miles north of
Dry Creek Road in Ada, Gem, and Boise Counties.
A-14-22/RZ-19-22 — Annexation and Rezone for Avimor Village One — Avimor Development: Avimor
Development is requesting an annexation, rezone from PC (Planned Community — Ada County designation)
to A-P-D (Avimor Planned Development) for Avimor Village One (portions of Avimor Subdivision No. 1,
Avimor Subdivision Nos. 4-11, and Avimor Townhomes North Subdivision). The approximately 657-acre site
is already developed with a mix of uses and is located on the east side of Highway 55, approximately 3 miles
north of Dry Creek Road in Ada County.
January 17, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
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CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
A-06-22/RZ-06-22 & ZOA-01-22 — Annexation and Rezone with a Development Agreement and Zoning
Ordinance Amendment to Establish Development Standards and Processes for the Avimor Planned The
applicant is requesting an annexation and rezone from RP (Rural Preservation — Ada County Designation),
RR (Rural Residential — Ada County designation), Multiple Use Zone (Boise County designation), and Al
(Prime Agriculture — Gem County designation) to A-P-D-DA (Avimor Planned Development with a
Development Agreement) and a zoning ordinance amendment to establish development standards and
processes for the Avimor Planned Development Zoning District. The 17,522 acre site is anticipated to include
up to 8,761 dwelling units and approximately 860,000 square feet of commercial and retail uses. This
application includes a CU-18-22 Summers pz£pdf Stadium View Sub pz£pdf development agreement,
economic impact report, master wastewater study, a municipal water and pressurized irrigation system master
plan, a master drainage report, grading and hillside development standards, and a habitat management plan.
The 17,522 acre site is located on both the east and west side of Highway 55, approximately 3 miles north of
Dry Creek Road in Ada, Gem, and Boise Counties.
A-14-22/RZ-19-22 — Annexation and Rezone for Avimor Village One — Avimor Development: Avimor
Development is requesting an annexation, rezone from PC (Planned Community — Ada County designation)
to A-P-D (Avimor Planned Development) for Avimor Village One (portions of Avimor Subdivision No. 1,
Avimor Subdivision Nos. 4-11, and Avimor Townhomes North Subdivision). The approximately 657-acre site
is already developed with a mix of uses and is located on the east side of Highway 55, approximately 3 miles
north of Dry Creek Road in Ada County.
January 17, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
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CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
A-06-22/RZ-06-22 & ZOA-01-22 — Annexation and Rezone with a Development ALFreement and Zonin
Ordinance Amendment to Establish Development Standards and Processes for the Avimor Planned The
applicant is requesting an annexation and rezone from RP (Rural Preservation — Ada County Designation),
RR (Rural Residential — Ada County designation), Multiple Use Zone (Boise County designation), and Al
(Prime Agriculture — Gem County designation) to A-P-D-DA (Avimor Planned Development with a
Development Agreement) and a zoning ordinance amendment to establish development standards and
processes for the Avimor Planned Development Zoning District. The 17,522 acre site is anticipated to include
up to 8,761 dwelling units and approximately 860,000 square feet of commercial and retail uses. This
application includes a CU-18-22 Summers pzf.pdf Stadium View Sub pzf.pdf development agreement,
economic impact report, master wastewater study, a municipal water and pressurized irrigation system master
plan, a master drainage report, grading and hillside development standards, and a habitat management plan.
The 17,522 acre site is located on both the east and west side of Highway 55, approximately 3 miles north of
Dry Creek Road in Ada, Gem, and Boise Counties.
January 17, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
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CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
A-06-22/RZ-06-22 & ZOA-01-22 — Annexation and Rezone with a Development Agreement and Zoning
Ordinance Amendment to Establish Development Standards and Processes for the Avimor Planned The
applicant is requesting an annexation and rezone from RP (Rural Preservation — Ada County Designation),
RR (Rural Residential — Ada County designation), Multiple Use Zone (Boise County designation), and Al
(Prime Agriculture — Gem County designation) to A-P-D-DA (Avimor Planned Development with a
Development Agreement) and a zoning ordinance amendment to establish development standards and
processes for the Avimor Planned Development Zoning District. The 17,522 acre site is anticipated to include
up to 8,761 dwelling units and approximately 860,000 square feet of commercial and retail uses. This
application includes a CU-18-22 Summers pzfpdf Stadium View Sub pzf.pdf development agreement,
economic impact report, master wastewater study, a municipal water and pressurized irrigation system master
plan, a master drainage report, grading and hillside development standards, and a habitat management plan.
The 17,522 acre site is located on both the east and west side of Highway 55, approximately 3 miles north of
Dry Creek Road in Ada, Gem, and Boise Counties.
January 17, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
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PUBLIC HEARING SIGN —IN SHEET
A-06-22/RZ-06-22 & ZOA-01-22 — Annexation and Rezone with a Development Agreement and Zoning
Ordinance Amendment to Establish Development Standards and Processes for the Avimor Planned The
applicant is requesting an annexation and rezone from RP (Rural Preservation — Ada County Designation),
RR (Rural Residential — Ada County designation), Multiple Use Zone (Boise County designation), and Al
(Prime Agriculture — Gem County designation) to A-P-D-DA (Avimor Planned Development with a
Development Agreement) and a zoning ordinance amendment to establish development standards and
processes for the Avimor Planned Development Zoning District. The 17,522 acre site is anticipated to include
up to 8,761 dwelling units and approximately 860,000 square feet of commercial and retail uses. This
application includes a CU-18-22 Summers pzfpdf Stadium View Sub pzf.pdf development agreement,
economic impact report, master wastewater study, a municipal water and pressurized irrigation system master
plan, a master drainage report, grading and hillside development standards, and a habitat management plan.
The 17,522 acre site is located on both the east and west side of Highway 55, approximately 3 miles north of
Dry Creek Road in Ada, Gem, and Boise Counties.
January 17, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
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PUBLIC HEARING SIGN -IN SHEET
A-06-22/RZ-06-22 & ZOA-01-22 — Annexation and Rezone with a Development Agreement and Zoning
Ordinance Amendment to Establish Development Standards and Processes for the Avimor Planned The
applicant is requesting an annexation and rezone from RP (Rural Preservation — Ada County Designation),
RR (Rural Residential — Ada County designation), Multiple Use Zone (Boise County designation), and Al
(Prime Agriculture — Gem County designation) to A-P-D-DA (Avimor Planned Development with a
Development Agreement) and a zoning ordinance amendment to establish development standards and
processes for the Avimor Planned Development Zoning District. The 17,522 acre site is anticipated to include
up to 8,761 dwelling units and approximately 860,000 square feet of commercial and retail uses. This
application includes a CU-18-22 Summers pzf.pdf Stadium View Sub pzfpdf development agreement,
economic impact report, master wastewater study, a municipal water and pressurized irrigation system master
plan, a master drainage report, grading and hillside development standards, and a habitat management plan.
The 17,522 acre site is located on both the east and west side of Highway 55, approximately 3 miles north of
Dry Creek Road in Ada, Gem, and Boise Counties.
A-14-22/RZ-19-22 — Annexation and Rezone for Avimor Village One — Avimor Development: Avimor
Development is requesting an annexation, rezone from PC (Planned Community — Ada County designation)
to A-P-D (Avimor Planned Development) for Avimor Village One (portions of Avimor Subdivision No. 1,
Avimor Subdivision Nos. 4-11, and Avimor Townhomes North Subdivision). The approximately 657-acre site
is already developed with a mix of uses and is located on the east side of Highway 55, approximately 3 miles
north of Dry Creek Road in Ada County.
January 17, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
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CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
A-06-22/RZ-06-22 & ZOA-01-22 — Annexation and Rezone with a Development Agreement and Zoning
Ordinance Amendment to Establish Development Standards and Processes for the Avimor Planned The
applicant is requesting an annexation and rezone from RP (Rural Preservation — Ada County Designation),
RR (Rural Residential — Ada County designation), Multiple Use Zone (Boise County designation), and Al
(Prime Agriculture — Gem County designation) to A-P-D-DA (Avimor Planned Development with a
Development Agreement) and a zoning ordinance amendment to establish development standards and
processes for the Avimor Planned Development Zoning District. The 17,522 acre site is anticipated to include
up to 8,761 dwelling units and approximately 860,000 square feet of commercial and retail uses. This
application includes a CU-18-22 Summers pzf.pdf Stadium View Sub pzf.pdf development agreement,
economic impact report, master wastewater study, a municipal water and pressurized irrigation system master
plan, a master drainage report, grading and hillside development standards, and a habitat management plan.
The 17,522 acre site is located on both the east and west side of Highway 55, approximately 3 miles north of
Dry Creek Road in Ada, Gem, and Boise Counties.
A-14-22/RZ-19-22 — Annexation and Rezone for Avimor Villa e One — Avimor Development: Avimor
Development is requesting an annexation, rezone from PC (Planned Community — Ada County designation)
to A-P-D (Avimor Planned Development) for Avimor Village One (portions of Avimor Subdivision No. 1,
Avimor Subdivision Nos. 4-11, and Avimor Townhomes North Subdivision). The approximately 657-acre site
is already developed with a mix of uses and is located on the east side of Highway 55, approximately 3 miles
north of Dry Creek Road in Ada County.
January 17, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
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CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN-IN SHEET
A-06-22/RZ-06-22 & ZOA-01-22 —Annexation and Rezone with a Development Agreement and Zoning
Ordinance Amendment to Establish Development Standards and Processes for the Avimor Planned The
applicant is requesting an annexation and rezone from RP (Rural Preservation — Ada County Designation),
RR (Rural Residential — Ada County designation), Multiple Use Zone (Boise County designation), and Al
(Prime Agriculture — Gem County designation) to A-P-D-DA (Avimor Planned Development with a
Development Agreement) and a zoning ordinance amendment to establish development standards and
processes for the Avimor Planned Development Zoning District. The 17,522 acre site is anticipated to include
up to 8,761 dwelling units and approximately 860,000 square feet of commercial and retail uses. This
application includes a CU-18-22 Summers pzf.pdf Stadium View Sub pzf.pdf development agreement,
economic impact report, master wastewater study, a municipal water and pressurized irrigation system master
plan, a master drainage report, grading and hillside development standards, and a habitat management plan.
The 17,522 acre site is located on both the east and west side of Highway 55, approximately 3 miles north of
Dry Creek Road in Ada, Gem, and Boise Counties.
A-14-22/RZ-19-22 — Annexation and Rezone for Avimor Village One — Avimor Development: Avimor
Development is requesting an annexation, rezone from PC (Planned Community — Ada County designation)
to A-P-D (Avimor Planned Development) for Avimor Village One (portions of Avimor Subdivision No. 1,
Avimor Subdivision Nos. 4-11, and Avimor Townhomes North Subdivision). The approximately 657-acre site
is already developed with a mix of uses and is located on the east side of Highway 55, approximately 3 miles
north of Dry Creek Road in Ada County.
January 17,2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
gg 4e ) L 3
CITY OF EAGLE — PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
A-06-22/RZ-06-22 & ZOA-01-22 — Annexation and Rezone with a Development Agreement and Zoning
Ordinance Amendment to Establish Development Standards and Processes for the Avimor Planned The
applicant is requesting an annexation and rezone from RP (Rural Preservation — Ada County Designation),
RR (Rural Residential — Ada County designation), Multiple Use Zone (Boise County designation), and Al
(Prime Agriculture — Gem County designation) to A-P-D-DA (Avimor Planned Development with a
Development Agreement) and a zoning ordinance amendment to establish development standards and
processes for the Avimor Planned Development Zoning District. The 17,522 acre site is anticipated to include
up to 8,761 dwelling units and approximately 860,000 square feet of commercial and retail uses. This
application includes a CU-18-22 Summers pzf.pdf Stadium View Sub pzf.pdf development agreement,
economic impact report, master wastewater study, a municipal water and pressurized irrigation system master
plan, a master drainage report, grading and hillside development standards, and a habitat management plan.
The 17,522 acre site is located on both the east and west side of Highway 55, approximately 3 miles north of
Dry Creek Road in Ada, Gem, and Boise Counties.
A-14-22/RZ-19-22 — Annexation and Rezone for Avimor Village One — Avimor Development: Avimor
Development is requesting an annexation, rezone from PC (Planned Community — Ada County designation)
to A-P-D (Avimor Planned Development) for Avimor Village One (portions of Avimor Subdivision No. 1,
Avimor Subdivision Nos. 4-11, and Avimor Townhomes North Subdivision). The approximately 657-acre site
is already developed with a mix of uses and is located on the east side of Highway 55, approximately 3 miles
north of Dry Creek Road in Ada County.
January 17, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
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CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
A-06-22/RZ-06-22 & ZOA-01-22 — Annexation and Rezone with a Development Agreement and Zoning
Ordinance Amendment to Establish Development Standards and Processes for the Avimor Planned The
applicant is requesting an annexation and rezone from RP (Rural Preservation — Ada County Designation),
RR (Rural Residential — Ada County designation), Multiple Use Zone (Boise County designation), and Al
(Prime Agriculture — Gem County designation) to A-P-D-DA (Avimor Planned Development with a
Development Agreement) and a zoning ordinance amendment to establish development standards and
processes for the Avimor Planned Development Zoning District. The 17,522 acre site is anticipated to include
up to 8,761 dwelling units and approximately 860,000 square feet of commercial and retail uses. This
application includes a CU-18-22 Summers pz£pdf Stadium View Sub pzipdf development agreement,
economic impact report, master wastewater study, a municipal water and pressurized irrigation system master
plan, a master drainage report, grading and hillside development standards, and a habitat management plan.
The 17,522 acre site is located on both the east and west side of Highway 55, approximately 3 miles north of
Dry Creek Road in Ada, Gem, and Boise Counties.
A-14-22/RZ-19-22 — Annexation and Rezone for Avimor Village One — Avimor Development: Avimor
Development is requesting an annexation, rezone from PC (Planned Community — Ada County designation)
to A-P-D (Avimor Planned Development) for Avimor Village One (portions of Avimor Subdivision No. 1,
Avimor Subdivision Nos. 4-11, and Avimor Townhomes North Subdivision). The approximately 657-acre site
is already developed with a mix of uses and is located on the east side of Highway 55, approximately 3 miles
north of Dry Creek Road in Ada County.
January 17, 2023
NAME (PLEASE PRINT) ADDRESS
TESTIFY? (Y/N) PRO/CON
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CITY OF EAGLE — PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN —IN SHEET
A-06-22/RZ-06-22 & ZOA-01-22 — Annexation and Rezone with a Develonment Agreement and Zoning
Ordinance Amendment to Establish Development Standards and Processes for the Avimor Planned The
applicant is requesting an annexation and rezone from RP (Rural Preservation — Ada County Designation),
RR (Rural Residential — Ada County designation), Multiple Use Zone (Boise County designation), and Al
(Prime Agriculture — Gem County designation) to A-P-D-DA (Avimor Planned Development with a
Development Agreement) and a zoning ordinance amendment to establish development standards and
processes for the Avimor Planned Development Zoning District. The 17,522 acre site is anticipated to include
up to 8,761 dwelling units and approximately 860,000 square feet of commercial and retail uses. This
application includes a CU-18-22 Summers pzfpdf Stadium View Sub pzf.pdf development agreement,
economic impact report, master wastewater study, a municipal water and pressurized irrigation system master
plan, a master drainage report, grading and hillside development standards, and a habitat management plan.
The 17,522 acre site is located on both the east and west side of Highway 55, approximately 3 miles north of
Dry Creek Road in Ada, Gem, and Boise Counties.
A-14-22/RZ-19-22 — Annexation and Rezone for Avimor Village One — Avimor Development: Avimor
Development is requesting an annexation, rezone from PC (Planned Community — Ada County designation)
to A-P-D (Avimor Planned Development) for Avimor Village One (portions of Avimor Subdivision No. 1,
Avimor Subdivision Nos. 4-11, and Avimor Townhomes North Subdivision). The approximately 657-acre site
is already developed with a mix of uses and is located on the east side of Highway 55, approximately 3 miles
north of Dry Creek Road in Ada County.
January 17, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
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2/17/2023
A
AVIMOR'"
Eagle Planning and Zoning Commission - January 17, 2023
� �!--��:�' 1 �r,'y' �,. n'•Yi:C�31M.x".: ;"�WYT6s '��'}��,t.T.
1
Development Team
Dan Richter, Brad Pfannmuller, Sarah Martz, and Shon Parks, Avimor Development
Jeff Bower and Deborah Nelson, Givens Pursley LLP
Jason Thompson, SPF Water Engineering
Sonia Daleiden, Kittelson & Associates, Inc.
David Eberle, WD Eberle Consulting, Inc.
Darby Weston, EMS Consultant
Avimor Stewardship Organization
Zoe Duran, Conservation Director
I
1
2/17/2023
Presentation Outline
1.
History and ownership ofthe land
2.
Existing development approvals
l
Eagle's Comprehensive Plan vision'Ir
4.
Project overview
5.
Avimorzoning code
�\
6.
Open space, Parks' and Trails
7.
Services and Infrastructure
8.
Economic impacts
r� -
9.
Benefits toCity
10.
Conditions of Approval
3
'
4
Spring
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2/17/2023
VR ` A
♦,,., ,,,,,,,AVIMOR FOS LEGEND Ada County Planned
if
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.. Community
VR _ VRFR
r _ FOS
Approved by Ada County in 2006.
.._-.------- -- FR Covers approximately 900 acres.
1 ....a .�.
V ..0
- ' FR �� � ;, 839 residential units.
1
`°s ` n r,, :;., K ;•. 150,000 SF Mixed Use Commercial
O' VR
All of the Ada County Planned
VR Community Area is preliminary platted.
1
FOS
1
1
VR 1!�
FOS
I FoS Exhibit D
v,r:u mE osrxcr r.+m
5
Village 1 Area '
GP1'
Land Use Districts
Village Center - VC
Mixed Llse!Commerclal -MUC
, ,�--I
Village Residential-VR
J.
,J
Foothills Residential - FA
'\
Open Space - OS
Village One
AO— Phmo 1.
No.1]
1 ..
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Slide 6
GP1 Givens Pursley, 1/15/2023
2/17/2023
AV U M OR'
Ada County '``�.~ ~~~ ..�y Planned
/—[l0O�OU�'t«
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Community Center
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Spring Creek Brewery
Heritage Park
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^^~.~~ County Planned
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° Approved byBoise County in3OZl.
° Covers approximately 5,OOOacres.
" 1750residentia| units.
° 45[\OUOSFMixed Use Commercial
" Three preliminary plats have been
approved inthe Boise County P[
9
Slide 7
Gp1 Givens Pursley, 1/15/2023
2/17/2023
Boise County — Phase 1
• Plats totaling 461 single-family lots
approved
• Commercial Event Center
E
Sub Use District Legend
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Vllbge commelael-vcoM
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stale 1" = 1000 C) g.5111'
Eagle Foothills Planning Area
CHAPTER 6: LAND USE
City of Eagle. This will be accomplished through
incorporation of the area into the jurisdictional
boundaries while also creating a unique sense of
place that is clearly identifiable as the City of Eagle. It
is expected that specific area plans (Planned Unit
Developments) will be drafted by land owners at the
time of development that provide specific
implementation measures for the broad community
policies of this plan. The North Eagle Foothills
encompass nearly 49,000-acres north of Beacon Light
Road.
10
5
2/17/2023
Future Land Use Map — Foothills Residential
REGIONAL OPENSPACE OVERLAY eas PROFESSIONAL OFFICE/BUST NESS PARK
MIYED USE
TRANSITION OVERLAY
FOOTHILLS RESIDENTIAL
[]DOWNTOWN
COMMUNITY CENTER
AGRICULTURE(P.URAL
VILLAGE/COMMUNITY CENTER
SCENIC CORRIDOR
ESTATE RESIDENTIAL
I•COMMERCIAL
FLOODWAY
LARGE LOT
INDUSTRIAL
NEIGHBORHOOD
® PUBLIC/SEMI PUBLIC
COMPACT
BLM PARK
INNLUHIGH OENSIT'f
EAGLE ISLAND SPECIAL USE AREA
FUTURE LAND USE
FGP
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ale W NOmtt Rd c
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11
Eagle Foothills Planning Area — Transect Model
_ �z��� North Eagle Foothills Transects
-
Transeel D iPLon Denary IIIt15I!nl l on
Reg.onal Open Space Cmuslsollan¢s mat have nigher vala0 fcr reg�coalcpen space and -Ad by pubsc.,Uaesarnhve Been
Per P1 Prt-neO m perpelurly Consuls of lands appr0.imatrlg or rc+M»,g to a'wddemes e0ndbon, .c.udng lands D
unw,tatNetorseRlem Io,.totwW"ph y, hydrology or v eq#WLOn. Thn-dudes a c,sang ELM O hIp and
-
-
Bee Map B 2) 0wmyt
.
Consists of lands most sudable For appio)Imatnq or revemeg to a wldemess cc,*v n but held In pnvale
- -
RuralLifestNe ovnerfhip Development 00beehintsarea should lncludecbsler and cOnaervaLon ¢wtbpmenls, as ll
Pe ahldy W Imndkr un't, b m- aultable dev et0pm e,I areas N,e,in a prc,e cl and%o, the foothlh Cev weNOpas
rmnls
m Inn art. mould nnud. a minunum of SOY.. opal space
• -
_
Con"Is 0110w&-ty large 101 rtYoM 11 areas Ptan tr 11n 114'Isac and Kl,Packs mtatvely deep G'ockv
Rural Estates may be large and me mods. -VI., W accanmodate natural condawnf Lots may as dust., onto M2 acre lord or I unit pert
fencing refhkbon. may W used to P-1da A bone• open'Pace Patmm and pw.von 01 natural to.. a
.z-r-r----
-
PnmadY suburoan rowden lal Pane- I' many a Lngle fanit'detached housing type. Serbacks and landscaping
_ -
SuWrnan ..,..oreSheeb d.!ma medium sl_.dtlacAs. GrnerallylaaYtlmAna lmlMdcammumry%nergnbwhoou 25unlupert Acm
centem WtmAy,ary According to the natural fea:uresofrne lodbas Clustenngmaybeusedtoonswe
yq,Gc.nt,ag n l and nvghbb,hood
r
C"Ims or a maedase but Ilwady maidonual urbon faWk R has a won range of buddng types. s hgl.,
urban Tm ,,ron Ode Y.M, and raw h W .. S.Iback. And Iand,caa.q are vanaa.. Sue-Eefh. In—, ...d MOek. G.n.olly a ur:u' per t acre
lase¢ x'mrn a to mole of comm—tvineghborhood centers but or vary accordng 10 Ile na11. features of In,
f.001
ae
Pon
a"O acres in so.,"ae canam locatMal keylnt.mumbnf bNveer, adenal and cdkcforr0adway' Mln.ofe andkla' Of tO
NNghb...m Callers Canldtsol hgh,density mu.dwae bueddnq ypes gulaccomma¢ate retol. dfCes. row house and apartments um1peracm lora
_
/at '-
lunmapped) 11 has a Lghl nelwah of sheets. with m" udarwlks. olaady AVW hee planLnq and buydngs sat clod. to me _—u - of EO?. 01 de
homages r_ae SpecdiC'�)RSn:.erli area
I'�r=•i
Commumy Centers appro'Imaldy too. 150acrosnuz.c..a, or me mghet den vry,sNm the greatest vanety of uses. and c,A, Mm.1Bond ktae d 10
(SeekUP5.2 Duddngs 0l fog Onal impONOet it may nav a larger blocks $"at$hri consistent an¢&" spaced plananq umlfpNaemforma' of
mapped) and 3. Wddngs 10n. t0 the bnniages NOm .unl bs , t'Be' SP,", d.ln hen 1 25%.1 the area.
12
11
2/17/2023
Clustered Transect Model Versus Rural Estates
13
Zoning
Land Use Districts
✓h'i ---- AVIMOR
f
Mesta Lana use ran
Development Plan
18,179 acres being
annexed
LI m
— — 8,761 additional
U.U.. Dl.1,1 a
nits
u
rj
— i — • 860,OOO SF
El r-I I additional
commercial
14
7
2/17/2023
Zoning
Land Use Districts
15
Zoning
Land Use District
Sub -Use District
16
�.
tl.p LMU. Plnn
`•—
[J
m
w,eu awa.
IF
(SF 1) 6Unitsper I6,5000. 50%
Single -Family j grossacre '
Detached
See No[c I�
(SF2)9Unitsper 4,500s.f. 60%
Single -Family gross acre
Detached
See Note I
Front Garage 20'
Side Garage.: 10'
Living. 10'
Interior Side S'
Street Side. 1U
Hear. 20'
Alley Garage S'
Front Garage: 18'
Side Garage: 10'
Living: 10'
Interior Side: 5'
Street We: 10'
Rear: 10'
Alley Garage: 5'
M
35'
1.1
2/17/2023
Single -Family 1 Sub -Use District
Land Use Examples
TABLE 2.1— LAND USE TABLE
V
H
M
C
N
R
E 5
S
S
SF
SF
S
MF
MF
MF
COS
ROS
RE
CO
P1MU
CS
C
M
U
C
C
R
R F
F
F
2L
SL
F
1
2
3
O
U
2
3
A
M
RESIDENTIAL
Accessory
A
A
A
A
A
A
A -
A
A
A
A
A
A
A
A
P
P
P
Dwelling Unit*
Dwelling,
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Multi -Family
Dwelling,
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Single -Family
Attached
Dwelling,
P
P
P
P
P
P
--
P
P
P
P
P
P
P
P
P
P
Single -Family
Detached
Equestrian
P
P
Lot*
Living
A
A
A
A
A
A
--�,-
A
JAA
JAA
A
P
P
Quarters,
Accessory*
j
17
Zoning
Land Use Districts
Sub -Use Districts
Avimor Mixed Use Project
18
MIXED USE/COMMERCIAL
SUB -USE
MAXIMUM
MINIMUM
MAXIMUM LOT
MINIMUM
MAXIMUM
DISTRICT
DENSITY
LOT AREA
COVERAGE
SETBACKS
HEIGHT
See note 3
(HMU) Highway
N/A
10`/0 of the site
100vaof the site
Front: 15'
58'
Mixed Use
Interior Side: 5'
Strect5ide: 10'
Rear: 10'
10 ':. of tl 'r
lUJ:'n' ! :te '. '. tool. 15'
Side: 5
Strect S�dc'. 10
(MF2) Medium
11 Units per
101', or the site
N/A
Front: 10'
45'
Density Multi-
acre
Interior Side: S'
Family
Street Side: 10'
(CC)Community
10 Acres
.5
N/A
Front: 20'
Sir
Commercial
Interior Side: 0'
Street Side: 0'
See Note 7
Rear: 0'
INC) Neighborhood
3 Acres
.5
N/A
Front: 15'
48'
Commercial
Interior Side: 0'
Street Side: 10'
See Note 7
Rear:
E
2/17/2023
Community Commercial Sub -Use District
Land Use Examples
TABLE 2.1— LAND USE TABLE
V H
M N
R
E
S
S
S
SF
IF
S
MF
MF
MF
COS
ROS
RE
CO
P1MU
CS
C M
U c C
R
R
F
F
F
ZL
SL
F
1
2
3
0 U
1
2
3
A
M
COMMERCIAL
Adult Business
Auto Body
C
C
Shop'
Auto Gas
C P
P
P C
P
Station'
Auto Repair
P
C
C
and Service
Shop (Major)*
Auto Repair
P P
P
P P
P
and Service
Shop (Minor)'
Auto Rental
C P
C
C
Agency'
Autoand
P
C
C
Recreational
Vehicle Sales'
Animal
P P
P
P P
C
C
Daycare'
Bank/
P P
P
P P
P
Financial
Institution
Bar/ Pub/
P P
P
P( P
P
Nightclub'
19
CONCEPTUAL PLAN
Five Year AY)IRBF 2o�z Zoz7
i �A i/ )� �ff ' Eti � :✓1 i 1� li pI � // �- nx xori --
Plan��!,�,
S J LI ti
rZr?
AVIMOR
20
10
2/17/2023
Preliminary Plat Process Controls
Required Submissions with Each Pre -Plat Application:
1. Subdivision Land Use Map — ensures Master Land Use Map vision
and compatibility with surrounding designations/uses
2. Parks, Pathways, and Facilities Map — ensures Master Open Space
Map vision
3. Project Totals — total units, open space, and conservation land tally
4. Conservation Director Approval — ensures compliance with habitat
management plan
5. Services — must show area being platted is served by essential
public services (fire, EMS, roads, water, wastewater)
6. Transportation Studies — ensures required mitigation provided with
plat impacts, construction truck traffic plan
21
AVIMOR
Open Space Plan
Legend
o
�L'
Land Use
L_, . 01
`!
�m
22
11
2/17/2023
23
Foothills Open Space
Improved Parks
Avimor 2022-2023 _ --
Hecreatloa Trails Map -
tea-,. —� �„�.....,�.•�.�,.�....e.,e-ti_-k.: �e���
RR
L4r
CIDay
K �'
a:
Heritage Park
24
Community Park
South Park
12
2/17/2023
�! AVIMOR
Open Space Plan
_ r Legend
LJ ...
• •
,
I —
Land Use
L
1 1 .I._I 1 "gtinee
t , �-
25
-
' """°" Little Gulch
J ee -
-
LJ
-- —
—
r-�
City of Eagle/GWC Capital Land Donation & Adjacent Public Owncnhip
December 20, 2022
Slate of
Idaho
x j
TH
BLM I
26
Ottt L�
`;t.5
13
2/17/2023
Rocky Canyon Park
VVI
T-
27
MAP 9.
IIATURAL SURFACE TRAIc
MPRDVEMENTS•
City
PROPOSED NETWORK
,.,
EXISTING NETWORKf'"
••.,,, r. w, c,�,ar c,.
Master
PAVEDPATHWAYS
NATURAL
UACE TRAILS
% `•
y�
..e,.n,v.,..,.,,•xa °..
Plan{�nn
I:Y EXISTING TRAILHEAD
% IUli GvICIR i—,
IL Open Spw. nA
PROPOSED NETWORK
1
4
,.n+..•�,«e,., v..r
•••^ PATHWAY
•••••• BIKING
I._... _ EAGLE I
1/.
CORRIDOR
OR
.w.M..w.,...r.v.✓.
.......• WATERTRAIL_-
PATHWAY BRIDGES
•......• CANAL PATHWAY
��.w.elwo�„Avs.
scvExnGF t,woic„ocvF:o>nEtl
-� __I ,
PROPOSED SPOT
IMPROVEMENTS
- .__._, L_
25Sew
NATURAL SURFACE TRAIL
1
;.'•. '�' !'� "••" ti
ep•c'�,
IMPROVEMENT
, 'L ,•,,, •,
^�.•.
,,
PATHWAY BPoDGC
III PATHWAY UNDERPASS
i
ii
.r,• rc„ <...v
WATER TRAIL
-1�9!7 I '.L s� �I..—.. t 1111pC11
SI`RII:G
S•
IMPROVEMENT
® IMPROVED TRAILHEAD
�,ry
4 - y' •.6' .. ',• •: .-•:
rc •�,,,,
i nc...•,y
BOUNDARIES
-• .:'_..,•.:
... ,. - �ti,. •'•� AC.L6+ i_.
PATHWAY UNDERPASS
CITY OF EAGLE
_ _ . u ..,,. a ^
.j °i.--1
..., •� • •, 0' �I,
••......,••'f.
�•, r„-,.w.,.•n. rAv.,°w,..
BLM LAND
CITYPMK$
......._ e, n)
1_r — �•4L'•NY
RIDGI TO
RI VEPS TRAILS
�ixHvss
4'LIZ xve
C
�
4"•:
NOISE
WATER TRAIL MRWEMENTE
28
14
2/17/2023
ME
Avimor Regional Pathway Standards
Rca�onal Patay -Natural Surface
I` Vp
qt:onal Pathway. Asphail Paving
0
9101
15
2/17/2023
31
Water Conservation
CHAPTER 6: LAND USE
c. Encourage the use of watereffidenl petmas and appliances vnthit buldings.
Z tanduamm De clop landscape cnteria, guidelines, ordinances and a community education program
apwodnate to Foethilh that includes the follommg:
a. Aplant list of rs-m—ded/pmh,uit,d plants
b. Encourage the use of drought resnunt native plants
c, prepare a frecommended plants that are naive to the Eagle Foothdis
tl 6mnymgu ate thK use of turf (define mawmum pe—tge of total landscape area that ran be
turf( svth adjustments based on the type of turfused e.a greater percentage for lawns �tlzng
drought tokrant fescue and rye tunote water If rather than odependent Kentucky bluegrass
e. Encourage punk education on progressive landscape pri-pies
f. Estabnsh polhoes fw the -vegetation ofdsturbed areas In the Fowhdls
g. EsW bosh pobcies fw use of native plants on no-mgated slopes
32
%GY r��aF,A
f
rL \
Foothills
Trails
16
2/17/2023
33
Eagle Water Service Area
LAVIMOA Off -
PROPERTY -I
JN
SAGE
i 1_
fd
=-
T \
Wastewater
HOW WATER IS RECLAIMED
AT AVIMORi.
r ,
Nx
ci °
I\ AV�MOA � I • 'tom.
1
R
34
17
2/17/2023
Replace the at grade McLeod Way full Complete residences
s in th Avimor
access with right-inJright-out only 1,450 residences in the Avimor
access for both NB and SB SH55 and Development.
construct grade separated
Intersection north of right-in/right.
out access
ITD Mitigation Agreement
$5,000 proportionate share fee per unit
Construct a grade separated
Complete by occupancy of
Agreement lists projects Avimor will fund and
intersection at the realigned
2,200 residences in the Avimor
from
SH55/Avimor Drive intersection
Development.
Construct, separate proportionate share
Realign SH SSonfro deort 2 lanes in
Comesideby ofor
fees
each direction from north of the
ncsin th Avimcy
2,200 residences in the Avimor
canyon (approximately MP 51.5) to
Development.
north of McLeod Way (approximately
_ ..
j !
Potential full access, construct NB and
Complete with final platting of
-
SB right.turn and left -turn lanes;
adjacent subdivision phase.
-
subject to sight distance standards
Construct NB left -turn lane
Complete with final plattingof-
adjacent subdivision phase
.e
Widen SH55 to 2lanes in each
ITD
When conditions warrant and
direction from 1,500 h north of
funding is available
Brookside Lane (approximately MP
48'7) to north of the canyon
(approximately MP 51.5)
Complete improvements to
ITD When conditions warrant and
SH55/SH44 intersection to address
funding is available
growth in regional traffic volumes
Complete widening of SH55 to three
ITD When conditions warrant and
lanes and other necessary
funding is available
improvements to address growth in
regional traffic volumes
35
10
18
2/17/2023
Ada GauntyParam edics
VV ., : e , 1) , t f u : . 1 c
37
38
EMS Service
Ada County Paramedics
Police Services
19
2/17/2023
Avimor Community Watch
39
Eagle Fire Department
0!
13
13
F�1. —F
Ij
nacsxl
LI
40
20
2/17/2023
West Ada
41
42
School Districts
Development Agreement requires donation of 7-10
acre school site for each district serving the Property
Emmett #221 Horseshoe Bend #73
Eagle Public Library Tea
10 acre site donated,
opening Fall 2024
;1
W
I
Classical Academy
21
2/17/2023
Economic
Impact
TABLE E —FOURTEEN NET FISCAL IMPACT -EAGLE
TABLE E —FOURTEEN NET FISCAL IMPACT -EAGLE
2023-2059
43
Economic
Impact Operating Revenues $67,066,000
Library Revenues $15,099,000
Development Impact Fee
Revenue $11,734,000
Total Revenues $93,899,000
Total Operating Expenses $65,630,000
Capital Costs $37,271,476
Total Expenditures $102,901,476
Parks LOS Adjusted $8,358,438
Adj. Total Costs $94,543,038
Net Fiscal Impact-$644,038
44
22
44
22
2/17/2023
Benefits of Annexation
• Build out Eagle's comprehensive plan vison;
• Secure 8,750 acres of open space; estimated value of $100M;
• Unmatched new regional parks; Rocky Canyon and Little Gulch;
• Secure public access to funded network of recreational trails;
• Secure land donations to: school districts, fire, police, library;
• Advance over $40M in regional transportation improvements to SH55;
• Provide 2,400 new jobs annually over the life of the project and over
900 permanent jobs with an annual payroll of $64M; and
• Provide a long term pipeline of variety of housing types to serve Eagle
residents.
45
Requested Changes to Conditions
1. Regional Pathways and Foothills Trails
a) Approve Title 11B as drafted with foothills specific regional pathways.
b) Allow Avimor Stewardship Organization to manage foothills with public
access and easements.
2. Grading Security
a) Do not require cash bond for mass grading because bond for slope
stabilization and revegetation are sufficient.
3. Amendment to CC&Rs
a) Require implementation through CC&Rs, but do not oversee all
amendments.
b) "The Avimor Charter shall include provisions for the collection of fees/assessments
to adequately fund and maintain open spaces and roadways."
46
23
2/17/2023
47
Table 6.2: Foothills Land Uses
public lands, and unique features will affect the
overall density and development potential in the
foothills. The overall density of the foothills should
remain rural (1 unit per 40 acres and/or lunit per 10
acres as currently allowed in Ada County) until
annexed into the City of Eagle at which time
development should be reviewed for compliance
with the Eagle Foothills Plan and for the provision of
adequate public facilities. The overall density of the
unconstrained portions of the foothills should remain
rural (1 unit per 2 acres) with options for clustering
the base density into transects and density bonuses
for the creation of activity centers and significant
open space areas.
48
Thank You .VG6.,'
4
Comp Plan Density
CHAPTER 6: LAND USE
3. Density incentive/bonus should be considered for the following:
a. The establishment of a permanent non -city funding source to offset the annual operation and
maintenance of the open space areas. This may include endowment funds, use of land trusts and
institutes, transfer fees or other mechanisms.
b. Designing the open space to function on both a neighborhood and regional level providing both
internal and external connectivity for multiple user groups including pedestrians/hikers, bicyclists
and equestrians.
c. Working with adjacent land owners to design and dedicate open space on a large scale in
compliance with the goals of this plan.
d. For the clustering of units into centers and the construction of the land use transect as describe
within this plan.
e. Providing open space greater than 20%of the gross site area.
24
2/17/2023
Regional Pathway Tread Width: 10' unless in constrained area
Surface: Hard or Natural Surface
Easement Width: 20'
Construction Standards: Root barrier only if
within 5' of trees
Ownership: Public or private
Community Pathway Tread Width: 2'
Surface: Hard or Natural Surface
Easement Width: Width of tread
Construction Standards: No root barrier
Ownership: Public or private
Neighborhood Pathway Tread Width: 4'
Surface: Hard or Natural Surface
Easement Width: Width of tread
Construction Standards: No root barrier
Ownership: Private
49
w — .I r. I I
Tread Width: 10'
Surface: Concrete or asphalt
Easement Width: 25'
Construction Standards: Root barrier
Ownership: Public or private
Tread Width: 8'
Surface: Concrete or asphalt
Easement Width: 16'
Construction Standards: Root barrier
Ownership: Public or private
Tread Width: 6'-10'
Surface: Concrete or asphalt
Easement Width: 16'
Construction Standards: Root barrier
Ownership: Public or private
1 �i Tc
Tp` :Tpc Tc+
a<r '
T`T rTa Tp
TTci TPA
5 I Fc Tcr pr
qn Y
1 i, TF[ Tp
ionGEM Tpr oT;
o,l T
T ;T-
. arm Tp
Tp<
--__..Oa
.............
Foothills i Balholith A,��i/cr
I
Olm
Otm ,I Tcr
on Tcr
m '
am
Ty
� nr
F,a,ne Ko�:e
• p ..ror,x�a rp.
•• nhlaryin AqulNr T
o ca. oval n
�° by a oca
A
fp
_M.a. ouau T Tc,
0.
- a° a4
�n I earo rpm., qa
mod,- ppm�N, o<ro,c. aa��r„m
r S�vxe aaar Gsaar ` Mq
io-m ecmb Gre.el GMbpy mpSM1M Mm MtteMNana exnnntt, 16T9 i
-S� Ilil:(p.�ler —
�Trr Sumcial Geology and
® T=•- o.Tr». an,• Aquifer Boundaries
�Tp P—ii CII,k Fpr 10, ° 2A111e .SPF WATER
50
25
AVIMOR PLANNED DEVELOPMENT
A-06-22/RZ-06-22 & ZOA-01-22
AND
A-14-22/RZ-19-22'
Planning and Zoning Commission
January 17, 2023
City Staff: Morgan Bessaw, AICP, CFM, Planner II
Phone: 208-939-0227
E-Mail:
Project Summary:
The applicant is requesting an
annexation and rezone from RP
(Rural Preservation — Ada County
designation), RR (Rural
Residential —Ada County
designation), Multiple Use Zone
(Boise County designation), and
Al (Prime Agriculture — Gem
County designation), to A-P-D-
DA (Avimor Planned
Development with a
Development Agreement) and a
Zoning ordinance amendment to
establish development standards
and processes for the Avimor
Planned Development Zoning
District. The 17,522-acre site is
anticipated to include 8,761
dwelling units and approximately
860,000 square feet of
commercial and retail uses.
Project Summary Cont.:
The applicant is requesting
an annexation, rezone from
PC (Planned Community —
Ada County designation) to
A-P-D (Avimor Planned
Development) for portions
of Avimor Subdivision No.
1, Avimor Subdivision Nos.
4-11, and Avimor
Townhomes North
Subdivision (657 acres).
Development Agreement
does not apply.
Vicinity Map:
• The 18,179-acre site is
j located on both the east and
west side of State Highway 55,
approximately three miles
north of Dry Creek Road .
• The project spans Ada, Gem,
and Boise Counties.
• The property is contiguous
to the Eagle City limits on its
southwest corner, adjacent to
the Spring Valley Planned
Annexation:
• All land is considered a
Category A annexation.
Category A Annexation: All
private landowners have
consented to annexation.
Annexation where all
landowners have consented
may extend beyond the city
area of impact provided that
the land is contiguous to the
city and that the
comprehensive plan includes
the area of annexation; a
In 2007 the City engaged in a public process to write a plan for the foothills.
At the end of the process, the foothills planning area was adopted and
included all of the land Avmior is proposing to annex within all three
counties.
• Foothills Residential is a unique combination of land uses within the Eagle
Foothills that strives to balance residential, non-residential, and open space
(developed and natural) use to create unique hamlets of development that
place urban development within the natural environment without
overcrowding or significantly altering the natural features found on the site.
Regional Open Space Overlay areas should be designated to capitalize on
and expand the open space areas around natural features and
environmentally sensitive areas. Priorities for preservation include slopes in
excess of 25%, Open space areas within the Foothills should be designed to
function as part of a larger regional open space network. Where possible,
open space should be located to be contiguous to public lands and existing
open space areas.
• Village and Community Centers are intended to serve as mixed use centers
for goods, services and employment for areas that are removed from
downtown Eagle. Uses and residential densities are based on location.
Scenic Corridor is an overlay designation that is intended to provide
significant setbacks from major corridors and natural features through the
city. These areas may require berming, enhanced landscaping, detached
meandering pathways, and appropriate signage controls.
• The North Eagle Foothills planning area states that the overall
density of the unconstrained portions of the foothills should remain
rural (1 unit per 2 acres) with options for clustering the base density
into transects and density bonuses for the creation of activity
centers and significant open space areas.
• Community Centers: These are the highest intensity use areas in
the foothills. They should act as density magnets to begin building
the transects as described in this section. These are areas for the
clustering of densities from more rural and open space areas.
• Mixed Use Community Centers should be approximately 100-150
acres in size and allow up to 350,000 square feet of gross leasable
space. If residential uses are provided, they should account for no
more than 25% of the gross total area of the Community Center with
allowable densities of up to 8 to 10 units per acres.
• Neighborhood Centers: These centers have higher density
mixed -use building types that accommodate retail, offices, row
houses and apartments. These centers, though not mapped, should
be located at key collector and arterial intersections within the
residential areas of the foothills. Residential uses should account for
a minimum of 50% of the gross developable area of neighborhood
centers and are to include residential densities of up to 6 to 10 units
per acres.
Comprehensive Plan Compliance:
• The applicant has provided a worksheet stating there are 9,875 acres of
lands with slopes less than 25%, which based on the Comp Plan proposed
densities of 1 unit per 2 acres for unconstrained lands would support
4,937.5 dwelling units on the property.
• The applicant forecasts they will have 480 acres of activity centers; using a
projected density of 8 units per acre for these areas the applicant forecasts
an additional 3,840 dwelling units, for a total count of 8,777.5 dwelling
units.
• The draft development agreement limits the planned development to
8,761 dwelling units, which is less than the estimated density identified
within the Comprehensive Plan.
• However, there is not enough detail in the applicant's Master Land Use
Map to know whether the development will be built out in compliance
with the Comp Plan goals for transects and community and neighborhood
center design.
2/17/2023
7
COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Eriuln)t
Foothillsresidential with open space overlay,
RP(Rural Preservation —Ada County Designation).
Avimur Harmed Developmentandundevdoped bothills
multiple wmmunityce:teas, andascenic
RR (Rural Residential —Ada County Designation).
condor.
PC (Planned County —Ada County Designation), AI
(Prime Agriculture —Gem County Designation)
Proposed
ITochangeisreq—t 1.
A-P-D-DA (Avime: Plasmed Development wndta
A�imar Ft armed Development with mminium 50'/, eprn space
Development Agreement) and A P D(Avimor
dedication
Planned Gevdoporent)
North ofsite
NA (North of site is outside the boundaries of
AI(Prime Agriculture— Gem County Designation)
Undeveloped foothills
the Eagle Comp Plan)
South of site
Foothills residential with open space merlay.
RP (Rural Preservation— Ada County Designation).
Mix of Avimor Phases 1-3. undeveloped foothills, and single family
multiple community centers, and scenic
RR (Rural Residential — Ada County Designation),
residential.
corridor.
PC (Planned County — Ada County Designation).
East of site NA (East of site is outside the boundaries of Multiple Use Zone Undeveloped foothills
the Eagle Comp Plan)
West of site Foothills residentialwith open space overlay. RI-DA (Residential with a Development Spring Valley Planned Development
Agreement)
10
5
Zoning Ordinance Amendment: Title 11B
• Avimor is proposing the adoption of a new zoning ordinance; Title 11B. The
provisions of Title 11B will only apply to the lands located within the
Avimor Planned Development.
• This title is similar to Title 11A, the Spring Valley Development Ordinance,
which applies only to the Spring Valley Planned Development.
• Under proposed Title 11B, a new zoning designation called Avimor Planned
Development or A-P-D, will be created. Title 11B establishes development
standards and processes for the A-P-D zoning designation.
• This code has been reviewed by staff, the Design Review Board, the Parks,
Pathways, and Recreation Commission, and the City Engineer.
• The greatest disagreement between staff and the applicant is regarding
11B-11D-7 Foothills Pathway and Trail Regulations, which details the
applicant's preferred trail and pathway standards.
Zoning Ordinance Amendment: Title 11B
• Chapter 1: Zoning Interpretations
and Definitions
• Chapter2: Land Use Districts
• Chapter 3: Design Review
• 3A: Village One District Design and
Development Standards
• 3B: Boise County Phase 1 Subdivision
Land Use Map
• Chapter 4: Specific Use Standards
• Chapter 5: Off -Street Parking and
Loading
• Chapter 6: Non -Conforming Use
• Chapter 7: Zoning Administration
and Enforcement
• Chapter 8: Area of City Impact
• Chapter 9: Historic Preservation
• Chapter 10: Minimal Property
Maintenance
• Chapter 11: Land Subdivision
• 11A: General Subdivision Provisions
• 1113: Subdivision Plats and Procedures
• 11C: Subdivision Design Standards
• 11D: Required Subdivision
Improvements
• 11E: Special Development Subdivisions
• 11F: Subdivision Administration and
Enforcement
Title 11B:
• Title 11B identifies six land use
districts:
• Village Center, Mixed
Use/Commercial, Village
Residential, Foothills Residential,
Open Space, and Village One
• Title 11B describes which Sub -Use
Districts are appropriate within
each land Use District.
• Sub -Use Districts specify the
appropriate lot area dimensional
requirements and permitted uses
for parcels.
• All parcels must be identified
within a Sub -Use District prior to
development.
Title 11B:
• The Village One land use
district consists of the
developed portions of
Avimor that were
previously approved
through Ada County.
• Those sub -use districts are
unique to Village One and
mirror the standards that
were approved by Ada
County.
• The Sub -Use District
standards are described in
detail in Title 11B.
Title 11B Cont.:
• The portion of Boise County that has received
preliminary plat approvals from Boise County has
also received sub -use district designations.
• Boise County's Sub -Use District standards are not
unique to Boise County and will be consistent with
the sub -use districts identified throughout the rest
of the development.
• The Sub -Use District standards are described in
detail in Title 11B.
• The remainder of the land use districts do not have
sub -use districts identified at this time. However,
sub -use districts will be designated at the time of
preliminary plat. Each Sub -Use District designation
will have to comply with the Master Land Use Plan.
Sub -Use Districts
Village Center District: The Village Center District is the heart of the community and the main activity center where community,
residential and cultural activities occur. As described in Table 2.2, the allowed Sub -Use Districts in the Village Center District
include: Single Family Zero Lot Line (SFZL), Single Family Special Lot (SFSL), Single -Family Attached (SFA), High Density Multi -
Family (MF3), and Village Commercial (VCOIvi).
Mixed Use/Commercial District: The Mixed Use/Commercial District provides a variety of retail, commercial, residential and
employment opportunities for Avimor and area residents. As described in Table 2.2, the allowed Sub -Use Districts in the Mixed
Use/Commercial District include: Highway Mixed Use (HMU), i odh.nn Density Multi -Family (MF2), Mixed Use (MU), Community
Commercial (CC) and Neighborhood Commercial (NC). Mixed Use Districts will accommodate office, Flex Space, light
Manufacturing, Research and Development, shopping, business, lodging, professional and support commercial services, primary,
secondary and higher educational facilities, parks and recreation facilities, Vineyards and wineries, and residential uses. The HMU
Sub -Use District is designed to provide highway -oriented businesses as well as similar and more intensive uses than the MU Sub -
Use District. Commercial Sub -Use Districts are intended to provide commercial facilities designed for use by community or area
residents that will provide most of the daily and weekly support services that residents require on a regular basis.
Foothills Residential District: The Foothills Residential District provides for residential neighborhood uses and supportive
Accessory Uses such as Farmers' Markets, Schools, Vineyards, Community Centers and other complementary uses. As described
in Table 2.2 allowed Sub -Use Districts in the Foothills Residential District include Estate Residential (ER) and Rural Residential (RR)
Village Residential District: The Village Residential District provides residential neighborhoods with a range of Lot sizes and
housing types depending on location, site conditions, and market influences to create a community that emphasizes housing
diversity. As described in Table 2.2, the allowed Sub -Use Districts in the Village Residential District include: Single -Family
IA'!-Dcile.i (5F1, SF,�, SF3) and Low -Density Multi -Family (MF1).
• Open Space District: Open Space Sub -Use Districts consist of Community Open Space (COS) and Regional Open Space (ROS)
districts. Community Open Space and Regional Open Space are allowed within any Land Use District.
Title 11B:
• At the time of preliminary plat review,
Avimor would specify which Sub -Use
Designations they were proposing and
demonstrate that they are in conformance
with the Master Land Use Plan.
• It is important to note, under the provisions
of Title 1113, Avimor would be permitted to
submit preliminary plats for development
following annexation and no other long
range planning applications would be
required to demonstrate compliance with
the Comp Plan.
• This is in contrast to Title 11A, which
governs the Spring Valley Development,
which requires the submittal of a Planned
Unit Master Plan applications, aka PUMPS.
• PUMPS are master planning documents
that demonstrate the project is in
compliance with the DA and Comp Plan and
designates sub -use districts at that time.
Zoning Ordinance Amendment: Title 11B
SUB -USE MAXIMUM MINIMUM MAXIMUM MINIMUM SETBACKS MAXIMUM
DISTRICT DENSITY LOT AREA LOT HEIGHT
COVERAGE
AVIMOR FOOTHILLS RESIDENTIAL
(RR) 1 Unit per 2 1.0 Acre 35% Front Garage: 30' 40'
Rural Gross Acres Side Garage: 20'
Residential Living: 25'
Interior Side: 10'
See Note 1 Street Side: 20'
Rear: 20'
(ER) S Umts per 8,500 sq. ft. 40% - c^::.�,ge 40'
Estate gross acre Side Garage 15
Residential Living: 1S'
Interior Side: 5' E
See Note I Street Side: 15'
Rear: 20'
Spring Valley Single -Family Residential Uses
District Maximum Minimum Minimum Maximum
Density Lot Area Setbacks Height
(RR) Rural 1 unit per 2 1.0 acre
Front garage: 50' 35'
residential gross acres
I Side garage: 30'
'.Living: 40'
Interior side: 20'
'Street side: 30'
Rear. 30'
(ER) Estate 2 units per 0.3 acre
I Fr-;n•. _. ;, 35'
residential' gross acre
'.!Side garage: 25.
Living: 25'
Interior side: 10'
Street side: 25'
:Rear: 30'
SUB -USE MAXIMUM MINIMUM MAXIMUM MINIMUMSETBACKS MAXIMUM
DISTRICT DENSITY LOT AREA LOT HEIGHT
COVERAGE
AVIMOR VILLAGE RESIDENTIAL
(SFI) 6Unit, per .6,500. .. SO% Front Garap.^:iJ ;ry.-
Single -Family gross acre Side Garage: 10'
Detached Living: 10'
Interior Side: 5'
See Note 1 Street Sldew try
(SF2) 9 Units per 4,500 s.t.
Single -Family gross acre
Detached
Interior5id,
See Afore 1 Street Slde:
JL:1 Rear 10'
(SF3)
lOUnitsper
3.000 s.f. '
Single-Family
gross acre
Detached
7[interiorSide:
`- Al lei Carage:S'
IMF1)
12 Units per
15%ofthe site 85%ofthe FronC10'
Low Density
acre
site Interior Side: S'
Multi -Family
Street Side: 10'
See notes 4, 5 &
Rear:O'
6
A
F Spring Valley Single -Family Residential Uses
District Maximum Minimum Minimum Setbacks Maximum
Density Lot Area Height
Fl) Single- 5 units pet, B,Coo sq. ft - 35'
mily �
-------
15'
7.5'
T
5'or19
(SF2) Single-
family
7 units Is
'000 t.Barage: 20'
35'
detached`
gross acre
egara30ge: l0'
-Living.
'
Interior side: 5'
Street side: 15'
Rear: 20'
Alley garage: 5' or 19'
or more.
(SF3) Single-
10 units per
4,000 sq. ft. Front garage 20'
35'
lamily
gross acre
Side garage: 10'
detached
Living: 10'
Interior side: S'
Street side: 15'
Rear: 15'
Alley F, r E; : 5 or 19'
or more
JMFl)
28 units per
20%of the 20' from the exterior
Medium
acre
site property Ilnes of the
45' (60' in the
VC, HMU and
density multi-
development and 10'
MU districts)
family
between buildings
SUB -USE
DISTRICT
` See note 1
MAXIMUM
DENSITY
MINIMUM
LOT AREA
MAXIMUM LOT
COVERAGE
V�E
MINIMUM SETBACKS MAXIMUM HEIGHT
,
(SRU
10 Units per gross
3,0005.f.
CENTER
90%
Front: See note
35' .`-
Single. FamilyZeroLot tine
acre
Interior Side:0'/5'
Street Side: O'
See Notes 2 & 3
Rear: D'
Alley Garage: 3'.5'
(SFSL)
12 Units per gross
3,000,.E
90%
38,
Single Family Special Lot
acre
See Note
(SFA)
18 Units per gross
N/A
90Y
Front: See note
_
3W
Single -Family Attached
acre -
Interior Side: 0'/5'
See Notes
Street Side 15'
2 & 3
Rear: 15'
Alley Garage: 3'-5'-
(MF3)
20 Units per acre
0%of the site
100% of the site
Front:0'
49'
High Density Multi -Fatuity
Interior Side: 10'
5ee notes 4, 5 & 6
Street Side: 0'
Rear.O'
(VCOM) Village
N/A
4.0
N/A
Front: 0'
_ .�..
Commercial
Interior side 0'
-
Street Slde: 0'
See Noce 7
Rear: 0'
DISTRICT
See SUB--oUSE1
MAXIMUMMINIMUM MAXIMUM LOT
DENSITY LOT AREA COVERAGE
MIXED USE / COMMERCIAL
MINIMUM SETBACKS
MAXIMUM HEIGHT
(HMU) Highway Mixed
N/A
10% of the site
100% of the site
Front: 15'
58,
Use
Interior Side: 5'
Street Side: 10'
Rear: 10'
-
(MU)
N/A
10 %of the site
100%of site
Front: 15'
58'
Mixed Use
Interior Side: 5'
Street Side: 10'
Rear:10'
(MF2) Medium Density
16 Units per acre
10%of the site
N/A
Front: 10'
_
45'
Multi -Family
Interior Side: 5'
Street Side: 10'
Rear:O'
(CC)Community
10 Acres
.5
N/A
Front: 20'
58,
Commercial
Interior Side: 0'
Street Side: 0'--
See Note 7
Rear: 0'
INC) Neighborhood
3 Acres
.5
N/A
Front: 15'
•48'- --'� ",
Commercial
Interior Side: 0'
Street Side: 10'
See Note 7
Rear: 5'
SUB -USE
MAXIMUM
MINIMUM
MAXIMUM LOT
MINIMUM SETBACKS
MAXIMUM HEIGHT
DISTRICT
DENSITY
LOT AREA
COVERAGE
See note 1
(RE) Reserve
2 Unit per 1 acre
9,000 sq. ft
45%
Front Garage: 20'
35'
Side Garage: 15'
Living: 15'
Interior Side: 5'
Street Side: 15'
Rear: 20'
(CO) Cottage
8 Units per acres
1,500 sq.ft
80%
Front Garage: 20'
35'
Side Garage: 10'
Living: 10'
Interior Side:S"
Street Side: 10'
Rear: 5'
(P1MU) Phase One
8 Units per acre
N/A
N/A
Front Garage: 0'
40'
Mixed — Use
Side Garage: 0'
Living: 0'
Interior Side: 0'
Street Side: 0'
Rear: 0'
(CS) Community
N/A
1,500 sq. ft
N/A
Front: 10'
40'
Services
Interior Side: 10'
Street Side: 10'
Rear: 10'
Transportation:
The development is spread across
three counties (Ada County, Boise
County, and Gem County) and
includes portions of State Highway
55. As such the development will be
served by multiple transportation
entities with jurisdiction over the
roadways and public rights -of -way.
The Idaho Transportation
Department has jurisdiction of State
Highway 55.
Within Ada County, public roadways
will be governed by Ada County
Highway District (ACHD).
Within Boise County, the applicant
has reached an agreement for Boise
County to maintain ownership of all
roads within the project. However,
the maintenance of the roads within
the Boise County areas of the project
will be provided by the developer or
the HOA.
(No similar agreement is yet in place for Gem County; however, the developer has been in discussion with the
County and will be required to have an agreement in place before the City will permit any preliminary plat
applications being submitted.)
ransportation Continued:
• The proposed development agreement requires that for all roadways, the
developer design, engineer, construct, acquire, install, and permit the roads and
roadway improvements required by the project, in phases as the development
progresses.
• All public roads and/or rights -of -way within the project will be dedicated by the
developer to the applicable transportation entity.
• Both parties agree ACHD standards for roadway design and construction will be
used throughout the project.
• Private streets will be maintained by Master Developer or an Owners'
Association.
• Avimor requests that they may limit access to private streets through access
control structures (e.g., gates).
• The proposed development agreement requires that in the event the applicable
transportation entity is compensated for operation and maintenance of roads by
a private entity (i.e., the Owners' Association or individual landowners) the
developer is required to provide notice on all plats and within the CC&R's.
Emergency Medical Services:
Ada County is currently served by the Ada County Emergency Medical Services District and will
continue to be served by them.
Avimor has entered into an agreement with the District for paramedic and emergency medical
transport services to serve the portions of the project that are located within Boise County in the
same manner and to the same degree that the services are already provided within Ada County.
The agreement is in effect and continues through September 30, 2031. The agreement shall renew
automatically for successive twelve (12) month periods unless either party elects to terminate the
agreement. Avimor is entitled to immediately terminate the agreement if the portions of
development within Boise County begin to receive EMS services from another provider.
Ada County EMS is permitted to terminate the agreement to serve Boise County after September
30, 2031, at which time the portions of the development in Boise County may not have access to
EMS services.
• No similar agreement has been reached for Gem County. However, the draft development
agreement states that no preliminary plat application will be accepted by the City for any portion of
the project that is not served by fundamental public services (e.g., police, fire, EMS, roads).
Fire:
• The area that Avimor is requesting to bean nexed into the City of Eagle has already been
annexed into and will continue to be served by the Eagle Fire Protection District.
• To address the hazards of developing within the wildland urban interface, the applicant has
prepared a Fire and Vegetation Management Plan. On May 27, 2022, Eagle Fire District
submitted comments requesting changes to the plan. On November 4, 2022, the Eagle Fire
Protection District approved the revised Avimor Fire and Vegetation Management Plan
(see Exhibit F of the Habitat Management Plan) with the condition that the plan be
stamped by a Fire Protection Engineer or Certified Wildfire Mitigation Specialist.
• The draft development agreement requires the developer to work with the Eagle Fire
District to identify a mutually agreeable parcel of land for donation to the Fire District. It
has been discussed that this site may be utilized for a shared facility with the Eagle Police
Department, however, there is no requirement at this time for a similar donation to
guarantee a site for the police department.
• • A
• Currently the Ada County Sheriff's Office (ACSO) provides
contract police services to the City of Eagle.
• ACSO stated they are confident they can provide service at the
same LOS if additional deputies are brought on.
• The Gem County Sheriff stated they do not object, but will
require written agreements to include the following elements:
cross deputization, transportation to the gem county jail, and
ongoing cooperation between law enforcement agencies.
• If the City elects to annex Avimor, new development within the
protect will be required to pay Eagle police impact fees and
additional tax revenue will also help mitigate the project's
impact and may support an expanded police contract.
• The developer has agreed to donate land to the Eagle Fire
Protection district. Preliminary discussions between the Fire
District and ACSO have identified as the donated land as a
possible co -located satellite site. However, no formal
agreement to co -locate has yet been reached.
• It may be beneficial to require that Avimor donate land for
police facilities in case fire and police do not end up co -
locating.
Prosecution:
• Cities are responsible for prosecuting misdemeanors within the city
limits, while Counties prosecute felonies.
• The current application will not change this arrangement and all
Counties will continue to prosecute felonies.
• The City will be required to have one or more prosecution contracts
to cover all areas of the City, including within Boise and Gem counties
• Comments from the Boise County Prosecutor state the following:
"As the Boise County elected prosecutor, I have no concerns about this
annexation. If annexation occurs my office will continue to prosecute all felony
crimes that occur in Boise County including those that happen in the annexed
area"
Water:
• A Water Service Agreement between Avimor Development, LLC, Sage
Investment Partners, LLC, and City of Eagle was entered on March 22, 2022.
• The City will provide water service for areas of the project that lie outside
the Veolia Service Area.
• Portions of the project that remain within the Veolia Service Area will
continue to receive water service from Veolia.
• The developer shall construct and dedicate the project's water system per
the terms of the agreement. The developer's obligation to construct system
improvements shall be carried out in phases as the project progresses and
such improvements are necessary.
• Following dedication of any water system facilities, the City will own and
maintain the dedicated facilities.
Sewer:
• Avimor Water Reclamation Company (AWRC) owns and operates the sewer treatment
facilities, irrigation facilities, and reuse water for the Avimor development.
• AWRC has constructed and will continue to construct Wastewater System improvements
to serve the project. They shall ensure that all construction, operation and maintenance
of the project's wastewater system is in compliance with proposed Eagle City Code Title
11B and the requirements of IDEQ and the Central District Health Department or the
Southwest District Health Department to the extent such entities have jurisdiction.
• AWRC will own and maintain all wastewater system improvements constructed as part of
the project.
• Major wastewater system improvements shall be constructed in accordance with the
requirements of IDEQ and in general conformity with the Master Wastewater Study
attached.
• Pursuant to the terms of the proposed development agreement, Avimor shall submit an
engineering report evidencing the adequacy of the wastewater system concurrently with
the submittal of a preliminary plat application. A letter of approval shall be provided to
the City from the AWRC prior to issuance of any certificate of occupancy.
• Avimor requests to retain for irrigation, irrigation and aesthetic storage, recreational or
aquifer recharge purposes all rights, title and interest in any Re -use Water.
Schools:
• The developer is currently conditioned within the proposed development
agreement to work with each of the three public school districts (West Ada
School District, Emmett School District #221, and Horseshoe Bend
Elementary #73) serving the project to select a mutually agreeable school
site (approximately 7-10 acres) to be donated to each such public school
district upon request by the district.
• The applicant has reached an agreement with West Ada School District,
dated October 12, 2020, that agrees to the above requirement.
• Avimor is proposing to donate land; no improvements have been
requested by the school districts.
• The applicant's response letter dated January 11, 2023 states that they
intend to establish a Charter school, however, that is not represented in
their application nor DA.
• If this is something the City is interested in guaranteeing, then the
Commission/Council should consider making it a condition within the DA.
Library:
The Development Agreement requires that:
• Avimor will provide the Library dedicated space within
the current and some of the future HOA community
centers, as needed, for the Library to perform its
customary functions for Avimor and Eagle residents.
• Upon the Library's written request, Avimor will do one
of the following:
a. Avimor will donate a site to the Library for the
Library to construct a public library facility within
Avimor at a location mutually agreed to by Avimor
and the Library. Avimor will donate this site to the
Library when the Library is prepared and has funds
to construct a library facility on the site; or
b. Avimor will construct a library facility within
Avimor at a location mutually agreed upon by
Avimor and the Library and lease the facility to
Library at market rent.
Ada and Boise County Approvals:
The applicant is proposing that the already
permitted portions of the project that were
approved through Ada County and Boise County be
brought into the City and developed according to
those existing approvals, the standards of which
have been incorporated into Title 11B.
• Within Ada County the lands that have already
received approvals are designated as Village One
Land Use District.
• Village One consists of a few lots from Avimor
Phase I as well as Avimor Phases 4-12. A significant
portion of the Village One Land Use District has
already been developed.
• These lands are a separate application from the
undeveloped lands and are not subject to the
Development Agreement.
• The City Council may choose to either approve or
deny the application separately from the other
application which consists of the Gem County, Boise
County, and undeveloped Ada County lands.
Boise County Approvals:
Within Boise County there are three approved
preliminary plats: Boise County Phase 1, Boise
County Phase 2, and Howell Vineyards.
• Boise County Phase 1 also has approved
construction plans through the County, which the
applicant is proposing to use.
• None of these lands have been developed.
• These lands are not a separate application from the
undeveloped lands and ore subject to the
Development Agreement.
• The DA has been drafted to adopt the approved
preliminary plats and construction plans as part of
the annexation. However, the Council may choose
to annex the lands without adopting Boise County's
previous approvals.
Grading and Hillside
Development Standards: Avimor'sProposed Language
• The City Engineer has reviewed Avimor's grading and
hillside development standards and has expressed a
concern regarding the adequacy of the financial
assurances proposed.
• Specifically, the grading standards proposed for Avimor
only require financial assurance for slope stabilization
and revegetation as part of the mass grading permit.
• In contrast, Spring Valley's grading and hillside
development standards require financial assurances to
complete 100% of the work proposed.
• The Commission and Council should determine if the
financial assurances proposed by the applicant are
sufficient or if Avimor's hillside and grading standards
should be revised to cover other portions of the work
(e.g. grading, storm water pollution prevention,
temporary piping).
• Staff recommends that the applicant be required to
adopt language similar to Spring Valley as
recommended by the City Engineer.
Habitat Management Plan:
• A Habitat Management Plan has been prepared by Avimor and identifies
areas where mitigation is required, the type of mitigation actions, if any,
required, and the rationale for such actions.
Authority for the application and implementation of the Habitat
Management Plan shall rest solely with the Avimor Conservation Director.
• Proposed Title 11B requires that Avimor show compliance with the
Habitat Management Plan with each preliminary plat application within
the project through the provision of a development approval letter from
the Conservation Director.
The HMP also includes an Invasive/Noxious Weed Management Plan,
Recreation Plan, and Fire Plan within the appendices.
• The plan was reviewed by a third party, Ecosystem Sciences LLC, for
adequacy and compliance with City of Eagle Code as well as the City's
Comprehensive Plan.
• Ecosystem Sciences LLC's report found that:
"Overall, the AD [Avimor Development] HMP is accurate and
adequate in outlining the standard ways in which the proposed
project impacts will be avoided, minimized, and/or mitigated. The
stated goals/objectives are appropriate and appear to be achievable
if the stated management actions are followed. The proposed
funding mechanisms and organizational structures are adequate for
implementing the management actions that are outlined in the AD
HMP."
Spring Valley Language
Trails and Open Space
• Avimor is proposing that a minimum of 50% of the project area be dedicated as either Community or
Regional Open Space.
• Each preliminary plat application requires a minimum 20% Open Space be designated within the area
being platted; this may be Community Open Space or Regional Open Space.
• The location of Open Space within the Project shall be in general conformance with the Master Open
Space Plan.
• Avimor is also proposing to ensure lands for permanent conservation.
• Pursuant to Title 116, for every two (2) acres of developed and improved land within a platted area
(excluding platted Open Space), Avimor will reserve, or cause to be reserved, one (1) acre of
unfragmented habitat land in permanent conservation through deed restrictions, conservation
easements, conveyances or any other mutually acceptable means.
• Avimor proposes to provide parks, pathways, and trails throughout the project and has provided an Open
Space Plan that identifies existing trails, potential trails, trailheads, open space, and regional parks and
equestrian recreation areas.
• No parks or pathways are being dedicated to the City at this time.
• The City is in the process of preparing and adopting a capital improvements plan and impact fee
fo ordinance to establish an adopted level of service r parks and pathways in order to assess a parks
impact fee and a pathway impact fee on new development in accordance with the Impact Fee Act.
• The draft Development Agreement states that upon adoption of a valid capital improvements plan and
related impact fee ordinance, the parties agree to enter into an impact fee credit agreement as soon as
possible that may give Avimor a credit for all or part of the impact fee eligible parks and pathway system
improvements within the project.
Fiscal Impact Analysis:
• In 2021, the City contracted Tischler Bise to create a Fiscal Impact Tool
that could be used to study the fiscal impact of various projects.
• The City used the tool to forecast the fiscal impact of the annexation
of the Avimor Planned Development. The fiscal impact analysis (FIA)
conducted by Tischler Bise looked at two scenarios:
Scenario 1: Growth plus annexation of Phases 4-12
Scenario 2: Growth plus annexation of Phases 1-12
(The scenario that most closely represents the submitted application is Scenario 1 )
• The FIA found a cumulative negative fiscal impact in both scenarios
(see chart).
• In both cases, there is an operating surplus, however, those surpluses
are not able to offset the capital deficits.
• The Summary of Capital Improvements Needs shows that the Capital
needs of Parks and Recreation total $27,098,900, more than 70% of
the Capital Improvements need.
• Capital deficiencies may be resolved through new capital revenues,
the development agreement process, and facility dedications from
development.
Economic Impact Report:
Avimor has presented its own economic impact report
on the project that adjusts some of the model's inputs.
Avimor's report forecasts to buildout in 20S9, which
extends beyond the FIA's 30-year window, and adjusts
capital costs of parks and trails.
Avimor's report assumes the developer will build all
parks and trails required to maintain the City's current
level of service.
Avimor's study shows the project having a positive net
i fiscal impact at the end of buildout.
• Avimor's report also looked at the fiscal impact on all
three counties and school districts in addition to the
fiscal impact on the City.
30-Year Total Net Fiscal Impact • Scenario Comparisons
City of Eagle Fiscal Impact Model $1.000
SCENARIO
Category
Operating
Operating Revenues 7��7,271$38,419
26
Operating Expenditures 17
OPERATING NET FISCAL IMPACT09
Capita!
Capital Revenues 195
Capital Upendltures 419
CAPITAL NET FISCAL IMPACT ($2S,S38 $26,224
GRANDTOTAL NET FISCAL IMPACT 1 (59,002)1 (513,015
5¢nrbl
General Government
CiN HallI 3000swire Feet $776,000
l
Dbrary&anches Iz,000 square Feet $2,720,000
Ubnry llrrrs 35'000 Itertrs $so,000
Book MOEllc 0.3 units $117,500
Parks g Recreation
D—Iop—Pa(Wnd ar Improvements 500 Acres 513.902,000
Greenway Concrete Trail 6.5 Md. 55,379,000
Mph al t Paved Traii 6.5 Md. $3.729.000
Wtural Sudace Toil 2.5 Mlles $409,500
sportsc=Plta 22A Acres $3,132.000
$enior Cmtet "'00 square Feet 5531.000
Parks A Re Ad-6uild�n EAO square Feet. 1116400
P.S.
Fxcilityspacg 1,1005quare feet $435,695
Wca on 6 Units 519800
Peblk Works
Equipment _ 16 units <z1z,000
T,.mpontatbn
Developmmt Proportionate Share Program Road Projttts I 51,596,706
Development Praportionate5hare Program Ped&Nke Projects _ $35ddb75
Grand Total 37 71 76
Fiscal Impact Analysis:
The FIA also found that under either scenario, there will
be an annual deficit of approximately 1.8 million dollars
for each of the subsequent years.
Development Agreement
• The development agreement
includes all the conditions the
developer will be held to outside of
Title 11B.
The applicant and staff have worked
together to draft the development
agreement and are in agreement
regarding the conditions other than
those Additional Conditions (Exhibit
L of the DA) that the applicant has
specifically highlighted they are
opposed to in the handout this
evening regarding:
• Financial assurances for mass
grading permits
• Staff's recommendation that Avimor
be required to use City of Eagle Code
9-4-1-6 for trail and pathways
• That preliminary plats be reviewed
by PPRC
• That all existing trail and pathway
easements within Avimor provide
the City with rights of control for
public access
• That the City be in control of the
fitness/skill level for pathways
• No changes be made to the Avimor
Charter without City approval
Staff Recommendation:
If the Zoning Ordinance Amendment application is
recommended for approval, staff recommends:
• Title 11B be revised to reflect PPRC's recommendation for
trails and pathways, which is the existing ECC 9-4-1-6.
• Title 11B be revised to mirror the changes approved on
1/10/23 for Title 11A.
• The Commission consider whether there are any other
changes in the code that they would like to see.
Recent Amendments to Title 11A
On January 10, 2023, Council approved updates to Title 11A to bring it more into alignment
with other City Codes. Title 11B is drafted based on Title 1113, and staff recommends Title
11B be updated to include any relevant revisions prior to adoption of Ord. 895.
Updates to the following:
• Definitions • Completion time (DR requirements)
• Home occupation standards
• Use Chart
• Images describing setbacks
• Design Review requirements
• Medal siding finishes permitted
• Fence standards
• Tree retention
• Urban Streets
• Lighting
• Enclosed trash and recycle receptable
standards
• Oil and gas extraction and post extraction
requirements
• Private streets and private alley requirements
Staff Recommendation:
If the Annexation and Rezone applications are recommended
for approval, staff recommends the Commission consider:
• Whether designating sub -use districts at time of preliminary
plat is appropriate or whether PUMPS or similar planning
applications are needed to verify compliance with the
comprehensive plan as the project progresses.
• What language is most appropriate in the Grading and
Hillside Development standards regarding financial
assurances for mass grading permits.
• Whether the preliminary plat approvals within Boise County
should be brought into the City as part of the annexation.