Findings - CC - 2023 - RZ-07-18 MOD/CU-03-18 MOD2/PPUD-02-18 MOD - Development Agreement Modification And Planned Unit Development Modification Associated With The Molinari Park Subdivsion BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF APPLICATIONS FOR A )
DEVELOPMENT AGREEMENT MODIFICATION )
AND PLANNED UNIT DEVELOPMENT )
MODIFICATION ASSOCIATED WITH THE )
MOLINARI PARK SUBDIVISION FOR )
MOLINARI PARK DEVELOPMENT,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER RZ-07-18 MOD/CU-03-18 MOD2/PPUD-02-18 MOD
The above-entitled development agreement modification and planned unit development modification
applications came before the Eagle City Council for their consideration on October 25, 2022, at which
time public testimony was taken. The City Council directed the applicant to 1) maintain the original
conceptual layout associated with the multi-family dwellings, 2) remove the greenscape portions of the
carport roofs covering the drive aisles to allow fire department aerial apparatus access, 3)provide a letter
from the Eagle Fire Department approving the fire access plan associated with the multi-family area, 4)
remove the proposed parking located adjacent to the south side of private road "C", and 5) provide a
concept plan showing the live/work units located within the multi-family units as required pursuant to the
executed development agreement. The applications were continued to November 9, 2022, November 22,
2022,December 13,2022, and January 10, 2023, at which time additional public testimony was taken and
the public hearing was closed. The Eagle City Council, having heard and taken oral and written
testimony, and having duly considered the matter, makes the following Findings of Fact and Conclusions
of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Molinari Park Development, LLC, represented by Walter Lindgren with Lindgren:LaBrie
Architecture, PLLC, is requesting development agreement modification and planned unit
development modification approvals to modify the development agreement concept plan and
preliminary development plan site plan associated with the multi-family portion of Molinari Park
Subdivision. The 24.6-acre site is located on the south side of East Plaza Drive approximately 300-
feet east of the intersection of South 2nd Street and East Plaza Drive.
B. APPLICATION SUBMITTAL:
The development agreement modification and planned unit development modification applications
were received by the City of Eagle on July 22, 2022. A revised preliminary development plan site
plan was submitted to the City on September 28, 2022. A revised narrative, Concept Plan, fire
department letter, fire department access plan, live/work unit image, and parking canopy images were
submitted to the City on January 3,2023.
C. NOTICE OF PUBLIC HEARING:
Notice of Public Hearing on this application for the Eagle City Council was published in accordance
with the requirements of Title 67, Chapter 65, Idaho Code and the Eagle City Code on October 7,
2022. Notice of this public hearing was mailed to property owners of the subject property in
accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on
October 7,2022.The site was posted in accordance with the Eagle City Code on October 14,2022.
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D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On June 25, 2019, the Eagle City Council approved a rezone from CBD (Central Business District)to
CBD-DA-P (Central Business District with a development agreement—PUD), conditional use permit,
preliminary development plan, and preliminary plat for Molinari Park Subdivision (RZ-07-18/CU-03-
18/PPUD-02-18/PP-06-18).
On January 12, 2021, the Eagle City Council approved a design review application for the common
area landscaping within Molinari Park Subdivision(DR-18-20).
On December 8, 2020, the Eagle City Council denied a design review application for a subdivision
entry monument sign for Molinari Park Subdivision(DR-53-20).
On December 9, 2020, the Eagle City Council approved a preliminary plat extension of time for
Molinari Park Subdivision (EXT-16-20).
On February 12, 2021, the Eagle City Council approved a final development plan and final plat for
Molinari Park Subdivision No. 1, a 41-lot (34-buildable, 7-common), mixed use subdivision (FPUD-
04-20 & FP-04-20).
On February 8, 2022, the Eagle City Council approved a design review application for 17 townhome
buildings (91-units)within Molinari Park Subdivision(DR-60-21).
On May 10, 2022, the City Council denied a design review application for three (3) apartment
buildings [incl. 1,000-SF retail], and common area landscaping with Molinari Park for Silverado
Management(DR-19-22).
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART
OF THE CITY COUNCIL'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Downtown
Suitable primarily for development that accommodates and encourages further expansion and renewal
in the downtown core. A variety of business, public, quasi-public, cultural, ancillary residential and
other related uses are encouraged. The greatest possible concentration of retail sales and business is to
occur in this land use designation. Pedestrian friendly uses and developments are encouraged.
Residential only development should be discouraged. Land within this district is the only place to
utilize the CBD zoning designation. Other zones within Downtown Eagle may include Mixed Use,
Residential, Commercial, and Professional Office.
Scenic Corridor
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. This designation includes the Willow Creek
Scenic Corridor that is to provide increased setbacks and buffering of development including natural
vegetation and restoration, regional trails, and connectivity.
Public/Semi-Public
Suitable primarily for the development of such uses as golf courses, parks, recreation facilities,
greenways, schools, cemeteries, and public service facilities such as government offices. Support
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activities may also be permitted.
All development within this land use is encouraged to be designed to accommodate the different
needs, interests, and age levels of residents in matters concerning both recreation and civil activities.
The public/semi-public land use designation is not a residential land use designation. When a project
or development is designed that contains or is adjacent to land holding a public/semi-public land use,
this land will not be included when calculating the allowable residential density. Projects that hold a
residential designation that want to provide or dedicate amenities similar to those allowed in the
public/semi-public designation may transfer unused density from these areas to other areas within the
development, as approved by the City Council through the Planned Unit Development process as
defined in the comprehensive plan.
B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
3.2 Owner will develop the Property subject to the conditions and limitations set forth in this
Development Agreement. Further, Applicant will submit such applications regarding floodplain
development permit review, design review, preliminary and final plat reviews, and/or any
conditional use permits, if applicable, and any other applicable applications as may be required
by the Eagle City Code, which shall comply with the Eagle City Code, as it exists at the time
such applications are made except as otherwise provided within this Agreement.
3.3 The Concept Plan (Exhibit C) represents the Owner's current concept for completion of the
project. As the Concept Plan evolves, the City understands and agrees that certain changes in
that concept may occur. If the City determines that any such changes require additional public
comment due to potential impacts on surrounding property or the community, a public hearing
shall be held on any proposed changes in the Concept Plan, notice shall be provided as may be
required by the City.
However, the residential portion of this development proposal is recognized by Eagle and
Owner as a desired component to the development. A residential component of similar size and
area to that depicted in the Concept Plan with the provisions and allowances contained herein,
shall be maintained.
3.5 The conditions,covenants and restrictions for the Property shall contain at least the following:
(c) Parking shall only be allowed in the designated parking areas or in the garage units of the
multi-family residential units.
3.6 The Commercial area of the Property as depicted on the Concept Plan is to be developed with a
combination of any office and commercial uses allowed within Eagle City Code Section 8-2-3
"Official Schedule of District Regulations" under the CBD zoning designation (except as
permitted in Section 3.7,below).
3.7 Except for the limitations and allowances expressly set forth above and the other terms of this
Agreement, the Property can be developed and used consistent with the Central Business
District land uses allowed by the Eagle City Code Section 8-2-3 "Official Schedule of District
Regulations", existing at the time a design review application or conditional use permit
application(whichever the case may be)is made for individual building use.
All uses shown as "P" permitted under the CBD (Central Business District) zoning designation
within Eagle City Code Section 8-2-3 "Official Schedule of District Regulations," shall be
considered permitted uses and all uses shown as "C" conditional uses under the CBD (Central
Business District) zoning designation shall require a conditional use permit, except that the
residential portions of the Property described in Section 3.3 shall not require a conditional use
permit.
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The following uses which are shown as "C" conditional uses under the CBD (Central Business
District) zoning designation within Eagle City Code Section 8-2-3 "Official Schedule of
District Regulations," shall be permitted uses on the Property:
• Apartment
• Multi-family dwelling
• Daycare Center
• Microbrewery
• Parking Lot, Parking Garage
• Parking Lot, Parking Garage, Commercial
In addition to all other uses prohibited within said section of Eagle City Code and on the entire
Property as noted above, the following uses shall also be prohibited on the Property to maintain
compatibility:
• Circuses and Carnivals;
• Nursery,plant materials;
• Restaurant(with drive-through)
• Riding Academies/Stables;
3.19 The multi-family units located adjacent to Private Road"D"and Private Road"E" (as identified
on the preliminary plat/preliminary development plan, date stamped by the City on October 9,
2019)shall have live/work commercial space located adjacent to the private roads.
C. PLANNED UNIT DEVELOPMENT SITE SPECIFIC CONDITIIONS OF APPROVAL WHICH
ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL:
12. Provide a revised preliminary plat/preliminary development plan showing the required covered
parking spaces located within the area containing the apartments. The required covered parking
spaces shall be covered with greenscape. The revised preliminary development plan/preliminary
plat shall be provided prior to submittal of a design review application.
D. DISCUSSION (based on the applicant's revised narrative, date stamped by the City on January 3,
2023, and the revised Concept Plan, date stamped by the City on January 3, 2023):
• The City Council directed the applicant to do the following: 1) maintain the original conceptual
layout associated with the multi-family dwellings, 2) remove the greenscape portions from the
carport roofs to allow fire department aerial apparatus access, 3) provide a letter from the Eagle
Fire Department approving the fire access plan associated with the multi-family area, 4) remove
the proposed parking located adjacent to the south side of private road "C", and 5) provide a
concept plan showing the live/work units located within the multi-family units as required
pursuant to the executed development agreement. The applicant has provided a revised narrative,
concept plan, fire department approval of the fire access plan, and exhibits to address the requests
by the City Council during the October 25, 2022,public hearing.
• The revised Concept Plan shows the buildings to be in conformance with the original concept
plan. Also, the revised Concept Plan addresses items 1, 2, 4, and 5, listed above. If approved,
staff recommends the development agreement be modified to include the revised Concept Plan,
date stamped by the City on January 3, 2023.
• To address item #3 above, the applicant has provided correspondence from the Eagle Fire
Department, date stamped by the City on January 3, 2023, which indicates approval of the fire
department access plan.
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• Site Specific Condition #12 associated with the planned unit development states, "Provide a
revised preliminary plat/preliminary development plan showing the required covered parking
spaces located within the area containing the apartments. The required covered parking spaces
shall be covered with greenscape. The revised preliminary development plan/preliminary plat
shall be provided prior to submittal of a design review application." Based on the Council's
direction, the applicant has removed a portion of the greenscaped covered roofs to allow for fire
department aerial apparatus access. If approved, the Council will need to modify Site Specific
Condition of Approval #12 to read as follows: "Provide a revised preliminary plat/preliminary
development plan showing the required covered parking spaces associated with the multi-family
dwellings to be integrated into the design of the buildings. The revised preliminary development
plan/preliminary plat shall be provided prior to submittal of a design review application."
PUBLIC HEARING OF THE COUNCIL (Public Hearing Audio/Video Record):
https://eagle-
id.granicus.com/player/clip/1668?view id=1&redirect=true&h=546b40ffb23f5726303901b9aef90cec
A. A public hearing on the applications was held before the City Council on October 25, 2022, at which
time testimony was taken. The City Council directed the applicant to 1) maintain the original
conceptual layout associated with the multi-family dwellings, 2) remove the greenscape portions of
the carport roofs covering the drive aisles to allow fire department aerial apparatus access, 3)provide
a letter from the Eagle Fire Department approving the fire access plan associated with the multi-
family area, 4) remove the proposed parking located adjacent to the south side of private road "C",
and 5) provide a concept plan showing the live/work units located within the multi-family units as
required pursuant to the executed development agreement. The applications were continued to
November 9, 2022, November 22, 2022, December 13, 2022, and January 10, 2023, at which time
public testimony was taken and the public hearing was closed. The Council made their decision at
that time.
B. Oral testimony in favor of the applications was presented to the City Council by no one(not including
the applicant/representative).
C. Oral testimony in opposition to the applications was presented to the Council by no one.
D. Oral testimony in favor of nor in opposition to the applications was presented to the City Council by
one (1) individual who supported having commercial uses within the first floor of the multi-family
units located adjacent to the streets. However, they have a concern regarding if the proposed uses are
in conformance with the comprehensive plan.
COUNCIL DECISION REGARDING THE DEVELOPMENT AGREEMENT MODIFICATION:
The Council voted 4 to 0 to approve RZ-07-18 MOD for a development agreement modification for
Molinari Park Development, LLC, to replace the original Concept Plan (EXHIBIT "C") with the Concept
Plan provided by the applicant, date stamped by the City on January 3, 2023.
COUNCIL DECISION REGARDING THE PLANNED UNIT DEVELOPMENT
MODIFICATION:
The Council voted 4 to 0 to approve CU-03-18 MOD2/PPUD-02-18 MOD a modification to the planned
unit development associated with Molinari Park Subdivision for Molinari Park Development, LLC, with
site specific condition #12 to be modified with underlined text to be added by the Council and
strikethrough text to be removed as follows:
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SITE SPECIFIC CONDITIONS OF APPROVAL:
12. Provide a revised preliminary plat/preliminary development plan showing the required covered
parking spaces located within the areaining the apartments to be integrated into the design of
the buildings. The required covered parking spaces shall be covered with grecnscape. The revised
preliminary development plan/preliminary plat shall be provided prior to submittal of a design review
application. (ECC 8-4-5)
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed development agreement
modification (RZ-07-18 MOD) with regard to Eagle City Code Section 8-7-5 "Action by the
Commission and Council", and based upon the information provided concludes that the proposed
rezone upon annexation is in accordance with the City of Eagle Comprehensive Plan and established
goals and objectives because:
a. The requested zoning designation of CBD-DA-P (Central Business District with a development
agreement—PUD) is consistent with the Downtown designation as shown on the Comprehensive
Plan Land Use Map;
b. The information provided from the agencies having jurisdiction over the public facilities needed
for this site indicates that adequate public facilities exist, or are expected to be provided, to serve
all uses allowed on this property under the proposed zone;
c. The proposed CBD-DA-P (Central Business District with a development agreement — PUD) is
compatible with the CBD (Central Business District) zone and land use to the north since those
areas have been developed with similar uses such as townhomes, a mobile home park, and
storage units;
d. The proposed CBD-DA-P (Central Business District with a development agreement — PUD) is
compatible with the C-3-DA (Highway Business District with a development agreement) and
MU-DA (Mixed Use with a development agreement) zone and land use to the south since the
development is bordered on the south by a state highway and commercial development located
south of the state highway;
e. The proposed CBD-DA-P (Central Business District with a development agreement—PUD) zone
is compatible with the MU (Mixed Use) zone and land use to the east since that area has been
developed as a commercial development and the proposed development will contain commercial
lots located in proximity to the commercial development;
f. The proposed CBD-DA-P (Central Business District with a development agreement — PUD) is
compatible with the CBD and CBD-DA (Central Business District and Central Business District
with a development agreement) zone and land use to the west since that area has been developed
with an office building and senior housing facility;
g. The land proposed for rezone is not located within a "Hazard Area" or "Special Area" as
described within the Comprehensive Plan; and
h. No non-conforming uses are expected to be created with this rezone.
2. The Council reviewed the particular facts and circumstances of this proposed conditional use permit,
preliminary development plan, and preliminary plat modification (CU-03-18 MOD2/PPUD-02-18
MOD) and based upon the information provided concludes that the proposed development is in
accordance with the City of Eagle Comprehensive Plan and established goals and objectives:
a. That the proposed development is in the public interest, advances the general welfare of the
community and neighborhood, and will not be detrimental to the economic welfare of the
community because;
The proposed development is designed to be in conformance with the Plaza Planning Area
contained within the Downtown Planning Area of the comprehensive plan. The proposed
development is designed to enhance the community by offering high quality townhomes and
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luxury apartments that are located within a five-minute walk of downtown Eagle shops and
restaurants. The mixture of residential uses support and provide the customer base for the
commercial uses and the commercial uses provide services needed and desired by individuals in
the residential areas. The tax revenue and user fees associated with the infrastructure in the area
will provide the revenue to support the development.
b. That the development be designed, constructed, operated and maintained to be harmonious and
appropriate in appearance with the existing or intended character of the general vicinity and how
such use will not change the essential character of the same area because;
The proposed development is consistent with the existing commercial uses located in proximity
to the site. The development will include three (3) different product types consisting of
townhomes, multi-family apartments, and a commercial business development. There will be
ground floor retail and commercial uses located near the proposed park area, townhomes, and
within the multi-family buildings. The development is designed with a landscaped buffer located
adjacent to State Highway 44 so as to not impact the scenic corridor along State Highway 44. The
Council determined that the height exception to 45-feet for the multi-family structures with a
commercial uses and 45-feet for the mixed use structures should be granted since the
comprehensive plan identifies an allowable number of stories for the multi-family with a
commercial use and mixed use will be compatible in height with the existing and proposed
buildings located within the immediate vicinity. The design and architecture of all proposed
buildings is required to be reviewed and approved by the Design Review Board prior to
construction;
c. That the development will not be hazardous or disturbing to existing or future neighborhood uses
because;
The proposed residential townhome use located adjacent to Paddy Row Subdivision is similar in
size. The larger scale multi-family buildings will be located in proximity to the center of the
development to provide transition and blend in with the surrounding area.
d. That the development does not involve uses, activities, processes, materials, equipment, and/or
conditions of operation that will be detrimental to any persons, property or the general welfare by
reason of excessive production of traffic,noise, smoke, fumes, glare or odors.
Anticipated traffic and noise levels are consistent with this type of development and neighboring
commercial uses located adjacent to East Plaza Drive. The development will also contain
residential uses that will not produce noise, smoke, fumes, glare, or odors beyond what is typical
for multi-family and commercial developments. The commercial lots are proposed with uses that
are similar to those approved for the adjacent properties.
e. That the development will be served adequately by essential public facilities such as highways,
streets, police and fire protection, drainage structures, refuse disposal, water and sewer, and
schools because;
The development is bordered on the north by East Plaza Drive (collector) and on the south by
State Highway 44 (principal arterial). The tax revenue generated from residents and businesses
within Molinari Park Subdivision will offset additional costs to public service providers that will
serve this development. The Applicant will be required to meet the requirements of the service
providers and agencies. ACHD, Eagle Fire, Eagle Sewer District, and Eagle Water Company
have reviewed the proposed development and indicate that capacity exists to adequately serve this
development.
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f. That the development will not create excessive additional requirements at public cost for public
facilities and services because;
All public infrastructure, facilities and services are constructed and supplied by the developer and
must be approved at the time of installation and before acceptance by the sewer, power provider,
water, or highway district. Because the developer provides infrastructure for the services in the
initial stages of development, the public service providers avoid potential liability and expenses.
The commercial areas will be served by public streets and the live/work units are bordered by
private streets. Private drive aisles and private streets will serve the multi-family and single-
family portions of the site with utilities extended to all the dwelling units.
g. That the development is provided with parks, ponds, open areas, areas of special interest,
floodplain preservation, and/or other special features which would not typically be provided in a
non-PUD proposal because;
The development will contain a public park, paths (public and private), open areas, and creation
of amenities not typical of a non-PUD subdivision. The proposed development contains
approximately 45% of open space to serve the residents of the subdivision and the public. The
applicant is also proposing a swimming pool, community gathering center, pet/dog friendly
walking paths, electric car charging stations, rooftop community spaces, and a multi-use
bike/pedestrian path.
h. That the vehicular approaches to the property are designed to not create an interference with
traffic on surrounding public thoroughfares because;
Access to the development will be from East Plaza Drive (collector), East Cedar Ridge Avenue,
and State Highway 44 at the southern property boundary. With the exception of East Plaza Drive
and East Cedar Ridge Avenue, a portion of the interior streets will be private and will be
constructed in conformance with standards pursuant to Eagle City Code. The applicant will meet
the standards and requirements, including necessary improvements of the highway district and
ITD.
i. That the development will not result in the destruction, loss, or damage of a natural, scenic or
historic feature of major importance because;
The site has been vacant for several years with the exception of when the property was previously
utilized for the Eagle Rodeo.
j. That the proposed development will be harmonious with and in accordance with the general
objectives or with any specific objective of the Comprehensive Plan because;
The proposed development and its design components are in accordance with and similar to the
design and other elements noted in the Plaza Planning Area contained within the Downtown Sub-
Area Plan of the comprehensive plan. The applicant is also required to comply with the
requirements of the design review. The Plaza Planning Area plan calls for Transit Ready
Development(TRD) consisting of a mixture of office,residential, retail and commercial uses.
k. That the proposed development will be harmonious with and in accordance with the general
objectives or with any specific objective of Eagle City Code Title 8 because;
The applicant requests approval for a development agreement modification and planned unit
development modification as outlined in Eagle City Code and satisfies those requirements as well
as will be required to meet the conditions herein. In addition, the applicant will be required to
submit an application for design review and comply with all Eagle City Codes and conditions of
approval of the design review.
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1. That the benefits, combination of various land uses, and interrelationship with the surrounding
area for this proposed development justifies any proposed deviation from any standard district
regulations because;
The development provides a mix of townhomes, multi-family, and commercial uses. The
residential portions of the development will be served by private streets to facilitate a specific
housing product that is in high demand in Eagle. The residents of the development will be located
within walking distance of commercial businesses located in proximity to the site.
m. Provide an estimate of the public service costs to provide adequate service to the development.
The water, sewer, and roadways will be constructed and funded by the developer. The
infrastructure necessary to serve this property with fire, police, and other public services already
exists. The revenue generated from taxes will cover the additional manpower necessary to serve
this property once developed. The public services that will be provided to the development
include the following:
Fire
The project is located within the Eagle Fire District.
Police
The project will be served by the Eagle Police Department.
Water
The project is located within the Eagle Water Company's certificated area.
Sewer
The applicant will be required comply with the requirements of the Eagle Sewer District.
Road Construction
The construction of all interior roads, the North Palmetto Drive extension, and improvements of
East Plaza Drive will be completed by the developer. Upon completion of the public roads they
will be dedicated to ACHD. The private streets and private drive aisles will also be constructed
by the developer and maintained by the homeowner's association.
Parks and Open Space
The development will contain over 45% of passive and active open space providing residents a
variety of recreation options from which to choose. A system of public and private pathways will
provide pedestrians with a safe and efficient way to move throughout the property.
Maintenance
The maintenance of any private open space areas will be regulated by the Molinari Park
Subdivision Homeowner's Association. The public roads will be maintained by ACHD. The
sewer and water systems will be publicly owned and maintained once installed.
Schools
The residents of Molinari Park Subdivision are located in the West Ada School District
boundaries.
n. That suggested public (or private) means of financing the services for the development if the cost
for the public services would not be offset by the tax revenue received from the development.
The extension of public utilities and the construction of the roads will all be borne by the
developer at no cost to the public. Because the developer provides the services in the initial stages
of the development, the public service providers avoid potential liability and expenses.
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o. The estimated tax revenue generated to the City of Eagle from the development is approximately
$1,106,133/year (as shown on the breakdown contained within the applicant's narrative attached
to the staff report and incorporated herein by reference).
p. That the uses are appropriate with the planned residential uses.
The retail and commercial uses located within the site will provide services and jobs for the
residents located within the development. Also, the buildings located at the intersection of East
Cedar Ridge Street, public road "A" (ACHD), and private road "E" will have residential units
located above the retail and uses.
q. That the uses will serve principally the residents of the PUD.
The proposed commercial and retail uses will principally benefit the residents of Molinari Park
Subdivision due to the proximity of those uses located within the development. Also, since the
project is located within the downtown area it will also serve the residents of the greater
community as identified within the comprehensive plan.
r. That the uses are planned to be an integral part of the PUD.
The residential, commercial, and retail uses planned for this PUD will integrate with one another
in this urban environment while offering a community setting through use of open/green space,
public park, facilities for walking and biking. This development contains a mix of uses that are
appropriate and integral to the area as identified in the Plaza Planning Area contained within the
comprehensive plan.
s. That the uses located and designed to provide direct access to a collector or arterial street.
The proposed development is located adjacent to East Plaza Drive (collector) and State Highway
44 (principal arterial). The applicant is also required to construct the North Palmetto Drive
extension which will be constructed as a collector.
t. That the proposed street connections will not create congestion of traffic hazards.
The proposed street sections will mitigate the traffic congestion at the intersection of Eagle and
State Highway 44 and provide motorists who wish to visit downtown Eagle better traffic
circulation to access downtown businesses. Also, the applicant is required to construct the North
Palmetto Drive extension which will help reduce congestion at the intersections of North Eagle
Road and SH-44 and South Edgewood Lane and SH-44.
DATED this 24th day of January 2023.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
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