Minutes - 2023 - Planning & Zoning - 05/15/2023 - RegularTHE CITY OF EAGLE
PLANNING AND ZONING COMMISSION
May 15, 2023
Minutes
1. CALL TO ORDER: Meeting called to order at 6:00 p.m.
2. ROLL CALL: Present: GUERBER, MCLAUGHLIN, SMITH, MCCAULEY. Absent:
>\ CC n r Tr >~ v1 WRIGHT. 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 Chairman, a Commissioner, member of City
Staff, or a citizen requests an item to be removed from the Consent Agenda for discussion. Items
removed from the Consent Agenda will be placed on the Regular Agenda in a sequence
determined by the Rules of Order.
♦ Any item on the Consent Agenda that contains written recommendations from the City of Eagle
shall be adopted as part of the Planning & Zoning Commission's Consent Agenda approval
motion unless specifically stated otherwise.
A. Minutes of April 25, 2023. (MJR)
B. Minutes of May 1, 2023. (MJR)
C. Findings of Fact and Conclusions of Law for the Approval of CU-02-23 — Building Height
Exception and Waivers of Front Setback and Accessory Dwelling Unit Maximum Square
Footage — Greg Andersen: Greg Anderson, represented by Jay Gibbons, is requesting
conditional use permit approval for an accessory building height exception to 32-feet, 1.5-inches,
waiver of the accessory dwelling unit (ADU) maximum square footage, front setback waiver, and
fence waiver. The 0.7-acre site is located on the northwest corner of South Parkinson Street and
East Dunyon Street at 2344 East Dunyon Street. (MJW)
City Planner, Mike Williams, requests to pull item 3A (3C) from the agenda for discussion.
McLaughlin moves to pull item 3A (3C) from the consent agenda. Seconded by Smith.
McLaughlin moves to approve the consent agenda as presented with the changes provided
by staff. Seconded by Smith. ALL AYES ... MOTION CARRIES.
McLaughlin moves to approve items 3B and 3C as presented. Seconded by Smith. ALL
AYES ... MOTION CARRIES.
4. UNFINISHED BUSINESS: NONE.
PUBLIC HEARINGS: ALL P UBLIC HEARING ITEMS ARE CONSIDERED ACTION ITEMS.
A. RZ-18-22/PP-23-22 — Silvercreek Subdivision — Eagle River Development, LLC: Eagle River
Development, LLC, represented by Dave Yorgason, is requesting a rezone from A (Agricultural)
to R-2-DA (Residential with a development agreement [in lieu of a PUD]) and preliminary plat
approvals for Silvercreek Subdivision, a 53-lot (41-buildable, 12-common) residential
subdivision. The 65.39-acre site is located on each side of West Mace Road approximately 1,740-
feet west of the intersection of West Windbreaker Lane and West Mace Road at 1522 and 1811
West Mace Road. (MJW)
Dave Yorgason, 14254 West Battenburg Drive, Boise ID, the applicant's representative.
Yorgason provides an overview of the application and responds to questions from the
Commission.
Commissioner McCauley has joined the meeting.
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KAP&Z\MINUTES\Temporary Minutes Work Area\PZ 05-15-23min.doc
Yorgason continues with his presentation and responds to questions from the Commission.
City Planner, Mike Williams, provides an overview of the application and responds to questions
from the Commission.
Acting Chairman Guerber opens the public hearing.
Shirley Jouanicot, 1223 South Lake Point Way. Jouanicot opposes the application, and expresses
concerns related to access to the proposed subdivision, safety as it relates to the rising floodplain,
and safety as it relates to increased traffic.
Buster Pettit, 1820 Mace Road. Pettit opposes the application, and expresses concerns related to
the number of access points into the proposed subdivision and concerns related to building
scaling and massing with the proposed increase to the lot coverage percentage and concerns
related to the character of the surrounding area as the surrounding land develops.
Dave Yorgason, the applicant's representative. Yorgason addresses concerns raised during the
public hearing and provides rebuttal.
Acting Chairman Guerber closes the public hearing.
Acting Chairman Guerber opens the public hearing.
Shirley Jouanicot, 1223 South Lake Point Way. Jouanicot provides additional comment regarding
traffic and pedestrian safety in the proposed subdivision.
Planner Williams provides comment regarding traffic access.
Dave Yorgason, the applicant's representative. Yorgason addresses concerns raised during the
public hearing and provides rebuttal.
Acting Chairman Guerber closes the public hearing.
Discussion amongst the Commission.
Mclaughlin moves to approve RZ-18-22/PP-23-22 — Silvercreek Subdivision — Eagle River
Development, LLC with the following changes to the site -specific conditions:
• Site specific condition #3.9 on the rezone: add a line to allow 50% lot coverage on
single -story homes and;
• Abide by the site -specific conditions of approval on page 7 and the standard
conditions of approval on page 34.
Smith seconds. ALL AYES ... MOTION CARRIES.
6. NEW BUSINESS: None
7. REPORTS:
A. Commission: Smith provides comments and requests a table of contents in staff reports.
B. City Attorney: None.
C. Staff. Staff provides forecasting for the next meeting.
8. ADJOURNMENT:
McLaughlin moves to adjourn. Seconded by Guerber. ALL AYES... MOTION CARRIES.
Hearing no further business, the Commission meeting adjourned at 7:35 p.m.
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KAP&Z\MINUTES\Temporary Minutes Work Area\PZ 05-15-23min.doc
RESPECTFULLY SUBMITTED:
MATTHEW J, MSEY,
CLERK OF T14E MEETING
APPROVED:
071.t,�tl, 9
TRENT WRIGHT,
CHAIRMAN
AN AUDIO RECORDING OF THIS MEETING IS AVAILABLE FOR DOWNLOAD AT
W W W.CITYOFEAGLE.ORG.
Page 3 of 3
KAP&Z\MINUTES\Temporary Minutes Work Area\PZ 05-15-23min.doc
CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
RZ-18-221PP-23-22 — Silvercreek Subdivision — Eagle River Development, LLC: Eagle River Development, LLC,
represented by Dave Yorgason, is requesting a rezone from A (Agricultural) to R-2-DA (Residential with a
development agreement [in lieu of a PUD]) and preliminary plat approvals for Silvercreek Subdivision, a 53-lot (41-
buildable, 12-common) residential subdivision. The 65.39-acre site is located on each side of West Mace Road
approximately 1,740-feet west of the intersection of West Windbreaker Lane and West Mace Road at 1522 and 1811
West Mace Road. (MJW)
May 15, 2023
NAME (PLEASE PRINT) ADDRESS Y? (Y/N) PRO/CON
jrLG C % i l� •. G� (� v- i
C1 i7 C l�r' '1 .S
5/24/2023
SILVERCREEK,
On Eagle Island - A Premier Gated Community -
Presentation to City of Eagle Planning & Zoning Commission
1
> Introduce Site
$ILVERCREEK
> Application Details
> Issues or Concerns
> Staff Report & Conditions of Approval
z
1
5/24/2023
j Site Introduction:
iSILVERCREEK
ilp
- > 65.39 +/- acres
> Annexed in City of Eagle
> Adjacent to development
along existing Mace Road
3
i
FA
Applications
SILV ERCREEK "
1. Re -Zone with DA
i
2. Preliminary Plat
4
I
5/24/2023
0 1 t
SILVERCREEK
5
Re -zoning with DA
> Requesting R-2-DA Residential
- R-2 is consistent w/ surrounding developed area
- DA puts limits and constraints to ensure it is built
as approved
> Justification stated in I
Staff Report and
Application Narrative
i F,
2
14,
I
I
_
,''REGIONAL OPENSPACE OVERLAY IIIIIIIIIII PROFESSIONAL OFFICE/BUSINESS PARK MIXED USE
TRANSITION OVERLAY FOOTHILLS RESIDENTIAL ODOWNTOWN
.�. COMMUNITY CENTER AGRICULTURE/RURAL VILLAGE/COMM UNITY CENTER;
SCENIC CORRIDOR ESTATE RE5IDENTIAL COMMERCIAL
'. FLOODWAY LARGE LOT INDUSTRIAL
NEIGHBORHOOD PUBLIC/SEMI-PUBLIC "
COMPACT BLM PARK
-
INFILL/HIGH DENSITY EAGLE ISLAND SPECIAL USE ARE,
FUTURE LAND USE 6iP
0
I
5/24/2023
Re -Zoning with DA
$ILVfRCRGGK
• Neighborhood residential Land Use in Comp Plan is 2-4 du/A
• R-2 Residential is allowed zone
• Consistent with development in the area
• Requesting less than 1 du/A = less den_sityth_an a_l_Low#�f homes
• Comply with the City Comprehensive Plan & Future Land Use Map
I
n
j Silvercreek Summary
$ILV P.RCRGER
> Comp plan allows 2-4 du/A
> Developed in 2 phases
> 41 total residential units in phase 1,
max 55 units = less than 1 du/A
> Luxury estate custom homes
> Well thought design:
• Compatible lot sizes to comparable developments
(all lots 1/2 acre or greater)
• Private, gated streets similar to neighborhoods in the area
(satisfies Eagle Fire)
• Set aside phase 2 area until resolve floodway area
I
11
5/24/2023
0
Open Space
> Approx. 14 acres of open space
> 21.4% of total site
> Ponds
> Pedestrian -friendly separated
sidewalks with street trees & Pathway
> Additional open space in future 2nd
phase with preliminary plat
10
W
5
5/24/2023
Sampae Homes:
> SF Luxury estate custom homes
> Variety
> Quality homes with nice
amenities and quality
architecture
rrR
11
Private Streets
SILVFRCREFK
✓ All internal streets are private
✓ Consistent with other neighborhoods in the area
✓ Unique area with no cut through to adjacent parcels
✓ Marketing to luxury custom homebuyer
✓ Fire Department approval
✓ Additional Dues to pay for maintenance
IX
SILVERCREEK SUBDIVISION -
12
0
5/24/2023
u
SILVERCREEK
1
13
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$ILVF.RCREEK
14
Neighbor feedback
> Neighborhood Meeting:
- Discussions of Support, Opposition and Neutral
- Listened to their comments and made adjustments where possible
- Many liked the overall design of the subdivision, open space and marketing to
luxury custom home buyer
> Questions / Concerns:
- Homes
- Utilities
- Piping & cleaning existing irrigation ditches
- Fencing
- Traffic
Traffic
> Island Woods Drive / Mace Road History
- City established planned densities for the Eagle Island Area
- City Comp Plan shows Mace as a collector road
- Designed & built as collector width to accommodate current
and future growth
> Traffic Analysis:
- 170 remaining acres to develop w
Mace Road Develop—t
- Allowable densities about 1.5 du/a
- If 1.5 du/a (for 65 acres) = allowed 95 homes ;1 '
- We are requesting only 41 units now, max 55
7
5/24/2023
Traff l C
SfLVERCREEK
> Mitigation:
- Paying impact fees to help enable ACHD's Capital Improvement Plan
- Along our frontage, widening Mace Road and installing sidewalks on
both sides of Mace Road (safer routes for bikes and pedestrians)
- Reduced density for this site compared to maximum density allowed to
further mitigate traffic impacts
> Summary:
- City planned for this area to develop with limited densities
- Studied existing and future traffic
- Adequate capacity with capacity remaining for future development
> Agree with ACHD staff report with conditions of approval
15
Future Phase 2
$ILVE:RCREGK
> Open and Transparent
> Approximately 20 acres
> Large portion within floodway today
> Years of analysis
> There is some developable area today
> Our plan: resolve new floodway &
be consistent with phase 1
> In development agreement for phase 2
- same density and additional open
space % as phase 1
- max 14 added lots = total up to 55
- new preliminary plat required
16
0
5/24/2023
Staff Report
SI[,VERCRGEK
Agree with staff report and conditions of approval,
request one change:
➢ Condition 3.9: Lot coverage
Request adding under Maximum Lot Coverage:
• "50% for single level homes"
17
CONCLUSION
Excited to bring this
quality development
to Eagle
Agree with the staff
report and conditions
of approval with one
requested change
Request approval
18
w
9
5/24/2023
L
Thank You
19
S I LVERC REEK SUBDIVISION
EAGLE. IDAHO PRELIMINARY PLAT LANDSCAPE PLAN
20
10
5/24/2023
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21
SILVERCREEK SUBDIVISION - PRELIMINARY PLAT
SLem*NPROJECT SITE
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5/24/2023
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SILVERCREEK SUBDIVISION
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EAGLE, IDAMO PRELIMINARY PLAT LANDSCAPE PLAN
27
MITIGATION NOTE_&
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1 0 CONCLUSION
SILVERCREEK
Excited to bring this
quality development
to Eagle
Agree with the staff
report and conditions
of approval with one
requested change
Request approval
32
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16
SILVERCREEK SUBDIVISION
k RZ-18-22/PP-23-22
Eagle Planning and Zoning Commission
Public Hearing May 15, 2023
City Staff: Michael Williams, CFM, Planner III
Phone: 939-0227
E-Mail:
Applicant Information
Applicant: Eagle River Development, LLC
Address: P.O. Box 1752
Eagle, ID 83616
Represented by: Dave Yorgason
Phone: 208-850-1070
E-mail: dyorgason6@gmail.com
Project Summary
Eagle River Development, LLC, represented by Dave Yorgason, is
requesting:
• A rezone from A (Agricultural) to R-2-DA (Residential with a
development agreement [in lieu of a PUD]) and preliminary plat
approvals for Silvercreek Subdivision, a 53-lot (41-buildable, 12-
common) residential subdivision.
• The 65.39-acre site is located on each side of West Mace Road
approximately 1,740-feet west of the intersection of West
Windbreaker Lane and West Mace Road at 1522 and 1811 West
Mace Road.
Vicinity
•
',�OYf 0.1Yfw
°
1
_- Two uvEna:
PROJECT SITE ueoiv lax '.
0
5/24/2023
5/24/2023
Issues of Special Concern
• Proposed density and future re -subdivision of Lot 33 and 34, Block 1
• Reduced buffer area
• Setbacks
• Special Flood Hazard Area (SFHA) requirements
• Subdivision Lot and Block numbering
• PPRC recommended pathway locations
• Idaho Power relinquishment letter
Proposed density and future re -subdivision of Lots 33 and 34, Block 1
3.1 The maximum density for the Property shall not exceed 55-
dwelling units and the maximum density of the property shall not
exceed 1.00-dwelling unit per acre (excluding floodway).
3.1.1 Lots 33 and 34. Block 1. Silvercreek Subdivision may be
re -subdivided with a ntaxit n in of 14 buildable lots (included
within the maximum 55-dwelling units).
3.1.2 Owner shall submit a new preliminary plat application
(as required pursuant to Eagle City Code) for the City to conduct
public hearings and ensure compliance with this Development
Agreement.
3.1.3 to the event Lots 33 and 34, Block I, Silvercreek
Subdivision are re -subdivided, the required open space located
within the re -subdivided area shall be proportionateh, equal to or
greater than the open space provided within the originally
recorded subdivision, or approximately 2 L4 percent.
3.1.4 Due to the uncertainty of the timing to complete the
floodplain study associated with reestablishing a new floodway
line, Owner shall have three (3) years from the date of the final
plat recordation of Silvercreek Subdivision — Phase I. to submit
a final plat application associated with the Silvercreek
Subdivision — Phase 2 (consisting of Lot 33 and/or Lot 34, Block
1, Silvercreek Subdivision)
Reduced Buffer Area
3.5 Owner shall not be required
to construct a buffer area
(pursuant to Eagle City Code
Section 8-2A-7[J][4][a]) within the
portion of Lot 19, Block 1, located
between West Mace Road and Lot
78, Block 1, Mace River Ranch
Subdivision No. 4.
The "buffer area" shall be defined as a common lot located
between the residential lots within the subdivision and the right
of way line of the adjacent roadway.
Setbacks
Front 30-feet (living)
38-feet (front -load garage/where sidewalk is present)*
Rear 30-feet
Interior Side 10-feet (first story) 5-feet (each additional story)
Street Side 20-feet
Maximum Lot Coverage 40%
* A single-family dwelling unit that utilizes a side entry garage shall be permitted to a have a 5-foot reduction
of the front -load garage setback
Special Flood Hazard Area (SFHA) Requirements
Conditions of Development
3.13 Owner shall provide a report or analysis of any proposed changes to wetlands located on the Property and any such
change shall be contingent upon or by the Army Corps of Engineers, Idaho Fish & Game Department (if a)plicable), the
Idaho Department of Water Resources (if applicable), Ada County, and any other appropriate governmental agencies, and
shall be in accordance with the Eagle Comprehensive Plan and City Code. Owner agrees all development and improvement of
the Property shall comply with rules and regulations pertaining to regulated wetlands prior to submittal of a final plat
application.
3.14 Owner shall comply with all applicable provisions of Title 10, Flood Control, of the Eagle City Code.
3.15 Owner shall provide an approved Land Use Change/Site Development Application from Boise River Flood Control District
No. 10 prior to submittal of a final plat application.
Site Specific Conditions of Approval
11. Provide a revised reliminary plat with a new plat note which states, "Silvercreek Subdivision is located within a Special
Flood Hazard Area (SIPHA) as identified on the Flood Insurance Rate Maps (FIRM) panel numbers 16001C0142J and
16001C0161J, (in effect at the time of final plat approval) and are subject to the regulations of Eagle City Code Title 10 Flood
Control. Sheet flooding can and will occur and floods of greater magnitude may inundate areas outside identified floodplain
and floodwayy boundary lines" The revised preliminary plat shall be provided prior to submittal of a final plat application.
(ECC 10-1-8-5[Ej)
12. Provide a revised preliminary plat with a new plat note which states, "Along the South Channel of the Boise River, there
shall be a 25-foot wide riparian zone easement measured landward from the mean high water mark of the river in which no
improvement is permitted and riparian vegetation shall be maintained in it natural state for the protection and stabilization
of the riverbank and that the removal of trees or other vegetation is regulated." The revised preliminary plat shall be
provided prior to submittal of a final plat application. (ECC 10-1-8-5[F))
13. The applicant shall submit a floodplain development permit application. The floodplain development permit application
shall be reviewed and a proved by the Floodplain Administrator and the City Engineer prior to commencement of any
grading within the site. FECC 10-1-7)
Subdivision Lot and Block Numbering
4. Provide a revised preliminary
plat showing the areas of the
subdivision located north of West
Mace Road as separate blocks
with the lot numbering based on
those separate blocks. The revised
preliminary plat shall be provided
prior to submittal of a final plat
application
Parks, Pathways, and Recreation Commission's Pathways
Recommendation, dated November 18, 2022
6. Provide a revised
preliminary plat showing the
pathway locations and widths in
conformance with the Parks,
Pathways, and Recreation
Commission's recommendations
as outlined within the Trails and
Pathways Superintendent's memo
dated November 18, 2022. The
revised preliminary plat shall be
provided prior to submittal of final
plat application. (ECC 9-4-1-6)
Idaho Power Relinquishment Letter
19. Provide a relinquishment
letter associated with the 20-foot-
wide Idaho Power easement (Ada
County instrument #8631302),
prior to submittal of a final plat
application.
Staff Recommendation
If the rezone (with development agreement [in lieu of a PUD]) and
preliminary plat are recommended for approval, staff recommends the
conditions of development on page 4, site specific conditions of
approval provided on page 7, and the standard conditions of approval
provided on page 34.
Planning Commission Recommendation
On May 15, 2023, the Eagle Planning and Zoning Commission
voted (4 to 0, So & So absent) to recommend pprovo of this
application with the conditions of approval, site specific
conditions of approval, and standard conditions of approval
provided on page 15 of the Planning and Zoning Commission
Findings of Fact and Conclusions of Law.
5/24/2023
19
COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing Neighborhood Residential
A (Agricultural)
Single-family midence and
agriculture
Proposed No Change
R-2-DA (Residential with a
Single-family residential
Development Agnxment (in lieu
subdivision
of a PUD)
North of site Neighborhood Residential
A (Agricultural)
Agriculture
South of site Neighborhood Residential
R-2-P (Residential — PUD)
South Channel of the Boise
River and vacant parcel
East of site Neighborhood Residential
R-2-DA-P (Residential with a
Two (2) single-family
development agreement — PUD),
residential subdivisions (Mace
A (Agricultural), A-R
River Ranch No. 4, and Waters
(Agricultural -Residential), and R-
Edge No. 3) and single-family
2-DA (Residential with a
residential homes on large
development agreement)
parcels.
West of site Neighborhood Residential
RUT (Residential — Ada County
Single-family residence, and
designation) and A (Agricultural
agriculture
T
10