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Findings - PZ - 2019 - A-08-18 & RZ-13-08 - Annex And Rezone From Rut To Mixed Use With Da. 89.85 Acres E Of Hwy 16 At Ne Corner Of W Floating Feather.BEFORE THE EAGLE PLANNING AND ZONING COMMISSION IN THE MATTER OF AN APPLICATION FOR AN ANNEXATION AND REZONE FROM RUT (RURAL -URBAN TRANSITION) TO MU -DA (MIXED USE WITH A DEVELOPMENT AGREEMENT) AND R -2 -DA (RESIDENTIAL WITH A DEVELOPMENT AGREEMENT FOR HOOT NANNEY FARMS, INC (MICHAL AND BILL DIXON) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER A-08-18 & RZ-13-18 The above -entitled annexation and rezone applications came before the Eagle Planning and Zoning Commission for their recommendation on January 7, 2019, at which time public testimony was taken and the public hearing was closed. The Eagle Planning and Zoning Commission, having heard and taken oral and written testimony, and having duly considered the matter, makes the following Findings of Fact and Conclusions of Law; FINDINGS OF FACT: A. PROJECT SUMMARY: Hoot Nanney Farms, Inc. (Michal and Bill Dixon), represented by Caleb LaClair, P.E., with T -O Engineers, is requesting an annexation and rezone from RUT (Rural -Urban Transition — Ada County designation) to MU -DA (Mixed Use with a development agreement) and R -2 -DA (Residential with a development agreement). The 89.85 -acre site is located on the east side of State Highway 16 at the northeast comer of the intersection of State Highway 16 and West Floating Feather Road. B. APPLICATION SUBMITTAL: A Neighborhood Meeting was held at 6:OOPM, on Wednesday, October 17, 2018, at 8952 West Floating Feather Road, Star, Idaho (a portion of Hoot Nanney Farms), in compliance with the application submittal requirement of Eagle City Code. The application for this item was received by the City of Eagle on October 26, 2018. C. NOTICE OF PUBLIC HEARING: Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission was published in accordance with the requirements of Title 67, Chapter 65, Idaho Code and the Eagle City Code on December 20, 2018. Notice of this public hearing was mailed to property owners within three -hundred feet (300 -feet) of the subject property in accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on December 17, 2018. The site was posted in accordance with the Eagle City Code on December 18, 2018. Requests for agencies' reviews were transmitted on November 1, 2018, in accordance with the requirements of the Eagle City Code. D. HISTORY OF RELEVANT PREVIOUS ACTIONS: None to date. E. COMPANION APPLICATIONS: All applications are inclusive herein. Page 1 of 18 K:\Planning heptll:aglc Applications\RZ&A120181A-08-18 & R7.-13-18 Hunt Nanny farms pit:docx F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS: COMP PLAN DESIGNATION Existing Village and Community Center, Compact Residential, and Neighborhood Residential Proposed No Change North of site Village and Community Center South of site East of site Neighborhood Residential Village and Community Center, Compact Residential, and Neighborhood Residential ZONING DESIGNATION LAND USE RUT (Rural -Urban Transition Agricultural — Ada County designation) MU -DA (Mixed Use with a development agreement) and R -2 -DA (Residential with a development agreement) RUT (Rural -Urban Transition — Ada County designation) and MU -DA (Mixed Use with a development agreement [in lieu of a PUD]) RUT (Rural -Urban Transition — Ada County designation) and R -2 -DA -P (Residential with a development agreement — PUD) RUT (Rural -Urban Transition — Ada County designation) Agricultural Agricultural Agriculture and Single - Family Residence Agricultural West of site Mix -Use Development RUT (Rural -Urban Transition Agricultural (City of Star) — Ada County designation) G. DESIGN REVIEW OVERLAY DISTRICT: Not located within the DDA, TDA, CEDA, or DSDA. H. TOTAL ACREAGE OF SITE: 89.85 -Acres I. APPLICANT'S STATEMENT OF JUSTIFICATION FOR THE REZONE: See applicant's justification letter, date stamped by the City on October 26, staff report). J. APPLICANT'S STATEMENT OF JUSTIFICATION OF A DEVELOPME applicable): See applicant's justification letter, date stamped by the City on October 26, 2018 (attached to the NT AGREEMENT (if 2018 (attached to the staff report). Page 2 of 18 K,II'lanning 1)eptlliagle ApplicationARZ&A120181A-O -1K & KZ -13-1K Pint Nanny Farms padocx K. AVAILABILITY AND ADEQUACY OF UTILITIES AND SERVICES: The site is located within the City of Eagle's Municipal Water Service area. The closest available water is located approximately 1 -mile from the property at North Palmer Lane south of West Floating Feather Road. The City received email correspondence from Lynn Moser, General Manager, Eagle Sewer District, which indicated the site is located within the District's service area boundary and is mastered planned how sewer service will be provided. The correspondence further stated, the owner'(s) of record will need to file a petition for annexation with the District. L. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists. M. SPECIAL ON-SITE FEATURES: Areas of Critical Environmental Concern — No Evidence of Erosion — No Fish Habitat — No Floodplain — Yes — A portion of the property is designated Zone "A" as identified on FEMA FIRM Panel # 16001 C0130H, dated February 19, 2003. Mature Trees — Yes — Located at the southeast corner and adjacent to the southern property line of Parcel #SO404110110 Riparian Vegetation — No Steep Slopes — No Stream/Creek — No Unique Animal Life — No Unique Plant Life — No Unstable Soils — No Wildlife Habitat — No N. NON -CONFORMING USES: None are apparent on the site. O. AGENCY RESPONSES: The following agencies have responded and their correspondence is attached to the staff report. Comments, which appear to be of special concern, are noted below: City Water Superintendent: Email dated November 1, 2018 (attached to the staff report), indicating the city has a water line located i/a to 1/2 mile from the site located within Snoqualn ie River Subdivision No. 2 or a 16 -inch line located south of the drain at Floating Feather Road and Palmer Lane. Ada County Highway District Andeavor COMPASS (Communities in Motion 2040 Development Review) Eagle Fire Department Eagle Sewer District Idaho Transportation Department Star Fire Protection District P. LETTERS FROM THE PUBLIC: None received to date. STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT: 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: Page 3 of 18 K:1Planning Ihptlliaglc Applications\R%&A120181A-08-18 & RZ-13-18 Hoot Nanncy Farms pzl.docx Neighborhood Suitable for single family residential. Densities range from 2 units per acre to 4 units per acre. Compact Suitable for single family residential, row houses, duplex and four-plexes. Densities range from 4 units per acre to 8 units per acre. Village/Community Center 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 vary based on location. See the planning area text for a complete description of site specific uses. 6.6 Village Planning Area The Village Planning Area is designated for the establishment of an employment center at Beacon Light Road that is oriented to the State Highway 16 corridor and the provision of goods and services in the northwest portion of the city so residents are not required to travel significant distances for basic amenities. The land uses are intended to be flexible to encourage corporate office, light manufacturing, and similar uses into the area and to create a unique destination within the City. The non-residential area along Beacon Light Road will transition into similar sized large lot residential uses as development approaches Homer Road and the Foothills. Neighborhood Residential uses are designated south of Beacon Light to Floating Feather Road. This area is not intended to be master planned but does require great care in planning to ensure that uses are compatible and that the Village Center serves as the activity center of the area and is not taken over by residential uses. 6.6.1 Village Planning Area Uses/Design A. The land use and development policies specific to the Village Planning Area include residential, commercial, retail, civic, research and development park, corporate and/or educational campus, hospitality, and office uses. Non-residential uses will be focused in the Village Center. 1. Village Center: The Village Center is generally located along the north and south sides of Beacon Light Road, extending from State Highway 16 East to Hartley Lane, as shown on the Future Land Use Map (Map 6.1). All Non-residential uses will be focused in the Village Center. This area is comprised of three key components: a. A research/development park, educational campus, and/or corporate park area designed to provide sufficient space for corporate headquarters in a park -like setting with ancillary commercial uses located in the Village Center; and b. The village center should include supporting office, retail commercial, hospitality, and civic uses that will benefit and support the non-residential uses, as well as the larger residential area; c. Office and restaurant uses with drive thrus are considered a supporting use to the corporate and campus uses. Office and restaurant uses that are appropriately designed and internally oriented to the larger development area may be considered on a case by case basis. (See Figure 6.9) d. Non-residential development in the northeast portion of the Village Center should be designed and oriented to capitalize on the needs of users of the future 22 -acre Terra View Park. Page 4 of 18 K:11'lanning Deptlliagle Application\[%&A120181A-08-18 & K% -l3 -Ix Hoot Nanny Farms pit.dncx 2. Residential Uses should be developed as follows: a. New developments proposed near the Village Center in the Compact Residential designation are encouraged to include apartments, town homes, condominiums, patio homes, bungalows and live/work units ranging in densities from 4 to 8 units per acre. b. Densities should decrease as distance increases from the village center. The overall densities in the Village Planning Area and in the Neighborhood Residential designation, south of Beacon Light Road, should average 1-2 units per acre. Residential area north of Beacon Light is Large Lot Residential with a Residential Transition Overlay, transitioning (feathering and clustering) to the north and east ensuring compatibility with existing residential and foothills development. d. All non-residential use in the Village Planning area should be directed to the Village Center or the commercial center at State Highway 16 and State Highway 44 (See Moon Valley & State Planning Area Section 6.10). 6.6.2 Village Planning Area Access A. The development Village Center Planning Area should include the construction of north/south boulevards as entry roads into the area. These roads should include planted medians, detached sidewalks, and traffic circles. C. The Village Planning Area will be dependent upon the interconnectivity of local roads as the area develops. D. Access to the area from State Highway 16 should be limited to Beacon Light Road and, in the short-term, Floating Feather Road. E. Commercial and retail uses should be discouraged from fronting on State Highway 16. Non-residential uses should be focused internally to the Village Center with residential uses focusing on local/collector roads. F. ITD should be discouraged from constructing frontage roads along the eastern side of State Highway 16. Alternatively, development should install landscape berms along State Highway 16 to continue a gateway feeling similar to Eagle Road. G. A collector road should be constructed from the Village Center south to Floating Feather Road and into the commercial development at the State Highway 44 and State Highway 16 intersection. H. The design of the area should incorporate non -motorized pathways linking residential areas to the Village Center, foothills, and the existing Eagle Downtown. 6.6.3 Issues of Concern A. The scaling and compatibility of uses will be of significant concern in this area. In order for non-residential uses to locate in this area they will require the establishment and development of residential uses prior to construction. The compact residential designation should be developed to support the planned non-residential uses in the area. New residents should be made aware that the area is intended to have research/development park, educational campus, and/or corporate park uses in the area. B. Special care should be taken to preserve the Village Center area. While residential uses will be the first demand in the area the City needs to work with land owners and developers to preserve sufficient land for the non-residential uses that will be needed Page 5 of 18 K:IPlanning 1)cpt\Eaglc Applications\RZ&A 2OI81A-08-18 & R7. -I3-18 Hoot Nanny Farms pzlldocx to serve the area at buildout. If development pressure is not held back, the City's vision for an employment area will not be achieved. C. Special care should be taken to ensure that employment uses are incorporated into the Village Center. The Village Center designation is scaled for the inclusion of employment uses. If the City allows the area to shift into a retail and/or commercial - only area the size of the land use designation should be re -scaled. D. Special care should be taken to ensure that non-residential uses area internally oriented to the Village Center and that buildings and signage do not clutter the State Highway 16 corridor. If special care is not taken the vision of the City of Eagle for State Highway 16 to serve as an entry corridor will not be achieved. B. ZONING ORDINANCE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: • Eagle City Code Section 8-2-1: Districts Established, Purposes and Restrictions: R RESIDENTIAL DISTRICT: To provide regulations and districts for various residential neighborhoods. Gross density in an R district shall be determined according to the numeral following the R. The numeral designates the maximum number of dwelling units per acre. Multi -family and two-family units/developments are prohibited in R-1, R-2, R-3, R-4 and R-5 zoning districts, unless approved as part of a planned unit development (PUD). Centralized water and sewer facilities are required for all subdivision and lot split applications submitted after the effective date hereof in all districts exceeding one dwelling unit per two (2) acres (R- E). Whenever there is a conflict or difference between the provisions of this section and those of other chapters and/or other titles, the chapter or title with the more restrictive provision shall prevail. MU MIXED USE DISTRICT: To provide for a variety and mixture of uses such as limited office, limited commercial, and residential. This district is intended to ensure compatibility of new development with existing and future development. It is also intended to ensure assemblage of properties in a unified plan with coordinated and harmonious development which shall promote outstanding design without unsightly and unsafe strip commercial development. Uses should complement the uses allowed within the CBD zoning district. All development requiring a conditional use permit in the MU zoning district, as shown in section 8-2-3 of this chapter, shall occur under the PUD and/or development agreement process in accordance with chapter 6 or 10 of this title unless the proposed development does not meet the area requirements as set forth in section 8-6-5-1 of this title. In that case a cooperative development, in conjunction with adjacent parcels (to meet the minimum area requirements), shall be encouraged. Otherwise a conditional use permit shall be required unless the proposed use is shown as a permitted use in the MU zoning district within section 8-2-3 of this chapter. Residential densities shall not exceed twenty (20) dwelling units per gross acre. When a property is being proposed for rezone to the MU zoning district, a development agreement may be utilized in lieu of the PUD and/or conditional use process if approved by the city council, provided the development agreement includes conditions of development that are required during the PUD and conditional use process. DA DEVELOPMENT AGREEMENT: This designation, following any zoning designation noted on the official zoning map of the city (i.e., C -2 -DA), indicates that the zoning was approved by the city with a development agreement. Specific provisions, as may have been incorporated within the development agreement, are applicable to development within this zoning designation. Page 6 of 18 K:WIanning Dcpt\Eaglc Applicaiion&RZ-&Al2O181A•118-IK 81 RZ-I3-18 Hoot Nanncy farms pit:docx • Eagle City Code, Section 8-2-3 Schedule of District Use Regulations: Residential dwellings are allowed by Conditional Use within the MU (Mixed Use) zoning designation. • Eagle City Code Section 8-2A-7 (J)(4)(b & c): Landscape and Buffer Area Requirements: b. Any road designated as a minor arterial on the transportation and pathway network plan in the Eagle comprehensive plan: A minimum of fifty feet (50') wide buffer area (not including right of way) shall be provided with the following plants per one hundred (100) linear feet of right of way: five (5) shade trees, eight (8) evergreen trees, three (3) flowering/ornamental trees, and twenty four (24) shrubs. Each required shade tree may be substituted with two (2) flowering/ornamental trees, provided that not more than fifty percent (50%) of the shade trees are substituted. A minimum five foot (5') high, maximum eight foot (8') high, berm, decorative block wall, cultured stone, decorative rock, or similarly designed concrete wall, or combination thereof shall be provided within the buffer area. The maximum slope for any berm shall be three feet (3') horizontal distance to one foot (1') vertical distance. If a decorative block wall, cultured stone, decorative rock, or similarly designed concrete wall is to be provided, in combination with the berm, a four foot (4') wide flat area shall be provided for the placement of the decorative wall. Chainlink, cedar, and similar high maintenance and/or unsightly fencing shall not be permitted. c. Any road designated as a principal arterial on the transportation and pathway network plan in the Eagle comprehensive plan: A minimum of seventy five feet (75') wide buffer area (not including right of way) shall be provided with the following plants per one hundred (100) linear feet of right of way: six (6) shade trees, ten (1 0) evergreen trees, four (4) flowering/ornamental trees, and twenty four (24) shrubs. Each required shade tree may be substituted with two (2) flowering/ornamental trees, provided that not more than fifty percent (50%) of the shade trees are substituted. A minimum ten foot (10') high, maximum twelve foot (12') high, berm, decorative block wall, cultured stone, decorative rock, or similarly designed concrete wall, or combination thereof shall be provided within the buffer area. The maximum slope for any berm shall be three feet (3') horizontal distance to one foot (1') vertical distance. If a decorative block wall, cultured stone, decorative rock, or similarly designed concrete wall is to be provided, in combination with the berm, a four foot (4') wide flat area shall be provided for the placement of the decorative wall. Chainlink, cedar, and similar high maintenance and/or unsightly fencing shall not be permitted. C. FLOOD CONTROL ORDINANCE PROVISIONS WHICH OF SPECIAL CONCERN REGARDING THIS PROPOSAL: • Eagle City Code, Section 10-1-1: Findings of Fact and Purpose: B. Purpose: It is the purpose of this title to promote the public health, safety and general welfare, and to minimize public and private losses due to flood conditions in specific areas by provisions designed: 1. To protect human life and health; 2. To minimize expenditure of public money for costly flood control projects; Page 7 of 18 K:U'lanning 1)cpilliagle Applications RZ&Al2OI81A-I18.1K & k% -I3 -l8 Hoot Nanney Farms pr.LJocx 3. To minimize the need for rescue and relief efforts associated with flooding and generally undertaken at the expense of the general public; 5. To minimize damage to public facilities and utilities such as water and gas mains, electric, telephone and sewer lines, streets and bridges located in areas of special flood hazard; 6. To help maintain a stable tax base by providing for the sound use and development of areas of special flood hazard so as to minimize future flood blight areas; 7. To ensure that potential buyers are notified that property is in an area of special flood hazard, warn that city review and approval is not going to prevent flooding and that flooding may occur, and advise of information available to the city regarding flood hazards, studies and available options; 8. To ensure that those who occupy the areas of special flood hazard assume responsibility for their actions; 10. To restrict or prohibit uses which are injurious to health, safety or property in times of flood, which result in environmental damage, or that cause increased flood heights or velocities; • Eagle City Code, Section 10-1-2: Methods of Accomplishing Purpose: In order to accomplish its purpose, this chapter includes methods and provisions for: A. Restricting or prohibiting uses which are dangerous to health, safety and property due to water or erosion hazards, or which result in damaging increases in erosion or in flood heights or velocities; • Eagle City Code Section 10-1-8-5: Subdivisions: A. All subdivision proposals shall be consistent with the need to minimize flood damage; D. Base flood elevation data shall be provided for subdivision proposals and other proposed development located within any area of special flood hazard. E. All subdivision plats shall identify and designate the 100 -year floodplain boundary and the floodway boundary including a certification by a registered surveyor that the boundaries were established consistent with the FIRM map (in effect at the time of approval of the plat) for the city of Eagle. All subdivision plats shall contain a note or notes that warn prospective buyers of property that sheet flooding can and will occur and that floods of greater magnitude may inundate areas outside identified floodway and floodplain boundary lines. D. WATER SYSTEM ORDINANCE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: • Eagle City Code Section 6-5-3 (B): Water System, Connection To Water System Required: Every parcel of land or premises within the boundaries of the city, improved by new construction for occupancy and occupied or used by any person or persons, or as a commercial business, shall be connected to the city water department public water system so long as the area is within the service area of the city water system. The owner or person in charge of such land shall make or cause to be made, such connection within sixty (60) days after receiving official notice from the city to so connect. All charges associated with the laying of pipe from the home or facilities to be served by the city's mains shall be the responsibility of the user and shall be properly designed and constructed in conformity with requirements specified by the city. If a parcel of land is not within three hundred feet (300') of a water main, connection may Page 8 of 18 K:1Ylanning I?cptlliagk Applications\RZ&A\2OI81A-08-18 & R7. -13-I8 Hoot Nanncy Farms pil.docx not be required unless the city elects to extend the water main to within three hundred feet (300') of the applicant's property. E. DISCUSSION (based on the Annexation and Rezone Site Plan, date stamped by the City on October 26, 2018): • The property is currently being utilized for agricultural operations and it is staffs understanding that the agricultural operation will continue until the time of development. The applicant desires to annex and rezone the property within the City of Eagle to support marketing efforts to various developers. The applicant is also requesting that the development agreement allows for flexibility of land uses within the MU (Mixed Use) zone since a firm development plan has not been established for the property. The applicant has provided an Annexation and Rezone Site Plan, which identifies the locations of the proposed zoning of the area. While the submitted site plan identifies the proposed zoning of the area it does not provide detail to address the conditions of development that may be required as part of the PUD and conditional use process associated with future development of the property. The applicant should be required to provide a more detailed concept plan to address the conditions of development that are required during the PUD and conditional use process associated with future development of the property. • The applicant's narrative, date stamped by the City on October 26, 2018, indicates that although the applicant does not currently have a firm development plan they envision a commercial use, potentially an RV/self-storage facility located adjacent to West Beacon Light Road in the MU (Mixed Use) zoned area. The MU (Mixed Use) zoned area is located within the Village Center area as identified on the Future Land Use Map contained within the comprehensive plan. As identified in the comprehensive plan this area is comprised of three key components consisting of a research/development park, educational campus, and/or corporate park designed to provide sufficient space for corporate headquarters in a park -like setting with ancillary commercial uses located within the Village Center. The comprehensive plan further states that the Village Center should also include supporting office, retail commercial, hospitality, and civic uses that will benefit and support the non-residential uses, as well as the larger residential area. Staff will defer to the Commission and Council to make a determination if an RV/self-storage facility would be an ancillary use to the three key components associated with the Village Center. • The FEMA, Flood Insurance Rate Map (Panel numbers 130) designate portions of this site as Zone A (100 year) floodplain. The applicant should be required to provide documentation from The Army Corps of Engineers approving any proposed LOMRs and should be required to comply with the Eagle City Title 10 Flood Control prior to approval of the preliminary plat. • Due to the location of the floodplain, a 404 -Permit may be required by the Army Corp of Engineers for development in the area. The applicant should provide documentation from the Army Corps of Engineers regarding the requirement of a 404 -Permit prior to submitting application for final plat approval. • The Annexation and Rezone Site Plan shows residential areas located adjacent to State Highway 16, a principal arterial, and West Floating Feather Road, which is a minor arterial. All residential areas adjacent to arterials and/or collectors should have the required landscaping and buffering required pursuant to Eagle City Code. • The property is located within the City of Eagle Municipal Water Service Area. The applicant through the development agreement will be required to comply with Eagle City Code, Chapter 6 pertaining to the City of Eagle Municipal Water System. • The Annexation and Rezone Site Plan does not identify the locations of any proposed streets located within the development. The site is bordered on the south by West Floating Feather Page 9 of 18 K:U'lanning I)cptlEaglc Applications\R%&A\2OIKIA-OK-1K & R% -I1 -IH Hoot Nanney Farms p,Gdocx Road (minor arterial), on the north by West Beacon Light Road (minor arterial), and on the west by State Highway 16. The applicant should be required to construct a collector road through the site to provide connectivity between West Floating Feather Road and West Beacon Light Road to eliminate the need for an ITD frontage road through the site. Also, no street access or direct lot access to State Highway 16 should be permitted. • Although there is not a city pathway plan associated with this area the applicant should incorporate non -motorized pathways providing interconnectivity within the residential area and providing linkages to the mixed use area in the northern portion of the development and providing connection points to adjacent properties. • The applicant should work with Valley Regional Transit (VRT) to establish a Park and Ride facility to be located within the MU (Mixed Use) zoned area shown on the Annexation and Rezone Site Plan to help with the reduction of vehicle trips from this development and other developments in the immediate area. STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT: Based upon the information provided to staff to date, staff recommends approval of the requested annexation and rezone from RUT (Rural -Urban Transition — Ada County designation) to MU -DA (Mixed Use with a development agreement) and R -2 -DA (Residential with a development agreement) with conditions to be placed within a development agreement as provided within the staff report. PUBLIC HEARING OF THE COMMISSION: A. A public hearing on the application was held before the Planning and Zoning Commission on January 7, 2019, at which time testimony was taken and the public hearing was closed. The Commission made their recommendation at that time. B. Oral testimony in opposition to the application was presented to the Planning and Zoning Commission by no one. C. Oral testimony in favor of the application was presented to the Planning and Zoning Commission by no one (other than the applicant/representative). D. Oral testimony neither in favor nor in opposition to the application was presented to the Planning and Zoning Commission by one individual with the following concerns: • Development of the property will increase traffic within the area. • There may be potential traffic accidents at the intersection of West Floating Feather Road and any future streets which intersect West Floating Feather Road. • If the property is developed with residential homes there may be compatibility issues with their agricultural use. • There may not be sufficient water to serve the site. • The proposed development may not be compatible with the future re -alignment of West Floating Feather Road. COMMISSION DELIBERATION: (Granicus time 1:41:00) Upon closing the public hearing, the Commission discussed during deliberation that: • The proposed annexation and rezone is appropriate for the area based on the requested zoning being in conformance with the Comprehensive Plan. • If a neighboring property owner experiences a problem with their potable well caused by activities occurring within an adjacent site there are state statutes in place that protect the well owner from Page 10 of 18 • K:1Planning I)eptlliagle Applications\R%&A1211181A-08-I8 & KZ -13-18 Hoot Nanney farms pil:docx damages. • The Commission supports setting up the development agreement requiring a modification of the development agreement prior to future entitlement of the property. • The Commission has a concern regarding the outdoor storage use and whether or not is should be recognized as an ancillary use to the three primary component uses identified in the comprehensive plan. Therefore, outdoor storage should not be recognized as a permitted use. • The Commission has a concern with the condition of development which states that the City should be limited to 45 -days to consider an "Offer Notice" regarding the purchase of water rights. They question if 45 -days is sufficient time to address the consideration of purchase. Staff and the City Attorney should provide a response indicating if 45 -days is sufficient time to consider an "Offer Notice." COMMISSION DECISION: The Commission voted 5 to 0 to recommend approval of A-08-18 & RZ-13-18 for an annexation and rezone from RUT to MU -DA (Mixed Use with a development agreement and R -2 -DA (Residential with a development agreement) (as shown on Exhibit "A") for Hoot Nanney Farms, Inc. (Michal and Bill Dixon) with the following staff recommended conditions to be placed within a development agreement, with underline text to be added by the Commission: 3.1 The agricultural operations currently being conducted on the Property, or such portions of the Property, shall continue to be allowed uses until Owner elects to abandon such operations. Nothing in this Agreement shall be construed or interpreted to limit the use of the Property for agriculture. 3.2 Owner will develop the Property subject to the conditions and limitations set forth in this Development Agreement. Further, Owner will submit such applications regarding floodplain development permit review, design review, conditional use permit, preliminary development plan, preliminary plat, final development plan, and final plat reviews, and/or 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 submitted. 3.3 Eagle hereby acknowledges that the Concept Plan (Exhibit C) is consistent with the proposed zoning of the property. All future development of the Property shall be generally consistent with the Concept Plan; provided, however, it is the intent of this Agreement to allow flexibility until such time a detailed conceptual site plan ("Conceptual Site Plan"), and preliminary plat are submitted to Eagle so long as the general intent of the Concept Plan and the conditions and limitations set forth in this Agreement are met. Owner shall submit the Conceptual Site Plan outlining future phased developments as a modification to the development agreement prior to or concurrent with a preliminary plat application. The Conceptual Site Plan shall provide more detail, including but not limited to, location of roads within the development, lot layout, lot dimensional standards, setbacks for the commercial areas, location and size of common areas and buffer areas. The City shall hold necessary public hearings pursuant to Eagle City Code notice requirements to address the Conceptual Site Plan and any changes thereafter proposed to said plan. The Conceptual Site Plan shall be in lieu of the preliminary development plan within the area zoned MU -DA (Mixed Use with a development agreement) provided Conditions of Development and the Findings of Fact and Conclusions of Law for the development agreement modification are similar to Conditions of Development required during the PUD and conditional use process. 3.4 The approximate 89.85 -acre site shall consist of approximately 29.23 -acres of proposed Mixed Use zoned area and approximately 60.62 -acres proposed R-2 zoned area as identified on the Concept Plan. 3.4.1 Mixed Use Area. Situated within the northern third of the Property, this portion of the Property is located within the Village Planning Area pursuant to the Eagle Comprehensive Page 11 of 18 K:II'lanning 1kptlliagk ApplicationsIR7.&AI2II8IA-(» -11 & 1(Z-13-18 Hoot Nanney 1:arms pit.docs Plan (Chapter 6.6). Owner agrees that all land uses to utilized on the Property shall be compatible with the Village Planning Area, Village Center, and Compact Residential areas as identified in the Eagle Comprehensive Plan emphasizing mixed uses of commercial and residential development that provides a transition of density within this portion of the Property with commercial uses located in proximity to West Beacon Light Road transitioning to compact residential to the south to the proposed R-2 zone area as identified on the Concept Plan. Residential and non-residential development shall emphasize pedestrian -friendly development. 3.4.1.1 Residential development shall consist of single-family homes, apartments, town homes, condominiums and/or patio homes with a range of densities and with density generally decreasing as the area radiates out from the Village Center and Compact Residential areas. Residential portions of the Property shall not require a conditional use permit. 3.4.1.2 Commercial development in the Mixed Use Area should strive to enhance vehicular trip capture minimizing high traffic generating uses. The Village Center specifically seeks to provide: retail commercial; hospitality; civic uses; and a research and development/educational campus and/or corporate park area designed to provide sufficient space for corporate headquarters in a park -like setting near ancillary commercial uses located within the Village Center. 3.4.2 Non -Residential (Commercial) Mixed Use. Commercial uses shall be limited to those uses that complement or are ancillary to the Village Center corporate and campus uses and are otherwise limited to the following uses: • Bar • Coffee Shop • Childcare Daycare Center • Food and Beverage Sales (hours limited to 7am to lOpm) • Grocery Store (not to exceed 55,000 square feet) • Fuel Service • Hospital • Live Entertainment Events • Massage/ Spa • Office: Business, Professional and Medical • Professional Activities • Restaurant (hours limited to 7:OOam to 1 1 :OOpm) • Retail Sales Limited • Retail Sales (pharmacy and medical) • Travel Services • Theater (movie) 3.4.2.1 Except as described in Section 3.4.2 above, no single retail tenant on the Property shall exceed twenty-five thousand (25,000) square feet in building footprint area without a conditional use permit. A Grocery Store exceeding 55,000 square feet shall require a Conditional Use Permit. 3.4.2.2 Non-residential (commercial) mixed uses with limited hours of operation/hours of delivery listed in Section 3.4.2 above may obtain expanded hours of operation/hours of delivery through the modification of this Agreement. Page 12 of 18 K:Manning Dept\Eagle Applications\R%&A120181A-O8-18 & R7.• I3• 18 Hoot Nanncy Etrms pcl:docx 3.4.2.3 Notwithstanding the allowed uses set forth in Section 3.4.2 above, no portion of the Property shall be used for any of the following uses: • Adult Business • Automotive, Mobile Home, Travel Trailer, and/or Farm Implement Sales • Cemetery • Drive-in Theatre • Mortuary/Funeral Home • Storage (fenced area) 3.4.2.4 All non-residential (commercial) mixed uses may be subject to reasonable dark - sky lighting, noise, or related limitations at the design review approval stage to address additional concerns that may arise. 3.4.3 Residential Development. 3.4.3.1 The total residential area zoned R -2 -DA (Residential with a development agreement) shall be approximately 60.62 -acres (inclusive of open space) representing 67.7% of the Property. The maximum density for the Property shall be 2.00 dwelling units per acre with a maximum of 121 dwelling units. 3.4.3.2 Residential development shall emphasize transitioning with multi -family dwellings located within the area zoned MU -DA (Mixed Use with a development agreement [in lieu of a PUD]) adjacent to the mixed use non-residential development and transitioning to the single-family dwellings located within the R- 2 Zone Area as shown on the Concept Plan. 3.4.3.3 All multi -family structures shall be located within the MU -DA (Mixed Use with a development agreement [in lieu of a PUD]) area shall be in conformance with Eagle City Code Section 8-2A and shall receive approval from the Eagle Design Review Board and Eagle City Council prior to issuance of any building permits. 3.5 Except as otherwise provided within this Agreement, Owner shall comply with the Eagle City Code in effect at the time of development, including, without limitations, applications for development permits as required by Title 10, Flood Control, Eagle City Code. 3.6 Owner shall construct the required buffer areas located adjacent to State Highway 16 and Beacon Light Road, including a ten (10) foot wide bicycle/pedestrian pathway within the landscape common lot. The landscape, including street trees and pathways, shall be reviewed and approved as required by applicable Eagle City Code provisions and as set forth as follows: 3.6.1 A seventy-five (75) foot wide common lot shall be provided adjacent to residential areas along State Highway 16 and shall include a minimum ten (10) foot high, maximum twelve (12) foot high, berm/wall combination with extensive landscape to provide a buffer. All buffers shall be located within a common lot located outside of the area for right of way dedication to the Idaho Transportation Department ("ITD"). 3.6.2 A fifty (50) foot wide common lot shall be provided adjacent to residential areas along West Floating Feather Road and shall include a minimum five (5) foot high, maximum eight (8) foot high, berm/wall combination with extensive landscape to provide a buffer. 3.6.3 The Property shall be designed to allow for a public roadway connecting this site to the adjacent site to the east and to the Village Center development to the north. Approved access points are subject to approval by ITD and ACHD, as applicable, and Owner must provide all necessary approvals and/or license agreements. Page 13 of 18 K:IYlanning DeptlEagle Applicationtint%&A12011 A -t18.1% &c RZ-13-I8 Hoot Nanncy Farms pil'.docx 3.7 Building placement shall be designed such that parking areas are not concentrated between the buildings and roadways of a collector status or higher. All buildings shall be provided with architectural design elements and architectural relief as required pursuant to Eagle City Code Section 8-2A. 3.7.1 Commercial/retail buildings, multi -family residential units, and common area amenities shall be in conformance with the design review requirements as set forth in Eagle City Code and the Eagle Architecture and Site Design book. Eagle Design Review Board and Eagle City Council approval of the detailed architectural plans and common area landscaping is required prior to the issuance of building permits for commercial/retail buildings, multi -family residential units, common area amenities, pumphouse for irrigation, and gazebos. To assure compliance with this condition, Applicant shall create an architectural control committee ("ACC") as a component of the restrictive covenants ("CC&Rs"). Provisions regarding the creation and operating procedures of the ACC shall be included in the CC&Rs and shall be reviewed and approved by the Eagle City Attorney prior to the approval of the first final plat. The submittal of the building permit application to Eagle for each building within the development shall be accompanied by an approval letter from the ACC. Building permit applications that do not have an approval letter attached will not be accepted. 3.8 Pathways and pedestrian/bicycle public access connecting the public roads to residential areas and commercial areas shall be provided consistent with Eagle City Code to be reviewed by the Eagle Parks, Pathway, and Recreation Commission or other appropriate recommending body of Eagle prior to preliminary plat approval. 3.9 A letter of approval shall be provided to the City from the Eagle Sewer District indicating that the property has been annexed into the Eagle Sewer District's service boundaries at the time of submitting a preliminary plat application. A letter of approval shall be provided to the City from the Eagle Sewer District approving the construction plans prior to submittal the respective final plat application. 3.10 Owner acknowledges that the Property is located within the Eagle Municipal Water Service Area and compliance with applicable sections of Eagle City Code shall be required. If there are any conflicts between such applicable sections of Eagle City Code and this Agreement, this Agreement shall control. It is the purpose and intent of Eagle and Owner for Owner to develop the Water System, defined below, and convey same to Eagle for Eagle to provide municipal water service to Property. In connection with the review of the first preliminary plat application, Owner and Eagle shall work together in good faith to develop a plan and timeline to provide municipal water to Property and payment of the "Storage Trunk Line Fee", as such term is defined in Eagle City Code. Prior to Eagle's execution of any final plat, Eagle and Owner shall, in good, faith, reconcile the costs expended by Owner in connection with the Water System and any Over -sized Water Facilities, as defined in Section 3.12, such that Owner shall be given credit against the Storage Trunk Line Fee due and owing by Owner and associated with any portion of the Property being final platted, or by executing a Water Reimbursement & Latecomers Agreement, defined below, between Eagle and Owner. Owner shall construct the municipal water conveyance system within Property for municipal water as required to serve Property, hereinafter referred to as the "Water System", on a phase by phase basis. The phasing of Property may dictate the location and construction of the Water System components, but such construction shall follow Eagle's water system facility plan or its equivalent at the time of construction. In designing and constructing the Water System, Owner shall consult Page 14 of 18 K:Planning Dept\l;aglc Applieatioas\R%&A120181A-I18-I8 & R%-13-18 Hoot Nanncy Farms prl:docx regularly with Eagle and construct the Water System to Eagle's standards. Wherever feasible, Owner and Eagle agree to cooperate as appropriate on development and operation of facilities that may include, without limitation, production wells, emergency back-up power generators, and similar facilities. As part of the construction of the Water System and conveyance to Eagle, Owner and Eagle shall cooperate to the greatest extent practicable to ensure that all municipal water rights necessary to serve Property are secured by Owner for the Water System and that the Water System can be permitted and operated in conjunction with existing and planned water facilities of Eagle. Owner shall transfer, convey or assign municipal water right(s) to Eagle for inclusion in Eagle's municipal water supply system; provided, however, Owner is not required to convey or assign more water right(s) than necessary to serve Property. Eagle shall cooperate with Owner, at no cost to Eagle, to assist Owner in Owner's obtaining all permit(s) and licenses for municipal water rights sufficient to serve the Property as the Property is developed in accordance with this Agreement. Any engineering, legal or other costs actually incurred by Eagle directly related to Eagle's assistance to Owner in securing the municipal water rights and the design and construction of the Water System shall be reimbursed to Eagle by Owner upon receipt of an invoice from Eagle. As part of the conveyance of any phase or portion of the Water System to Eagle, Owner shall provide Eagle with all applicable as -built drawings, operation and maintenance manuals, operation records, and water right records and other necessary information. Eagle shall not issue any vertical building permits for any phase prior to Owner's completion of the components of the Water System, or other measure(s) agreed to by Star Fire District, as applicable, sufficient to provide fire protection for that phase of Property. Alternative methods of compliance to meet fire protection requirements during construction may be agreed upon between the Owner and Eagle. Eagle shall not issue any certificates of occupancy for any phase of Property prior to Owner's completion of the Water System for service of that phase of Property or if any uncontested outstanding invoice from Eagle pursuant to this Section has not been paid. In the event an invoice is contested, Owner shall place in escrow an amount of money sufficient to pay such invoice pending resolution through good faith mediation between Eagle and Owner. If the result of such mediation is unsatisfactory to Eagle and/or Owner, then any party may avail itself of any legal or equitable remedy available to such party under Idaho law. 3.11 Without limiting the foregoing, Owner hereby grants to Eagle a right of first offer to purchase Owner's additional ground or surface water rights (if any), subject to the terms set forth herein. If, at any time after the date of this Agreement, Owner desires to sell such additional ground or surface water rights, Owner shall give Eagle written notice (the "Offer Notice") of the possible sale of such water rights. The Offer Notice above shall include, without limitation, the price of the ground water rights and the projected closing date for the sale. Eagle shall have forty-five (45) days to consider the Offer Notice. If Eagle chooses to purchase the ground water rights pursuant to the terms in the Offer Notice, Eagle shall deliver notice of its intent to so purchase within the forty-five (45) period, and the transaction shall proceed as outlined in the Offer Notice. If Eagle fails to give notice during the forty-five- (45) day period, Eagle's right of first offer shall terminate, and Owner shall be free to close a sale to a buyer on the open market. Under no circumstances shall Owner have any obligation to provide Offer Notice if Owner is selling or transferring such additional ground water rights, in whole or in part, in connection with a transfer to any lender, parent, subsidiary or affiliate of Owner, or transfers to any owners' association associated with Property or to any entity owned by Owner or in which Owner holds a membership or ownership interest, as applicable. Eagle's right of first offer shall continue in full force and effect for fifteen (15) years from the Effective Date, unless this Agreement is otherwise terminated as provided herein, in which event Eagle's right of first offer shall automatically terminate. Page 15 of 18 K:1PIanning IkptUaglc Application%\RZ&A\20181A-08- 18 & RZ-13.18 Hoot Nanny Farms pd'.docx 3.12 If the Water System being constructed by Owner is larger than needed to serve Property at its full build -out, and it has reasonably been determined by Eagle to benefit properties other than the Property, or if Eagle reasonably requires Owner to develop a portion of the Water System in excess of that necessary to serve Property so as to allow Eagle to serve other properties (collectively, the "Over -sized Water Facilities"), Eagle and Owner shall, in good faith, enter into a reimbursement and latecomers agreement describing the amount and method of repayment of such additional costs of only the Over -sized Water Facilities to Owner. In the event Eagle reasonably determines that Eagle cannot directly reimburse Owner for all or a portion of costs in connection with the Over- sized Water Facilities, Owner shall receive a credit for such costs against the Storage Trunk Line Fee due and owing by Owner if allowable by law and Eagle City Code. The Owner and Eagle shall enter into a "Water Reimbursement & Latecomers Agreement" to address the repayment of the Over -sized Water Facilities through a latecomers charge to other benefited properties. Such Water Reimbursement & Latecomers Agreement shall have a duration of sufficient time following completion of the portion of the Water System for which reimbursement is sought with such time to be mutually agreed between Owner and Eagle, but in no event less than ten (10) and no more than twenty (20) years. Such Water Reimbursement & Latecomers Agreement shall provide, in part, that: (a) interest be paid to Owner at a rate negotiated by the parties in connection with the negotiation of the Water Reimbursement & Latecomers Agreement; (b) Eagle shall retain from the service connection charges collected from such other benefited property owners an administrative fee for handling the accounting, auditing, and payment of the reimbursement payments to be made to; and, (c) the Water Reimbursement & Latecomers Agreement shall be binding on Owner and Eagle and their respective successors and assigns. 3.13 Upon development and conveyance of the Water System to Eagle, Eagle shall be responsible for the operation and maintenance of the Water System and Eagle shall provide water service to the Property in quantity and quality sufficient to satisfy the municipal water needs of Property as and when required in connection with the development of the Property, subject to any water disruption or degradation of water quality or quantity that is outside the control of Eagle and further subject to Eagle's reasonably enacted and imposed standard terms and conditions of delivery. All water service using the Water System shall be metered. Eagle shall receive no fee for water service until, and only if, Eagle accepts ownership of, and operational and maintenance responsibility for the Water System, after which time Eagle shall be entitled to collect such fees for water service. The plan and timeline to be developed by Eagle and Owner as provided in Section 3.10 above shall include, without limitation, construction timetables for the Water System and address any changes in Eagle's water system facility plan that may negatively affect Eagle extending water service to the Property. In the event Eagle reasonably determines that water service cannot timely be extended to the Property, Eagle shall give Owner reasonable notice of that official action. "Official action" means a decision by the Eagle City Council made at a duly noticed City Council meeting. 3.14 Owner shall secure sufficient water rights or shares for irrigation and aesthetic needs of Property pursuant to Eagle City Code Section 9-4-1-9(C). The method of providing irrigation water shall be at the discretion of Owner so long as an adequate system and source of supply is provided to serve Property on a phase by phase basis. Owner shall develop water conservation criteria for landscape and irrigation and the criteria shall be submitted prior to preliminary plat approval. Eagle shall not execute the applicable final plat for any phase prior to Owner's completion of the main irrigation facilities, including sufficient irrigation water rights or shares for service to such phase. 3.15 All private roads and/or private rights-of-way within the Property, if any, shall be constructed by Owner to ACHD standards and owned and/or maintained by Owner and/or an owners' association. Owner reserves the right to seek approval to limit access to private roads in the Property through access control structures and to determine the location of curb cuts, provided a qualified engineer determines that their location does not present a significant hazard. Owner may seek Eagle Page 16 of 18 K:\Planning Dcpt1Eagle ApplicationslR%&A\20IS1A-08-I$ & R7.-13- Ix Hoot Nanny Farms prl:docx approval to install access control structures within the medians of the private roads and/or private rights-of-way at any portion of the Property. Owner shall grant to the appropriate service providers license for police, fire, ambulance, garbage collection, water or sewer line installation and repair, and other similar public purposes, over such private roads and/or rights-of-way. Application for private streets shall be made to Eagle as allowed under Eagle City Code Title 9 at the same time as a preliminary plat application is made which includes one or more private road(s). Nothing herein implies or otherwise approves any private roads on the Property. 3.16 Owner shall comply with all requirements of ITD and/or ACHD, as applicable, including, but not limited to, access approaches on Beacon Light Road and Floating Feather Road, and proposed internal road locations, and road design. Street access and direct lot access to State Highway 16 shall be prohibited. 3.17 A new north south collector road shall be constructed in lieu of the typical ITD frontage road at a minimum distance of 750 feet from the right-of-way dedication for State Highway 16. 3.18 Owner shall work with Valley Regional Transit (VRT) to establish a Park and Ride facility to be located within the Mixed Use zoned area as shown on the Concept Plan to help with the reduction of vehicle trips within the immediate area. CONCLUSIONS OF LAW: 1. The Commission reviewed the particular facts and circumstances of this proposed rezone upon annexation (A-08-18 & RZ-13-18) 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 designations of R -2 -DA (Residential with a development agreement) and MU -DA (Mixed Use with a development agreement) is consistent with the designations 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 indicate 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 MU -DA (Mixed Use with a development agreement) is compatible with the MU -DA (Mixed Use with a development agreement) land use to the north since that area is proposed to be developed in a similar manner; d. The proposed R -2 -DA (Residential with a development agreement) is compatible with the R -2 - DA -P (Residential with a development agreement — PUD) and RUT (Rural -Urban Transition — Ada County designation) zones and land use to the south since that area could be developed with lots of similar size in the same manner at a later date; e. The proposed R -2 -DA (Residential with a development agreement) and MU -DA (Mixed Use with a development agreement) zones are compatible with the RUT (Rural -Urban Transition — Ada County designation) zone and land use to the west since that area is located within the City of Star's Area of Impact and is designated Mixed Use Development within their comprehensive plan; f. The proposed R -2 -DA (Residential with a development agreement) and MU -DA (Mixed Use with a development agreement) zones are compatible with the RUT (Rural -Urban Transition — Ada County designation) zone and land use to the east since that area is designated the same within the comprehensive plan and may be developed in a similar manner; Page 17 of 18 K:IPlanning 1hptUiaglc Application.\R%&A1211181A-O8-18 & RZ-13-18 Hoot Nanny Farms pil.docx g. The land proposed for rezone is located within a "Hazard Area" or "Special Area" as described within the comprehensive plan and the applicant is required to submit the required documentation and applications to address the City's concerns prior to development within those areas; h. No non -conforming uses are expected to be created with this rezone. DATED this 4th day of February, 2019. PLANNING AND ZONING COMMISSION OF THE CITY OF EAGLE Ada County, Idaho 7,3 Trent Wright, Chairman ATTEST: Sharon K. Bergmann, Eagle Cit/ y Clerk Page 18 of 18 K 1I'I.mmnc 1r. pi\I i k• ApplKatin.no.R/& V_2111x1.\-ox-Ix . R/ 11 -Ix 1l.'.1\annn 711 3 L \170287\3 Acaddwg\Sheets\Exh bits East4170287-C-Ann Exhibit East.dwg, 10118/2018 4 03 20 PM. LaClair, Caleb, DWG To PDF.pc3 © 2018 T-0 ENGINEERS. THIS INSTRUMENT IS THE PROPERTY OF T-0 ENGINEERS. ANY REPRODUCTION, REUSE OR MODIFICATION OF THIS INSTRUMENT OR ITS CONTENTS WITHOUT SPECIFIC WRITTEN PERMISSION OF T-0 ENGINEERS IS STRICTLY PROHIBITED NM H ( Exhibit "A" 'i S ANNEXATION & REZONE SITE PLAN D & N INVESTMENTS LLC S0404110250 COUNTY ZONING: RUT TERRA VIEW LLC S0333417201 EAGLE ZONING: MU :L U CARNEYS RIVER BIRCH LLC R8525440400 COUNTY ZONING: RUT SANDRA A DIXON R3721750030 COUNTY ZONING: RUT 1 MI Mr 1 IDAHO TRANSPORTATION DEPARTMENT S0404438402 COUNTY ZONE: R-1 y CAROL H DIXON R3721750010 STAR ZONING: MU HOOT NANNEY FARMS R3721750020 STAR ZONING: MU IDAHO TRANSPORTATION DEPARTMENT S040443804 COUNTY ZONE R-1 MERQ HOLDINGS LLC S5437560010 COUNTY ZONE: RUT (D } O w �f LITTLE GULCH CREEK PCL: NO. S0404110110 TERRA VIEW LLC S0334320000 EAGLE ZONING: MU .9/47/ 7,,/ W BEACON LIGHT RD ARCTIC WILD LLC S0403223250 COUNTY ZONING: RUT ARCTIC WILD LLC S0403234000 COUNTY ZONING: RUT F CL: NO. Sd-Z 4417250 ROMAN CATHOLIC DIOCESE OF BOISE S0403320000 COUNTY ZONING: RUT W FLOATING FEATHER RD LEGEND ANNEXATION BOUNDARY SECTION LINE PARCEL LINES APPROXIMATE STAR CITY LIMITS r..a ©©o ©o o APPROXIMATE EAGLE CITY LIMITS 1 ly/4 ROMAN CATHOLIC DIOCESE OF BOISE S0404417300 COUNTY ZONING: RUT R & H AGRICULTURE LLC S0404449000 COUNTY ZONING: RUT LEGACY EXPANSION LLC S0403336110 EAGLE ZONING: R-2 EXISTING MIXED USE ZONE AREA EXISTING R-4 ZONE AREA EXISTING R-2 ZONE AREA PROPOSED MIXED USE ZONE AREA PROPOSED R-2 ZONE AREA n 500 0 500 1000 T -O ENGINEERS 332 N. BROADMORE WAY NAMPA, IDAHO 83687-5123 PHONE: (208) 442-6300 FAX: (208) 466-0944 E FILE. 1702870 -Ann Exhibit Eastdwg DATE 10/18118 .108 170287