Findings - PZ - 2023 - A-03-23/RZ-04-23 - West Equest Lane - Annexation and Rezone from RR [Rural Residential] to PS [Public/SemiPublic] BEFORE THE EAGLE PLANNING AND ZONING COMMISSION
IN THE MATTER OF AN APPLICATION )
FOR AN ANNEXATION AND REZONE )
FROM RR [RURAL RESIDENTIAL)TO )
PS [PUBLIC/SEMIPUBLIC] FOR )
THE CITY OF EAGLE )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER A-03-23/RZ-04-23
The above-entitled annexation and rezone applications came before the Eagle Planning and Zoning
Commission for their recommendation on June 5, 2023, 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:
The City of Eagle, represented by Daniel Miller, is requesting annexation and rezone from RR
(Rural Residential—Ada County designation)to PS(Public/Semipublic)for one 10.01-acre parcel
(R331410200). The 10.01-acre site is located at the intersection of West Equest Lane and State
Highway 16 at 8600 West Equest Lane.
B. APPLICATION SUBMITTAL:
Pursuant to Eagle City Code Section 8-7-8(B),which states in part, "a neighborhood meeting shall
not be required for City initiated applications," a neighborhood meeting for this application was
not conducted. The application for this item was received by the City of Eagle May 17, 2023.
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, May 19, 2023. Notice of this public hearing was mailed to property owners within
in accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on
May 19, 2023. Pursuant to Eagle City Code Section 8-7-8(E), this site was not required to have
posted notice. Requests for agencies' reviews were transmitted on May 18, 2023, in accordance
with the requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:None
E. COMPANION APPLICATIONS: All applications are inclusive herein.
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
RR
Existing Foothills Residential (Rural Residential-Ada Residential Dwelling
County Designation)
Pro osed Foothills Residential Future Regional Sports
p PS(Public/Semipublic)
(No Change) Park
North of site Foothills Residential R-1-DA(Residential) Undeveloped Land
South of site Foothills Residential R-1-DA(Residential) Future Regional Sports
Park
East of site Foothills Residential R-1-DA(Residential) Future Regional Sports
Park
West of site Foothills Residential R-E(Residential-Estates) Future Regional Sports
Park
G. DESIGN REVIEW OVERLAY DISTRICT:
Not located within the DDA,TDA,CEDA, or DSDA.
H. TOTAL ACREAGE OF SITE: 10.01-acres
APPLICANT'S STATEMENT OF JUSTIFICATION FOR THE REZONE:
This property is currently zoned as RR(Rural-Residential)which is an Ada County zoning
designation. The purpose of this application is to annex the parcel into the City of Eagle and
assign it a zoning designation of PS(Public/Semipublic).
This parcel was not part of the original Spring Valley property when M3 Eagle LLC first
purchased the land and sought initial entitlements,thus is not subject to the recorded Amended
and Restated Development Agreement(Ada County Instrument Number 114006036)or Eagle
City Code Title 11A,the code title designated for the Valnova(Spring Valley)development.
Development of this parcel will be part of the masterplan for the proposed regional sports park
(see PU-01-23)and will be subject to the code requirements of Eagle City Code Title 8.
The proposed zoning designation of the site is PS(Public/Semipublic)which is compatible with
the Foothills Residential future land use designation, pursuant to the 2017 Eagle is HOME
Comprehensive Plan and zoning compatibility matrix contained therein.
For the complete letter of justification, see the applicant's narrative,date stamped by the City of
Eagle May 16,2023.
J. APPLICANT'S STATEMENT OF JUSTIFICATION OF A DEVELOPMENT AGREEMENT:
See applicant's justification letter, date stamped by the City on May 16, 2023 (attached to the
staff report).
K. AVAILABILITY AND ADEQUACY OF UTILITIES AND SERVICES:
The property is located within the Middleton Star Fire Protection District. The site will be served
by the City of Eagle water system for domestic water and the Eagle Sewer District for sanitary
sewer which are being developed for the Valnova development.
L. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:No map currently exists
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M. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern—No
Evidence of Erosion—No
Fish Habitat—No
Floodplain —Yes, approximately 50% of the site is located within a Special Flood Hazard Area
(SFHA).
Mature Trees—Yes, located at regular intervals on the site's boundaries and around the existing
single-family residence.
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
O. AGENCY RESPONSES:
The following agencies have responded, and their correspondence is attached.
• Idaho Department of Environmental Quality
• Historical Preservation Committee
• Idaho Transportation Department
• Eagle Sewer District
Comments which appear to be of special concern, are noted below:
• Idaho Department of Environmental Quality: all comments incorporated within the agencies
letter;received by the City of Eagle May 19,2023.A copy of this letter is attached herewith.
• Eagle Sewer District: This property is not presently incorporated within the Eagle Sewer
District. If sewer service is needed, it will require annexation into the Eagle Sewer District.
P. LETTERS FROM THE PUBLIC:None received to date.
THE PLANNING AND ZONING COMMISSION RECEIVED AND REVIEWED THE
FOLLOWING STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS
THE STAFF REPORT AS PART OF THE PLANNING AND ZONING COMMISSION'S
FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Land Use Map(adopted November 15,2017),designates this site as the following:
Foothills Residential
A unique combination of land uses within the Eagle Foothills that strives to balance residential, non-
residential, and open space (developed and natural) use to create unique hamlets of development that
place urban development within the natural environment without overcrowding or significantly altering
the natural features found on the site.
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The density for unconstrained lands in the foothills should be approximately 1 unit per two acres.
Residential densities should be calculated to be commensurate with the existing land conditions.
Priorities for open space areas should be lands with slopes of 25% or greater and important habitat
areas.No residential density should be granted for areas located within the floodway,slopes more than
25%, or sensitive/critical habitat. These areas should be used as open space. Units should be arranged
in accordance with the transect plan as described in the Foothills planning area.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2-1: Districts Established,Purposes and Restrictions;
PS PUBLIC/SEMIPUBLIC: To provide for public/semipublic development such as golf courses,
parks, recreation facilities, greenways, schools, and public service facilities such as government
offices. (Ord. 566, 5-15-2007)
C. SUBDIVISION CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:None.
D. DISCUSSION:
• There is an existing single-family residence on the subject parcel.If it is determined that the existing
residence is to remain on the property,the residence should not be utilized as a permanent dwelling
since a "single-family dwelling (existing)" use is prohibited within the PS (Public/Semipublic)
zoning district.
• This parcel was not part of the original Spring Valley property when the developer first purchased
the land and applied for entitlements. As such,this parcel is not subject to the recorded Amended
and Restated Development Agreement (Ada County Inst. No. 114006036) associated with the
Valnova(formerly known as the Spring Valley) Development or Eagle City Code Title 11A, the
title within Eagle City Code that pertains only to the Valnova Development at the time of this
writing.Development of this parcel will be a part of the masterplan for the proposed regional sports
park (see PU-01-23) and will be subject to the code requirements listed within Eagle City Code
Title 8.
E. PUBLIC HEARING OF THE COMMISSION:
A. A public hearing on the applications was held before the Planning and Zoning Commission on June
5, 2023, 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).
COMMISSION DELIBERATION:
Upon closing the public hearing, the Commission made a motion based upon the information contained
within the record.
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COMMISSION DECISION:
The Commission voted 5 to 0 to recommend approval of A-03-23 and RZ-04-23 for an annexation and
rezone from RR(Rural Residential—Ada County designation)to PS(Public/Semipublic).
CONCLUSIONS OF LAW:
1. The Commission reviewed the particular facts and circumstances of this proposed rezone upon
annexation A-03-23 and RZ-04-23 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 PS (Public/Semipublic) is consistent with the Foothills
Residential future land use 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 indicate that adequate public facilities exist, or are expected to be provided, to serve
the proposed use on this property under the proposed zone;
c. The proposed PS (Public/Semipublic) zone is compatible with the R-1-DA (Residential with a
development agreement)zone and land use to the north since the land to the north is City owned,
undeveloped land;
d. The proposed PS (Public/Semipublic) zone is compatible with the R-1-DA (Residential with a
development agreement) zone and land use to the south since the land uses are identical (future
regional sports park);
e. The proposed PS (Public/Semipublic) zone is compatible with the R-1-DA (Residential with a
development agreement) zone and land use to the east since the land uses are identical (future
regional sports park);
f. The proposed PS (Public/Semipublic) zone is compatible with the R-1-DA (Residential with a
development agreement) zone and land use to the west since the land uses are identical (future
regional sports park);
g. The land proposed for rezone is located within a"Hazard Area" and "Special Area" as described
within the Comprehensive Plan(North Foothills);
h. No non-conforming uses are expected to be created with this rezone.
DATED this 5th day of June, 2023.
PLANNING AND ZONING COMMISSION
OF THE CITY OF EAGLE
Ada County,Idaho / 1
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