Minutes - 2023 - Planning & Zoning - 06/19/2023 - RegularTHE CITY OF EAGLE
PLANNING AND ZONING COMMISSION
June 19, 2023
Minutes
1. CALL TO ORDER: Meeting called to order at 6:01 pm.
2. ROLL CALL: Present: GUERBER, MCCAULEY, MCLAUGHLIN, SMITH, WRIGHT. Absent:
)x'D„ GHT A quorum is present.
3. CONSENT AGENDA: ALL CONSENTAGENDA 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 June 5, 2023. (ELL)
B. Findings of Fact and Conclusions of Law for the Approval of PU-01-23 - Valnova Planning Unit
Master Plan (PUMP) No. 2 - City of Eagle: The City of Eagle, represented by Daniel Miller, is
requesting approval of Planning Unit Master Plan (PUMP) No. 2 as part of the Valnova Planned
Development. PUMP No. 2 consists of 81.06-acres and is proposed to designate the land as Regional
Open Space (ROS), pursuant to Eagle City Code Title 11A and in accordance with the amended and
restated development agreement associated with the Spring Valley/Valnova Development. The 81.06-
acre site is generally located on the northeast corner of State Highway 16 and Equest Lane. (DLM)
C. Findings of Fact and Conclusions of Law for the Approval of PU-02-23 - Valnova Planning Unit
Master Plan (PUMP) No. 3 - City of Eagle: The City of Eagle, represented by Daniel Miller, is
requesting approval of Planning Unit Master Plan (PUMP) No. 3 as part of the Valnova Planned
Development. PUMP No. 3 consists of 603.04-acres and is proposed to designate the land as Regional
Open Space (ROS), pursuant to Eagle City Code Title I IA and in accordance with the amended and
restated development agreement associated with the Spring Valley/Valnova Development. The 603.04-
acre site is comprised of (2) parcels and is generally located on the east side of Willow Creek Road,
approximately three and a half miles north of the intersection of Beacon Light Road and Willow Creek
Road. (DLM)
McLaughlin moves to approve items as presented. Seconded by McCauley. ALL
AYES ... MOTION CARRIES.
Chairman Wright has joined the meeting.
Discussion amongst the Commission.
4. UNFINISHED BUSINESS: None.
5. PUBLIC HEARINGS: ALL PUBLIC HEARING ITEMS ARE CONSIDERED ACTION ITEMS.
A. PP-11-22 - Valnova Lots 32-35 Subdivision - GWC Capital, LLC: GWC Capital,
LLC, represented by Landon Northey, is requesting preliminary plat approval for Valnova Lots
32-35 Subdivision (Lots 32, 33, 34, and 35 of Spring Valley Subdivision No. 1), a 78-lot (72-
residential, 6-common, [1-public infrastructure]) subdivision. The 54.62-acre site is generally
located 3.0-miles northeast of the intersection of State Highway 16 at Equest Lane. (MJW for
DLM)
Landon Northey, 12369 Explorer Drive Suite 125, Boise ID. the applicant's representative. Northey
provides an overview of the application and responds to questions from the Commission.
Page 1 of 5
C:\Users\elocke\AppData\Local\Temp\C4CO2F-1 \TH EC IT-1. DOC
City Planner, Mike Williams, provides an overview of the application and responds to questions from the
Commission.
Chairman Wright opens the public hearing.
Landon Northey, applicant's representative. Northey addresses concerns raised during the public hearing
and provides rebuttal provides rebuttal.
Chairman Wright closes the public hearing.
Discussion amongst the Commission.
McLaughlin motions to approve PP-11-22 - Valnova Lots 32-35 Subdivision - GWC Capital, LLC
with the standard conditions of approval on page 21 and with the site specific conditions of
approval starting on page 5 with one amendment or exception on the Site Specific Condition 16 that
we strike the beginning of the sentence and add the verbiage that the applicant shall submit for the
Star, Middleton Fire Department and ADA County Highways District, a letter of approval
regarding Morgan Point Court, the excess of the 750 ft length before the final plat application.
Seconded by McCauley. ALL AYES... MOTION CARRIES.
B. PP-24-22_- Terra View Commercial Subdivision - Terra View, LLC: Terra View, LLC,
represented by David Sterling, P.E., with Ardurra, is requesting preliminary plat approval for Terra View
Commercial Subdivision, a 63-lot (62-commercial, 1-multi-family) mixed use subdivision. The 58.6-acre
site is located at the northeast corner of State Highway 16 and West Beacon Light Road. (MJW)
David Sterling, the applicant's representative. Sterling provides an overview of the application and responds
to questions from the Commission.
City Planner, Michael Williams provides an overview of the application and answers questions from the
Commission.
Chairman Wright open the public hearing.
Mark Van Abel, 2994 North Merlot Place Star, ID. Abel opposes the application, and expresses concerns
related to possible noise and pollution from the roadway.
Abel responds to questions from the Commission.
Sterling provides a rebuttal and answers questions from the Commission.
Chairman Wright closes the public hearing.
Discussion amongst the Commission.
Guerber motions to approve PP-24-22 - Terra View Commercial Subdivision - Terra View, LLC with
the appropriate recommendations and specifications of the staff. Seconded by Smith. ALL AYES...
MOTION CARRIES.
Chairman Wright called for a break.
Chairman Wright called meeting back into order.
C. RZ-01 -23 & PP-01-23 - Capella Estates Subdivision - Laren Bailey: Laren Bailey is requesting
a rezone from A (Agricultural) to R-3-DA-P (Residential with a development agreement — PUD),
conditional use permit, preliminary development plan, and preliminary plat approvals for Capella Estates
Subdivision, a 122-lot (108-buildable, 13-common 1-common drive) residential planned unit development.
The 54.24-acre site is located on the north side of West State Street across from the intersection of North
Riverview Street and West State Street. (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.
Page 2 of 5
C:\Users\elocke\AppData\Local\Tem p\C4CO2F-1 \TH EC IT-1. DOC
City Planner, Michael Williams provides an overview of the application and answers questions
from the Commission.
Chairman Wright opens public hearing.
Christopher Clark, 1800 East Shaw Mountain Road. Clark opposes the application and expresses
concerns related access easement. Provides potential revisions pertaining to the plat.
Clark responds to questions from the Commission.
Margo Clark, 1800 East Shaw Mountain Road. Clark opposes the application and expresses
concerns related access of public utilities.
Clark responds to questions from the Commission.
Greg Dye, 1534 West Yellowstone Court. Dye opposes the application, and expresses concerns
related to traffic and safety. Proposing for a calming device.
Dye responds to questions from the Commission.
Jeanne Nessie, 1352 West Yellowstone Street. Nessie opposes the application and expresses
concerns related traffic and safety. Proposing for a calming device.
Nessie responds to questions from the Commission.
Rebecca Fitzpatrick, 1517 W Powder Court. Fitzpatrick opposes the application and expresses
concerns related to the effects of residences from proposed application, including traffic, safety,
and number of homes being built.
Fitzpatrick responds to questions from the Commission.
Rhoda Brunelli,1208 West State Street. Brunelli opposes the application and expresses concerns
related to the entrance of the proposed application, access to irrigation, and traffic.
Karl Vogt, 1432 West Deadwood. Vogt opposes the application and expresses concerns related to
easements and access to irrigation and landscaping. Proposing a traffic calming device.
Vogt responds to questions from the Commission.
Steve Hiatt, 1022 West State Street. Hiatt opposes the application and expresses concerns related
to access to his property and public utilities.
Tim Murphy, 1229 Hereford Drive. Murphy supports the application and expressing that there has
been open communication regarding the proposed application.
Yorgason address concerns raised during the public hearing and respond to questions from the
Commission.
Chairman Wright closes the public hearing.
Discussion amongst staff and Commission
McCauley motions to approve RZ-01 -23 & PP-01-23 - Capella Estates Subdivision - Laren
Bailey with the standard conditions of approval and site specifics conditions of approval as
outlined. Along with the developer requested as included in his report that the slide, titled
staff report in referencing condition 5 DA-31, DA-35 as written on that slide including plat
note 16 as written on Mr. Williams slide that has been referenced. Site specific condition 23
that would require a traffic calming measure. Adding verbiage to site specific condition 15
allowing solid fencing around the Hiatt and Edwards property.
Chairman Wright moves to include on site specific condition 23 that traffic calming measures
would be in reference to Yellowstone Avenue.
Page 3 of 5
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Mclaughlin moves to include on site specific condition 3.5 single story homes only.
City Planner, Michael Williams, would recommend the plat note 16, third and fourth bullet points be
placed as new site specifics conditions. Staff would recommend the change of condition 15 instead of
providing a fencing plan showing the open style fencing adjacent to those two lots, state that landscape
plan that was submitted as part of the application, the location and style of fencing is accepted.
McCauley amends motion to reflect City Planner, Michael Williams' words. Seconded by
Guerber. FOUR AYES ... ONE NAY(SMITH) ... MOTION CARRIES.
Discussion amongst staff and Commission.
6. NEW BUSINESS: None.
7. REPORTS:
A. Attorney Commission Reports: Smith provides comment regarding to possible clerical errors on
report.
B. City Reports: None.
C. Staff Reports: None.
S. ADJOURNMENT:
Chairman Wright moves to adjourn. Seconded by Guerber. ALL AYES... MOTION CARRIES.
Hearing no further business, the Commission meeting adjourned at 9:47 p.m.
Page 4 of 5
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EMILY L. L9CXE,
CLERK OF JfAE MEETING
APPROVED: , 1
TRENT WRIGHT,
CHAIRMAN
AN AUDIO RECORDING OF THIS MEETING IS AVAILABLE FOR DOWNLOAD AT
W W W. CITYOFEAGLE.ORG.
The City will make reasonable accommodations for anyone attending this meeting who require special assistance for hearing, physical or other impairments.
Please contact the City Clerk's Office at (208) 939-6813 at least 24 hours in advance of the meeting date and time.
Page 5 of 5
CAUsers\elocke\AppData\Local\Temp\C4CO2F-1 \TH EC IT— 1.DOC
7/11/2023
Project Summary:
The applicant, GWC Capital, LLC, represented by Landon Northey, is
requesting:
• Approval of the preliminary plat associated with Valnova Lot 32-35
Subdivision.
1
7/11/2023
Fj
SPRING
VALLEY \
PLANNING UNIT MASTER
PLAN #1 BOUNDARY
4111--
4-
r C ,07,
HWY. 44 � .w. ;
gi
HWY. 26
3
OVERVIEW:
i
t--- t
HIGHWAY MIXED USE I
PLANNING AREA
I L.
� 11 wm
r I I J
I
3 LSOUTHWESTERN
_PLANNING AREA
F I r---
,`'
oauAc9 tNll �/-'�-T ,
V
4
-�I --� Spring Valley: 6,017.00 acres
NORTHERN-'
PLANNING AREA
Water Tank
Power
I_
Ij�' BIG GULCH i
L_ _1PLANNINGAREA Sub -Station
SOUTHERN ( _ SOUTHERN I
PLANNING AREA PLANNING AREA
I
T-------�
_J5
PLANNING AREA LEGEND
PUNNING AREA AREA WITHIN PUAIP •I
HIGHWAY MIXED USE ROAD ROW ONLY
BIG GULCH '.1 ACRES
SOUTHWESTERN .JII1.92ACRES
NORTHERN 11S.9ACRE5
SOUTHERN ACRES
59 ACRES
PUMP 11 SUR-TOTAL 100J 91 ACRES
4
2
7/11/2023
-� -- --� Spring Valley: 6,017.00 acres
L PUMP No. 1: 1,005.91 acres
NORTHERN
PLANNING AREA
'\
1
Water Tank
Power
I��: DIG GULCH i Sub -Station
1 [PLANNING AREA
r `• PLANNING AREA — —
TH IIN
r-f
HIGHWAY MIXED USE—
PLANNINGARE.A 1
J L _ _ I
191 _ I I viiDliltl�S,iF: 1
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w
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SOU HENN
l — PLANNING AR
PLANNING AREA LEGEND
vunH�NCAREA wrA .vrtwN vvnlv.l
HicMnAYMi.EDUSE Raw RCIONiv
aw cuECH :6T.9s ncREs
SWTHAESTERN bl92 ACRES
NORTHERN 216 49 ACRES
SOUTHERN 15355 ACRES
5
I
I
NORTHERN
PLANNING AREA l
I
I
I
RIG GULCH i• \
— I - \'_PLANNING AREA
SOUTHERN SOUTHERN 1
PLANNING AREA
PLANNING AREA JI
HIGHWAY MIXED USE
PLANNING AR
E
A
J NJ10 -
r
Q' = JLSO F_
, PLANNING AREAJf
(u1.° The Valnova Lots 32-35 Subdivision
oLNT' consists of 56.51-acres and is located
within both the Northern & Big Gulch
Planning Areas of PUMP No. 1
0
3
7/11/2023
-------------7
7
O
Overall Land Use Map
PUMP No. 1 Units:
Total Approved Units: Z 199 Units
rd
7/11/2023
-------- PUMP No. 1:
Street & Circulation Plan
Qt �
to O
P
s L-- ROADWAY CLASSIFICATION LEGEND
: 1L
r FOOTHILLS PRINCIPAL ARTERIAL
FOOTHILLS MINOR ARTERIAL
COLLECTOR
I1'
LOCAL
<•__ -_ SECONDARY ACCESS ROAD 9
I
— PUMP No. 1:
Open Space Plan
i-
Regional Open Space
Community Open Space
WWTP
10
5
7/11/2023
Project Sur
BOUNDARY OF PUMP NO.:
SPRING VALLEY SUB. NO. 1
VALNOVA LOT 32-35
(___- i SUBDIVISION
11
Project Surn
,ary:
BOUNDARY OF PUMP N0. 1 /
I
SPRING VALLEY SUB. N0. 1
VALNOVA LOTS 32-35
'' '
SUBDIVISION
n
TOTAL SIZE: 56.51-ACRES
78 TOTAL LOTS
-
• 72 BUILDABLE
I ,
• 6 COMMON
0 5 OPEN SPACE
'
0 1 PUBLIC INFRASTRUCTURE
(BOOSTER STATION)
"""" AV,/
27.12 ACRES OF OPEN SPACE
(47.99% OF THE SITE)
12
12
m
7/11/2023
Comprehensive and Zoning Map Designations:
Comprehensive Plan Designation:
Zoning Designation:
Existing:
Foothills Residential
R-1-DA
Foothills Residential
R-1-DA
Proposed:
(No Change)
(No Change)
North of site:
Foothills Residential
R-1-DA
South of site:
Foothills Residential
R-1-DA
East of site:
Foothills Residential
R-1-DA
West of site:
Foothills Residential
R-1-DA
13
13
PLAT:
3
7
10
12
/ _Q•yC
14
14
7
7/11/2023
PLAT:
72 SINGLE-FAMILY DETACHED (SF2) LOTS
• 41 LOTS IN BIG GULCH PA
• 31 LOTS IN NORTHERN PA
6,000 sq. ft. minimum lot size required
8,304 sq. ft. minimum lot size proposed
7 du/ac max. allowable
1.27 du/ac max. proposed
/
L -,
15
PLAT:
COMMUNITY OPEN SPACE (COS) LOTS:
27.12-ACRES TOTAL (47.99% of the site)
13.36-ACRES WITHIN BIG GULCH PE
13.76-ACRES WITHIN NORTHERN R
16
10
7/11/2023
PLAT:
BUILDABLE LOTS: 41
Single -Family Detached (SF3): 16
Single -Family Attached (SFA): 23
Single -Family Special Lot (SFSL): 2
*ALL 41 BUILDALBE LOTS ARE WITHIN THE
BIG GULCH PLANNING AREA
17
Pathways and Trails:
Staff reviewed the-----��^
proposed application and a
letter from the Trails and n
Pathways Superintendent
stating that the proposed'
pathways and future ® -
improvements are in - 1 —
conformance with the prior -
approval of PUMP No. 1 is —
included with the staff / - -
report.
L - -- -
P - PARKS, TRAILS AND OPEN SPACE PLAN
' �,1` O SPRING VALLEY
G W C PLANNING UNIT MAST(P'.PLAN 41
18
7/11/2023
Items of Special Concern:
Cul-De-Sac Length
19
Cul-de-Sac length:
Eagle City Code Section 11A-13C-2(G):
Cul-de-sac streets shall not be more than five
thousand feet (5,000') in length and shall
terminate with an adequate circular
turnaround ... All cul-de-sac streets shall
include bulb outs every seven hundred fifty
feet (750') to allow for emergency vehicles to
turn around ... Exceptions to the requirements
set forth in this subsection may be considered
by the city council if approved by the fire
district with jurisdiction and the highway
district having jurisdiction.
20
18 ,I o
` 19 17
I y
14
20 2112
22
r'�r cu'•���• �.: "13 )fit
23
A
37 BLOCK 2 24 10
\ 25 ` 9
zs� s
36 it 27
35 �.
19
28
\ 15
20 33
10
7/11/2023
Cul-de-Sac Length:
Site Specific Condition of Approval No. 16:
If the City Council chooses not to approve the cul-de-sac street (Morgan Point Court)
as proposed, the applicant shall submit a revised preliminary plat either including a
bulb out within the cul-de-sac allowing for emergency vehicle turn around or a
preliminary plat that shows a cul-de-sac that is 750-feet (750') or less in total length
prior to the submittal of a final plat application.
Note:
If the Commission recommends providing an exception to the cul-de-sac length, as is
permissible through 11A-13C-2(G), allowing it to exceed 750' in length, the
Commission would strike Condition #16 and the applicant would be required to
receive approval from Star Fire District and ACHD.
21
PUMP Compliance:
APPROVED PUMP NO. 1:
• 72 BUILDABLE LOTS
• COMMUNITY OPEN SPACE
• PUBLIC INFRASTRUCTURE
(BOOSTER PUMP) _
LOT 32-35 SUB. PROPOSAL: s.
• 72 BUILDABLE LOTS
• COMMUNITY OPEN SPACE
• PUBLIC INFRASTRUCTURE
(BOOSTER PUMP
22
11
7/11/2023
PUMP Corr
BOUNDARY OF PUMP NO.
SPRING VALLEY SUB. NO. 1
VALNOVA LOTS 32-35
SUBDIVISION
-----; PREVIOUSLY APPROVED
---- ' SUBDIVISION APPLICATION
--'--; PREVIOUSLY APPROVED
i____ i LANDSCAPE PLANS (DR SUE
-----; PREVIOUSLY APPROVED
(---- WWTP (DR SUB.)
23
PUMP Corr
BOUNDARY OF PUMP NO.:
SPRING VALLEY SUB. NO. 1
VALNOVA LOTS 32-35
-----'
SUBDIVISION
-----; PREVIOUSLY APPROVED
---- SUBDIVISION APPLICATION
-"'-; PREVIOUSLY APPROVED
LANDSCAPE PLANS (DR SUE
PREVIOUSLY APPROVED
i____ 1 WWTP (DR SUB.)
PLANNING AREA BOUNDAf
24
23
24
12
7/11/2023
VALNOVA APPROVALS TO DATE - TOTAL ACREAGE:
TOTAL ACREAGE (PRIOR APPROVALS)
Required/ AIlovable through PUMP No.1
Approved to Dale
Remaining to Date
%Consumed
Valnova
6,017.00
152.08
5,964.92
2.5%
PUMP No.1
1,005.91
152.08
964.91
151%
Southwestern PA-
419.00
58.72
350.28
14.0%
Southern PA'
153.55
74.32
79.23
49.4%
Northern PA-
276A9
276.49
0.0%
Big Gulch PA'
257.95
19.04
248.91
7.1%
'1'hth,n PUMP no. 1
TOTAL ACREAGE IF LOTS 32-25 SUBDIVISION IS APPROVED
Required/Allowed
Approved to Date
Remaininglo Dale
%C-tuned
Valnova
6,017.00
208.59
5,808.41
3.5%
PUMPNo.1
1,005.91
20859
908.40
20.7%
Southwestern PA-
419.00
58.72
360.28
14.0%
Southern PA'
153.55
74.32
79.23
48.4%
Northern PA'
276,49
32.30
244.19
ILL%
Big Gulch PA-
267.95
43.25
224.70
16.t%
`Within PUMP No. 1
25
VALNOVA APPROVALS TO DATE - OPEN SPACE:
OPEN SPACE (PRIOR APPROVALS)
Required Minimum through PUMP Nod Acres
Approved to Date (acres)
Rernainin to Date aces
%OS.
Valnova
1,203.40
92.68
2,110.72
7.7%
PUMPNOA
505.07
92.68
412.39
18.3%
Southwestern PA'
160.27
26.53
233.74
16.6%
Southern PA'
114,90
47.10
67.90
41.0%
Northern PA'
124.41
-
124.41
0.0%
Big Gulch PA'
105.49
19.05
86.44
18.1%
'Within PUMP No, 1
OPEN SPACE IF LOTS 32-25 SUBDIVISION IS APPROVED
_
Required Minimum through PUMP No.i acres
Approved to Date (acres)
Remaining to Date acres
%O.S.
Valnova
1,203.40
119.80
1.081.60
10.0%
PUMP NOA
505.07
119.80
385.27
23.7%
Southwestern PA'
160.27
26.53
133.74
16.6%
Southern PA-
114.90
47.10
67.90
41.0%
Northern PA'
124.41
13.76
320.65
11.1%
Big Gulch PA'
105.49
32.41
73.08
30.7%
Wthtn PUMP
20%Open Space Requirement ror Spring Valley 140 � Open Space Goal for Spring Valley
26
13
7/11/2023
VALNOVA APPROVALS TO DATE - BUILDABLE LOTS:
27
TOTAL BUILDABLE LOTS (PRIOR APPROVALS)
Required /Allowable through PUMP No.l
Approved to Date
Remaining to Dale
56 Consumed
Valnova
7,160
229
6,931
3.1Ye
PUMP No.1
2,399
229
1,970
1pA%
Southwestern PA'
449
-
4.:9
0.0%
Southern PA*
192
19S
a
97.9Yo
Northern PA'
422
-
422
0.0%
Big Gulch PA'
1,136
41
1,095
3.6%
'VJi(hin PUMP..
BUILDABLE LOTS UNITS IF LOTS 32-25 SUBDIVISION IS APPROVED
Required/Allowable through PUMP No.l
Approved to Date
Remaining to Dale
%Consumetl
Valnova
7,160
301
6,859
4.1%
PUMP No.l
2,199
301
1,898
13.7%
Southwestem PA'
4a9
-
4a3
0.0%
Southern PA•
192
199
a
97.9%
Northern PA'
422
al
391
9.7%
Big Gulch PA'
1,136
72
1,1M4
6.3%
'lVnliin PUP.4P fJo. 1
27
Planning Commission Recommendation:
If the preliminary plat for Valnova Lots 32-35
Subdivision is recommended for approval, staff
recommends the Site Specific Conditions of Approval
found on � and the Standard Conditions of
Approval on of the Staff Report.
2s
14
7/11/2023
29
PUMP Corr
BOUNDARY OF PUMP NO.:
SPRING VALLEY SUB. NO. 1
VALNOVA LOT 51 SUBDIVIS
PREVIOUS APPROVALS:
-�---; PREVIOUSLY APPROVED
---- ' SUBDIVISION APPLICATION
PREVIOUSLY APPROVED
LANDSCAPE PLANS (DR SUI
-"'-; PREVIOUSLY APPROVED
WWTP (DR SUB.)
30
End of Presentation
29
30
15
7/11/2023
PUMP Corr
BOUNDARY OF PUMP NO.
SPRING VALLEY SUB. NO. 1
VALNOVA LOT 51 SUBDIVIS
PREVIOUS APPROVALS:
-----; PREVIOUSLY APPROVED
---- ' SUBDIVISION APPLICATION
-----; PREVIOUSLY APPROVED
i---- i LANDSCAPE PLANS (DR SUI
-----; PREVIOUSLY APPROVED
----- : WWTP (DR SUB.)
PLANNING AREA BOUNDAI
31
PUMP Compliance:
VALNOVA LOT 51 SUBDIVISION
L23, B1: 11.03-ac
n�
L22, Bl: 7.55-acres
x
U
j
L21, Bi: 0.29-acres
C7
m
L18, B1: 0.11-acres
L16, B1: 0.07-acres
L16, Bl: 9.96-acres
Q
a
I—
L34, Bl: 4.36-acres
ui
W
3
L9, B1: 3.81-acres
x
F
D
O
L5, B1: 8.40-acres
L1, B1: 32.19-acres
32
M
L23, B1: 4.03-acres I
L22, Bl: 0.54-acres Qa
Z
L21, B3: 5.70-acres =
L19, Bl: 61.65-ac. O
L18, B1: 2.40-ac.
16
7/11/2023
ACREAGE: ---�
I
NORTHERN
PLANNING AREA
1
I
HIGHWAY MIXED USE
PLANNING AREA
I
I
I J DNv
I
I
r—I
=
I(SOUTHWESTERN)
PLANNING AflEAJ
� II
�uno
1/
33
17I
Spring Valley: 6,017.00 acres
I
T`
EA
L
1`L SOUTHERN
PLANNING AREA
_ _ f, I
I
1
I
NORTHERN
PLANNING AREA
I
1---J
I
I I
J
1
SOUTHERN
PLANNING AREA
PLANNING AREA LEGEND
LANNIHCAREA AREA AGHw Rux1P>1
B GCULCH xED USE RO�SSATCRESY
SOUT—STERN bT 93A —
N.RTHERN276aSACRES
SOUTHERN 15S. SS ACRES
PUMP 11 SU&TOTAL —1 vt A—
m
Spring Valley: 6,017.00 acres
--� PUMP No. 1: 1,005.91 acres
I
r�
GULCH
(PLANNING AREA
i 16►`A� /`t• PLANN NGERN AREA
HIGHWAY MIXED USE
PIANNINING AREA `—� L
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34
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L _ PLANNING AREA
PLANNING AREA LEGEND
PLANNwc ARw ARu•.vrtwN Puxm.1
Rlc cuLCR xED usE Ro5D So•xo sr
SOUTHAESTERN Sv]S. ACRES
SOUTHERN ISl55A^_RES
PUM-11—CTIL I C.— ACRES
17
r�
GULCH
(PLANNING AREA
i 16►`A� /`t• PLANN NGERN AREA
HIGHWAY MIXED USE
PIANNINING AREA `—� L
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34
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SOUTHERN
L _ PLANNING AREA
PLANNING AREA LEGEND
PLANNwc ARw ARu•.vrtwN Puxm.1
Rlc cuLCR xED usE Ro5D So•xo sr
SOUTHAESTERN Sv]S. ACRES
SOUTHERN ISl55A^_RES
PUM-11—CTIL I C.— ACRES
17
7/11/2023
L-,
BIG GULCH PA:
Total in SV: 2,114.00 acres
-
``- J
Total in PUMP #1: 153.55 acres
---
Total in Lot 51 Sub: 61.65 acres
BIG GU i
NORTHERN, +": T—'
91.9 acres remain in the Southern PA within PUMP No.1
SOUTHERN PA:
i
BLM BLM;SOUTHERN
Total in SV: 2,114.00 acres
LAND
Total in PUMP #1: 153.55 acres
I�
I
Total in Lot 51 Sub: 61.65 acres
�
JSOUTHWESTERN \
91.9 acres remain in the Southern PA within PUMP No.l
J
I BLM
LAND
Ti 1
55
35
UNITS:
HIGHWAY MIXED USE
PLANNING AREA
1
I
Q
a LSD
36
Spring Valley: 7,160 units, max.
—J
I
�)
NORTHERN
PLANNING AREA
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BIG GULCH
PLANNING AREA �•
`_
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X SOUTHERN
_ — _ _
_ _ _I
1
SOUTHERN
�
PLANNING AREA
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ARE
PIANNING ARE �
o
ll
r-----J „S — —
— —
AREA
ru -
PLANNING AREA LEGEND
PLA.NN111- ARu •A1THINP-11
BIG GULCH xEo we RGso 5ACREE
...--ERII 1.19C AGRES
NORTHERN 21-A-ES
SOUTHERN ISJSSA^_REO
PUM- SUB -TOTAL I .-I ACRES
IIT:1111111111
7/11/2023
Spring Valley: 7,160 units, max.
---� ----i PUMP No. 1: 2,199 units approved
1_ I
�.
NORTHERN 1
P CANNING AREA
I
I
% ICLANNING AREA
HIGHWAY MIXED USE
PLANNING AREA I 1 -
�� - -
= M1�7
sourHLVELIIERr:r�)
37
38
SOUTHERN
PLANNING AREA
P-1
Li
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S-OUTHERN
1 _PLANNING AREA
PLANNING AREA LEGEND HITwN RUMR.a
HIGH —MIXED USc ROAD ROW ONLY
ea cTH.-TERN T.1 W AcREs
NORTHERN :111ACREB
SOUTHERN 5555ACRE5
RUMR.1 SU—TAL 1.00-1-RE5
"7
BIG GULCH PA:
Total in SV: 2,114.00 units
Total in PUMP #1: 153.55 units
Total in Lot 51 Sub: 41 units
(XXXX) units remain the Big Gulch PA w/in PUMP No.1
SOUTHERN PA:
Total in SV: 2,109 units
Total in PUMP #1: 192 units
Proposed in Valnova Lot 51: 0 units
(4) buildable units remain the Southern PA within PUMP No.1
WE
7/11/2023
DENSITY:
I
I
I
HIGHWAY MIXED USE
PLANNING AREA
I
> I
2 LSOUTHWESTERN
PLANNING AREA)
ti' I �uHo
V
39
HIGHWAY MIXED USE
PLANNING AREA
I
ry I I J
w18
III
QI= SOUTHN
Spring Valley: 0.50 du/ac base
I
NORTHERN '\
PLANNING AREA
1
I I
GLC\ J
PLANBIGNINGUAHREA
SOUTHERN I SOUTHERN
1 PLANNING AREA
PLANNING AREA 1
PLANNING AREA LEGEND TwN RumR e1
BIGGULCH 28I.95AC1E1
NORTHERN 116<91CRES
SOUTHERN 11—AORE5
SUB-TOIAL I.— IN AoRE.
39
Spring Valley: 0.50 du/ac base
---� ---� Spring Valley: 1.19 du/ac max.
I
NORTHERN ')
PLANNING AREA
I
I
I
BIG GULCH) \
PLANNING AREA
SOUTHERN I
L •• ) PLANNING AREA ( PLANNING AREA
1
PLANNING AREA
2 I
40
PLANNING AREA LEGENDPLANNINGAIEA A iTHiN Ru.lnn
11—MIXEDUGE ROAD now OIL'
.1.—o. MI A_RBS
NCRTNERN 27619ACRES
SOUTHERN 15855ACRES
RUA1v a13UBiOTAL I.-11 ACRES
20
7/11/2023
-"BIG GULCH)
NORTHERN,BLM
! j SOUTHE
LAND
Ir---
--
I
BIG GULCH PA:
f--
Max. total density for Big Gulch PA in SV: 0.96 du/ac
SOUTHWESTERN
Max. allowed density in Big Gulch PA in Pump No.:
—j J
I
1.25 du ac
BLM
LAND
_Proposed density of Valnova Lot 51: 3.04 du/ac
\�
If (4) remaining approved lots are developed across the remaining 91.9 acres in
the Southern PA of PUMP No. I, the density would be 1.25 du/ac
41
PUMP No. 1: 505.07 acres total
OPEN SPACE: - - ' Open Space Requirement for SV 20%
- — • Open Space Goal for SV. • 40%
NORTHERN
PLANNING AREA
I
f I
�� CIGGULCH \
IPLANNINGAREA
SOUTHERN SOHERN
%` �„� I �, PLANNING AREA I PUTLANNINGAR EA
f, I
HIGHWAY MIXED USE
PLANNINjAREA L
PLANNING AREA LEGEND
�,—, RUNwHc anu nRSA.mn�iN Ru.ma
>cur,�c wlc L�-i=J�— aic cuicH ><Eo ME Rosa9s A-REsY
SOUTHAE.,IERN 3 92ACREs
-HER, _]5 a9 ACRES
SOUTHERN -55 ACRES
42
21
7/11/2023
f—
43
Big Gulch PA:
O.S. in PUMP #1: 114.90-acres
O.S. % in PUMP #1: 74.8%
O.S. % Required in PUMP #1: 15%
Proposed Open Space in Valnova Lot 51:
34.94-acres (56.7%)
80.0 acres the remaining 91.9 acres in the Southern PA of PUMP
No. would need to be designated as open space to meet the
requirements of the approved PUMP No. 1
SOUTHERN PA:
O.S. in PUMP #1: 114.90-acres
O.S. % in PUMP #1: 74.8%
O.S. % Required in PUMP #1: 15%
Proposed Open Space in Valnova Lot 51:
34.94-acres (56.7%)
80.0 acres the remaining 91.9 acres in the Southern PA of PUMP
No. would need to be designated as open space to meet the
requirements of the approved PUMP No. 1
;3
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7/11/2023
TERRA VIEW COMMERCIAL SUBDIVISION
PROJECT HISTORY December 2008, City Council Approved Annexation and Rezone from RUT to MU-
DA for the Terra View development for SB/CH Land Company, LLC.
January 2009, City Council Approved the DA.
October 2015, Terra View LLC Purchases Property
2019 - 2021 Staff level meetingwith Cityto discuss concept layouts, park
amenities, layout, Increased commercial area, etc.
January 2022, City Council Approved Revised DA
January 2022 City Council Approved Terra View Preliminary
October 2022 City Council Approved Phase 1 Plat of Terra View Subdivision
(Currently this phase is under construction)
January 2023 City Council Approved Phase 2 Plat of Terra View Subdivision
(Currentlythe Construction Plans are under agency review)
October 2022 Held Neighborhood Meetingfor Terra View Commercial and
Submitted application to City.
1
7/11/2023
VICINITY MAP
J
� j 3 Projec, Location
ti
' -• BEACON LIGHT RD
a _
EAGLE
--— ` — - - 41 1 1 W 'i FLOATING FEATHER RD
f' I ► Ott t -
srAP
4
TERRA VIEW SUBDIVISION - PHASING PLAN
13
�12
T
LL
:--- ------- __}------------- — g I
3 1 j-1 17 . ,D 3
4 r1
15
1 { 2 —
t » _-- t
.. --
16
r - _-
,
i
2
7/11/2023
APPROVED DEVELOPMENT AGREEMENT
SUMMARY OF DEVELOPMENT AGREEMENT RELAVENT SECTIONS
• 3.7 Land Use. The Property shall consist of approximately270.4 acres of single-family
residential use and approximately 60.6 acres of mixed -use in the Multi Use Area as, shown
on Exhibit A, that may include up to 12-acres of multi -family and-orsingle-family attached
dwellings.
• Section 3.7.2 and 3.7.3 of the DA lists type and restriction on uses within the commercial
portion of the development.
• Some of the changes from the old DA to revised DA approved in January of 2022 included the
increase in Commercial Area from 46.0 Acres to 60.6 and reduction in Multi -Family Units
from 192 Multi -Family (Apartments) and 144 Attached Multi -Family (Mansion Style) units to
just 192 Multi -Family Units.
EXHIBIT A - FROM APPROVED DEVELOPMENT AGREEMENT
TERRA VIEW
-. 0cV LWlAENIAGREEMENT
-- CONCEPT PLAN
3
7/11/2023
6
PHASE I
PHASE 3
PHASE 2
m
PHASING PLAN
SE 4
'PHASE 6
7/11/2023
CONCLUSION:
• Proposed Preliminary Plat for Terra View Commercial is in
compliance with the City Comprehensive Plan and Development
Agreement.
• Follows the Development Agreement Master Plan
• Extensive coordination with City of Eagle Staff on the DA and the
proposed uses within the project.
• We are in agreement with staff report and facts and finding.
• We ask for Planning and Zoning Commission recommendation of
approval.
R
10
9
7/11/2023
11
A;;
TERRA VIEW COMMERCIAL SUBDIVISION
PP-24-22
Eagle Planning and Zoning Commission
Public Hearing June 19, 2023
City Staff: Michael Williams, CFM, Planner III
Phone: 9 9-0
E-Mail:
J.
Applicant Information
Applicant: Terra View, LLC
Address: 3858 North Garden Center Way, Suite 200
Boise, Idaho 83703
Represented by: David Sterling, P.E., with Ardurra
Phone: 208-890-0451
dsterling@ardurra.com
Project Summary
Terra View, LLC, represented by David Sterling, P.E., with Ardurra, is
requesting:
• Preliminary approval for Terra View Commercial Subdivision, a 63-lot
(62-commercial, 1-multi-family) mixed use subdivision.
• The 58.6-acre site is located at the northeast corner of State Highway
16 and West Beacon Light Road.
Vicinity -
Map
IT
Gceglc
7/11/2023
5
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_ u_...
consrnucrwN orumncs can !� r
TERRJEW GOMMEROIAL SUSOIVISION }
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3
Site Data
Total Acreage of Site — 58.6-acres
Total Number of Lots — 63
Residential —1
Commercial — 62
Industrial — 0
Common — 0
Total Number of Units —192
Single-family — 0
Single-family attached — 0
Duplex-0
Multi -family —192 (within the 12-acre multi-
family residential lot)
Total Acreage of Any Out -Parcels — 0
Issue of Special Concern
• Future ITD right-of-way
Site Specific Condition of Approval
5. Provide a revised preliminary plat
showing the area identified as "future
ITD right-of-way dependent on ITD
environmental study" located within a
separate lot. The revised preliminary
plat shall be provided prior to submittal
of a final plat application.
Planning Commission Recommendation
On June 19, 2023, the Eagle Planning and Zoning Commission
voted X to X to recommends=.r! of this application with
the site specific conditions of approval and standard
conditions of approval provided on page 18 of the Planning
and Zoning Commission Findings of Fact and Conclusions of
Law.
7/11/2023
11
COMP PLAN
ZONING LAND USE
DESIGNATION
DESIGNATION
Existing Village/Community Center,
MU-DA (Mixed Use with a Agriculture
Compact Residential, large
development agreement [in lieu of
Lot Residential, Scenic
a PUDJ)
Corridor
Proposed No Change
North of Large Lot Residential
site
South Of Village/Community Center
and Scenic Corridor
site
Village/Community Center,
East of site Compact Residential, and
Large Lot Residential
Mixed Use, Large Lot
West of site Residential, and Estate
Residential (City of Star)
12
No Change Mixed use subdivision
MU-DA (Mixed Use with a Two (2) single-family
development agreement [in lieu of residences and vacant property
a PUDI)
MU-DA (Mixed Use with a
Agriculture, vacant parcel, and
development agreement), and C-1-
proposed Treasure Valley
DA (Neighborhood Business with
Chevron
a development agreement)
MU-DA (Mixed Use with a
Single-family residence
development agreement [in lieu of
a PUDJ) and RUT (Residential —
Ada County designation) and
RUT (Residential — Ada County
Three (3) single-family
designation), MU-DA (Mixed Use
residences, golf course, and
with a development agreement [in
restaurant
lieu of a PUDJ)
L
7/12/2023
CAPELLA
Residential Neighborhood - Eagle, Idaho
1
Presentation
➢ Introduce Team & Site
➢ Application Details
➢ Issues or Concerns
➢ Staff Report & Conditions of Approval
2
CAPELLi�
CAPELLA
1
7/12/2023
The Capella Team
BLACKKOCK
CG
ULVL; U.
Uf
TALL
TIMBER
CONGER GROUP
BLACKROCK HOMES
Conger Group
DevCo LLC
/I vidiaq IGar ,�t md-16, v 7Gr R,,:
Dave Yorgason
Builder
General Contractor
Developer
Development
EXPERIENCE:
PROJECTS:
Consultant
• OVER 100 YEARS OF COMBINED
EXPERIENCE
• LOCAL, IDAHO-BORN DEVELOPMENT
TEAM
• OVER 35 SUCCESSFUL RESIDENTIAL
SUBDIVISIONS
3
Site Location
• 54.24 acres
• Annexed
• Infill development
• Close to downtown
• Near recently
approved Benari Sub
4
EAGLE
ESTRADA
BOIS
• E CORRENTE BELLO
MOXIE RIDGE
• ELEVATION RIDGE
EAST VALLEY
BELMAR
• THE RIM
MERIDIAN
• MOVADO COMMUNITY
SOLTERRA
VERADO
• EAST RIDGE
STAPLETON
SKYBREAK
• EDINGTON CAPELLA
2
7/12/2023
Applications
1. Zoning with PUD & DA
2. Preliminary Plat
5
Zoning
• Requesting R-3 w/ PUD and DA
• Justifications in staff report &
application narrative
• Comp Plan is Neighborhood
Residential
I
CAPELLA
CAPELLA
3
7/12/2023
Comprehensive'._'
Plan
N tMw
�i�ki5.5 I I- �_
.• :_�fl 1- 1_r1;:z _. � n_�ha ddd
•
Neighborhood Residential
• Permits Up 4
�
�'
V90 �
+aa �
/ N 1
to units per
Acre
+ y
"''
..
*•'\ "`�•' t
• 1.99 Units Per Acre
•
R3 Zone-��
_
y gjj � /
• Infill Development
REGIONAL OPENSPACE OVERLAY M PROFESSIONAL OFFICE/BUSINESS PARK MIXED USE
TPUNNSITION OVERLAY
FOOTHILLS RESIDENTIAL =DOWNTOWN
- COMMUNITY CENTER
AGRICULTURE/RURAL VILLAGE/COMMUNITY CENTER
SCENIC CORRIDOR
ESTATE RESIDENTIAL COMMERCIAL
'.L. FLOODWAY
LARGE LOT INDUSTRIAL
NEIGHBORHOOD s PUBLIC/SEMI-PUBLI.,.
COMPACT ELM PARK
....,..,._ ,,..
INfILL/HIGH DENSITY EAGLE ISLAND SPECIAL USE AR
Emu
FUTURE LAND USE MxP
6.1
7
Application Details
Zoning with DA
• R-3 Residential is allowed in Comp. Plan Zone
• Comply with the City Comprehensive Plan & Future land Use Map
• Requesting far less density than the maximum allowed
• Development Agreement: Compatible Transition (density, lot sizes, etc.)
8
0
7/12/2023
Capella: Summary
• 108 total Residential units = 2 du/A
• Low end of the Comp Plan (2-4)
• Density less than Benari
• Single-family detached homes
• 3 Phases of development
• Well thought design:
o Main entry: State Street
o Secondary access: Connection to
W. Yellowstone St.
o Greater amounts of open space
than required & Quality amenities
I
Amenities/
Open Space
1. Approx. 14 acres of open space =
over 25% (exceeds 20% Req'd)
2. Open Lawn area
3. Play Structures
4. Dog Park
5. Pedestrian -friendly separated sidewalks,
street trees, internal walking loops and
pathway connections
6. Regional Pathway
7. Seating benches
8. Attractive Landscaping and street buffers
10
I U�UJUUJ
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1 WJ
UJ JUUUy��ODUUU
v;. I
5
7/12/2023
o -
Pathways
9
Pathway
--- -- -- -----_
10' Regional Pathway
Sidewalk
0
1
M /
CAPELLA
11
IN
7/12/2023
Neighbor Feedback
• Neighborhood Meetings:
• Several meetings with neighbors (large group and one-on-one)
• Listened to their comments and made adjustments where possible
• Discussions of Support, Opposition and Neutral
• Many liked the changes that we made: similar to Benari, transitions,
amenities, open space & pathways, and the proposed designs for the homes
• Questions / Concerns:
• Similar to Benari
• Traffic and access for the site
• Adjacent properties: Transition, existing trees, fencing and/or access
,��
WELLA
13
Traffic and Access
Main entry on State Street
• Aligns with Riverview Street to the south per
ACHD requirement
• Offset meets ACHD requirements for access
location
• Sufficient capacity in State Street
Secondary Access
• W. Yellowstone Street (to be extended in future)
Changed internal layout design
• circuitous route to try to reduce traffic cut
through Pine Ranch
14
VA
7/12/2023
Traffic and Access
Mitigation
• Paying impact fees to help enable ACHD's Capital Improvement Plan
• Repairing / Adding sidewalk on State St (safer routes for bikes and
pedestrians)
• Reducing density for this site compared to max density allowed
further mitigates traffic impacts
✓Accepted ACHD staff report with conditions of approval
15
CAPELLA
Transition to
properties _
J JOB �" `JJJ
° S a
• Infill = Site is surrounded
• Illustrate transitions and
coordination'a
J a--_ a a a as m '-y � a a a �+ 1y;:J✓1
CAPELLA
16
0
7/12/2023
Pine Ranch
o
IVY
17
2
3
3 3
4
5
5
6�
Original
L982 16,648
j�;Oj20,908 2�9;174
2 2
3
7,050
96 6
16.53
9 14
,8531 17050
4
5
Z6
Updated
CAI LLLA
Pine Ranch
13,982 16.648
Condition 4: Remove 1 lot in Block 5 1 20,917
20.908
• We can comply, but plan to trade lot 1 i 1
17,050
within site so we don't lose one lot 2 2
17.050
• Extra common area = we will make 3
16,596 3
lots wider & still have extra common 14,853 1 17, . 050
4 ;
J 4
area overall 5 17. . 997
76
Updated LAIRLA
18
7/12/2023
19
NEIGHBORING °\
R v
PROPERTY
TO FORTH
6'HT. Q a17p�
COMPOSITE
FENCE
� 4
DN - NORTH BOUNDARY .I
.;::ALE: YJ In SCALE CAPELLA
20
10
7/12/2023
Murphy Property
Condition 5: Remove 1 lot in Block 1
west of Lot 5
• Replace condition 5
• Require taller berm fence
combination and not lose a lot
21
22
I al
N
s:
14
7/12/2023
Sedlacek Property
23
Stiburek Property T. I
24
-ILI
CAPELLA
I I
CAPELLA
12
7/12/2023
Hiatt Property
25
Ul
ff
CAPELLA
13
7/12/2023
Edwards Property
lit
Ar
27
Edwards Buffer
28
:;', I'l 11, L
14
7/12/2023
Transition
Summary
• Infill = Site is surrounded
• Coordinated with neighbors
on variety of issues, including:
transition lot sizes, fencing
and access
• Limited, but tried to help
where reasonably possible
29
Development Agreement
1. Rear setbacks homes on West border: 30 feet
(DA condition 3.5)
2. Max Lot Coverage: 50%
➢ Reasons: More flexibility in challenging housing market
Allow single -level homes
30
J
CAPELLA
15
7/12/2023
Staff Report
Agree with staff report and conditions with 3 changes
➢Condition 5: Remove 1 lot in Block 1
➢Change to read: Install 6-foot solid fence on top of 2-foot berm along
north side of lots 1 - 4 Block 1 and west side of Lots 8— 11 Block 1
➢Condition DA 3.1: # of lots
➢Change total number of lots to be 108
➢Condition DA 3.5: Change Max Lot Coverage 50%
31
Conclusion
• Met with & listened to neighbors
• Made adjustments to address
concerns where feasible
• Agree with the staff report and
conditions of approval except 3
as noted
• Request approval as presented
32
CAPELLA
yl.0 'L� S ' y •� j
.
.1. �0,y
O YJ 3 j
CAPELLA
_ _ J
16
7/12/2023
Thank You
33
S6{ tombbRByRUS3 1
-----------
J
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J It7 VDU
l 1
J J. ✓,j
CAP.
J
ELLA
34
17
7/12/2023
I 1 ,
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7:7-77-
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rrn.
l i st Y
I _ —
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—— — __.. -:�- � �=___
_
`�' -_�-`_
CAPELLA
35
� unworn wr ru roq
i �Ld.ffiA'�Fs sueomsiaq ��I
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UPDATED
s e
1 e O
m j
°
°
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i
CAPELLA
36
M=m
7/12/2023
m ♦a.. c,00 ,n 5o+u OVA c„ w
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i ff
I
W
CAPELLA
37
Clark Prop
38
13
LAPELLA
19
7/12/2023
Clark Property
• Existing Access Easement
39
:mc
CAPELLA
Pine Ranch----------------
J !
1
J
c-.
Original Updated CAPEIIA
40
20
7/12/2023
. CAPELLA
41
Edwards Property
34
42
CAPELLA
21
7/12/2023
43
Comprehensive
Plan
_-AV_BE icon U ht Rd _ _ m E Beacon ieh }1,
• Neighborhood Zone 2
• Permits Up to 4 units —L� r'��ti�a e n� <E Eicza F R _ a'1
per Acre z ® z _ �► i
1.99 Units Per Acre MI,. _
l+! State S 4
• R3 Zone CAPELLA
• Infill Development r1ih e Rd'
CI
CAPELLA
44
22
7/12/2023
Staff Report
Agree with staff report and conditions with 3 changes
➢Condition 5: Remove 1 lot in Block 1
➢Change to read: Install 6-foot solid fence on top of 2-foot berm along
north side of lots 1 - 4 Block 1 and west side of Lots 8— 11 Block 1
➢Condition DA 3.1: # of lots
➢Change total number of lots to be 108
➢Condition DA 3.5: Change Max Lot Coverage 50%
➢Condition #6: provide access easement to Hiatt (1022 W. State Street) and
Edwards (1208 W. State Street) properties usable at time of redevelopment
45
23
FI CAPELLA ESTATES SUBDIVISION
RZ-01-23/PP-01-23
Eagle Planning and Zoning Commission
Public Hearing June 19, 2023
City staff: Michael Williams, CFM, Planner III
Phone: 939-0227
E-Mail:
Applicant Information
Applicant: Laren Bailey
Address: 4824 West Fairview Avenue
Boise, ID 83616
Represented by: Same as Applicant
Phone: 208-899-1155
E-mail: laren@congergroup.com
7/11/2023
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Issues of Special Concern
• Transition of lot sizing adjacent to the west property line and north of West
Yellowstone
• Access to an adjacent unplatted property (1022 West State Street)
• Solid fencing within the common lots adjacent to 1022 and 1208 West
State Street
• Setbacks
• Streetlight locations
• Lot line adjustment application with the property owner located at 1200
West Hereford Drive
• Special Flood Hazard Area (SFHA) requirements
• Plat note #16, Lot 13, Block 1, ingress/egress easement
Transition of Lot Sizing
Eagle City Code Section 8-3-3: Supplemental Yard and Height Regulations:
G. Transitional Lot Sizing:
When development is planned with residential lots that directly abut existing
residential lots that the Council finds are not likely to be re -subdivided based
upon the Comprehensive Plan and other evidence provided as part of any
application, a transition shall be provided to ensure lot compatibility. Transitions
shall take into consideration site constraints that may exist.
Examples of transition options, subject to City approval, include development of
similar lot sizes along the boundary, clustering of the new lots in order to
provide open space directly abutting the existing lots, including setbacks for the
new lots similar to the lots directly abutting, or other elements in the site design
and building design that the city finds will soften the impact and create a
compatible transition.
SITE SPECIFIC CONDITIONS OF APPROVAL_
4. Provide a revised preliminary plat which shows one (1)
residential lot removed from Block 5. west of Talega and
south of West Yellowstone. The revised preliminary plat
shall be provided prior to submittal of a final plat
application. (ECC 8-3-3[GI)
5. Provide a revised preliminary plat which shows one (1)
residential lot removed from Block I west of Lot 5, Block 1,
and north of West Yellowstone. The revised preliminary plat
shall be provided prior to submittal of a final plat
application.
Access to unplatted property
6. Provide a revised preliminary
plat showing a perpetual
ingress/egress easement
providing access to the portion of
property at 1022 West State
Street located north of Dry Creek.
The revised preliminary plat
should be provided prior to
submittal of a design review
application.
r
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15. Provide a revised fencing exhibit showing open style fencing located adjacent to the common area open spaces
prior to submittal of a design review application. Any fencing located adjacent to common area open spaces and on
the street side of all corner lots shall be an open fencing style such as wrought iron or other similar decorative style,
durable fencing material. Specific buffer area fences and decorative walls may be allowed as otherwise required in
ECC Section 8-2A-7 (1).
1
Setbacks
Front 31-feet living (20-feet from back of sidewalk)
36-feet front load garage (25-feet from back of sidewalk)
Rear 25-feet
30-feet (Lots 8-11, Block 1 and Lots within Block 5)
Interior Side 7.5-feet (first story), 5-feet (each additional story)
Street Side 20-feet
Maximum Lot Coverage 40%
Streetlight Locations
7. The applicant shall provide a revised Lighting Plan showing streetlights located at
the following locations:
o Midblock on Talega between West Yellowstone and Adlon.
o Midblock on Preakness between West Yellowstone and Adlon.
o In proximity to the community mailbox unit located within Lot 7, Block 6,
adjacent to West Yellowstone.
o In proximity to the community mailbox unit located within Lot 6, Block 3,
adjacent to Springhill.
o On Stribling where Lot 6, Block 3, and Lot 11, Block 4, intersect Stribling.
o Midblock on Adlon between West State Street and the intersection of Adlon
and Talega.
The revised Lighting Plan shall be submitted prior to submittal of a Design Review
Application
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Special Flood Hazard Area (SFHA) Requirements
Conditions of Develooment
3.9 Owner shall comply with all applicable provisions of Title 10, Flood Control, of the Eagle City Code
3.10 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
8. The applicant shall be required to submit a floodplain development permit application associated with
the area located within a Special Flood Hazard Area. The floodplain development permit application shall
be reviewed and approved by the Floodplain Administrator and the City Engineer prior to
commencement of any grading within the site.
11. Provide a revised preliminary plat with plat note #8 revised to state, "Capella Estates Subdivision is
located within a Special Flood Hazard Area (SFHA) as identified on the FIRM Panel 16001C0153J,
(effective June 19, 2020) and is 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 floodway boundary lines. The revised preliminary plat shall be provided prior to submittal
of a final plat application.
12. Provide a revised preliminary plat with plat note #17 revised to state, "Along Dry Creek, there shall be
a 25-foot-wide riparian zone easement measured landward from the mean high water mark of the creek
in which no improvement is permitted and riparian vegetation shall be maintained in its 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.
Lot Line Adjustment
10. The applicant shall work with the current owner of the adjacent property to
the north to submit a lot line adjustment application. The lot line adjustment
application shall be reviewed and approved by staff and the City Engineer prior
to recordation of the lot line adjustment record -of -survey. Upon City approval,
the lot line adjustment record -of -survey shall be recorded prior to execution of
the development agreement.
Plat note #16
• Plat note #16 of the preliminary plat states, "Lot 13 Block has a perpetual
ingress egress easement and the easement runs with the land."
• The plat note does not identify the Block # associated with the ingress
egress easement. Also, the plat note does not indicate who the
beneficiaries are of the ingress/egress access easement.
• The applicant should be required to provide a recorded ingress/egress
access easement agreement identifying the beneficiaries of the
ingress/egress access easement located within Lot 13, Block 1, prior to the
City Clerk signing the final plat.
• The applicant should be required to provide a revised preliminary plat with
plat note #16 revised to state "Lot 13, Block 1, has a perpetual
ingress/egress access easement (Ada County instrument # ).
The perpetual ingress/egress access shall run with the land andshallnot-be
,vacated without the express written consent of the City. The revised
preliminary plat shall be provided 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 5, and the standard conditions of approval
provided on page 25.
Planning Commission Recommendation
On June 19, 2023, the Eagle Planning and Zoning Commission
voted (4 to 0, So & So absent) to recommend '� rp oval 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.
End of Presentation
7/11/2023
COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing Neighborhood Residential
A (Agricultural)
Single-family residence and
agriculture
Proposed No Change
R-3-DA-P (Residential with a
Agriculture
development agreement — PUD)
North of site Large Lot Residential
A-R (Agrieultuml-Residential)
Single-family residential
and R-1-DA (Residential with a
subdivisions (Bakers Acres
development agreement)
Subdivision and Covenant Hill
Subdivision)
South of site Compact Residential R-4 (Residential) Single-family residences
located within unplatted
parcels
East of site Compact Residential R-3 (Residential) and R-4 Single-family residences
(Residential) located within unplatted
parcels
West of site
Large Lot Residential and R-2 (Residential) and A-R
Neighborhood Residential (Agricultural -Residential) Single-family residentialsubdivisions (Bakers Acres
Subdivision and Van Engcicn
Estates Subdivision No. 1)
21
11
CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
RZ-01 -23 & PP-01-23 - Capella Estates Subdivision - Laren Bailey: Lauren Bailey is requesting a rezone from A
(Agricultural) to R-3-DA-P (Residential with a development agreement — PUD), conditional use permit, preliminary
development plan, and preliminary plat approvals for Capella Estates Subdivision, a 122-lot (108-buildable, 13-common
1-common drive) residential planned unit development. The 54.24-acre site is located on the north side of West State
Street across from the intersection of North Riverview Street and West State Street. (MJW)
June 19, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
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CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
PP-11-22 - Valnova Lots 32-35 Subdivision - GWC Capital, LLC: GWC Capital, LLC, represented by
Landon Northey, is requesting preliminary plat approval for Valnova Lots 3 2-3 5 Subdivision (Lots 32, 33, 34,
and 35 of Spring Valley Subdivision No. 1), a 78-lot (72-residential, 6-common, [1-public infrastructure])
subdivision. The 54.62-acre site is generally located 3.0-miles northeast of the intersection of State Highway
16 at Equest Lane. (MJW for DLM)
June 19, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
PP-24-22 - Terra View Commercial Subdivision - Terra View, LLC: Terra View, LLC, represented by David Sterling,
P.E., with Ardurra, is requesting preliminary plat approval for Terra View Commercial Subdivision, a 63-lot (62-
commercial, 1-multi-family) mixed use subdivision. The 58.6-acre site is located at the northeast corner of State Highway
16 and West Beacon Light Road. (MJW)
June 19, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
M A4_14- V4,�, A66X_ Z` e t + rA. - &L L csj— k 11 ���
Corrections and Additions Needed to Preliminary Plat Documents for Capella Estates
Subdivision
Submitted by Christopher Clark
A. Preliminary Index for Capella Estates Subdivision (Sheet PP-1) located at page 32 of the
Agenda items need to have the following additional notes, inserted:
1. Lot 11 of Block 1 is servient to a perpetual ingress egress and utility easement (for the
benefit of property lying to the north) Recorded on July 7, 2019 as Instrument No. 200019464025
and corrected by document Recorded December 12, 2022, as Instrument No. 2022-100458.
Fencing on Lot 11 of Block 1 should not block or otherwise interfere with the use of the easement
area to which Lot 11 of Block 1 is servient and a gate may not be placed by the servient landowner
closer than the eastern edge of the 30' by 60' easement area.
2. Lot 11 of Block 1 and Lot 12 of Block 1 are subject to and are participants in a
maintenance agreement for an ingress egress easement Recorded on July 7, 2019 as Instrument
No. 2019-064025 and corrected by document recorded December 12, 2022 as Instrument No.
2022-100458.
3. The ingress egress easement over Lot 8 of Bakers Acres Subdivision was granted solely
for driveway purposes for the benefit of the real property then comprising Tax Lot S0508244500
Recorded December 12, 1989 as Instrument No. 8962338. The ingress egress easement may not
be used to access any part of the Capella Estates Subdivision
B. The preliminary plat map designated "Engineering Plan for Capella Estates Subdivision" (Sheet
PP-5), page 36 of the agenda items, needs to be corrected to show the location of the 30' x 60'
ingress egress easement encumbering the northwest corner of Lot 11 of Block 1.
C. The preliminary plat map designated "Adjacent Properties (map) for Capella Estates
Subdivision" (Sheet PP-9), page 40 of the agenda items, needs to be corrected to show the
ownership of the adjacent property located at 1230 West Hereford Dr. (Tax Lot S0508244200) by
Christopher and Margo Clark.
D. The preliminary plat map designated "Preliminary Plan Landscape Plan for Capella Estates
Subdivision" (Sheet L3), page 44 of the agenda items, needs to be corrected to modify the location
of the 5 foot open vision iron fence so that the fencing is not depicted as blocking access to the
ingress easement for the benefit of the property to the north (Clark property at 1230 West Hereford
Dr., Tax Lot S0508244200) as referenced in in the ingress egress and utility easement recorded on
July 7, 2019 as Instrument No. 2019-064025 and corrected by document recorded December 12,
2022, as Instrument No. 2022-100458.
E. The preliminary plat map designated "Preliminary Index for Capella Estates Subdivision"
(Sheet PP-1) located at page 32 of the agenda items. Note 16 needs to be corrected. That note
refers to a Lot 13 but contains no Block reference.
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