Findings - CC - 2023 - A-05-23/RZ-07-23 - Annexation and Rezone from RR to PS for (3) BLM Parcels (S0328141800, S0327223200, and S0322315200) BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR ANNEXATION AND REZONE FROM )
RR[RURAL RESIDENTIAL-ADA COUNTY )
DESIGNATION] TO PS [PUBLIC/SEMIPUBLIC] )
FOR(3)BLM PARCELS (S0328141800, )
S0327223200,AND S0322315200) )
THE CITY OF EAGLE )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER A-05-23/RZ-07-23
The above-entitled annexation and rezone applications came before the Eagle City Council for their
action on September 26, 2023, at which time public testimony was taken and the public hearing was
closed. The Eagle City Council, having heard and taken oral and written testimony, and having duly
considered the matter,makes the following Findings of Fact and Conclusions of Law:
FINDINGS OF FACT:
A. PROJECT SUMMARY:
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 three parcels
(S0328141800; 120-acres, S0327223200; 160-acres, and S0322315200; 400-acres). The parcels are
generally located at State Highway 16 approximately 2,500-feet northeast of the intersection of State
Highway 16 and West Equest Lane.
B. APPLICATION SUBMITTAL:
The application for this item was received by the City of Eagle June 27,2023.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.
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, July 31, 2023. Notice of this public hearing was mailed to property owners in
accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on
August 1, 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 July 6, 2023, in accordance with
the requirements of the Eagle City Code.
Notice of Public Hearing on the application for the Eagle City Council was published in accordance
with the requirements of Title 67, Chapter 65, Idaho Code and the Eagle City Code on, September
10, 2023. Notice of this public hearing was mailed to property owners in accordance with the
requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on September 8, 2023.
Pursuant to Eagle City Code Section 8-7-8(E),this site was not required to have posted notice.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:None.
E. COMPANION APPLICATIONS: All applications are included herein.
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMPREHENSIVE ZONING LAND USE
PLAN DESIGNATION DESIGNATION
Existing BLM Park RR(Rural Residential-Ada Natural Habitat&Open
County Designation) Space
Proposed BLM Park PS(Public/Semipublic) Na Space
Natural Habitat&Open
North of site
Foothills Residential RR(Rural Residential) Space
South of site Foothills Residential R-1-DA(Residential) Natural Habitat&Open
Space
Natural Habitat&Open
East of site Foothills Residential R-1-DA(Residential) Space
West of site Foothills Residential RR(Rural Residential) Natural Habitat&Open
Space
G. DESIGN REVIEW OVERLAY DISTRICT:
Not located within the DDA,TDA,CEDA,or DSDA.
H. TOTAL ACREAGE OF SITE:
Parcel No. S0328141800: 120-acres;
Parcel No. S0327223200; 160-acres;
Parcel No. S0322315200;400-acres
I. APPLICANT'S STATEMENT OF JUSTIFICATION FOR THE REZONE:
These properties are currently zoned RR (Rural-Residential) which is an Ada County zoning
designation. The purpose of this application is to request annexation of these parcels into the
corporate limits of the City of Eagle and subsequently rezone the properties to PS
(Public/Semipublic) so that the site can provide contiguity for future annexation of adjacent parcels.
The City of Eagle notified the BLM of the City's intent to annex these parcels. There are no plans to
develop under BLM.
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 June 27,2023 (attached to the staff report).
J. AVAILABILITY AND ADEQUACY OF UTILITIES AND SERVICES:
The site will be served by the Middleton Star Fire District for fire protection. No other public
services will be required or provided for the subject property as no development is to occur as a
result of this application.
K. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:No map currently exists.
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L. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern—Unknown
Evidence of Erosion—Unknown
Fish Habitat—No
Floodplain—No
Mature Trees—Unknown
Riparian Vegetation—Unknown
Steep Slopes—Unknown
Stream/Creek—No
Unique Animal Life—Unknown
Unique Plant Life—Unknown
Unstable Soils—Unknown
Wildlife Habitat—Unknown
M. NON-CONFORMING USES:None.
N. AGENCY RESPONSES:
The following agencies have responded,and their correspondence is attached to the staff report:
• Ada County Development Services
• Central District Health
• Eagle Fire Department
• Idaho Department of Environmental Quality
• Idaho Transportation Department
O. LETTERS FROM THE PUBLIC: Two letters were received from one individual (Attached to the to
the City Council memo).
THE CITY COUNCIL 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.
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.
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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.
C. SUBDIVISION CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL: None.
D. DISCUSSION:
• The City is seeking annexation of the parcels specified within this application (shown in blue
in the exhibit below) in order to provide contiguity to the last remaining parcels of the Valnova
(FKA Spring Valley) development to the west (orange in the exhibit below). As part of the
original entitlements of the Valnova development, the parcels below were approved as part of
the annexation approvals, but were not formally annexed through the required published
ordinance since they were not contiguous to city limits at the time. Annexation of the parcels
specified within this application would provide that contiguity allowing the annexation
ordinance of the Valnova parcels to be completed and finalized.
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PUBLIC HEARING OF THE COMMISSION:
A. A public hearing on the applications was held before the Planning and Zoning Commission on
August 21, 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 favor of the applications was presented to the Planning and Zoning Commission by
one(1)individual who stated:
• If the City of Eagle is not proactive in annexing these parcels there is a risk that the City of Star
could pursue annexation of the same parcels in the future.
C. Oral testimony in opposition to the applications was presented to the Planning and Zoning
Commission by four(4)individuals who expressed concerns regarding:
• If annexed, the subject parcels would be required to comply with the local laws and ordinances,
including police and fire authority.
• Concerns that the BLM land to the north could be cut off from public use if these parcels are
annexed into the City.
D. Oral testimony neither in favor of nor opposed to the applications was presented to the Planning and
Zoning Commission by one(1) individual who stated:
• A request to generally hear more about the intent of the applications and the development
process.
COMMISSION DELIBERATION:
Upon closing the public hearing,the Commission entered into deliberation prior to making a
recommendation. A video of their deliberation can be found at the following link beginning at 1:05:57
Granicus Time: https://eagle-id.granicus.com/player/clip/1777?meta id=86653
COMMISSION DECISION REGARDING THE ANNEXATION AND REZONE:
The Commission voted 5 to 0 to recommend approval of A-05-23 /RZ-07-23 for annexation and a rezone
from RR(Rural Residential—Ada County Designation)to PS (Public/Semipublic).
PUBLIC HEARING OF THE COUNCIL:
E. A public hearing on the applications was held before the City Code on September 26, 2023, at which
time testimony was taken and the public hearing was closed. The Council made their
recommendation at that time.
F. Oral testimony in favor of the applications was presented to the Planning and Zoning Commission by
no one.
G. Oral testimony in opposition to the applications was presented to the Planning and Zoning
Commission by one(1) individual who expressed concerns regarding:
• If annexed, the subject parcels would be required to comply with the local laws and ordinances,
including police and fire authority.
• The application materials did not clearly define of who owns the subject property.
H. Oral testimony neither in favor of nor opposed to the applications was presented to the Planning and
Zoning Commission by no one.
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COUNCIL DECISION REGARDING THE ANNEXATION AND REZONE:
The Council voted 3 to 0 (Pike abstained)to recommend approval of A-05-23 /RZ-07-23 for annexation
and a 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-05-23/RZ-07-23) 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 comprehensive
plan future land use map designation as shown on the Comprehensive Plan Land Use Map;
b. The site will remain under the ownership and stewardship of the Bureau of Land Management(BLM)
and, as such, no development is proposed to occur as part of this application. Thus, public facilities
and services will not be required;
c. The proposed PS (Public/Semipublic)zone is compatible with the RR(Rural Residential-Ada County
designation) zone and land use to the north since those parcels are also under the ownership and
stewardship of the Bureau of Land Management and the uses will remain consistent,and;
d. The proposed PS (Public/Semipublic)zone is compatible with the RR(Rural Residential-Ada County
designation) zone and land use to the south since those parcels are also under the ownership and
stewardship of the Bureau of Land Management and the uses will remain the same,and;
e. The proposed PS (Public/Semipublic)zone is compatible with the RR(Rural Residential-Ada County
designation) and R-1-DA zones and land uses to the south since the future use of the subject parcels
will remain the same and no development will occur as a result of this application,and;
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 east since the future use of the subject parcels will
remain the same and no development will occur as a result of this application,and;
g. The land proposed for rezone is not located within a "Hazard Area" and"Special Area" as described
within the Comprehensive Plan; and
h. No non-conforming uses are expected to be created with this rezone as there are no proposed uses or
development for this site.
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DATED this 10th day of October, 2023
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
J on Pi rce,Mayor
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Tracy E. o , agle City Clerk
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