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Findings - PZ - 2023 - A-02-23/RZ-03-23/PP-03-23 - Huntridge Subdivision - Annexation and Rezone form RUT to R-6-DA with a Development (in Lieu of a PUD) and Preliminary PLAT for Huntridge Subdivision
BEFORE THE EAGLE PLANNING AND ZONING COMMISSION IN THE MATTER OF AN APPLICATION FOR ) AN ANNEXATION AND REZONE FROM RUT ) [RURAL-URBAN TRANSITION—ADA COUNTY ) DESIGNATION] TO R-6-DA [RESIDENTIAL ) WITH A DEVELOPMENT(IN LIEU OF A PUD) ) AND PRELIMINARY PLAT FOR HUNTRIDGE ) SUBDIVISION FOR BPS PALMER,LLC— ) SHANNON ELY ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER A-02-23/RZ-03-23/PP-03-23 The above-entitled annexation,rezone with a development agreement(in lieu of a PUD), and preliminary plat applications came before the Eagle Planning and Zoning Commission for their recommendation on December 4, 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: BPS Palmer Lane, LLC, (Shannon Ely), represented by Kindi Moosman with Horrocks Engineers, is requesting an annexation, rezone from RUT(Rural-Urban Transition—Ada County designation) to R-6-DA (Residential with a development agreement [in lieu of a PUD]), and preliminary plat approvals for Huntridge Subdivision, a 73-lot (58-buildable [3 single-family detached, 55 single family attached], 15-common) residential subdivision. The 10-acre site is located on the west side of North Palmer Lane approximately 445-feet south of the intersection of West Beacon Light Road and North Palmer Lane at 3101 North Palmer Lane. B. APPLICATION SUBMITTAL: A Neighborhood Meeting was held at Eagle Public Library (meeting room) at 6:00 PM, on Wednesday, January 18,2023, in compliance with the application submittal requirement of Eagle City Code. The application for this item was received by the City of Eagle on March 21, 2023. A revised preliminary plat was received by the City on September 8, 2023. A second revised preliminary plat was received by the City on September 19, 2023. A revised narrative was received by the City on November 13,2023. A third revised preliminary plat was received by the City on November 16, 2023. A fourth revised preliminary plat was received by the City on November 28,2023. C. NOTICE OF PUBLIC HEARING: Requests for agencies' reviews were transmitted on April 11, 2023, in accordance with the requirements of the Eagle City Code. Notice of Public Hearing on the applications 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 November 17, 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 November 17, 2023. The site was posted in accordance with the Eagle City Code on November 21,2023. Page 1 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working Files\Huntridge Sub PZF.doc D. HISTORY OF RELEVANT PREVIOUS ACTIONS:None. E. COMPANION APPLICATIONS: All applications are inclusive herein. F. APPLICANT'S STATEMENT OF JUSTIFICATION FOR A REZONE: See applicant's narrative, dated stamped by the City on November 13, 2023 (attached to the staff report). G. APPLICANT'S STATEMENT OF JUSTIFICATION OF A DEVELOPMENT AGREEMENT: See applicant's narrative, date stamped by the City on November 13, 2023 (attached to the staff report). H. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS: COMP PLAN ZONING LAND USE DESIGNATION DESIGNATION Existing Village/Community RUT(Residential—Ada Contractor's yard Center and Compact County designation) Residential Proposed No Change R-6-DA(Residential with a Single-family residential Development Agreement[in subdivision lieu of a PUD]) North of site Village/Community RUT(Residential—Ada Agriculture Center County designation) South of site Compact Residential RUT(Residential—Ada Agriculture County designation) East of site Village/Community MU-DA(Mixed Use with a Proposed Torrente Secco Center and Compact development agreement) Subdivision Residential and R-4-DA(Residential with a development agreement) West of site Village/Community RUT(Residential—Ada Agriculture Center and Compact County designation) Residential DESIGN REVIEW OVERLAY DISTRICT: Not located within the DDA, TDA,CEDA,or DSDA. Page 2 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023V-luntridge Sub A RZ PP\Working Files\Huntridge Sub PZF.doc J. SITE DATA: Total Acreage of Site— 10.00-acres Total Number of Lots—73 Residential—58 Commercial—0 Industrial—0 Common— 15 (including two [2] private alleys) Total Number of Units—58 Single-family—3 Single-family attached—55 Two-family—0 Multi-family—0 Total Acreage of Any Out-Parcels—none ADDITIONAL SITE DATA PROPOSED REQUIRED Dwelling Units Per Gross Acre 5.8-units per acre 5.8-units per acre maximum (as limited within the development agreement) Minimum Lot Size 1,686-square feet(R-6 1,600-square feet(minimum) attached) 5,404-square feet(R-6 5,000-square feet(minimum) detached) Minimum Lot Width 22-feet(R-6 attached) 20-feet(minimum) 48-feet(R-6 detached) 50-feet(minimum) Minimum Street or Alley 20.6-feet(attached) 20-feet(minimum) Frontage 44-feet(detached) 35-feet(minimum) Total Acreage of Common Area 2.03-acres 2.0-acres(minimum) Percent of Site as Common Area 20.3% 20%(minimum) Percent of Common Area Open 40.4%(.82-acres) 15%(minimum)(.30-acres) Space as Active Open Space K. GENERAL SITE DESIGN FEATURES: Open Space: A total of 2.03-acres (approximately 20.3%) of open space is proposed within the subdivision. Approximately .82-acres (40.4%) of the proposed open space is considered to be "Open Space, Active" as defined by Eagle City Code Section 9-1-6. The open space is inclusive of the 13- common lots which are proposed to contain a centralized common area, two (2) common lots containing the required buffer area, and seven (7) common lots which are designed to provide a buffer area for corner lots. The centralized common area will contain a pool house, swimming pool,gym, lobby/lounge,dog park,community gardens,tot lot, and benches. Page 3 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working Files Huntridge Sub PZF.doc Storm Drainage and Flood Control: Specific drainage system plans are to be submitted to the City Engineer for review and approval prior to the City Engineer signing the final plat. The plans are to show how swales, or drain piping, will be developed in the drainage easements. Also, the CC&Rs are to contain clauses to be reviewed and approved by the City Engineer and City Attorney, requiring that lots be so graded that all runoff runs either over the curb, or to the drainage easement, and that no runoff shall cross any lot line onto another lot except within a drainage easement. Utility and Drainage Easements,and Underground Utilities: The preliminary plat, date stamped by the City on November 28, 2023, notes a 20-foot-wide public utilities, irrigation,and lot drainage easement located adjacent to the right-of-way(with the exception of Block 2) and a 10-foot-wide public utilities, irrigation, and drainage easement adjacent to the rear lot lines and subdivision boundary. The preliminary plat also notes a 5-foot- wide public utilities, irrigation, and drainage easement is located adjacent to any interior side lot line for public utilities, irrigation, and lot drainage. Lot 1, Block 2, contains a blanket public utilities,irrigation, and drainage easement. Fire Hydrants and Water Mains: Hydrants are to be located and installed as required by the Star Fire Protection District. On-site Septic System:No Pressurized Irrigation: The applicant provided a preliminary irrigation report, date stamped by the City on October 6, 2023 (attached to the staff report). Preservation of Existing Natural Features: See "Huntridge Subdivision Natural Features Analysis," date stamped by the City on July 21, 2023 (attached to the staff report). Preservation of Existing Historical Assets: Staff is not aware of any existing historical assets on the site. If any historical artifacts are discovered during excavation or development of the site, state law requires immediate notification to the state. L. STREET DESIGN: Public Streets: The public streets will be constructed in conformance with the ACHD staff report, date stamped by the City on May 19, 2023 (attached to the staff report). Blocks Less Than 500': None. Cul-de-sac Design:None proposed. Sidewalks: The applicant is proposing 5-foot-wide detached sidewalks separated by an 8-foot-wide planter strip on both side of the public streets and within the buffer areas located adjacent to North Palmer Lane. Curbs and Gutters: Curbs and gutters which meet Ada County Highway District standards are proposed for the interior streets. Page 4 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023Wuntridge Sub A RZ PP\Working Files\iuntridge Sub PZF.doc Lighting: Lighting for the proposed public streets is required. Location and lighting specifications incorporating a"Dark Sky" style of lighting shall be provided to the City Zoning Administrator with the submittal of the final plat. Street Names: Street names should be approved by the Ada County Street Naming Committee prior to submittal of a final plat application. M. ON AND OFF-SITE PEDESTRIAN/BICYCLE CIRCULATION: Pedestrian Walkways: The preliminary plat, date stamped by the City on November 28, 2023, shows 5-foot-wide pedestrian pathways which runs the entire length of the north and south property lines of Lot 13, Block 5. Those pathways extend through buildable lots (Lots 1-6, 8, 10-12, and 14-16, Block 5). The pathways connect to the 5-foot sidewalk located within Lots 7 and 10,Block 5. N. PUBLIC USES PROPOSED:None proposed. O. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:No map currently exists P. AVAILABILITY AND ADEQUACY OF UTILITIES AND SERVICES: The property will be served by the City of Eagle Municipal Water system. The property will be served by Eagle Sewer District upon installation of the required infrastructure. The applicant will be required to install fiber-optic conduit within the joint trench for future connection. Q. SPECIAL ON-SITE FEATURES: Areas of Critical Environmental Concern—No Evidence of Erosion—No Fish Habitat—No Floodplain—No Mature Trees—Yes—the site contains two(2)mature trees. Riparian Vegetation—No Steep Slopes—No Stream/Creek—No Unique Animal Life—No Unique Plant Life—No Unstable Soils—No Wildlife Habitat—No R. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN: Huntridge Subdivision Natural Features Analysis, date stamped by the City on July 21, 2023 (attached to the staff report). S. 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 Engineer: All comments within the Engineer's letters dated November 30, 2023, are of special concern(attached to the staff report). Page 5 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working Files\Huntridge Sub PZF.doc City Water Superintendent: Storage and Trunk Line (STL) Fee Waiver Request — Memo approving waiver to delay payment of Eagle Municipal Water STL fees, dated March 21, 2023 (attached to the staff report). ACHD Ballantyne Ditch Central District Health Eagle Sewer District Idaho Transportation Department Star Fire Protection District T. RESPONSE FROM THE EAGLE PARKS, PATHWAYS, AND RECREATION COMMISSION: All comments within the Parks, Pathways, and Recreation Commission memo dated November 14, 2023, are of special concern (attached to the staff report). (See Site Specific Conditions of Approval#5 and#6 contained herein.) U. LETTERS FROM THE PUBLIC:None received to date. V. PROPOSED TIME SCHEDULE FOR THE DEVELOPMENT OF THE SITE: The applicant is proposing to construct the subdivision as a single-phase. W. EAGLE CITY CODE FINDINGS FOR A PLANNED UNIT DEVELOPMENT PRELIMINARY DEVELOPMENT PLAN AND CONDITIONAL USE PERMIT: 1. That the proposed PUD is in the public interest, advances the general welfare of the community and neighborhood, and will not be detrimental to the economic welfare of the community. 2. That the development be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and how such use will not change the essential character of the same area. 3. That the development will not be hazardous or disturbing to existing or future neighborhood uses. 4. That the development does not involve uses, activities, processes, materials, equipment, and/or conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. 5. That the development will be served adequately by essential public facilities such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer, and schools. 6. That the development will not create excessive additional requirements at public cost for public facilities and services. 7. That the development is provided with parks, ponds, open areas, areas of special interest, floodplain preservation, and/or other special features which would not typically be provided in a non-PUD proposal. 8. That the vehicular approaches to the property are designed to not create an interference with traffic on surrounding public thoroughfares. 9. That the development will not result in the destruction, loss, or damage of a natural, scenic or historic feature of major importance. Page 6 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working Files\Huntridge Sub PZF.doc 10. That the proposed development will be harmonious with and in accordance with the general objectives or with any specific objective of the Comprehensive Plan. 11. That the proposed development will be harmonious with and in accordance with the general objectives or with any specific objective of Eagle City Code Title 8. 12. That the benefits, combination of various land uses, and interrelationship with the surrounding area for this proposed development justifies any proposed deviation from any standard district regulations. In cased of large-scale PUDs (incorporating eleven (11)or more lots or dwelling units): 13. That public services shall be provided to the development including, but not limited to, fire protection, police protection, central water, central sewer, road construction, parks and open space,recreation,maintenance,schools and solid waste collection. 14. That an estimate of the public service costs to provide adequate service to the development has been provided by the developer. 15. That an estimate of the tax revenue that will be generated from the development has been provided by the developer. 16. That suggested public (or private)means of financing the services for the development if the cost for the public services would not be offset by the tax revenue received from the development has been provided by the developer 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 Plan Land Use Map (adopted November 15, 2017), designates this site as the following: 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. Compact Residential Suitable for single family residential, row houses, duplex and four-plexes. Densities range from 4 units per acre to 8 units per acre. 6.6 Village Planning Area 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 Page 7 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working FilesWuntridge Sub PZF.doc 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. 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 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 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. B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: • Eagle City Code Section 8-1-2:Rules and Definitions: DWELLING, SINGLE-FAMILY ATTACHED: A dwelling consisting of two (2) or more dwelling units attached to one another by common walls with each dwelling unit being on a separate lot,commonly referred to as townhouses and/or townhomes. • 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 parcel division applications submitted after the effective date hereof in all zoning districts except the city council may permit the use of individual well(s) and septic system(s) in the A, A-R and R-E zoning districts upon a determination that the public health, safety, and welfare will not be negatively impacted. Whenever there is a conflict or difference between the provisions of this section and those of Page 8 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working Files\Huntridge Sub PZF.doc other chapters and/or other titles, the chapter or title with the more restrictive provision shall prevail. When a property is being proposed for rezone to the R 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. • Eagle City Code Section 8-2-4: Schedule of Building Height and Lot Area Regulations: Minimum Yard Setbacks Minimum Note Conditions A To E* Maximum Lot Area Lot (Acres Or Minimum Zoning Maximum Front Rear Interior Street Covered F Square Lot District Height Side Side And J* Feet)H* Width I* R-6 35' 20' 20' 7.5' 20' 60% 5,000 50' R-6 to R-10 35' 20' 15' 5' 20' N/A 1,600 20' single- 10'if 5'if 0'for family alley alley common attached load load wall dwellings G. All front load garages shall be set back a minimum of 25 feet from the back of sidewalk. C. SUBDIVISION CODE PROVISIONS WHICH OF SPECIAL CONCERN REGARDING THIS PROPOSAL: • Eagle City Code Section 9-2-3: Preliminary Plat: C. Required Information And Data: 3. The following shall be submitted separately: i. Streets, street names, rights of way and roadway widths, including adjoining streets or roadways; • Eagle City Code Section 9-3-2-5: Private Streets and Private Alleys: Private streets and private alleys may be permitted, in the discretion of the council, subject to the following: A. Compliance: The council must find that any proposed private streets or private alleys are in compliance with each of the following criteria: 1. Unique or special circumstances exist with respect to the proposed use, design, location, topography, or other features of the development or its surroundings such that private streets and or private alleys will serve to enhance the overall development. 2. Safe and effective movement of both vehicular and pedestrian traffic, sidewalks, and parking are provided. Page 9 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working Files\Huntridge Sub PZF.doc 3. Adequate access for service and emergency vehicles is provided. 4. Access and good transportation planning to adjacent property and to the area travel networks is not adversely affected. 5. Adjac6nt property will not be landlocked by the site layout. 6. Other,than to provide emergency access, the private streets, or private alleys, do not connect one public street to another, thereby encouraging travel through the development served by the private street;provided,however,that in order to provide secondary access, a private street may have more than one connection to a public street and/or may be connected to more than one public street if access thereto is controlled by automatic gates or other control devices approved by the council. 7. The use or alignment of the private streets or alleys do not interfere with the continuity of public streets. 8. An appropriate mechanism has been established for the repair and maintenance of the private streets and private alleys,including provisions for the funding thereof. 9. Private streets and private alleys are only permitted within a planned unit development and are limited to providing access to no more than ten percent (10%) of the lots, except that private streets and private alleys may serve all single family attac ed dwelling lots. B. Construct on And Design Standards:Private streets and private alleys shall conform to the followin construction and design requirements: 1. All p 'vate street and private alley construction shall be in accordance with Ada Coun highway district's structural standards for streets and alleys including base course and asphaltic concrete mat thickness utilizing the appropriate traffic index or as may be recommended by the city engineer and approved by the city council, and shall further be in accordance with Ada County highway district's intersection design and drainage requirements, or as may be recommended by the city engineer and appr ed by the city council. 2. Exce tt as may be otherwise set forth in this section,private streets and private alleys shall meet such design and dimensional requirements as the council may determine are appropriate considering the proposed use and the site upon which the private streets are to be placed,however, all private streets shall contain paved travel lanes a minimum of twelve feet (12') in width and private alleys shall contain paved travel lanes a minimum of ten feet(10') in width and shall provide for the safe, convenient, and effective movement of both vehicular and pedestrian traffic for private streets and vehicle traffic for private alleys. Vertical curbing shall be provided for private streets that are less than thirty-four feet(34') in total width. Alleys must utilize other curb types. 3. Sidewalks shall be required in accordance with subsection 9-4-1-6F of this title. However, alternative sidewalk and landscape strip designs may be approved by the City Council based upon a finding made by the Council that characteristics and qualities of the development justify the alternate design. Sidewalks and planter strips, as referenced within subsection 9-4-1-6F of this title, shall not be required along alleys. Page 10 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working Files\Huntridge Sub PZF.doc 4. The designengineer shall identify construction drawingsfor the review and g d fY on the construct o approval by the city engineer, all traffic signs needed for the project, including, but not limited to, designated parking and"no parking" areas, speed, stop,and such other signs as are required for safe pedestrian and vehicle travel. 5. All private streets and private alleys shall, during the progress of construction, be inspected and tested, at the expense of the owner or developer, by a qualified inspector in order to ensure compliance with the construction and design standards set forth in this section, the construction drawings as prepared by the registered professional engineer, and good engineering and construction practices. Reports of such inspections and tests shall be submitted, together with a certification of such compliance,for the review and approval by the city engineer. 6. All dead end private streets and private alleys shall terminate at one of the following approved turnaround areas: a. A cul-de-sac designed in accordance with the provisions of subsection 9-3-2-1G of this chapter and subject to the approval of the Eagle fire district and city engineer and provided further that proper maintenance of the island is provided for; b. A hammerhead/tee type turnaround or as may be otherwise approved by the Fagle fire district and the city engineer;or c. Sluch other turnaround area as may be approved by the Eagle fire district, city e gineer,and city council. d. rivate streets and private alleys not exceeding 150-feet may terminate with no rn-around if approved by the Eagle Fire District. 7. The esign of all private streets and private alleys and related storm drainage facili ies shall be prepared by a licensed professional engineer in the state in isubs tial conformance with engineering and design standards in effect at the time of preparation of the design. Construction drawings, together with a certification of such conformity, shall be submitted for the review and approval by the city engineer. No part of this section shall be construed as allowing a private street that is not in conf rmance with current engineering and design standards. 8. If an provision of this section is found to be in conflict with any other applicable provi ion of this title, the provision which establishes the higher and/or more restri tive standard shall prevail,unless specifically determined otherwise by the city coun il. C. Access nd Maintenance Requirements: Provisions shall be made for the future maintenance of and access to private streets and private alleys as follows: 1. A plan and schedule for the future repair and maintenance of the private street and private alley and drainage facilities for the period of the expected lifetime thereof and a cost estimate therefor prepared by a licensed professional engineer in the state, together with a proposed method for funding the same, including,but not limited to, the creation and maintenance of a reserve fund for that purpose, shall be submitted with the final plat application for review and approval by the city engineer and city council. Page 11 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working Files\Huntridge Sub PZF.doc 2. The l cation ofprivate streets andprivate alleys shall be clearlydepicted on the face p Y P of thci plat and notes shall be included on the face of the plat which shall: a. Act to convey to each lot owner within the subdivision to be served by the private streets or private alleys the perpetual right of ingress and egress over the described private street; b. Provide that such perpetual easement shall run with the land;and c. provide that the restrictive covenant for maintenance of the private streets or private alleys cannot be modified and the homeowners'/property owners' association or other entity cannot be dissolved without the express consent of the city. 3. A re trictive covenant for repair and maintenance of the private streets or private alley shall be recorded at the time of recording the plat which said covenant shall creat a homeowners'/property owners' association or substantially similar entity and mak provision for the perpetual maintenance of the private streets or private alleys in ac ordance with the approved plan as provided for in subsection Cl of this section. Said restrictive covenant shall also provide that the said covenant shall run with the land and that the said covenant cannot be modified and that the horn owners'/property owners'association or other entity cannot be dissolved without the e press consent of the city. The said restrictive covenant shall be reviewed and appr ved by the city attorney prior to certification and signing of the final plat by the city ngineer. 4. The council may, in the reasonable exercise of its discretion, order the owners or the entity responsible for the maintenance of any private streets or private alleys approved in accordance with the provisions of this section to undertake such repair and maintenance activities as it may determine is necessary to protect the public health, safety, or welfare and make such expenditures from the funds reserved therefor as may be required thereby; and the owner or responsible entity shall, as a condition of approval of any such private street,be deemed to have agreed to comply with ny such order and to reimburse the city all of its costs, including attorney fees, incu ed in obtaining or enforcing any such order. Any order entered by the council purl ant to this subsection may be enforced by a court of competent jurisdiction and the city shall be entitled to recover its costs and attorney fees incurred in connection therewith. D. Conformity To Comprehensive Plan:All private streets and private alleys shall,in all respects,conform to all applicable components of the comprehensive plan. E. Waiver: The council may waive or modify any of the standards or requirements of this section when the private streets or private alleys have been determined to be an integral element f the overall plan and scheme of the development or will serve to enhance the overall development; provided, however, that any such waiver shall not be injurious to public health or safety. • Eagle City Code Section 9-3-6: Easements: A. Unobstructed utility easements shall be provided along front lot lines, rear lot lines and side lot lines. Easement width shall be ten(10')feet along rear and front lot lines and five feet alo each side lot line, except that lesser easement widths, to coincide with respective setbacks,may be considered as part of a planned unit development. Page 12 of 29 K:\Plannigg Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working Files\Huntridge Sub PZF.doc B. A five foopt(5')wide unobstructed drainageway easement shall be provided in conjunction with the Utility easement along each side lot line or as required by the city council,except that less r easement widths, to coincide with respective setbacks, may be considered as part of a planned unit development. • Eagle City Cpde Section 9-3-10: Fences: 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 fens g material. Specific buffer area fences and decorative walls may be allowed as otherwise re uired in subsection 8-2A-7J of this code. Chainlink, cedar, and similar high maintenance and/or unsightly fencing shall not be permitted within the above designated areas.A sect on within the subdivision CC&Rs shall be created for the regulation of fences to this effect. • Eagle City ode Section 9-4-1-6: Trail and Pathway Regulations: A. Intent: he placement of trails, pathways, and sidewalks are intended to encourage motorized and non-motorized forms of use, to provide safe, convenient, and aesthetic alternative travel routes to common destinations such as schools,parks, shopping centers, etc., and to promote economic development in areas that allow it. The following factors will be •onsidered in the placement of any trail, pathway, or sidewalk: the utility, need, and imp ct to existing neighborhoods;compliance with the comprehensive plan and trails and path ays master plan; design as it relates to both crime prevention and function, and the responsibilities of ownership and maintenance;or The development of a defined planning process to include: a standardized application and review process with funding and management structure for implementation and maintenance of the system in perpetuity. In the event that a subdivision developed a suitable alternative to the city's process, it may be adopted using the terms and standards defined elow. D. Pathwa Design: The city will be responsible for approving the final pathway design. While e city may exercise considerable discretion in determining the design of pathway ,the following minimum standards shall be followed 3. Path ays shall be located within common lots unless the city council determines that plac went within an easement is more appropriate to serve the public interest. If an ease ent is used, it shall be designated as a perpetual, non-revokable easement. Ho ever, based on changes in development plans, trails and associated easements may need to be relocated. These trails may be relocated by the landowner or city,but mus maintain the intent of the easement, i.e. connectivity from point A to point B must be maintained,but may be done with a different configuration or alignment. All trail or pathway easements shall be provided with a center line in GIS or CAD format with a defined area in the attribute, i.e. width and type of easement. These files will conform to City of Eagle data standards. E. Trail and Pathway Classifications: 2. Co unity Trails and Pathways: provide routes to and through developments co cting to or providing linkage to regional facilities, arterials/collectors that prov de alternative transportation features, or connect to adjacent developments. The follo ing requirements shall be used for planning and implementation purposes. Exc tions may be granted by the city if a subdivision has developed a suitable alte ative to the city's pathway process and associated requirements. Page 13 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working Files\Huntridge Sub PZF.doc a. S all be eight-foot(8')minimum in width unless otherwise approved by the city. b. hall be maintained by the HOA,developer,or propertyowner. c. Tread surface shall be concrete and constructed to the City Trail and Pathway Design and Construction Standard, or to the ACHD Sidewalk Standard unless otherwise approved by the city. 3. Neighborhood Trails and Pathways: shall be integrated into the design of common area open spaces within neighborhoods. These routes do not, nor are expected to facil tate non-motorized traffic that leads to other neighborhoods, regional trails, scho ls, parks, commerce, and other attractors. They are intended for internal neig borhood use and for connecting to Community Trails. The following requ rements shall be used for planning and implementation purposes. Exceptions may be granted by the city if a subdivision has developed a suitable alternative to the city's pathway process and associated requirements. a. Shall be six-foot(6')minimum in width unless otherwise approved by the city. b. Shall be maintained by the HOA,developer,or property owner. c. read surface shall be concrete and constructed to the City Trail and Pathway esign and Construction Standard, or to the ACHD Sidewalk Standard, unless therwise approved by the city. H. Community and Regional Sidewalks: while five-foot (5') wide sidewalks play an important role in local neighborhood bicycle and pedestrian conveyance,with an increase in width,and as a last resort alternative,they may also function as a public Community or Regional Trail or Pathway when no other alignment is available and such alternative design is approved by the city council. 3. Community and Regional Sidewalks shall be located within the public right-of-way or within common lots that border roadways, and along arterials and collectors with a mini um of vehicle traffic crossings. These may also be required when bike lanes alon adjacent roadways are not available. 5. Regi nal Sidewalks shall be a minimum of ten feet (10') in width unless otherwise appr ved by the city. • Eagle City C de Section 9-4-1-8:Underground Utilities: Underground utilities are required. D. DISCUSSION ( sed on the preliminary plat, date stamped by the City on November 28, 2023, preliminary plat andscape plan date stamped by the City on October 4, 2023, and the narrative, date stamped by the City on November 13, 2023): • The proposed development is located within the City of Eagle's Municipal Water Service Area.Pursu t to Resolution No. 8-09,payment of Storage and Trunk Line(STL)fee is to be provided at a time of preliminary and final plat applications. The amount of the STL fee is $2,100/Equi alency Residential Customer (ERC). An ERC is equivalent to each residential buildable lot. Based on 58-lots,the total STL fee required for the subdivision is $121,800.00. Pursuant to Resolution No. 8-09, the preliminary plat STL fees to be paid for the subject subdivision at the time of submittal of the preliminary plat application is$1,050.00/ERC. The STL fee required at the time of submittal of a preliminary plat application is$60,900.00. The applicant has submitted a storage trunk line deferral request, dated March 21, 2023, to the City of Eagle Water Department. The request is to delay paying the required preliminary plat STL fee until submittal of a final plat application. The applicant received approval from the Page 14 of 29 K:\Plannujg Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working Files\Huntridge Sub PZF.doc City of Eagle Water Department(of the waiver request)on March 21, 2023. The preliminary plat portion of the STL fee will be due at the time of submittal of final plat application(s). The remaining portion due at the time of final plat application(s) totals $60,900.00. The applicant should pay the required preliminary plat STL fee of$60,900, with the remaining portion of the$60,900.00 to be paid at the rate of$1,050.00 x Lots in Final Plat at the time of submittal of 1he first final plat application. The city is currently working towards adopting water system capitalization fees to replace the required STL fees. In the event the City adopts water system development fees prior to submittal of a final plat application the payment of the STL fees shall not be required. The required water system capitalization fees shall be paid at the time of submittal of a final plat application. • The applicant is proposing the following setbacks associated with the R-6 (Residential) zoning designation: Front 20-feet (from right-of-way) Front(Garag ) 25-feet(measured from garage to back of sidewalk) Side 5-feet(0-feet attached units) Rear 20-feet Side 5-feet(0-feet attached units)5-feet 1 7.5-feet(detached units) Maximum L t Coverage 45%(attached units) N/A (detached units) The applicant is requesting an R-6-DA(Residential with a development agreement[in lieu of a PUD]) zoning designation. Pursuant to Eagle City Code Section 8-2-4, the following setbacks are required for single-family detached dwellings located within the R-6 (Residential)zoning designation: Front 20-feet Rear 20-feet Interior Side 7.5-feet(first story)5-feet(each additional story) Street Side 20-feet Maximum Lot Coverage 60% *All front load garages shall be setback a minimum of 25-feet from the back of sidewalk. Pursuant to Eagle City Code Section 8-2-4, the following setbacks are required for single- family attached dwellings located within the R-6(Residential)zoning designation: Front 20-feet (10-feet if alley load) Rear 15-feet (5-feet if alley load) Interior Side 5-feet (0-feet for common wall) Street Side I 20-feet Maximum Ldt Coverage N/A The applicant is also requesting a waiver of the front setback from 20-feet to 17-feet associated with Lot 7, Block 3. Lots 7 and 8, Block 3, gain access to public street from a private alley. The front setback measurement for Lot 7, Block 3, is based on the private alley lot(Lot 9, Block 3). As proposed the residential structure will be approximately 41-feet from the public street. Page 15 of 29 K:\Planni ig Depl\Eagle Applications\SUBS\2023\Hurtridge Sub A RZ PP\Working FilesWunuidge Sub PZF.doc Page PP-3 of a preliminaryplat shows a typical street section for the interior streets with g � 6- feet of the 8-foot-wide planter strip and the 5-foot-wide detached sidewalk being located within the buildable lot. Eagle City Code Section 8-2-4(G) requires all front load garages shall be setback 25-feet from back of sidewalk. To accommodate the garage setback from the property line; the setback would need to be 36-feet from the property line to be in conformance I with Eagle City Code Section 8-2-4. Based on the location of the PUDI easement, the living area would need to be a minimum of 21-feet from the property line to accommodate the easement. It is staff's opinion that based on the location of the detached sidewalk and the required 10- foot wide PUDI easement, the following setbacks (measured from the property line) and maximum lot coverage for this development should be required: Single-Family Detached Units Front 20-feet 36-feet(garage) Rear 20-feet Interior Side 7.5-feet(first story)5-feet(each additional story) Street Side 20-feet Maximum Lot Coverage 60% Single-Family Attached Units Front 20-feet (10-feet if alley load) Front(Lot 7,Block 3) 17-feet(living),25-feet(garage) Rear 15-feet (5-feet if alley load) Interior Side 5-feet (0-feet for common wall) Street Side 20-feet Maximum L t Coverage N/A • The Parks, P thways, and Recreation Commission reviewed the proposed pathway locations on November 16,2023.They recommended the following: 1)The developer should provide a 10-foot-wide concrete sidewalk built to ACHD Standards for Sidewalk along North Palmer Lane.The unconnected ends of these alignments shall employ the cul-de-sac design described in the City Standard; 2) The developer should provide a 6-foot-wide concrete pathway built to City Standards for Concrete Pathways in alignment with the pathway shown within the common area (Lot 13, Block 5) and Lots 1-6, 8, 10-12, and 14-16, Block 5. The pathways should connect to the 5-foot sidewalk located within Lots 7 and 10, Block 5. The pathway should be located within a 20-foot-wide access easement, the easement should have a minimum 4- oot-wide margin on each side of the pathway tread. The pathway easement should be rec�rded and referenced as a plat note on the fmal plat;and 3)The applicant should be required tp provide a revised preliminary plat showing a 6-foot-wide pathway located within the co on area (Lot 13, Block 5) and Lots 1-6, 8, 10-12, and 14-16, Block 5. The revised preli inary plat should be provide prior to submittal of a design review application. • Plat note#11 of the preliminary plat states,"With the exception of Block 2,all lots are hereby designated as having a permanent easement for public utilities, irrigation, and lot drainage over the 20 feet adjacent to any public street. The easement shall not preclude the construction of the hard-surface driveways, walkways, landscape, parking, fencing or other such non-permanent structures. Joint utility corridor within Block 2 to be coordinated with Idaho Power." Page 16 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working Files\Huntridge Sub PZF.doc As previously referenced, 6-feet of the planter strip and the 5-foot-wide detached sidewalk encroach into the buildable lot area. Based on a 20-foot-wide public utility, irrigation, and drainage easement there will only be 9-feet remaining for installation of joint trench associated with the public utilities. Also, based on the required setback the public utilities, irrigation, and lot drainage easement will be touching the front of the proposed residential dwellings. The applicant should provide correspondence from Idaho Power indicating approval of the locations of the public utilities easement prior to submittal of a final plat application. • Plat note #16 of the preliminary plat references the lots (Lot 1, Block 2 and Lot 9, Block 3) containing private alleys within the development. The second refence to Lot 9 within the plat note identifies the block as Block 2. The applicant should be required to provide a revised preliminary plat with the reference to Lot 9, Block 2 within plat note #16, changed to Lot 9, Block 3. The revised preliminary plat should be provided prior to submittal of a final plat application. • The preliminary plat does not identify the location of existing well(s) and or septic system(s) located within the property. The applicant should be required to provide a revised preliminary plat showing the locations of any existing well(s)or septic system(s)within the property. The revised preliminary plat should be provided prior to submittal of a final plat application. The applicant should be required to provide documentation indicating the existing well(s) and septic system(s)have been abandoned prior to the City Clerk signing the final plat. PUBLIC HEARING OF THE COMMISSION: A. A public hearing on the applications was held before the Planning and Zoning Commission on December 4, 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 no one(not including the applicant/representative). C. Oral testimony in opposition to the applications was presented to the Planning and Zoning Commission by no one. COMMISSION DELIBERATION: Upon closing the public hearing,the Commission made a motion based upon the information provided by staff and the testimony provided. A summary of the deliberation can be found at the following link (Granicus time: 0057:20): https://eagle-id.granicus.com/player/clip/1809'?meta id=89118 COMMISSION DECISION REGARDING THE ANNEXATION AND REZONE: The Commission voted 4 to 0 (McLaughlin absent)to recommend approval of A-02-23 and RZ-03-23 for a rezone from RUT (Rural-Urban Transition — Ada County designation) to R-6-DA (Residential with a development agreement(in lieu of a PUD)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 maximum density for the Property shall be 5.8 dwelling units per acre (58 single-family dwellings). 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, preliminary and final plat reviews, and/or any conditional use permits, if applicable, and any other applicable applications as may be required by Page 17 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working Files\Huntridge Sub PZF.doc the Eagle City Cod which shall comply with the Eagle City Code, as it exists at the time such applications are made except as otherwise provided within this Agreement. 3.3 The Concept Plan(Exhibit C)represents the Owner's current concept for completion of the project. As the Concept Plan evolves, the City understands and agrees that certain changes in that concept may occur. If the City determines that any such changes require additional public comment due to potential impacts on surrounding property or the community, a public hearing shall be held on any proposed changes in the Concept Plan,notice shall be provided as may be required by the City. 3.4 The conditions,covenants and restrictions for the Property shall contain at least the following: (a) An allocation of responsibility for repair and maintenance of all community and privately owned landscaping, pressurized irrigation facilities, fencing, common drives, and amenities. The owner shall provide an operation and maintenance manual including the funding mechanism as an addendum to the CC&Rs and the repair and maintenance requirement shall run with the land and the requirement cannot be modified and the homeowner's association or other entity cannot be dissolved without the express consent of the city. (b) A requirement for all fencing to be installed as shown on the Concept Plan Fence Exhibit (Exhibit D). All other fencing (i.e. dog-eared cedar fencing, vinyl, chain-link) shall be prohibited. (c) A requireme t that in the event any of the CC&Rs are less restrictive than any government rules, regulat ons or ordinances, then the more restrictive government rule, regulation or ordinances s all apply. The CC&Rs are subject to all rules, regulations, laws and ordinances of all applicable government bodies. In the event a governmental rule, regulation, law or ordinance would render a part of the CC&Rs unlawful, then in such event that portion shall be deemed to be amended to comply with the applicable rule,regulation,law or ordinance. 3.5 The required setbac s shall be as follows: Single-Family D tached Units Front 21-feet 36-feet(garage) Rear 20-feet Interior Side 7.5-feet(first story)5-feet(each additional story) Street Side 20-feet Maximum Lot Coverage 60% Single-Family Attached Units Front 21-feet (10-feet if alley load) 36-feet(garage front-load) Front(Lot 7,Blo k 3) 17-feet(living),25-feet(garage) Rear 15-feet (5-feet if alley load) Interior Side 5-feet (0-feet for common wall) Street Side 20-feet Maximum Lot Coverage N/A 3.6 A letter of approval shall be provided to the City from the Eagle Sewer District indicating the Property has been annexed into the Eagle Sewer District's service boundaries prior to the submittal of a final plat ap lication. Owner shall comply with all applicable Eagle Sewer District's regulations and con itions prior to the submittal of a final plat application.A letter of approval shall be provided to the ity from the Eagle Sewer District approving construction plans for each final plat phase prior to the issuance of a "Notice to Proceed" with construction letter. Prior to the Page 18 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working Files\Fluntridge Sub PZF.doc 1 issuance of any b ilding permits, Owner shall provide proof of central sewer service to the proposed residential�use. 3.7 Owner shall comply with all of Idaho Power Company requirements, including, but not limited to, the separation distance between an electrical transformer and structure. 3.8 The single-family detached dwellings shall be constructed in substantial conformance to the styles of architecture as shown on Exhibit E. To assure complia ce with this condition, the applicant shall create an architectural control committee (ACC) a component of the development's CC&Rs. Provisions regarding the creation and operating proc dures of the ACC shall be included in the CC&Rs and shall be reviewed and approved by the Ci attorney prior to the approval of the first final plat. The submittal of the building permit application to the City for each structure within the development shall be accompanied by an approval letter from the Architectural Control Committee. Building permit applications that do not have an approval letter attached will not be accepted. To assure compliance with the conditions of approval herein,the City reserves the right to deny, at its discretion, any building permit application that does not substantially conform to the design requirements as shown on Exhibit E. If a building permit is denied, the applicant shall have the right to appeal the decision to the Eagle City Council in accordance with Eagle City Code Section 8-7-4-1. 3.9 Owner shall submit a design review application(s)showing at a minimum: 1)single-family attached dwellings, 2) community center (with weight room) 3)proposed development signage, 4) planting details within all common areas throughout the development, 5) elevation plans for all proposed common area structures, irrigation pump house (if proposed), 6) landscape screening details of the irrigation pump house (if proposed), and 7) useable amenities such as picnic tables, covered shelters,benches, gazebos, and/or similar amenities(if proposed). The design review application(s) shall be reviewed and approved by the Eagle Design Review Board and Eagle City Council prior to the submittal of the first final plat. 3.10 Owner shall place a 4'x8' subdivision sign(s) containing information regarding the proposed development. The subdivision sign(s) shall be located along each roadway that is adjacent to the Property.The subdivision sign(s)shall be located on the Property outside of the public right-of-way and remain clearly visible from the roadway. COMMISSION DECISION REGARDING THE PRELIMINARY PLAT: The Commission voted 4 o 0(McLaughlin absent)to recommend approval of PP-03-23 for a preliminary plat for Huntridge Subdivision (Exhibit "A") with the following staff recommended site specific conditions of approval and standard conditions of approval: SITE SPECIFIC CONDITIONS OF APPROVAL: 1. Comply with all c nditions within the development agreement for rezone application RZ-03-23. 2. Comply with all r quirements of the City Engineer. 3. The applicant sh 11 submit payment to the City for all engineering and legal fees incurred for reviewing this pr ject, prior to the City Clerk signing the final plat and/or upon receipt of an invoice by the Ci ,whichever occurs first. (ECC 9-2-3 [C] [3] [1]) Page 19 of 29 K:\Plannin4 Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working FilesVtuntridge Sub PZF.doc 4. The applicant shill be required to pay the required $60,900.00 preliminary plat Storage Trunk Line fee along wi�h the associated final plat Storage Trunk Line fee at the time of submittal of the first final plat ap lication. In the event the City adopts water system capitalization fees prior to • submittal of a final plat application the payment of the STL fees shall not be required. The required water system capitalization fees shall be paid at the time of submittal of a fmal plat application. 5. The developer shall provide a 10-foot-wide concrete sidewalk built to ACHD Standards for Sidewalks along North Palmer Lane prior to the City Clerk signing the final plat. 6. The developer shall provide 6-foot-wide concrete pathways built to City Standards for Concrete Pathways in alignment with the pathway shown within the common area (Lot 13, Block 5) and Lots 1-6, 8, 10-1 ,and 14-16,Block 5.The pathways shall connect to the 5-foot sidewalk located within Lots 7 d 10, Block 5. The pathway shall be located within a 20-foot-wide access easement. The a Bement shall have a minimum 4-foot-wide margin on each side of the pathway tread. The pathway easement shall be recorded and referenced as a plat note on the fmal plat. The 6-foot-wide pathway shall be constructed prior to the City Clerk signing the final plat. 7. Provide a revised preliminary plat showing a 6-foot-wide pathway located within the common area (Lot 13, Bl ck 5) and Lots 1-6, 8, 10-12, and 14-16, Block 5. The revised preliminary plat shall be provided prior to submittal of a design review application. 8. Provide correspo deuce from Idaho Power indicating approval of the locations of the public utility easements rior to submittal of a final plat application. 9. Provide a revised preliminary plat with the reference to Lot 9, Block 2 within plat note #16, changed to Lot 9, Block 3. The revised preliminary plat shall be provided prior to submittal of a fmal plat application. 10. The applicant sh.ll be required to obtain the proper permit and subsequently abandon any existing septic system(s) and drainfield(s) located on site. Upon removal the applicant shall provide documentation fro m the subdivision contractor indicating the septic system(s) and drainfield(s) were properly ab. doned prior to the City Clerk signing the fmal plat. 11. The developer sh 111 provide shade-class trees(landscape plan to be reviewed and approved by the Design Review oard) along both sides of all streets within this development. Trees shall be placed at the fro t of each lot generally at each side property line, or as approved by the Design Review Board. he trees shall be located within an 8-foot-wide landscape strip between the 5- foot wide concre t sidewalk and the curb. Any and all drainage swales and/or seepage beds shall be placed so as t. not interfere with the required placement of street trees. Prior to the City Clerk signing the final plat the applicant shall either install the required trees, sod, and irrigation or provide the City ith a letter of credit for 150%of the cost of the installation of all landscape and irrigation improv.ments. Trees shall be installed prior to obtaining any occupancy permits for the homes. A tempdrary occupancy may be issued if weather does not permit landscaping. Partial reduction of the surety may be permitted for any portion of the development that is completed, including street trees that have been installed. On-going surety for street trees for all undeveloped portions of the development will be required through project completion. The CC&Rs shall contain a provision granting the City access to install the required street trees within the 8-foot- wide planter strip in the event the City has to utilize the surety for installation of the street trees. Page 20 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working Files\Huntridge Sub PZF.doc 12. The developer shall provide a detailed arborist report and a tree inventory map identifying all existing trees located on site. The report shall identify, at a minimum, species, size, and health of the trees. The arborist report and map shall be provided with the submittal of a design review application. All living trees shall be preserved, unless otherwise determined by the Design Review Board and the City Council. A detailed landscape plan showing how the trees will be integrated into the open space areas or private lots (unless approved for removal by the City Council) shall be provided for City Council final approval prior to the submittal of a final plat. Construction fen ing shall be installed (pursuant to the Design Review Board's direction) to protect all trees at are to be preserved, prior to the commencement of any construction on the site. No trees s all be removed from the site prior to city approval of a tree removal and replacement plan. (ECC 8-2A-7[E]and ECC 8-2A-18) 13. The applicant shall provide a license agreement from ACHD approving the landscaping located within the public frights-of-way abutting and within this site prior to approval of a final plat. (ECC 9-4-1-2) 14. 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(J). 15. The Huntridge Estates Subdivision shall remain under the control of one Homeowners Association.(ECC 9-3-8[D][4]) 16. The applicant shall place a note on the final plat that the pressurized irrigation system and all common lots are to be owned and maintained by the Homeowner's Association. 17. The applicant shall provide CC&Rs that the Homeowner's Association shall have the duty to maintain the pressurized irrigation system and all common landscape areas in the subdivision are maintained in a competent and attractive manner, including the watering, mowing, fertilizing and caring for shrubs and trees in perpetuity. (ECC 9-4-1-9[C][1]) 18. The applicant shall work with the City to establish a Conservation and Education Program(CEP) Funding Plan ass ciated with Huntridge Subdivision. The CEP Funding Plan shall be executed by the applicant and the City prior to the City Clerk signing the final plat.(ECC 8-6-7[B][4]) 19. To allow for the future installation of municipal fiber-optic cable,the applicant shall be required to install municipal fiber-optic conduit lines along all streets in accordance with the City's Fiber Master Plan. Thej applicant shall conduct a pre-application meeting with the City of Eagle Fiber Department prio to submittal of a final plat application. Upon completion of the installation of the municipal fi er-optic conduit lines, the applicant shall provide GIS coordinates of the locations of the unicipal fiber-optic conduit lines. The municipal fiber-optic conduit lines shall be installed, GIS coordinates provided, and the fiber-optic conduit lines shall be dedicated to the City prior to the ity Clerk signing the final plat. 20. All plat notes that are required on the preliminary plat shall be transferred to the final plat prior to submittal of a final plat application. NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of Approval contained herein the Site Specific Condition of Approval shall control. STANDARD CONDITIONS OF APPROVAL: 1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho Transporta;ion Department, including but not limited to approval of the drainage system, curbs,gutters,streets and sidewalks. Page 21 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working FilesWuntridge Sub PZF.doc 2. Correct street names, as approved by the Ada County Street Name Committee, shall be placed on the plat prior to the City Engineer signing the fmal plat. 3. Complete water and sewer system construction plans shall be reviewed and approved by the City Engineer. Required improvements shall include, but not be limited to, extending all utilities to the platted property. The developer may submit a letter in lieu of plans explaining why plans may not be necessary. 4. Idaho Department pf Health&Welfare approval of the sewer and water facilities is required prior to the City Engineer signing the final plat(I.C. Title 50,Chapter 13 and I.C. 39-118). 5. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho Department of Water Resources prior to the City Engineer signing the final plat. 6. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to furnis the City Engineer with a letter from the sewer entity serving the property, accepting the proj ct for service,prior to the City Engineer signing the final plat. 7. All homes being onstructed with individual septic systems shall have the septic systems placed on the street side of the home or shall have their sewer drainage system designed with a stub at the house front to allow for future connection to a public sewer system. 8. Per Idaho Code, ection 31-3805, concerning irrigation rights, transfer and disclosure, the water rights appurtenant to the lands in said subdivision which are within the irrigation entity will be transferred from said lands by the owner thereof; or the subdivider shall provide for underground tile or other lik satisfactory underground conduit to permit the delivery of water to those landowners with' the subdivision who are also within the irrigation entity. See Eagle City ode Section 9-4-1-9(C), which provides overriding and additional specific criteria for press rized irrigation facilities. Plans showing the delivery system must be approved by a registered professional engineer and shall be approve by the City Engineer prior to the City Engineer signing the fmal plat. 9. The applicant sh 11 submit a letter from the appropriate drainage entity approving the drainage system and/or ac epting said drainage; or submit a letter from a registered professional engineer certifying that al drainage shall be retained on-site prior to the City Engineer signing the final plat.A copy of e construction drawing(s)shall be submitted with the letter. 10. Drainage system plans shall be submitted to the City Engineer for review and approval prior to the City Engineer signing the final plat. The plans shall show how swales, or drain piping, will be developed in e drainage easements. The approved drainage system shall be constructed,or a surety shall be s bmitted to the City Clerk,prior to the City Engineer signing the final plat. The CC&R's shall c ntain clauses to be reviewed and approved by the City Engineer and City Attorney,prior t the City Engineer signing the final plat, requiring that lots be so graded that all runoff runs eithe over the curb,or to the drainage easement,and that no runoff shall cross any lot line onto another lot except within a drainage easement. 11. No ditch, pipe or other structure, or canal, or drain, for irrigation water or irrigation waste water owned by an organized irrigation district, canal company, ditch association, drainage district, drainage entity, or other irrigation entity, shall be obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or changing has first been approved in writing by the entity. A Registered Engineer shall certify that any ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch(1)has been made in such a manner that the flow of water will not be impeded or increased beyond carrying capacity of the downstream ditch; (2)will not otherwise injure any person or persons using or interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works Construction. A copy of such Page 22 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023\Huntddge Sub A RZ PP\Working Files\Huntridge Sub PZF.doc written approval and certification shall be filed with the construction drawing and submitted to the City Engineer Prior to the City Engineer signing the final plat. 12. Encroachments including,but not limited to,landscaping,fencing,lighting,and/or pathways shall not be located within any easement or right-of-way for any ditch,pipe or other structure,or canal, or drain, used for irrigation water or irrigation waste water without the express written approval of the organized irrigation district, canal company, ditch association, drainage district, drainage entity or other irrigation entity associated with such ditch, pipe or other structure, drainage or canal. The applicant shall submit a copy of the written approval from the irrigation entity, drainage district,or drainage entity prior to the City Clerk signing the final plat. 13. Street light plans shall be submitted and approved as to the location, height and wattage to the City Engineer prior to the City Engineer signing the final plat. All construction shall comply with the City's specifications and standards. The applicant shall delineate on the face of the fmal plat an easement, acceptable to the City Engineer, for the purpose of installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public right-of-way,prior to the City Engineer signing the final plat. Whether located inside or outside of the public right-of-way the perpetual maintenance of the street lights shall be the responsibility of the applicant, subdivider, business owner, homeowner, or homeowner's/business owner's association,whichever the case may be. The applicant shall pay applicable street light inspection fees on the proposed subdivision prior to signing of the final plat by the Eagle City Engineer. 14. The applicant shall submit cut sheets showing street lighting details for review and approval by the Zoning Administrator prior to the submittal of the fmal plat. The plans shall show how the streetlights will facilitate the"Dark Sky"concept of lighting. 15. The applicant shall provide utility easements as required by the public utility providing service, and as may be required by the Eagle City Code,prior to the City Engineer signing the final plat. 16. An approval letter from the Eagle Fire Department shall be submitted to the City prior to the City Engineer signing the final plat. The letter shall include the following comments and minimum requirements,and any other items of concern as may be determined by the Eagle Fire Department officials: a. The applicant has made arrangements to comply with all requirements of the Fire Department. b. The propo ed fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire Department prior to the City Engineer signing the final plat. c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings, 1,500 gallons per minute for dwellings having a fire area in excess of 3,600 square feet, and 1,500 gallons per minute (i.e.; Commercial, Industrial, Schools, etc.). Flow rates shall be inspected in accordance with all agencies having jurisdiction, and shall be v rifled in writing by the Eagle Fire Department prior to issuance of any building permits. d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department prior to issuance of a building permit. 17. Covenants, homeowner's association by-laws or other similar deed restrictions, acceptable to the Eagle City Attorney which provide for the use, control and mutual maintenance of all common areas, storage facilities, recreational facilities, street lights or open spaces shall be reviewed and approved by the Eagle City Attorney prior to the City Engineer signing the final plat. Page 23 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working Files\Huntridge Sub PZF.doc A restrictive covenant must be recorded and a note on the face of the fmal plat is required, providing for mutual maintenance and access easements. Appropriate papers describing decision-making procedures relating to the maintenance of structures, grounds and parking areas shall be reviewed and approved by the Eagle City Attorney prior to the City Engineer signing the fmal plat. 18. Should the homeowner's association be responsible for the operation and maintenance of the storm drainage faOilities, the covenants and restrictions, homeowner's association by-laws or other similar deed restrictions acceptable to the Eagle City Attorney shall be reviewed and approved by the Eagle City Attorney prior to the City Engineer signing the final plat. 19. The applicant shall submit an application for Design Review, and shall obtain approval for all required landscape g, common area and subdivision signage prior to the City Engineer signing the final plat. 20. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area designated by the City Council or the Eagle Parks, Pathways, and Recreation Commission for a path or walkway shall be approved in writing by the Eagle City Parks, Pathways,and Recreation Commission prior to approval of the final plat by the City Council. 21. Conservation,recreation and river access easements(if applicable) shall be approved by staff and the City Engineer and shall be shown on the fmal plat prior to approval of the final plat by the City Council. 22. The applicant shall place a note on the face of the plat which states: "Minimum building setback lines shall be in a cordance with the applicable zoning and subdivision regulations at the time of issuance of the building permit or as specifically approved and/or required". 23. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and river protection regulations(if applicable)prior to the City Engineer signing the final plat. 24. The development shall comply with the Boise River Plan (if applicable) in effect at the time of City Council consideration of the final plat. 25. The applicant shall obtain written approval of the development relative to the effects of the Boise River floodplain(if applicable)from the Corps of Engineers prior to approval of the final plat by the City Engineer. 26. The applicant shall obtain approval of the development relative to its effects on wetlands or other natural waterways(if applicable)from the Corps of Engineers and the Idaho Department of Water Resources and/or any other agency having jurisdiction prior to the City Engineer signing the fmal plat. 27. Basements in homes in the floodplain are prohibited. 28. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, Eagle Comprehensive Plan, and all applicable County, State and Federal Codes and Regulations shall be complied with.I All design and construction shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the Commission and/or Council. 29. Any changes to the plans and specifications upon which this approval is based, other than those required by the above conditions, will require submittal of an application for modification and approval of that application prior to commencing any change. Any change by the applicant in the planned use of th property which is the subject of this application, shall require the applicant to comply with all les, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time a applicant or its successors in interest submits application to the City of Eagle for a change to th planned use of the subject property. Page 24 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working Files\Huntridge Sub PZF.doc 30. No public board,, agency, commission, official or other authority shall proceed with the construction of or authorize the construction of any of the public improvements required by the Eagle City Code Title 9 "Land Subdivisions"until the final plat has received the approval of the City Council(EC 9-6-5 (A)(2)). After Council app oval of the final plat, the applicant may construct any approved improvements before the City E ineer signs the final plat. The applicant shall provide a fmancial guarantee of performance in a amount of 150% of the total estimated cost for completing any required improvements (see resolution 98-3) prior to the City Engineer signing the final plat. The financial guarantee shall be a Letter of Credit, Certificate of Deposit, cash deposit or certified check. 31. In accordance with Eagle City Code, failure to obtain a recorded final plat for the subdivision within one year f llowing City Council approval shall cause this approval to be null and void, unless a time extension is granted by the City Council. 32. Prior to submitti .g the final plat for recording, the following must provide endorsements or certifications: O ers or dedicators, Registered Land Surveyor, County Engineer, Central District Health Department, Ada County Treasurer, Ada County Highway District Commissioners,City Engineer,and City Clerk. 33. The City's action on the application does not grant the applicant any appropriation of water or interference with existing water rights. The applicant indemnifies and holds the City harmless for any and all water 'ghts, claims in any way associated with this application. 34. The applicant sh 11 take care to locate and protect from damage existing utilities, pipelines and similar structures. Documentation indicating that "Digline" has performed an inspection of the site shall be subm.tted prior to the issuance of any building permits for the site. 35. Place a note on tie final plat which states in general that surrounding land with farm uses and related activities shall be protected pursuant to the Idaho Right to Farm Act. 36. The applicant shall install at the entrance to the subdivision a 4' x 4' plywood or other hard surface sign(mounted on two 4"x 4"posts with the bottom of the sign being a minimum of 3-feet above the ground) noticing the contractors to clean up daily, no loud music, and no dogs off leash. 37. Owner shall prov de a "Heavy Truck Traffic Plan" to be followed by any vehicle or equipment over 8000 G . The plan shall show all designated routes and hours of operation. The heavy truck traffic routs shall maximize use of highways and major arterials while minimizing use of smaller residentiSI streets. The plan will also cite that compression braking is prohibited everywhere in Ada County. Owner is responsible for communicating the approved plan to all sub-contractors and for monitoring compliance. 38. The applicant shall provide a construction site dust control mitigation plan to be reviewed and approved by staff prior to the issuance of a"Notice to Proceed"with construction letter. CONCLUSIONS OF LAW: 1. The Commission reviewed the particular facts and circumstances of this proposed rezone upon annexation (A-02-23,iRZ-03-23) 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 R-6-DA(Residential with a development agreement [in lieu of a PUD]) is consistent with the Village/Community Center and Compact Residential designations as shown on the Comprehensive Plan Land Use Map; Page 25 of 29 K:\Piannini Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working Files\Huntridge Sub PZF.doc b. The information p ovided from the agencies having jurisdiction over the public facilities needed for this site indica es that adequate public facilities exist, or are expected to be provided,to serve all uses allowed o this property under the proposed zone; c. The proposed R- -DA (Residential with a development agreement [in lieu of a PUD]) zoning district is compati le with the RUT(Rural-Urban Transition—Ada County designation)zone and land use to the no h since that area may be developed with commercial uses in the future and the proposed residential development is designed to provide a transition between the commercial area and residential properties located south of the proposed development; d. The proposed R-(-DA (Residential with a development agreement [in lieu of a PUD]) zoning district is compatible with the RUT(Rural-Urban Transition—Ada County designation)zone and land use to the south since that area may be developed in a similar manner; e. The proposed R-6-DA (Residential with a development agreement [in lieu of a PUD]) zoning district is compatible with the MU-DA (Mixed Use with a development agreement) and R-4-DA (Residential with la development agreement) zone and proposed land uses to the east since that area is proposed to be developed with commercial and residential uses and there will be a landscaped buffer located along North Palmer Lane on both sides of the road; f. The proposed R-6-DA (Residential with a development agreement [in lieu of a PUD]) zoning district is compatible with the RUT(Rural-Urban Transition—Ada County designation)zone and land use to the west since that area may be developed in a similar manner; g. The land proposd for rezone is not located within a "Hazard Area" or "Special Area" as described within e Comprehensive Plan; and h. No non-conformi g uses are expected to be created with this rezone. 2. The Commission reviewed the particular facts and circumstances of this proposed development agreement in lieu of a PUD, and based upon the information provided concludes that the proposed development is in accordance with the City of Eagle Comprehensive Plan and established goals and objectives because: a. That the proposed preliminary plat (with a development agreement in lieu of a PUD) is in the public interest,advances the general welfare of the community and neighborhood,and will not be detrimental to the economic welfare of the community. Huntridge Subdivision is designed in conformance with the comprehensive plan and consistent with the requirements of Eagle City Code. Development of the property will generate increased tax revenue to o et the cost of supporting public services;and b. That the development be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and how such use will not hange the essential character of the same area. Huntridge Subdi ision is designed to be compatible with the adjacent properties based on the comprehensive pl designations of Village/Community Center and Compact Residential and the approved develo ments within the area (Millstone Farms Subdivision and Torrente Secco Subdivision); and c. That the develop ent will not be hazardous or disturbing to existing or future neighborhood uses. Huntridge Subdivision is designed in a manner which is harmonious with approved subdivisions located in proximity to the site and future development based on the comprehensive plan. The proposed subdivision will provide pedestrian and vehicular interconnectivity to the adjacent properties; and Page 26 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working Files\Huntridge Sub PZF.doc d. That the development does not involve uses, activities, processes, materials, equipment, and/or conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise,smoke,fumes,glare or odors. The development is planned for residential, similar to the character of the surrounding area. It is not anticipated t at any uses or activities will be detrimental to the surrounding properties upon completion of th site work. Huntridge Subdivision will be served by North Palmer Lane. The subdivision is pr posed with three(3)stub streets for providing access to the adjacent properties; and e. That the development will be served adequately by essential public facilities such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer, and schools. Huntridge Subdivision will be served by North Palmer Lane and three (3) stub streets (upon development of the adjacent properties). All central services(including police and fire protection) are available or ay be extended to the site, as noted within the letters provided by the agencies having jurisdictipn over the site. Development of sewer, water, drainage, streets and other urban services will be Provided at the developer's expense; and f. That the development will not create excessive additional requirements at public cost for public facilities and services. All public facilit es and services are supplied by the developer and must be approved at the time of installation d before acceptance by the Eagle Sewer District, City of Eagle Water Department,and Ada County Highway District;and g. That the develo ment is provided with parks, ponds, open areas, areas of special interest, floodplain prese ation, and/or other special features which would not typically be provided in a non-PUD proposal. The development will contain a minimum of 2.03-acres (20.3%) of open space. A total of.82- acres (40.4%) of the common area open space is active open space. The open space consists of a pool house, swimming pool, gym, lobby/lounge, dog park, community gardens, tot lot, and benches;and h. That the vehicular approaches to the property are designed to not create an interference with traffic on surrounding public thoroughfares. The development will include three(3)stub streets to the adjacent properties located to the north, south, and west which will provide intra-neighborhood connectivity. The design and construction of the roadways d entrances is regulated by the Ada County Highway District;and i. That the development will not result in the destruction, loss, or damage of a natural, scenic or historic feature of major importance. The site was previously utilized for a contractor's yard; therefore,no scenic or historic features of major importance exist on site; and;and j. That the proposed development will be harmonious with and in accordance with the general objectives or with any specific objective of the Comprehensive Plan. The Eagle Comprehensive Plan designates the property as Village/Community Center and Compact Residential. The applicant is requesting a R-6-DA (Residential with a development agreement[in lieu of a PUD)to allow for flexibility in design while still maintaining a maximum density of the proposed development at 5.8-dwelling units per acre; and Page 27 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023\Huntridge Sub A RZ PP\Working Files\Huntridge Sub PZF.doc k. That the proposed development will be harmonious with and in accordance with the general objectives or with any specific objective of Eagle City Code Title 8. This applicant has requested approval of a rezone with a development agreement (in lieu of a PUD), and preliminary plat as outlined in Eagle City Code and satisfies those requirements as well as will be required to meet the conditions herein. In addition, the developer will be required to submit an application for design review and comply with all Eagle City Codes and conditions of approval of the design review; and 1. That the benefits, combination of various land uses, and interrelationship with the surrounding area for this proposed development justifies any proposed deviation from any standard district regulations. Residential is the only use approved for this development. In case of large—scale PUDs (incorporating eleven (11) or more lots or dwelling units): m. That public services shall be provided to the development including, but not limited to, fire protection, police protection, central water, central sewer, road construction, parks and open space,recreation,maintenance, schools and solid waste collection. The public services that would be provided to the development include the following: Fire Protection This development is located within the boundaries of the Star Fire Protection District. Police Protection The project will be served by the Eagle Police Department. Water Service The project is located within an area that is served by City of Eagle Municipal Water System. The water infrastructure will be constructed at the developer's expense. Sewer As required herein, the applicant is required to comply with the requirements and conditions of the Eagle Sewer District. Also, the owner will be required to provide proof of central sewer service to the proposed residential uses. Road Construction The construction of all roads within the development will be completed by the developer. Upon completion,the roads will be dedicated to the Ada County Highway District. Open Space The development will contain a minimum of 20.3% passive and active open space. The open space consists of common lots containing seating areas and pathways. Maintenance The maintenance of any private open space areas will be regulated by the Huntridge Subdivision Homeowner's Association. The roads, sewer, and water infrastructure will be publicly owned and maintained by the respective agencies. Schools The site is located within the West Ada School District boundaries. Page 28 of 29 K:\Planning Dept\Eagle Applications\SUBS\2023Viuntridge Sub A RZ PP\Working Files\Huntridge Sub PZF.doc Solid Waste Collection Solid waste collection is provided by Hardin Sanitation Service through a contract with the City of Eagle. n. That an estimate of the public service costs to provide adequate service to the development has been provided by the developer. The development will not create excessive additional requirements at public cost for public facilities and services because the facilities and services will be constructed at the expense of the developer as conditioned within the approval. o. That an estimate of the tax revenue that will be generated from the development has been provided by the developer. The estimated tax revenue generated to the City of Eagle from the development at build-out is approximately$11,778.00/annually(without Homeowner's Exemption). p. That suggested public (or private) means of financing the services for the development if the cost for the public services would not be offset by the tax revenue received from the development has been provided by the developer. The extension of public utilities and the construction of the roads will all be borne by the developer at no cost to the public. The developer provides the services in the initial stages of development;therefore,the public service providers avoid potential liability and expenses. DATED this 18th day of December,2023. PLANNING AND ZONING COMMISSION OF THE CITY OF EAGLE Ada County,Idaho .e1:4L(Lj Trent Wright,Chairman oRPOA,•:C ;: Tracy E. 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