Minutes - 2024 - Planning & Zoning Commission - 01/22/2024 - SpecialTHE CITY OF EAGLE
PLANNING AND ZONING COMMISSION
January 22, 2024
Minutes
1. CALL TO ORDER: Meeting called to order at 6:02 p.m.
2. ROLL CALL: Present: GUERBER, MCAULEY, MCLAUGHLIN, SMITH. Absent: WRIGHT.
A quorum is present.
3. CONSENT AGENDA: ALL CONSENT AGENDA ITEMS ARE CONSIDERED ACTION ITEMS.
• Consent Agenda items are considered to be routine and are acted on with one motion. There will
be no separate discussion on these items unless the Chairman, a Commissioner, member of City
Staff, or a citizen requests an item to be removed from the Consent Agenda for discussion. Items
removed from the Consent Agenda will be placed on the Regular Agenda in a sequence
determined by the Rules of Order.
• Any item on the Consent Agenda that contains written recommendations from the City of Eagle
shall be adopted as part of the Planning & Zoning Commission's Consent Agenda approval
motion unless specifically stated otherwise.
A. Minutes of January 8, 2024. (ELL)
McLaughlin moves to approve the consent agenda as presented. Seconded by McCauley
ALL AYES... MOTION CARRIES.
4. UNFINISHED BUSINESS: None.
5. PUBLIC HEARINGS: ALL PUBLIC HEARING ITEMS ARE CONSIDERED ACTION ITEMS.
A. RZ-11-15 MOD — Development Agreement Modification for East End Marketplace —
TPC Commercial, LLC: TPC Commercial, LLC, represented by Zach Turner with Rennison
Design, is requesting a development agreement modification (development agreement in lieu
of a conditional use permit) to modify the conditions of development and concept plan
contained within the executed development agreement. The 15.55-acre site is generally located
on the east side of South Edgewood Lane between East State Street and State Highway 44.
(MJW)
Debrah Nelson, 601 W. Bannock Street Boise, ID. Nelson provides an overview of the
application.
Nelson responds to questions from the Commission.
Planner Williams responds to questions from the Commission.
City Planner, Micheal Williams provides an overview of the application.
Chairman Guerber opens the Public Hearing.
Cynthia Horsford, 7431 W. Corinthia Street Eagle, ID opposes the application with concerns
related to an increase in traffic.
Tom Simmonds, 724 N. Spyglass Way Eagle, ID. Simmonds expresses concerns related to the
egress of the proposed application.
Nelson addresses concerns raised during the public hearing.
Nelson responds to questions from the Commission.
Chairman Guerber closes the Public Hearing.
Discussion amongst the Commission.
Page 1 of 3
K:\P&Z\M IN U TES\2024\PZ-01-22-24. d oc
McCauley motions to approve RZ-11-15 MOD— Development Agreement Modification
for East End Marketplace — TPC Commercial, LLC subject to staff recommendations
outlined in the staff packet with the amendment of 3.7, 3.8, 3.10, and 3.19 as discussed.
Seconded by McLaughlin. ALL AYES...MOTION CARRIES.
B. PU-03-23 — Valnova Planning Unit Master Plan (PUMP) No. 4 — GWC Capital, LLC:
GWC Capital, LLC, represented by Langvardt Design Group, is requesting approval of
Planning Unit Master Plan (PUMP) No. 4 for the Valnova Planned Development (formerly
known as Spring Valley). Planning Unit Master Plan No. 4 consists of 26.32-acres of land
within the Southwestern Planning Area and includes one (1) 9.92-acre Estate Residential
parcel and one (1) 14.28-acre Regional Open Space (ROS) lot, pursuant to Eagle City Code
Title 11 A and in accordance with the amended and restated development agreement associated
with the Valnova Development, designating the land for the future development of the City of
Eagle regional sports park. The 26.32-acre site is generally located 2,800-feet northeast of
State Highway 16 at Equest Lane. (DM)
Eric Langvardt with Langvardt Design Group provides an overview of the application.
City Planner, Daniel Miller provides an overview of the application.
Planner Miller responds to questions from the Commission.
Chairman Guerber opens the Public Hearing.
Eric Schirmer, 4430 N. Double S Lane Eagle, ID. Schirmer expresses concerns with access to
the property of the proposed application as well as the regional open space pathways to the
farmers union ditch.
Tom Kress, 5002 N. Highway 16 Eagle, ID. Kress expresses concerns in regard to the
identification of the pipeline.
Eric Schirmer, 4430 N. Double S Lane Eagle, ID. Schirmer expresses concerns related to the
grading of the pathways.
Lawrence Stubbs with Alliance Consulting, 533 E. Riverside Dr. Eagle, ID. Stubbs addresses
concerns raised during the Public Hearing.
Langvardt addresses concerns raised during the Public Hearing.
Chairman Guerber closes the Public Hearing.
Discussion amongst the Commission.
Mclughlin motions to approve PU-03-23 — Valnova Planning Unit Master Plan (PUMP)
No. 4 — GWC Capital, LLC with the sight specific conditions listed on page 5 and the
standard conditions listed on page 34. Seconded by Smith. ALL AYE...MOTION
CARRIES.
6. NEW BUSINESS: None.
7. REPORTS:
A. Commission: None.
B. City Attorney: None.
C. Staff: Planner Williams gives an overview of upcoming applications.
8. ADJOURNMENT:
McLaughlin moves to adjourn. Seconded by Guerber. ALL AYES... MOTION CARRIES.
Hearing no further business, the Commission meeting adjourned at 7:30p.m.
Page 2 of 3
K:\P&Z\M I N UT ES\2024\PZ-01-22-24.d oc
SUBMITTED:
rii/(9
EMILY I4' K ,
CLERK 120F E MEETING
APPROVED:
TRENT WRIGHT,
CHAIRMAN
AN AUDIO RECORDING OF THIS MEETING IS AVAILABLE FOR DOWNLOAD AT
W W W. CITYOFEAGLE.ORG.
Page 3 of 3
K:\PBZ\M IN U TES\2024\PZ-01-22-24.d oc
1/23/2024
VALNOVA PLANNED UNIT MASTER
PLAN (PUMP) No. 4
PU-03-23
Eagle Planning & Zoning Public Hearing
January 22, 2024
City Staff: Daniel Miller l Planner III
Phone: 939-0227
E-Mail: dmiller@cityofeagle.org
1
Project History:
Original Project Submittal — April 2006
(CPA, Annexation, Rezone with Development Agreement Conditional Use and PUD)
• Project was no contiguous to the City Limits at the time of application
• Land was not in the City's planning boundary/Comp Plan
City -Wide Plan Amendment — Adopted February 2007
• Oppose to a stand alone amendment the Council directed the City to complete the Foothills Subarea
Plan, north of Homer Road and between SH-16 & SH-55
• M3 (previous developer) was allowed to retain their CPA application through the City's planning
process.
Approved Application — November 2007
City Council Approved the Pre-Annexation/Development Agreement (Establishing a process for the
future annexation & rezone). City denied the Comprehensive Plan Amendment designating the
property as "Foothills Residential."
"Clouded" Entitlement - Not approved to construct, additional work & Studies to be
completed to pertect the application.
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1/23/2024
Necessary Project Specific Approvals -
• FEMA CLOMR approval — February 2009
• Hillside & Grading Standards — November 2009
• Annexation & Rezone — November 2009
• Habitat Mitigation Plan —January 2011
• ECC Title 11: Planned Developments Chapter A: Spring Valley — January 2014
• Included a Zoning Ordinance Amendment & Design Review Applications
Development Agreement Modification — January 2014
• Recognized the master plan approvals
• Recognized ECC 11A
• Established the process for development
3
Planning Unit Master Plan (PUMP)
"The guide to development of all or a portion of the Planning Unit and
includes, individually and collectively:
• Planning Unit Land Use Plan ,
• Planning Unit Master Drainage Plan,
• Planning Unit Master Street & Circulation Plan,
• Planning Unit Master Potable Water Plan,
• Planning Unit Master Wastewater Plan,
• Planning Unit Master Pressurized Irrigation Plan,
• Planning Unit Master Parks, Trails, & Open Space Plan,
• Planning Unit Master Public Facilities Plan,
• Planning Unit Environmental Design Plan
applicable to a particular Planning Unit or portion thereof, and which is
developed based on, and consistent with the Project Master Plan"
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4
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1/23/2024
Whya PUMP?
Recognizing the size and the extended build -out of the project, the PUMP is a
check to ensure that each individual projects within the larger "Spring Valley
Planned Community" has current engineering and studies that are consistent
with the requirements of the Development Agreement, and Eagle City Code.
Has the "cloud" been lifted?
A PUMP is not...
• A comprehensive plan review — that was completed with the development
agreement approval in 2007.
• A new entitlement - the development agreement clearly states the allowance
and terms of development including density and uses.
• A subdivision - The PUMP alone does not allow for the division of property. A
preliminary plat is required.
Project Summary:
The applicant, GWC Capital, LLC, represented by Eric Langvardt, is
requesting:
• Approval of Planned Unit Master Plan No. 1 (PUMP) (PU-01-21) for
Spring Valley.
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5
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1/23/2024
11A-7-5 Procedures for Approval:
The following procedures shall be used for the review and approval of a PUMP application:
A. Action By Planning And Zoning Commission:
1. ...The planning and zoning commission shall either recommend approval, approval with conditions, or
continue for further review, the PUMP application ... If the PUMP is in substantial conformance with the PADA and
applicable provisions of this title, the planning and zoning commission shall not unreasonably withhold a
recommendation of approval. If the planning and zoning commission finds that the PUMP submitted does not
reflect proportional progress of planning area requirements (such as density, open space, community and
neighborhood centers, etc.) in comparison to the percentage of planning area already developed, the planning
and zoning commission may still proceed with processing the PUMP if the commission finds that adequate
conditions can be imposed on future PUMP applications to ensure reasonable progress toward completion of the
planning area requirements.
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7
11A-7-5 Procedures for Approval:
The following procedures shall be used for the review and approval of a PUMP application:
2. Upon making a recommendation the commission shall specify in writing:
a) The ordinances and standards used in evaluating the application;
b) The facts submitted with the application and presented establishes that:
1. The PUMP substantially conforms with: the PADA and subsequent amendments; this Title; applicable
master plans approved by the City; and/or other applicable information reasonably relied on by the City
necessary to uphold the intent of the PADA and this Title:
2. Streets and thoroughfares proposed are suitable and adequate to carry anticipated traffic, and
increased densities, if any, will not generate traffic is such amounts as to overload the street network,
3. The proposed commercial/non-residential development is justified at the locations proposed and is
consistent with the PADA;
4. The information provided from the agencies having jurisdiction over public facilities needed for the site
indicate that adequate public facilities exist, or are expected to be provided, to serve any and all uses
allowed within the PUMP area. The Planning Unit will be served, or is conditioned to be served, by
adequate public services.
c) A summary of the current status of overall Planning Area density, Open Space, Community Centers,
Neighborhood Centers, re -assignment of densities, and other adjustable factors as set forth in the PADA.
s
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1/23/2024
Paragraph 1.7 of the D.A. — Allocation; Density:
(The] developer shall also have the right to allocate residential density and/or Non -Residential Use acreage ...
from Planning Areas to other Planning Area or at any time and Developer may allocate any unused acreage
originally allocated to a Planning Area or Planning Unit to another Planning Area ... provided such allocation:
(i) Does not exceed the Maximum Planning Area Density;
(ii) Does not exceed the Maximum Density for the Property;
(iii) Does not exceed the Maximum Non -Residential Use Acreage allowed for the Property;
(iv) Does Not allow a use otherwise prohibited;
(v) Cause a material change to this Agreement...
The allocation of residential density and/or Non -Residential Use acreage between Planning Areas is consistent
with the City's planning efforts to encourage planning flexibility based on physical and market conditions while
protecting private party rights.
9
Vicinity Map:
VALNOVA
•
O \ PUMP #3 �_ t
lc J
PLANNING UNIT MASTER Er
-r—AN k4 BONDARY '--"U
A...._.
`
�PUMP #2
HWY. 44
r
HWY. 26
6
rc
0
z
BEACON LIGHT RD.
yh �*r
10
5
1/23/2024
OVERVIEW:
- . \
litle•04 k
.•••••••••
F-1
-- - ----i :_,
7-1 I
- _ • - r._
, 1
) ' I-- --j '1.. '''
--
11
OVERVIEW:
ri
Spring Valley: 6,017.00 acres
5 different planning areas
A2 - PLANNING AREA VICINITY MAP
,• ,
11
. .. .... ...... ... .. ....
— -\. .7 i -------; j .-.._.._.._.
ft7.54"46,\ I
r - •- -
Aci
Spring Valley: 6,017.00 acres
j • PUMP No. 4: 26.32 acres
A2 - PLANNING AREA VICINITY MAP
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1/23/2024
Comprehensive and Zoning Map Designations:
Existing:
Proposed:
North of site:
South of site:
East of site:
West of site:
13
Comprehensive Plan Designation:
Foothills Residential
Foothills Residential
(No Change)
Foothills Residential
Foothills Residential
Foothills Residential
Zoning Designation:
R-1-DA
R-1-DA (No Change)
PS (Public/Semi-Public)
PS (Public/Semi-Public)
PS (Public/Semi-Public)
Foothills Residential RR (Rural Residential — Ada County Designation)
Land Use Distribution:
Planning Area: ECC 11A-2: Land Use District: Description:
Southwestern
Residential Planning Regional Open Space (ROS) 14.28 acres of Regional Open Space is proposed within PUMP No. 4
Area
Southwestern Single family detached unit with a minimum lot size of 0.3D-acres.
Residential Planning Estate Residential (ER)
Area 1 Estate Residential unit (9.92 acres) is proposed within PUMP No. 4
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1/23/2024
15
"NITKI6',ARY•,
16
CONSULTING
(%) MOAN? CONSIM
GWC
PUMP No. 4:
26.32-acres
• 9.92-acres ER Lot
• 14.28-acres ROS Lot
Total Proposed Unit: 1
PUMP density: .04 du/ac
Valnova density: 0.37 du/ac
D - LAND USE PLAN
VALNOVA
PLANNING UNIT MASTER PLAN $S4
H - PARKS, TRAILS AND OPEN SPACE PLAN
GWC
VALNOVA
PLANNING UNIT MASTER PLAN#4
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1/23/2024
DA Compliance:
Overall Development Acreage
I Pr oposed Total A cr rage I Pr o pas ed RasldenOal Acre age I RapeNd Men-McWntW Mn* Psspos_jOp.o/*we
PUMP No 1 41 AC 11 AC SA•'. 117 AC
PUMP Not 40 AC 11110 AC 1:111G AC
PUMP No 3 AC AC .1 00 AC _ — � — � 1;11': W
PUMP NOG AC AC il. il0 AC 14i0 at
TOTAL: 1.714.331 AC 607.44 AC 344 AC L:O::N AC
MAXIMUM TOTAL ACREAGE.
PROPOSER TOTAL ACREAGE CONSUMED ITO 0ATE1:
OVERALL ACREAGE REMAINING (TO DATE!.
/.CONSUMED.
MAX. RESIDENTIAL ACREAGE:
PROPOSED RES. ACREAGE CONSUMED ITO DATEI:
RESIDENTIAL ACREAGE REMAINING (TO DATEI'. I
X CONSUMED:
MAX. NON-IIESIOENTIAL ACREAGE: I
PROPOSED NON-RES. ACREAGE CONSUMED ITO DATE): 11
NON-RESIDENTIAL ACREAGE REMAINING ITO DATE):
'.CONSUMED: 1
17
6.017.00
1.714.33
4.302.67
26.49
I 5.77 �yI
4.061.11
29.64
245.00
3.44
24L56
1.41
AC
AC
AC
AC
AC
AC
AC
AC
AC
DA Compliance:
SWR Planning Area Acreage
PUMP No 1
PUMP No 2 p
PUMP No ti
PUMP No 0
10041- ly
MAXIMUM TOTAL ACREAGE.
PROPOSED TOTAL ACREAGE CONSUMED ITO DATEI: (li
OVERALL ACREAGE REMAINING ITO DATE): "ll]
/.CONSUMED: -
51
MAX. RESIDENTIAL ACREAGE: e
PROPOSED RES. ACREAGE CONSUMED ITO DATEI:
RESIDENTIAL ACREAGE REMAINING (TO DATEI: z
'.CONSUMED:
D
MAX. NON-RESIDENTIAL ACREAGE: 8I
PROPOSED NON-RES. ACREAGE CONSUMED ITO DATE): `
NON-RESIDENTIAL ACREAGE REMAINING ITO DATE).
X. CONSUMED:
18
Proposed Total Acreage
AC
AC
AC
AC
415.30 AC
419.00 AC
415.30 AC
3.70 AC
99.12 X.
902.00I AC
415.30 AC
113.3Q) AC
103.
17.00
17.00
AC
AC
AC I
XI
Proposed Residential Aowage
147.65 AC
0.00 AC
0 00 AC
12.04 AC
f59.69 AC I
r
Proposed Noe-ResNxW Mee
000 SE
o. SE
0 00 SF
0.06I SE
0.00 AC
r
i
i
AC
17
Peep0M wen Dpae. I
150.271 AC
0/.00 AC
000
14.20
255.111
18
AC
AC
ACI
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1/23/2024
19
TOTAL REMAINING.
USE DENSITY
TOTAL NUMBER OF BASE UNITS.
TOTAL NUMBER APPROVED TO DATE
REMAINING UNITS TO DATE
APPROVED BASE DENSITY
DENSITY TO DATE
DENSITY CONSIDERING 6017-AC WILD OUT
1. BASE UNITS CONSUMED
MAXIMUM ALLOWABLE. DENSITY
TOTAL NUMBER OF UNITS POSSIBLE
TOTAL NUMBER OF BONUS UNITS PO551BLE
TOTAL PO551BLE BONUS UNITS REMAINING
TOTAL NUMBER APPROVE() TO DATE
REMAINING UNITS TO DATE.
APPROVED MAX DENSITY:
DENSITY TO DATE:
DENSITY CONSIDERING FULL BUILD OUT:
1, UNITS CONSUMED:
20
DA Compliance:
Overall Residential Units and Density
PUMP No 1
PUMP Nu 2
PUMP No 3
PUMP No 4
TOTAL APPROVED
TOTAL ALLOWED:
TOTAL REMAINING:
CASE DENSITY
TOTAL NUMBER OF 0A5E UNITS:
TOTAL NUMBER APPROVED TO DATE
REMAINING UNITS TO DATE
APPROVED BASE DENSITY
DENSITY TO DATE
DENSITY CONSIDERING 6017-AC BUILD OUT
% BASE UNITS CONSUMED
MAXIMUM' ALLOWABLE DENSITY:
TOTAL NUMBER OF UNITS POSSIBLE:
TOTAL NUMBER OF BONUS UNITS POSSIBLE:
TOTAL POSSIBLE °ONUS UNITS REMAINING:
TOTAL NUMBER APPROVED TO DATE:
REMAINING UNITS TO OATS:
APPROVED MA%DENSITY:
DENSITY TO DATE:
DENSITY CONSIDERING FULL BUILD OUT:
% MATS CON5UME0:
Total Number of Iks:deneal Ulnas PUMP Area
UNIT ..
2.200
UNIT,
Uir'ITS
LWITS
UNITS
7,160 UNITS
4.960 UNITS
3,000
2, RP
0.5
1.28
UNITS
(1NII s
OUTAC
AC
MC
At
AC
AC
1,714.33 AC
PUMP Dans's,
DWAC
MAC
MAC
• DU.IAC
1.20 I DUAC
7.1601 UMTS
UNITS
UNITS
2,200 UNITS
UNITS
1.19 040AC
OUMC /CLRFfTIT APPROVE000I APPROVED AC
MAC <FILL6.017-ACBA.000T
30. 73
DA Compliance:
SWR Residential Units and Density
PUMP No 1
PUMP No 2
PUMP No 3
PUMP No4
TOTAL APPROVED
Vela' Number of Residential Units
of
TOTAL ALLOWED
W
3
D
L'I;I1G
UNITS
1315
450 UNITS
450 UN(T5
0 UNI15
209 UNITS
450 FIFA
R(f.5 FIFA
1.08 DU/AC
0.07 DU/AC
215.31 5
450 UNITS
PUMP Area PUMP OMrA,
AC I46 DUYAC
AC rI r. a DUTAC
AC :I:3,:.I' DUTAC
AC
415.30 AC 1.011
DUAAC
p1(AC
450 UNITS
- UNITS
1.07 DU/AC
• WMC , CURRE14TAPPA3VED DUI APPROVED AC
W IAC .TCURP1NT APPROVEDDU 1413-AC PLAIEft3G AREAFl N OTT IT
1
•
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1/23/2024
DA Compliance:
Overall Open Space
PUMP NO I
PUMP Not
PUMP No 3
PUMP No4
TOTAL 0.9. PROVIDED TO DATE:
Gl
2
MN. REQ. FOR PLANNING AREA M6IMOMS=15i EA 4
TOTAL O.S. PROVIDED TO DATE:
0.5. NEEDED TO REACH 154' MIN : l
PROVIDED RELATIVE TO 20% REQUIREMENT: I
F
MN. REQ. FOR PROJECT = 20Y.
TOTAL O.S. PROVIDED 70 DATE:
0.5. NEEDED TO REACH 20% MN.: IC`
13 PROVIDED RELATIVE TO 2034 REQUIREMENT:
GOAL FOR PROJECT - 40X
TOTAL O.S. PROVIDED 70 DATE:
0.5 NEEDED TO REACH 40Y. GOAL.
34 PROVIDED RELATIVE TO 40X GOAL:
21
Tad Op«. SPao. AonMO. I Taal R.Oia..l Open Span.
AC
AC
AC
AC
AC
AC AC
1.203.45 AC 1.030.47 AC
342.67 AC < I REODFIED FOR 20X M#I. ITO DA DI
70.20 3: < % Of 0 3 PROVED ITO DATE)
665.73 AC <4FECATPE0 TOI4EET 407.. GOAL ITODATEI
1 AC
AC
AC
13334
1263.46 AC
1513 Ibl
2 406.80
21221.23
1114.55
95.66
DA Compliance:
SWR Planning Area Open Space
PUMP No 1
PUMP No 2
PUMP No 3
PUMP No 4
TOTAL 0.9. PROVIDED TO DATE:
gyy
Taal Open Span. Taa Raglan. OI.n Span.
126.810
AC 81.06
AC 0.00
AC 14.23
255.61 AC 222.14
62.30 AC < MIN REQUFEDTODATE115%:1
61.55 X < 4 PROVIDED IODATE
lid. RED. PER PLANING AREA = 141
MIN. RED. FOR PL AIMING AREA MINIMUMS = 1533 EA $ I 63.00 AC 1
TOTAL O.S. PROVIDED TO DATE: f 1 61 AC
0.5. NEEDED TO REACH ISZ MN.: 2 6R AC
PROVIDED RELATIVE TO 20Y. REQUIREMENT: 2I .13 33
22
AC
AC
AC
AC
AC
Taal Camara, Open Span& I % a OP.n Span.
AC
r
172.36 AC
Taal Canaanite Open Spao.
33.47 AC
000 AC
000 AC
0.00 AC
33.47 Sr I
r
d Open Spaap
i
21
1011 0
22
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1/23/2024
DA Compliance:
Habitat Area of Special Concern (HASC)
6. PUMP No. 4 Constrained Lands (CL) and Habitat of Special Concern (HASC):
(See 1 = "_)litigation " and Exhibit N in the Development Agreement)
Total Pre Mitigation Acreage in Valnova: 1,160 acres
Total Post -Mitigation acreage Required: 580 acres
(580 acres 1,160 acres) 50%
Total Pre -Mitigation Acreage within Prior PUMPS:
Total Post -Mitigation Acreage within Prior PUMPS:
Current Preservation' Mitigation o'o:
Total Current Preservation Mitigation ? o
Total Pre Mitigation Acreage in PU2dP No. 4:
Total Post -Mitigation Acreage ut PUMP No. 4:
(14.91 acres 25.12 acres)
23
732A1 acres
339.75 acres
46.39%
66.15%
25.12 acres
14.91 acres
59.4°,o of PUMP No. 4
1' 7
SITE SPECIFIC CONDITIONS OF APPROVAL:
8. The applicant shall be required to place a deed
restriction and/or plat note on the
Native/Undisturbed areas within the Habitat
of Special Concern (HASC) areas identified to
be preserved in Exhibit M — Habitat Area of
Special Concern Plan (dated September 2023)
at the time of the final plat submittal
associated with the lots within PUMP No. 4.
These preserved areas shall be identified to be
managed and maintained as native and
undisturbed areas and there shall be no
alterations or modifications to these areas
including, but not limited to, grading,
drainage, landscaping, conventional
maintenance. The specific wording shall be
reviewed by the City Engineer and the City
Attorney prior to approval of each final plat.
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1/23/2024
SITE SPECIFIC CONDITIONS OF APPROVAL:
12. The "natural trail" (red dashed line on
Exhibit H, dated September 2023),
shall be required to connect with the
natural trail that was approved in the
previously approved PUMP No. 1
application (PU-01-21).
13. The proposed "community pathway",
shown as a ten -foot (10') wide
Regional Trail (purple dashed line on
Exhibit H, dated September 2023),
shall be required to connect with the
approved ten -foot (10') wide Regional
Trail approved in the adjacent PUMP
No. 1 application (PU-01-21).
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TRENDING TOWARDS COMPLIANCE:
The proposed PUMP No. 4, as submitted (dated September 2023) and described in the written narrative
(dated October 30, 2023), is trending towards compliance per the following:
• They are in substantial conformance with the development agreement and Title 11A;
• They are in substantial conformance with Title 11A;
• They are in substantial conformance with master plans approved by the City;
• The proposed Streets and thoroughfares have been reviewed and applicable comments and reports were
issued by ACHD and ITD, as required;
• No proposed commercial and non-residential development is proposed within this PUMP;
• Unit totals and density, neighborhood centers„ open space requirements, open space adjacencies,
essential infrastructure and utilities, and habitat preservation and rehabilitation are consistent with the
development agreement.
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1/23/2024
Planning Commission Recommendation:
If the Planning Unit Master Plan (PUMP) No. 4 is
recommended for approval, staff recommends the Site
Specific Conditions of Approval found on page 5 and
the Standard Conditions of Approval on page 34 of the
Staff Report.
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End of Presentation
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CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
PU-03-23 - Valnova Planning Unit Master Plan (PUMP) No. 4 — GWC Capital, LLC:
GWC Capital, LLC,
represented by Langvardt Design Group, is requesting approval of Planning Unit Master Plan (PUMP) No. 4
for the Valnova Planned Development (formerly known as Spring Valley). Planning Unit Master Plan No. 4
consists of 26.32-acres of land within the Southwestern Planning Area and includes one (1) 9.92-acre Estate
Residential parcel and one (1) 14.28-acre Regional Open Space (ROS) lot, pursuant to Eagle City Code Title
11A and in accordance with the amended and restated development agreement associated with the Valnova
Development, designating the land for the future development of the City of Eagle regional sports park. The
26.32-acre site is generally located 2,800- feet northeast of State Highway 16 at Equest Lane. (DM)
January 22, 2024
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
`,c liY rnzY
`i L130 I`l !.low k\C S Los t.
LJ
1/23/2024
DEVELOPMENT AGREEMENT MODIFICATION
RZ-11-15 MOD
Eagle Planning and Zoning Commission Public
Hearing
January 22, 2024
City Staff: Michael Williams, CFM, Planner III
Phone: 939-0227
E-Mail: Mwilliams@cityofeagle.org
1
Project Summary
• TPC Commercial, LLC, represented by Zach Turner with Rennison
Design, is requesting a development agreement modification
(development agreement in lieu of a conditional use permit) to
modify the conditions of development and concept plan contained
within the executed development agreement.
• The 15.55-acre site is generally located on the east side of South
Edgewood Lane between East State Street and State Highway 44.
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Vicinity Map
3
Aerial
Map
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Concept Plan contained within the executed development agreement, Ada County
instrument #2016-035523
EAST END MARKETPLACE
CONCCPTUAL SITE PLAN
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Propose Concept Plan
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Issues of Special Concern
• Styles of Architecture
• Proposed office use
• Allocation of proposed uses
• Location of restaurant (with drive -through) uses
• Buffer area located adjacent to State Highway 44
• Loading facilities
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Styles of Architecture
• The executed development agreement
contains exhibits identifying the style of
architecture. The development
agreement does not specifically identify a
style of architecture associated with the
development.
• The applicant is proposing style of
architecture be limited to Italianate,
Craftsman, and/or Mediterranean style of
architecture as shown on Exhibit "E.'
• To ensure the proposed architecture is in
conformance with Eagle City Code, if the
development agreement modification is
approved, Condition of Development
#3.7 should be amended to read as
follows:
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3.7 The multi -family building shall be
constructed utilizing a "Craftsman" style of
architecture similar, but not limited to, the
architecture shown on Exhibit D. The
commercial/retail buildings shall be
constructed utilizing "Italianate, Craftsman,
and/or Mediterranean," style architecture
and as shown on Exhibit E. The multi -family
building and commercial buildings shall be
designed in conf rrpance with the Eagle
Architecture an Site Design Book utilizing
tour -sided archi ecture. Eagle Design
Review Board and City Council approval of
the detailed architectural plans for the
development is required prior to the
issuance of buildin permits for the multi
commercial/retail
buildings.
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Proposed office use
• An office use was not previously identified within Condition of
Development #3.8 as one of the allowed uses. An office use is a permitted
use within the C-2 (General Business District) zoning designation. If the
development agreement modification is approved, Condition of
Development #3.8 should be amended to read as follows:
3.8 The commercial area of the Property as depicted on the Concept Plan is
to be developed with a combination of retail, restaurant, office, and bank
uses allowed within Eagle City Code Section 8-2-3 "Official Schedule of
District Regulations" under the C-2 zoning designation. The commercial area
shall be limited to a maximum of 80,000-square feet of enclosed area (i.e.,
enclosed with walls and roof). No commercial building footprint shall exceed
30,000-square feet of enclosed area (i.e., enclosed with walls and roof).
Allocation of proposed uses
• The applicant is proposing 17-tenant spaces which is a reduction from
the 21-tenant spaces originally approved. The applicant is not
proposing to reduce the number of restaurant (with drive -through)
uses within the development. Also, the screening of the drive -through
lanes should be addressed. If the development agreement
modification is approved, Condition of Development #3.10 should be
amended to state as follows:
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3.10 The Restaurants (with drive through) shall be limited to Pads 1, 2,
3a, and 5a. Additionally, the development may include a bank with drive
through, which is an allowed use in the C-2 zone. Owner shall provide a
minimum forty -eight -inch (48") buffer (berm, decorative block wall,
cultured stone, decorative rock, or similarly designed concrete wall)
between the restaurant drive through lanes and the adjacent roadway
to reduce the impact of the vehicles utilizing the drive through lanes (i.e.
vehicle headlights and vehicle cueing)
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Buffer area located adjacent to State Highway 44
• The owner was previously required to install a three foot (3') high
landscaped berm (measured from the centerline of State Highway
44), or alternative method of compliance within a common lot. The
applicant is not proposing to subdivide the area located adjacent to
State Highway 44 in its entirety. The applicant is requesting to allow
the berm to be placed within an easement versus a common lot.
Since it is commercial development the property owners or business
association will be responsible for the maintenance of the landscaped
area. If the development agreement modification is approved,
Condition of Development #3.17 should be amended to read as
follows:
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3.17 Owner shall install a three foot (3') high landscaped berm
(measured from the centerline of State Highway 44), or alternative
method, within a 30-foot-wide easement located adjacent to State
Highway 44. The berm area shall be landscaped with the following
plants per one hundred (100) linear feet of right of way: two (2) shade
trees, three (3) evergreen trees, and twenty-four (24) shrubs. Each
required shade tree may be substituted with one (1)
flowering/ornamental tree, provided that not more than fifty percent
(50%) of the shade trees are substituted. The total number of trees shall
be twenty-five (25) and the total number of shrubs shall be four
hundred and seventy-five (475) as depicted in the plan provided on
December 15, 2015 (Exhibit F 1-4). The landscape plan shall be reviewed
and approved by the Design Review Board prior to submittal of a final
plat application.
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Loading facilities
• The Concept Plan contained within the executed development
agreement identifies an anchor tenant located at the southwest
corner of the development. The anchor tenant was proposed with a
loading dock located adjacent to the north elevation of the building.
As proposed, the development will not contain uses requiring a
loading dock. If the development agreement modification is
approved, Condition of Development #3.19 should be amended to
read as follows:
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3.19 Loading facilities or docks shall not be located on the
south side of structures, where visible from State Highway 44;
however, deliveries may be received on the south side of the
building.
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Planning Commission Recommendation
On November 20, 2023, the Eagle Planning and Zoning
Commission voted (4 to 0, So & So absent) to recommend
approval of this application with the conditions of
development provided on page 15 of the Planning and Zoning
Commission Findings of Fact and Conclusions of Law.
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End of Presentation
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VALNOVA PLANNED UNIT MASTER
PLAN (PUMP) No. 4
PU-03-23
Eagle Planning & Zoning Public Hearing
January 22, 2024
City Staff: Daniel Miller Planner III
Phone: 939-0227
E-Mail: dmiller@cityofeagle.org
1
Project History:
Original Project Submittal — April 2006
(CPA, Annexation, Rezone with Development Agreement Conditional Use and PUD)
• Project was no contiguous to the City Limits at the time of application
• Land was not in the City's planning boundary/Comp Plan
City -Wide Plan Amendment — Adopted February 2007
• Oppose to a stand alone amendment the Council directed the City to complete the Foothills Subarea
Plan, north of Homer Road and between SH-16 & SH-55
• M3 (previous developer) was allowed to retain their CPA application through the City's planning
process.
Approved Application — November 2007
City Council Approved the Pre-Annexation/Development Agreement (Establishing a process for the
future annexation & rezone). City denied the Comprehensive Plan Amendment designating the
property as "Foothills Residential"
"Clouded" Entitlement - Not approved to construct, additional work & Studies to be
completed to pertect the application.
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Necessary Project Specific Approvals -
• FEMA CLOMR approval — February 2009
• Hillside & Grading Standards — November 2009
• Annexation & Rezone — November 2009
• Habitat Mitigation Plan —January 2011
• ECC Title 11: Planned Developments Chapter A: Spring Valley —January 2014
• Included a Zoning Ordinance Amendment & Design Review Applications
Development Agreement Modification — January 2014
• Recognized the master plan approvals
• Recognized ECC 11A
• Established the process for development
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Planning Unit Master Plan (PUMP)
"The guide to development of all or a portion of the Planning Unit and
includes, individually and collectively:
• Planning Unit Land Use Plan ,
• Planning Unit Master Drainage Plan,
• Planning Unit Master Street & Circulation Plan,
• Planning Unit Master Potable Water Plan,
• Planning Unit Master Wastewater Plan,
• Planning Unit Master Pressurized Irrigation Plan,
• Planning Unit Master Parks, Trails, & Open Space Plan,
• Planning Unit Master Public Facilities Plan,
• Planning Unit Environmental Design Plan
applicable to a particular Planning Unit or portion thereof, and which is
developed based on, and consistent with the Project Master Plan"
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Why a PUMP?
Recognizing the size and the extended build -out of the project, the PUMP is a
check to ensure that each individual projects within the larger "Spring Valley
Planned Community" has current engineering and studies that are consistent
with the requirements of the Development Agreement, and Eagle City Code.
Has the "cloud" been lifted?
A PUMP is not...
• A comprehensive plan review — that was completed with the development
agreement approval in 2007.
• A new entitlement - the development agreement clearly states the allowance
and terms of development including density and uses.
• A subdivision - The PUMP alone does not allow for the division of property. A
preliminary plat is required.
Project Summary:
The applicant, GWC Capital, LLC, represented by Eric Langvardt, is
requesting:
• Approval of Planned Unit Master Plan No. 1 (PUMP) (PU-01-21) for
Spring Valley.
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11A-7-5 Procedures for Approval:
The following procedures shall be used for the review and approval of a PUMP application:
A. Action By Planning And Zoning Commission:
1. ...The planning and zoning commission shall either recommend approval, approval with conditions, or
continue for further review, the PUMP application ... If the PUMP is in substantial conformance with the PADA and
applicable provisions of this title, the planning and zoning commission shall not unreasonably withhold a
recommendation of approval. If the planning and zoning commission finds that the PUMP submitted does not
reflect proportional progress of planning area requirements (such as density, open space, community and
neighborhood centers, etc.) in comparison to the percentage of planning area already developed, the planning
and zoning commission may still proceed with processing the PUMP if the commission finds that adequate
conditions can be imposed on future PUMP applications to ensure reasonable progress toward completion of the
planning area requirements.
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11A-7-5 Procedures for Approval:
The following procedures shall be used for the review and approval of a PUMP application:
2. Upon making a recommendation the commission shall specify in writing:
a) The ordinances and standards used in evaluating the application;
b) The facts submitted with the application and presented establishes that:
1. The PUMP substantially conforms with: the PADA and subsequent amendments; this Title; applicable
master plans approved by the City; and/or other applicable information reasonably relied on by the City
necessary to uphold the intent of the PADA and this Title:
2. Streets and thoroughfares proposed are suitable and adequate to carry anticipated traffic, and
increased densities, if any, will not generate traffic is such amounts as to overload the street network,
3. The proposed commercial/non-residential development is justified at the locations proposed and is
consistent with the PADA;
4. The information provided from the agencies having jurisdiction over public facilities needed for the site
indicate that adequate public facilities exist, or are expected to be provided, to serve any and all uses
allowed within the PUMP area. The Planning Unit will be served, or is conditioned to be served, by
adequate public services.
c) A summary of the current status of overall Planning Area density, Open Space, Community Centers,
Neighborhood Centers, re -assignment of densities, and other adjustable factors as set forth in the PADA.
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Paragraph 1.7 of the D.A. — Allocation; Density:
[The] developer shall also have the right to allocate residential density and/or Non -Residential Use acreage ...
from Planning Areas to other Planning Area or at any time and Developer may allocate any unused acreage
originally allocated to a Planning Area or Planning Unit to another Planning Area ... provided such allocation:
(i) Does not exceed the Maximum Planning Area Density;
(ii) Does not exceed the Maximum Density for the Property;
(iii) Does not exceed the Maximum Non -Residential Use Acreage allowed for the Property;
(iv) Does Not allow a use otherwise prohibited;
(v) Cause a material change to this Agreement...
The allocation of residential density and/or Non -Residential Use acreage between Planning Areas is consistent
with the City's planning efforts to encourage planning flexibility based on physical and market conditions while
protecting private party rights.
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•
Vicinity Map:
PUMP #3 I '
PLANNING UNIT MASTER
PLAN #4 BOUNDARY `— J
w
PUMP #2
•
HWY. 44
.-
1
-.. HWY.26 •
•y
k' VP ■
k •
v f 10 4
VALNOVA
- o
tam
BEACON LIGHT RO.
"4.,V7P„''
4tk-
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OVERVIEW:
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OVERVIEW:
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Spring Valley: 6,017.00 acres
5 different planning areas
A2 - PLANNING AREA VICINITY MAP
„„ 11
Spring Valley: 6,017.00 acres
PUMP No. 4: 26.32 acres
A2 - PLANNING AREA VICINITY MAP
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Comprehensive and Zoning Map Designations:
Existing:
Proposed:
North of site:
South of site:
East of site:
West of site:
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Comprehensive Plan Designation:
Foothills Residential
Foothills Residential
(No Change)
Foothills Residential
Foothills Residential
Foothills Residential
Zoning Designation:
R-1-DA
R-1-DA (No Change)
PS (Public/Semi-Public)
PS (Public/Semi-Public)
PS (Public/Semi-Public)
Foothills Residential RR (Rural Residential — Ada County Designation)
Land Use Distribution:
Planning Area: ECC 11A-2: Land Use District: Description:
Southwestern
Residential Planning Regional Open Space (ROS) 14.28 acres of Regional Open Space is proposed within PUMP No. 4
Area
Southwestern Single family detached unit with a minimum lot size of 0.30-acres.
Residential Planning Estate Residential (ER)
Area 1 Estate Residential unit (9.92 acres) is proposed within PUMP No. 4
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/X7 Al HANCE Cr.11:511111V
I
1ft
PUMP No. 4:
•It '
........___...--)'
I PUMP PI
G WC
26.32-acres
• 9.92-acres ER Lot
• 14.28-acres ROS Lot
Total Proposed Unit: 1
PUMP density: .04 du/ac
Valnova density: 0.37 du/ac
D - LAND USE PLAN
VALNOVA
PLANNING UNIT MASTER PLAN K4
PUMP PI
- •
Ti*
H - PARKS, TRAILS AND OPEN SPACE PLAN
GWC
VALNOVA
PLANNING UNIT MASTER PLAN #4
. ,
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DA Compliance:
Overall Development Acreage
PUMP No 1
PUMP Not
PUMP No 3
PUMP No 4
TOM -
MAXIMUM TOTAL ACREAGE:
PROPOSED TO1Al. ACREAGE CONSUMED ITO DATE):
OVERALL ACREAGE REMAINING ITO DATE).
CONSUMED:
MAX. RESOENTIAL ACREAGE.
PROPOSED RES. ACREAGE CONSUMED (TO DATE'.
RESIDENTIAL ACREAGE REMAINING ITO DATE):
X CONSUMED:
MAX NON-RESCIENTIAL ACREAGE:
PROPOSED NON-RES. ACREAGE CONSUMED ITO DATEI:
NON-RESIDENTIAL ACREAGE REMAINING (TO DATE):
X CONSUMED:
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Dp
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Proposed Taal Acreage I Ptoposed Resmdenoal Acreage
Proposed Non -Residential Area Proposed Open Space
AC AC AC AC
AC
AC
1,714.33 AC
6,017.00 AC
1.714. 33 AC
4,3E12.67 AC
26.43 X
5,772.00 AC
1.7 .69 AC
4 '1.11 AC
.64 X
245.00 AC
3.44 AC
241.56 AC
1.41 X
DA Compliance:
SWR Planning Area Acreage
AC
507.41 AC
1 011
3.44 AC 12113.411
r 1
AC
AC
AC
AC
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Proposed Total Acreage Proposed Residential Acreage Proposed Non-Residemial Area Ptoposed Open Space
PUMP No 1 I AC. 147 G5 4C 0 001 SF 160.27 AC
PUMP Not p 1 AC 000 AC 0001 SF 01.06 AC
PUMP No 3 Cy _... AC 0001 AC 0001 SF 000 AC
PUMP No4 t AC 12: .04 AC 0p0I SF M.26 AC
TOTAL: I,415.30 AC 159.69 AC 0.00 AC 255.61 AC I
MAXIMUM TOTAL ACREAGE g.a1
PROPOSED TOTAL ACREAGE CONSUMER (TO DATE): LCR
OVERALL ACREAGE REMAINING ITO DATEI: iy
X CONSUMED:
b1
MAX. RESIDENTIAL ACREAGE: g I
PROPOSED RES. ACREAGE CONSUMED ITO DATE). la
RESIDENTIAL ACREAGE REMAINING ITO DATE): Z
X CONSUMED:
DI
MAX. NON-RESIDENTIAL ACREAGE: 8I
PROPOSED NON-RES. ACREAGE CONSUMED ITO DATEI: i"
NON-RESIDENTIAL ACREAGE REMAINING ITO DATE): 1
X CONSUMED: I
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419.00
415.30
3.70
99.12
AC 1
AC I
AC I
402.00 I AC I
415.30 AC I
i 0.30 AC
103.31 X I
17.00
17.00
AC
AC
AC
X�
r 1
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DA Compliance:
Overall Residential Units and Density
PUMP No 1
PUMP No 2
PUMP No 3
PUMP No 9
TOTAL APPROVED
TOTAL ALLOWED. I
TOTAL REMAINING:
BASE DENSITY: D
TOTAL NUMBER OF BASE UNITS. 2
TOTAL NUMBER APPROVED TO DATE: Q
REMAINING UNITS TO DATE D
APPROVED BASE DENSITY: E9
DENSITY TO BATE: SI DENSITY CONSIDERING 6017-AC BUILD OUT
% BASF. UNITS CONSUMED:
MAXIMUM ALLOWABLE DENSITY:
TOTAL NUMBER OF UNITS P0551BLE.
TOTAL NUMBER OF BONUS UNITS POSSIBLE:
TOTAL POSSIBLE BONUS UNITS REMAINING:
TOTAL NUMBER APPROVED TO BATE:
REMAINING UNITS TO DATE:
APPROVED MAX DENSITY:
DENSITY TO DATE:
DENSITY CONSIDERING FULL BUILD OUT:
% UNITS CONSUMED:
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Total !Jumbo. of Residential Units PUMP Mora
cn3ic
I i<rs
uNIT;
2.200 UNITS
7.160 UNIr5 1
9.360 UNITS
3,0q00 UNITS I
P. 51
0.51 OUTAC I
113I ql/ACT
TAT
7,1601 UNITS
UNITS
2,2001 UNITS
UNITS
1.19 DU1AC I
DUIAC ,CIA ENTAPPROVEDDU IAPPROVED AC
IIUTAC IFULL6.017-ACBUILDOUT
1,714.33
PUMP
AC I'I i DUAL
AC DUTAC
AC
mac
AC t211 01NAC
30.73
DA Compliance:
SWR Residential Units and Density
1 Total Numbm 6 of Reside al Units PUMP Waa PUMP Bowie,
PUMP Not lT:1TS AC 4AA OJIAC
PUMP Not .4111 .• 11.1111 MAC
PUMP No3 L;T:ITS AC I100110 DU! AC
PUMP Nod 1.1175_AC ll I)'• DNAC
TOTAL APPROVED: p 450 UNITS 415.30 AC t8! GNAC
TOTAL ALLOWED: X 050 UNITS
TOTAL REMAINING W I 0 I UNITS
BASE DENSITY: i
TOTAL NUMBER Of BASE UNITS 2 203 UNITS
TOTAL NUMBER APPROVED TO DATE: I^q{ 1 450 UNITS
REMAINING UNITS TO DATE: gt1 (2C11 t(NJJj
APPROVED GAGE DENSITY: F 0.5 ((II(lii/RC
DENSITY TO DATE: J:I 1 J1� pll//J[ I
DENSITY CONSIDERING 6D17-AC DUIL0 DUI: v I (i0i PEE 1
-/. BASE UNITS CONSUMED: �I 215.311 1 I
i`
MAXIMUM ALLOWABLE DENSITY: n
TOTAL NUMBER OF UNITS POSSIBLE: y 450 UNITS I
TOTAL NUMBER OF BONUS UNITS POSSIBLE_ 2
TOTAL POSSIBLE BONUS UNITS REMAINING.
TOTAL NUMBER APPROVED TO GATE: 450 UNtt
REMAINING UNITS TO DATE: UNITS4
1
APPROVED MAX DENSITY: 1.07 OUTAC I
DENSITY 1O DATE: DUTAC sCURRENT APPROVED DU IAPPROVEDAC
DENSITY CONSIDERING FULL WILD OUT: (UGC OCURRENT APPROVED DUli19-ACPLANTING AREA MILNJUT
UNITS CONSUMED: _ n.. , ;I
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r 1
r 1
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DA Compliance:
Overall Open Space
PUMP No 1
PUMP No 2
PUMP No 3
PUMP No 4
TOTAL 0.9. PROVIDED TO DATE:
2
MIN. REQ. FOR PLANNING AREA 111WMUM9 = 15X. EA F.
TOTAL 0.5. PROVIDED TO DATE:
0.5. NEEDED TO REACH 1501 MAL CTs
X PROVDEO RELATIVE TO 20X REQUIREMENT:
I
MN. REQ. FOR PROJECT =20X 1
TOTAL O.S. PROVIDED TO DATE:
O.S. NEEDED TO REACH 20'X MN.:
X. PROVIDED RELATIVE TO 20X REQUIREMENT:
GOAL FOR PROJECT = 40X.
TOTAL 0.5. PROVIDED 70 DATE:
0.5. NEEDED TO REACH 40X GOAL.
X PROVIDED RELATIVE TO 40X GOAL:
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Tad Open Space Ao.. g. Tad Regional Open Space I Tar Co....a.ay Op.. Space I X a Op.n SP.o.
AC
AC
AC
Ac
AC
1.203.45 AC 1.030.47 AC
342.071,AC < 1RErtm1070R 20XMt1 1TUDA EI
70.201 L <'/. OF0.5 PROV0D (T0 DATE)
655.731 AC < ',REQUIRED TOI'EET 40% COAL ITO DATE?
� 'r38�ACc
AC 1
13334 '/.
1.203.40 1 AC 1
11.1' AI
C
131311 I
2 406.00 AC 1
2`25 AC
104.55 1 AC 1
95 66 1 •r. 1
DA Compliance:
SWR Planning Area Open Space
PUMP No 1
PUMP No 2
PUMP No 3
PUMP No 4
TOTAL O.S. PROVIDED TO GATE:
1".' Total .. op.sP.e.
AC 126.80
6106
T. ' AC 0.00
ill 14.20
Z' I 255.01 AC 222.14
I.
02.30 AC <Nk1PIEDJFEDTODATEI)S/.1
I61.55 X 1<):PPo]V40EDTO DATE
MN. REO. PER PLANpN' AREA < 15i
MIN. RED FOR PLANNING AREA MINIMUMS = 15X EA y I
TOTALO.S. PROVIDED TO DATE: ZI
0.5. NEEDED TO REACH 15X MN., 2I
X. PROVIDED RELATIVE 70 202.. REOUIREMENT: �.
22
63.00 ACl
05.51 N. I
(1152.6 AC
405. I v.. 1
iad Ragland Op.n Sp.p.
r
AC 1 X 1
172.30 AC 1
Taal C..wei• Upon Spaea
AC 33.47 AC
AC 0.00 AC
AC 0.Ctl1 AC
AC 0031 AC
AC 33.471 SF
r
i
1
21
X OOP.. Spam 1
570 X
010 0
RHNIW X
54 3 X
l
1
•
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DA Compliance:
Habitat Area of Special Concern (HASC)
6. PUMP No. 4 Constrained Lands (CL) and Habitat of Special Concern (HASC):
(See 1.3 "Mitigation" " and Exhibit V in the Development Agreement)
Total Pre -Mitigation Acreage in Valnova: 1,160 acres
Total Post -Mitigation Acreage Required: 5$0 acres
(580 acres 1.160 acres) 50%
Total Pre -Mitigation .Acreage within Prior PL11Ps:
Total Post \litigation Acreage tvithun Prior PLNPs:
Current Preservation' Mitigation''o
Total Current Preservation Mitigation %
Total Pre -Mitigation Acreage in PU11P No. 4:
Total Post -Mitigation Acreage in PUMP No. 4:
(14.91 acres 25.12 acres)
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732.41 acres
339.75 acres
46.39° o
66.15%
25.12 acres
14.91 acres
59.4%ofPU'oIPNo.4
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SITE SPECIFIC CONDITIONS OF APPROVAL:
8. The applicant shall be required to place a deed
restriction and/or plat note on the
Native/Undisturbed areas within the Habitat
of Special Concern (HASC) areas identified to
be preserved in Exhibit M — Habitat Area of
Special Concern Plan (dated September 2023)
at the time of the final plat submittal
associated with the lots within PUMP No. 4.
These preserved areas shall be identified to be
managed and maintained as native and
undisturbed areas and there shall be no
alterations or modifications to these areas
including, but not limited to, grading,
drainage, landscaping, conventional
maintenance. The specific wording shall be
reviewed by the City Engineer and the City
Attorney prior to approval of each final plat.
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SITE SPECIFIC CONDITIONS OF APPROVAL:
12. The "natural trail" (red dashed line on
Exhibit H, dated September 2023),
shall be required to connect with the
natural trail that was approved in the
previously approved PUMP No. 1
application (PU-01-21).
13. The proposed "community pathway",
shown as a ten -foot (10') wide
Regional Trail (purple dashed line on
Exhibit H, dated September 2023),
shall be required to connect with the
approved ten -foot (10') wide Regional
Trail approved in the adjacent PUMP
No. 1 application (PU-01-21).
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TRENDING TOWARDS COMPLIANCE:
The proposed PUMP No. 4, as submitted (dated September 2023) and described in the written narrative
(dated October 30, 2023), is trending towards compliance per the following:
• They are in substantial conformance with the development agreement and Title 11A;
• They are in substantial conformance with Title 11A;
• They are in substantial conformance with master plans approved by the City;
• The proposed Streets and thoroughfares have been reviewed and applicable comments and reports were
issued by ACHD and ITD, as required;
• No proposed commercial and non-residential development is proposed within this PUMP;
• Unit totals and density, neighborhood centers„ open space requirements, open space adjacencies,
essential infrastructure and utilities, and habitat preservation and rehabilitation are consistent with the
development agreement.
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Planning Commission Recommendation:
If the Planning Unit Master Plan (PUMP) No. 4 is
recommended for approval, staff recommends the Site
Specific Conditions of Approval found on page 5 and
the Standard Conditions of Approval on page 34 of the
Staff Report.
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End of Presentation
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East End Marketplace
Eagle Planning and Zoning Commission
January 22, 2024
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Site History
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Original Site Plan
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Updated Site Plan
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DA Text Changes
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DA Text Changes
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3.7 The multi -family building shall be constructed utilizing a
"Craftsman" style of architecture similar, but not Limited to, the
architecture shown on Exhibit D. The commercial/retail
buildings shall be constructed utilizing a "Italianate, Craftsman.
and/or Mediterranean." style architecture as shown on Exhibit
E. The multi -family building and commercial buildings shall be
designed utilizing four-sided architecture. Eagle Design Review
Board approval of the detailed architectural plans for the
development is required prior to the issuance of building
permits for the multi -family building and commercial/retail
buildings.
3.8 The commercial area of the Property as depicted on the
Concept Plan is to be developed with a combination of retail,
restaurant, office. and bank uses allowed within Eagle City
Code Section 8-2-3 "Official Schedule of District Regulations"
under the C-2 zoning designation. The commercial area shall be
limited to a maximum of 80,000-square feet of enclosed area
(i.e., enclosed with walls and roof). No commercial building
footprint shall exceed 30,000-square feet of enclosed area (i.e.,
enclosed with walls and roof).
3.10 The Restaurants (with drive through) shall be limited to
Pads B, C, K, and N. four (4) pads or parcels. Additionally, the
development may include a bank with drive through, which is
an allowed use in the C-2 zone. Pad I is allocated one (1) of the
four (4) restaurant drive throughs. Owner shall provide a
minimum forty-eight inch (48") buffer (berm, decorative block
wall, cultured stone, decorative rock, or similarly designed
concrete wall) between the restaurant drive through lanes and
the adjacent roadway to reduce the impact of the vehicles
utilizing the drive through lanes (i.e. vehicle headlights and
vehicle cueing),
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DA Text Changes
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I EXHIBIT B-1
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3.17 Owner shall install a three foot (3') high landscaped berm
(measured from the centerline of State Highway 44), or
alternative method, within a 30-foot wide common -lot -easement
located adjacent to State Highway 44. The berm area shall be
landscaped with the following plants per one hundred (100)
linear feet of right of way: two (2) shade trees, three (3)
evergreen trees, and twenty four (24) shrubs. Each required
shade tree may be substituted with one (1) flowering/ornamental
tree, provided that not more than fifty percent (50%) of the
shade trees are substituted. The total number of trees shall be
twenty-five (25) and the total number of shrubs shall be four
hundred and seventy-five (475) as depicted in the plan provided
on December 15, 2015 (Exhibit F 1-4). The landscape plan
shall be reviewed and approved by the Design Review Board
prior to submittal of a final plat application.
3.19
Loading
facilities or docks shall not be located on the south side of
structures, where visible from State Highway 44; however,
deliveries may be received on the south side of the building.
East End Marketplace I Conceptual Site Plan
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East End Marketplace
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Supplemental Slides
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East End Marketplace 1 Conceptual Site Plan
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Original Development Agreement, from Section 3.1
The intent of this Agreement is to allow sufficient flexibility
at the time of detailed planning and platting while still
maintaining the general intent of the Conceptual Plan with the
requirements set forth in this Development Agreement.
Specific design elements shall be clarified during the platting
and design review application processes.
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East End Market Place
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The nutlet ion available al this wobsite are tor informational
purposes only and do not constitute a leo& document.
Zoning
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Zoning
A (Agricultural)
A-R (Agricultural- Residential)
BP (Business Parb)
C-1(Neighborhood Business)
C-2 (General Business)
C-3(Highway Business)
CBD (Central Business)
L-O (Limited Office)
1.10 M-I(Light Industrial)
MU (Mixed Use)
PI (Publicsfemipublic)
R-1(Residentiol)
R-2 (Residential)
R-3 (Residential)
R-4 (Residential)
R-S (Residential)
E> R-9 (Residential)
R-to (Residential)
R-12 (Residential)
R-iS (Residential)
R-E (Residential -Estates)
Future Land Use
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REGIONAL OPENSPACE OVERLAY
TRANSITION OVERLAY
COMMUNITY CENTER
SCENIC CORRIDOR
FLOODWAY
PROFESSIONAL OFFICE/BUSINESS PARK
FOOTHILLS RESIDENTIAL
AGRICULTURE/RURAL
ESTATE RESIDENTIAL
LARGE LOT
NEIGHBORHOOD
COMPACT
INFILLIHIGH DENSITY
MIXED USE
DOWNTOWN
VILLAGE/COMMUNITY CENTER
III COMMERCIAL
INDUSTRIAL
PUBLIC/SEMI-PUBLIC
BLM PARK
EAGLE ISLAND SPECIAL USE AREA
® FUTURE LA\ D USE
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Original Site Plan
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MAP
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Updated Site Plan
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CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
RZ-11-15 MOD — Development Agreement Modification for East End Marketplace — TPC Commercial,
LLC: TPC Commercial, LLC, represented by Zach Turner with Rennison Design, is requesting a development
agreement modification (development agreement in lieu of a conditional use permit) to modify the conditions
of development and concept plan contained within the executed development agreement. The 15.55-acre site is
generally located on the east side of South Edgewood Lane between East State Street and State Highway 44.
(MJW)
January 22, 2024
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON