Minutes - 2024 - Planning & Zoning Commission - 04/15/2024 - RegularTHE CITY OF EAGLE
PLANNING AND ZONING COMMISSION
April 15, 2024
Minutes
1. CALL TO ORDER: Meeting called to order at 6:00 p.m.
2. ROLL CALL: Present: GUERBER, MCCAULEY, 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. Findings of Fact and Conclusion of Law for the Approval of A-03-18/RZ-05-18 & PP-04-18 —
Annexation, Rezone and Preliminary Plat for Headquarters Subdivision — Madera
Development, Inc.: Madera Development, Inc., represented by Jon Breckon and Gregg Davis with
Breckon Land Design, is requesting an annexation, rezone from RUT (Rural -Urban Transition — Ada
County designation) to R-3-DA (Residential with a development agreement [in lieu of a PUD]), and
preliminary plat approvals for Headquarters Subdivision, a 23-lot (20-buildable, 3-common)
residential subdivision. The 10-acre site is located on the south side of West Floating Feather Road at
the southwest corner of West Floating Feather Road and North Lanewood Road at 5655 West Floating
Feather Road. (MJW)
McCauley moves to approve the consent agenda as presented. Seconded by McLaughlin.
ALL AYES... MOTION CARRIES.
4. UNFINISHED BUSINESS: None.
5. PUBLIC HEARINGS: ALL PUBLIC HEARING ITEMS ARE CONSIDERED ACTION ITEMS.
A. A-06-23/RZ-10-23/RZ-13-18 MOD/PP-07-23 — Annexation, Rezone, Development
Agreement Modification, and Preliminary Plat Approvals for Terra View South
Subdivision — Becky Yzaguirre: Becky Yzaguirre is requesting annexation and rezone from
RUT (Rural -Urban Transition — Ada County designation) to MU-DA (Mixed Use with a
development agreement [in lieu of a PUD]), R-6-DA (Residential with a development
agreement [in lieu of a PUD]), and R-2-DA (Residential with a development agreement [in
lieu of a PUD]) for approximately 80.87-acres, a rezone from R-2-DA (Residential with a
development agreement [in lieu of a PUD]) to MU-DA (Mixed Use with a development
agreement [in lieu of a PUD]) for approximately 3.33-acres, a development agreement
modification, and preliminary plat approvals for Terra View South Subdivision, a 361-lot
(230-single family residential, 71-single family attached, 25-commercial, 35-common) mixed
use subdivision. The approximately 170.4-acre site is located at the northeast corner of West
Floating Feather Road and State Highway 16 between West Floating Feather Road and West
Beacon Light Road. (MJW)
David Sterling, Ardurra, 2471 South Titanium Place, Meridian, Idaho. Sterling provides an
overview of the application.
Sterling responds to questions from the Commission.
Page 1 of 3
K:\P&Z\MINUTES\Temporary Minutes Work Area\PZ-04-15-24.doc
Smith provides a document regarding the application.
Sterling responds to questions from the Commission.
Deputy Zoning Administrator, Micheal Williams provides an overview of the application.
Planner Williams responds to questions from the Commission.
Chairman Guerber opens the public hearing.
Sterling responds to concerns raised during the public hearing.
Sterling responds to questions from the Commission.
Chairman Guerber closes the public hearing.
Discussion amongst the Commission.
McCauley motions to approve A-06-23/RZ-10-23/RZ-13-18 MOD/PP-07-23 — Annexation,
Rezone, Development Agreement Modification, and Preliminary Plat Approvals for Terra
View South Subdivision — Becky Yzaguirre subject to the conditions of development on
page 5 and site -specific conditions for the approval of the preliminary plat on page 10 as
well as the standard conditions on page 38. With the following exceptions, we would modify
number 29 on page 13, strike 3.18 on page 30. We would allow 2 drive-thru instead of one.
Seconded by Smith. ALL AYES.... MOTION CARRIES.
6. NEW BUSINESS: None.
7. REPORTS:
A. Commission: None.
B. City Attorney: None.
C. Staff: Deputy Zoning Administrator, Williams gives an overview of the schedule for
upcoming meetings.
8. ADJOURNMENT:
Guerber moves to adjourn. Seconded by McLaughlin. ALL AYES... MOTION CARRIES.
Hearing no further business, the Commission meeting adjourned at 8:10 p.m.
Page 2 of 3
K:\P&Z\MINUTES\Temporary Minutes Work Area \PZ-04-15-24.doc
SUBMITTED:
EMILY LOCKE,
CLERK OF THE MEETING
APPROVED:
AN AUDIO RECORDING OF THIS MEETING IS AVAILABLE FOR DOWNLOAD AT
W W W . CITYOFEAGLE.ORG .
Page 3 of 3
K:\P&Z\MINUTES\Temporary Minutes Work Area \PZ-0415-24.doc
CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
A-06-23/RZ-10-23/RZ-13-18 MOD/PP-07-23 — Annexation, Rezone, Development Agreement
Modification, and Preliminary Plat Approvals for Terra View South Subdivision — Becky Yzaguirre:
Becky Yzaguirre is requesting annexation and rezone from RUT (Rural -Urban Transition — Ada County
designation) to MU-DA (Mixed Use with a development agreement [in lieu of a PUD]), R 6-DA (Residential
with a development agreement [in lieu of a PUD]), and R-2-DA (Residential with a development agreement [in
lieu of a PUD]) for approximately 80.87-acres, a rezone from R-2-DA (Residential with a development
agreement [in lieu of a PUD]) to MU-DA (Mixed Use with a development agreement [in lieu of a PUD]) for
approximately 3.33-acres, a development agreement modification, and preliminary plat approvals for Terra
View South Subdivision, a 361-lot (230-single family residential, 71-single family attached, 25-commercial,
35-common) mixed use subdivision. The approximately 170.4-acre site is located at the northeast corner of
West Floating Feather Road and State Highway 16 between West Floating Feather Road and West Beacon
Light Road. (MJW)
April 15, 2024
NAME (PLEASE PRINT) ADDRESS
TESTIFY? (YIN) PRO/CON
4/17/2024
TERRA VIEW SOUTH SUBDIVISION
A-06-23/RZ-10-23/RZ-13-18 MOD/PP-07-23
Eagle Planning and Zoning Commission Public Hearing
April 15, 2024
City Staff:
Phone:
E-Mail:
Michael Williams, CFM, Deputy
Planning and Zoning Administrator
939-0227
1
Project Summary
Becky Yzaguirre, is requesting:
• Becky Yzaguirre is requesting annexation and rezone from RUT (Rural -Urban
Transition — Ada County designation) to MU-DA (Mixed Use with a development
agreement [in lieu of a PUD]), R-6-DA (Residential with a development agreement
in lieu of a PUD]), and R-2-DA (Residential with a development agreement [in
ieu of a PUD]) for approximately 80.88-acres, a rezone from R-2-DA (Residential
with a development agreement [in lieu of a PUD]) to MU-DA (Mixed Use with a
development agreement [in lieu of a PUD]) for approximately 3.33-acres, a
development agreement modification, and preliminary plat approvals for Terra
View South Subdivision, a 361-lot (230-single family residential, 71-single family
attached, 25-commercial, 35-common) mixed use subdivision.
• The approximately 170.4-acre site is located at the northeast corner of West
Floating Feather Road and State Highway 16 between West Floating Feather Road
and West Beacon Light Road.
2
1
4/17/2024
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4/17/2024
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4/17/2024
Site Data
Total Acreage of Site — 170.4-acres
Total Number of Lots — 361
Residential — 301
Commercial — 25
Industrial — 0
Common — 35 (inclusive of 5 shared
driveways)
Total Number of Units — 301
Single-family — 230
Single-family (attached or detached) —
71
Multi -family — 0
Total Acreage of Any Out -Parcels — 0
7
Site
Data
nddklonalSfte Data
Duel um Units Per Gross ,Acre
2 Ill -dwelling units/acre (not
metusive of the commercial area)
2,643-square feet (R-6)
2,643-square feet (R-6)
7,920-squat fax (R-2)
9,619-square feet (MU)
26-feet (R-6)
130-feet (R-2)
105-feat (MU)
Required
2,10-dwelling unitsfacre (v
limited by the development
■ reeneull
1,600sgnnre feet
(R-6lbingle-family attached)
5.U1.1Dsquare fee11R-61
(single-family detached)
I7,000-sgture feel (R-2)
5.000-square feet IS'IC)
Except that n decrease of
minimum lot sire in a
subdivision may be allowed if
there is all offsetting increase of
the same percentage in open
space and a planned unit
development is applied for and
approved) — pursuant to EC('
Section-b4.5(A}The
offsetting interim of the
required parentage of open
s rare hut been .rwvdcd
34.3% (minimum)
Except that, ettadlneto ECc Section 9-
si (C) the Diviner requin eddnlonel
publlo end/or prluete pttY or open em.
ht1111ios In PUN
8
4
4/17/2024
Site
Data
Additional Site Data Proposed - Required
Minimum Street Fronts-` 30-feet 20-feet R•6 single- milt'
attached)
Total Acreage of Common Area Open
Space
Percent of Site as Common Area Open
Space
Percent of Common Area Open Space
as Active Open Space
0-feet (accessed from shared
dnveway)
51.59-acres (inclusiveof planter -
strips)
36.8%
35-feet (R-6 single.family
detached)
3S-feet (R-2)
acres (minimum)
34.3% (minimum)
taunt that. according to ECC Section
SRa (C) the Ctty may r.oulra
addlllnnal publlt and/or prlvau park
or ow %pact f.cllitl.s In PUU,
16.2 % (7.21-acres) 15% (minimum) (6.68-acres)
9
Terra View Subdivision (2.09/DUA)
Terra View Commercial Subdivision
teanaviPrt: gs,INucat.ov�aldt
A
10
5
4/17/2024
Adjacent developments (south and east)
Arvory Crest Subdivision (south) (2.88/DUA)
Millstone Farms Subdivision (east) (3.45/DUA)
11
Topics for Discussion
• Required buffer area located adjacent to North Hamlin Avenue
• Request to continue hunting (C of D #3.3)
• Setbacks (C of D #3.7)
• Block Numbering associated with Blocks 3 and 4 (SSC #5)
• Shared driveways (SSC #6)
• Required landscape island within a cul-de-sac (SSC # 7)
• Floodplain locations (SSC #9)
• Access easement for the G&G Investments property (SSC #11)
• Parks, Pathways, and Recreation Commission recommendation
(SSC#12)
• Cross -access and cross -parking within the commercial areas (SSC #21)
12
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4/17/2024
Required buffer area located adjacent to North Hamilin Avenue
13
Request to continue hunting
3.3 Owner shall be permitted to continue hunting within the Property,
provided the portion of the property that is being hunted is twenty (20)
acres in size or larger and the discharge of the firearm will not
endanger persons or property.
14
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4/17/2024
Setbacks
2,000 - 6,999 sq. ft. lots:
Front: 20-feet or 10-feet for alley loaded
Rear: 10 feet
Side: 3-feet, 0-feet (attached side) (one and two-story)
Street Side: 15-feet
Maximum Lot Coverage: N/A
7,000 to 13,499 sq. ft. lots:
Front: 15-feet living area and side entry garage / 23-feet
front -load garage
Rear: 10-feet
Side: 5-feet (first story), 5-feet (each additional story)
Street Side: 20-feet
Maximum Lot Coverage: 50% (single -story) and 40% (two-
story)
13,500 and larger sq. ft. lots:
Front: 20-feet living area and side entry garage / 23-feet _
front -load garage
Rear: 25-feet
Side: 7.5-feet (first story), S-feet (each additional story)
Street Side: 20 feet
Maximum Lot Coverage: 40%
Commercial lots (Lots 1-16, Block 1 and Lots 1-10, Block 2):
Front: 20-feet
Rear: 20-feet
Side: 7.5-feet
Street Side: 20-feet
Maximum Lot Coverage: 50%
15
Commercial Uses
• Conditions of Development #s 3.9-3.11 address the commercial uses
within the development:
• #3.9 Addresses permitted commercial uses based on the Village Planning
Area.
• #3.10 Addresses dark -sky lighting, noise, or related limitations to be reviewed
at the design review approval stage.
• #3.11 Addresses commercial building placement regarding locations of the
associated parking areas.
16
8
4/17/2024
Block numbering associated with Blocks 3 & 4
5. Provide a revised preliminary plat with Lots 1C-20C, Block 3, located
within a separate Block, and Lots 1C-15C, Block 4, located within a
separate Block. The remaining lots within Blocks 3 and 4, should be
renumbered sequentially starting with the number 1. The revised
preliminary plat shall be provided prior to submittal of a final plat
application
17
Shared driveways
"ROMAN AVE
s �
111161
2
Lora 36 and 31 Block 2 Lola a 1 and 42 Block 2
Lo s 16 and 16. Block 11
4
'�F:\���_ r 2 7
Lots li and 15. Block 13
Lots 59 and 0 . Block 2
6. Provide a revised preliminary
plat showing all buildable lots
with the required street frontage.
The revised preliminary plat shall
be provided prior to submittal of a
design review application. (ECC 8-
2-4)
18
9
4/17/2024
Required landscape island within a cul-de-sac
7. Provide a revised preliminary plat showing the cul-de-sac located at
the terminus of West Centerline Court to include a landscape island
with the minimum radius of ten feet (10'). The revised preliminary plat
shall be provided prior to submittal of a design review application. (ECC
9-3-2-1[G]).
19
Floodplain locations
9. Provide a revised preliminary
plat identifying the locations of
the existing floodplain, proposed
floodplain, and proposed
floodway. The revised preliminary
plat shall be provided prior to
submittal of a final plat
application. (ECC 10-1-8-5[E])
20
10
4/17/2024
Access easement for the G&G Investment
property
11. Provide a revised preliminary plat
delineating a 27-foot-wide ingress/egress
access easement located adjacent to the
southern property line of Lot 3, Block 2,
providing access to the adjacent parcel to
the west. The revised preliminary plat shall
contain a new plat note identifying the
ingress/egress access easement with a
reference to a recorded easement number.
The revised preliminary plat shall be
provided prior to the City Clerk signing the
final plat. The applicant shall be required to
record the ingress/egress access easement
and reference the recordation number
within the notes on the final plat prior to
the City Clerk signing the final plat.
21
Shared Driveway
16. Provide a revised preliminary plat showing Lot 14, Block 4, and Lots
2 and 11, Block 8, removed. The revised preliminary plat shall show all
buildable Tots with the required street frontage (35-feet). The revised
preliminary plat shall be provided prior to submittal of a design review
application.
22
11
4/17/2024
Parks, Pathways, and Recreation Commission
recommendation
Site Specific Condition #12 addresses the following:
• Pathways — Locations, widths, and materials
• Public Access Easements (associated with the required pathways)
• Maintenance
As part of the Parks, Pathways, and Recreation Commission
recommendation, the Commission indicated the applicant should be
required to provide additional open space within the southern portion
of the site.
23
Cross -access and cross -parking within the
commercial area
21. Provide a revised preliminary plat with a new plat note which
states, "Lots 1-7 and Lots 9-16, Block 1, and 1-10, Block 2, shall provide
perpetual reciprocal cross -parking and cross -access for vehicular and
pedestrian ingress and egress to public rights -of -way. Such perpetual
easement shall run with the land and the restrictive covenant for
maintenance cannot be modified and the owner's association or other
entity cannot be dissolved without the express consent of the City of
Eagle." The revised preliminary plat shall be provided prior to submittal
of a final plat application.
24
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4/17/2024
Staff Recommendation
If the annexation and rezone with development agreement (in
lieu of a PUD), development agreement modification, and
preliminary plat are approved, staff recommends the
conditions of development on If the preliminary plat is
approved, staff recommends the site specific conditions of
approval on pu4' of the Staff Report and standard
conditions of approval on page of the Staff Report.
25
Planning Commission Recommendation
On April 15, 2024, the Eagle Planning and Zoning Commission
voted X to X (absent) to recommend of the
applications with the conditions of development, site specific
conditions of approval, and standard conditions of approval
provided on page 11 of the Planning and Zoning Commission
Findings of Fact and Conclusions of Law.
26
13
4/17/2024
End of Presentation
27
Comprehensive Plan Map Designation &
Zoning Map Designation
Existing
Proposed
North of site
South of site
East of site
West of site
COMP PLAN
DESIGNATION
Village and Community Center, Compact
Residential, and Neighborhood
Residential
No Change
Village and Commmnity Center
Neighborhood Residential
Village and Community Center, Compact
Residential, and Neighborhood
Residential
Mix -Use Development
(City of Star)
ZONING
DESIGNATION
MU-DA (Mixed Use with a development
agreement), R-2-DA (Residential with a
development agreement) and RUT (Residential -
Ada County designation)
MU-DA (Mixed Use with a development
agreement [in lieu of a PUD]). R-6-DA
(Residential with a development agreement [m
lieu of a PUD]), and R-2-DA (Residential with a
development agreement [in lieu of a PUDJ)
MU-DA (Mixed Use with a development
agreement ]m lieu of a PUD])
R-2-DA-P (Residential with a development
agreement - PUD)
RUT (Residential - Ada County designation) and
MU (Mixed Use) and MU-DA (Mixed Use with a
development agreement). R-4-DA (Residential
with a development agreement)
MU (Mixed Use - City of Star zoning
designation) and R2 (Ada County designation)
LAND USE
Agriculture
Mixed use development including
commercial, . single-family detached
residential, and single-family attached
residential
Mixed use development (proposed Terra
View Subdivision)
Residential subdivision (Arvory Crest
Subdivision)
Vacant parcel and residential subdivision
(proposed Millstone Farm Subdivision)
Residential subdivisions (Milestone Ranch
Subdivision and Hoot Nanncy Farms), and
River Birch Golf Course
28
14
4/17/2024
Preliminary Plat
DA Modification
Annexation
Rezone
1
2
1
4/17/2024
Existing Conditions:
Tina View Sulxlivision
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Density
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3
Comprehensive Plan
Comprehensive Plan
PROJECT
LOCATION
W Beacon Light Rd
W Float
Mk
d
z
VBlage/Community Cemet
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
S units per acre.
Neighborhood Residential
Suitable for single family residential. Densities range from 2 units per acre to4 units per acre.
Village Planning Area
4
2
4/17/2024
Annexation & Zoning:
Current Zoning:
• MU-DA, R-2-DA
• Existing Development Agreement
Proposed Annexation and Rezone:
• 80.88 Acres
• Proposed Zone — MU-DA, RG-R10-DA, R-2-DA
I t
Patio Homes
'•
ningosed
•
— t` *12.72 Acres
Commerclul t1 71 Lots
Proposed Zoning Mu `' N:2`7
235.G5 Acres X\r
25 Lots ,
r t
'1
Residentl•I
Proposed 2onlnu R2
2125.05 Aces
230 Lots
5
Project Description:
Total Project Acres:
• 170 AC
Phasing:
• 9 Phases
Proposed Zoning:
Commercial (MU)
• 35.65 AC
• 25 Lots
Patio Homes (R6-R10)
• 12.72 AC
• 71 Lots
Single -Family (R-2)
• 125.5 AC
• 230 Lots
6
3
4/17/2024
Phasing Plan:
Total Project Acres:
• 170 AC
Phasing:
• 9 Phases
Phase 1— Fall 2023
Phase 2 — 2028
Phase 3 — 2029
Phase 4 — 2030
Phase 5 — 2028
Phase 6 — 2029
Phase 7 — 2030
Commercial Phases:
(8 & 9)
Between 2028 & 2035
7
Commercial:
35.65 AC
25 Commercial Lots
IA BEACON LIGHT ROAD
ENTRY MONUMENT
gEMINik
C I LANDSCAPE BERM
!ALL. TAPERED MAAR,
M L111,4 lt'_N.' 14• xae• V11,14
lef IAI MO, D1 1110. tN AWE
vCCO ENT. STA I h1.10kT
.w.us. MIMI GRAY s v. cn
NCF.%TU4L AIATEIRRI.^
cOvw. uoJECT TO CP..
DESIGN IMAGERY
INSPIRATION FOR
AMENITIES
DINE
sed
8
4
4/17/2024
Patio Homes:
102'X26' LOTS (ALLEY LOADED(
Patio Homes (R6-R10)
• 12.72 AC
• 71 Lots
• Open Space: 7
• Detached Lots
• Alley Loaded
• 3-foot Side Setbacks
• Minimum Lot Size:
• 2643 SF
• Average Lot Size:
• 3658 SF
Residential Density:
• 5.58 DU/AC
9
Patio Homes: Requested Deviations
Front Yard 20'
Rear Yard 20'
Interior Side Yard 5'
Street Side Yard 20'
10'
10'
0' *, 3'
15'
The R6-10 Patio Homes request for deviations from the setback code.
10
5
4/17/2024
Single -Family Homes:
Single -Family (R-2)
• 125.05 AC
• 230 Lots
• Open Space: 25 Lots
• Minimum Lot Size:
• 7,920 SF
• Average Lot Size:
• 11,023 SF
• Residential Net Density:
• 1.84 DU/AC
11
Single -Family Homes: Requested Setbacks
The R2 Single-family lots request the following deviations from the setback code.
R2 Lot size — 7,000 — 13,499 SF.
Front Yard 30'
Rear Yard 30'
Interior Side Yard 10'
Street Side Yard 20'
Max Lot Coverage 40%
20'
10'
5'
20'
60%
100 buildable lots in the R2 zone will have a lot size of 13,500 — 22,010 SF
Front Yard 30'
Rear Yard 30'
Interior Side Yard 10'
Street Side Yard 20'
Max Lot Coverage 40%
20'
25'
5'
20'
40%
12
6
4/17/2024
Requested Changes to City Staff Recommendations 3.7 on page 6
7,000 to 13,499 sq. ft. lots:
Front: 15-feet living area and side entry garage / 23-feet front -load garage
Rear: 10-feet
Side: 5-feet {first story), 5 feet ( ach additional story)
Street Side: 20-feet
Maximum Lot Coverage: 50% (single story) and '10% (two story) 60%
13,500 and larger sq. ft. Tots:
Front: 20-feet living area and side entry garage / 23-feet front -load garage
Rear: 25-feet
Side: 7,5 5-feet (first story), 5-feet (each additional story)
Street Side: 20 feet
Maximum Lot Coverage: 40%
13
Landscaping
Total Open Space:
• 51.59 Acres or 36.8%
Amenities:
• Clubhouse, Pool,
Pathways, Ponds
• Detached Sidewalks
Lir
14
7
4/17/2024
15
Requested Removal of Condition of Approval 29:
29. The applicant shall work with the City to establish a Conservation and Education Program (CEP)
Funding Plan associated with Everton Subdivision. The CEP Funding Plan shall be executed by the
Owner and City prior to the City Clerk signing the final plat. (ECC 8-6-7[B]]
In leu of the establishment of the CEP funding plan:
The project will re-establish the Little Gulch Creek channel that was land leveled by the previous owners
for farming.
Re-establishing the creek channel provides many benefits including:
• Flood Protection
• Creation of additional wildlife habitat
• Public Access for public enjoyment
• Open Space
This meets the requirements of ECC 8-6-7(B) for Mitigation.
16
8
4/17/2024
Requested Removal Staff Recommendation 3.18 on page 30:
3.18 Owner shall work with Valley Regional Transit (VRT) to establish a Park and Ride facility to be
located within the Mixed -Use zoned area as shown on the Concept Plan to help with the
reduction of vehicle trips within the immediate area.
• The Concept plan does not provide an area for a VRT Park and Ride Facility
• The applicant never received a request from VRT for a facility
• No communication from VRT requesting such a facility is provided in the Staff Report.
17
Requested Revision Staff Recommendation 3.9.2.1 on page 8:
3.9.2.1 One (1) Three (3) restaurant (with drive -through) use shall be allowed. The restaurant (with
drive -through) use shall not be permitted until a minimum of fifty percent (50%) of
the commercial area (as shown on the Concept Plan) has been developed with
commercial employment -based uses and/or public/semipublic uses.
• Three Drive throughs will match Terra View Commercial to the North.
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4/17/2024
Conclusion:
• We are in general agreement with the City Staff Report and condition of
approval with the above -mentioned requested revision.
• The proposed Development Agreement Modification and Preliminary plat
meets the recrements of the City Comprehensive Plan and matches with and
compliments the adjacent developments that have been approved.
• The net density of the site is 2.17 lots/acre, below the neighboring projects.
• Adds 35.65 acres of Mixed -Use Commercial within the Village Planning
Area.
• Exceeds the City requirements for open space
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4/17/2024
Open Space: Offsetting Increase:
"The initial starting point for the minimum open space prior to any "offsetting increase" being added shall be the area equal
to 10% of the site."
• That area for Terra View South is 14.018 acres
"The common area open space shall be equal to or greater than 1.0%, inclusive of the "offsetting increase" square footage."
• That percentage for Terra View South is 36.8%.
*Additionally, this development will have 44.50 acres or 31.7% and 7.09 acres of landscape buffer, which totals out to
51.59 acres or 36.8% of open space.
Total Residentail
140.181
PUD 20% Open Space 28.04 acres
1S% of Open Space shall be active open space 4.21 acres
PUD offsetting for small lots = 10% * Offsetting Open Space
10%= 14.018 Acres
Area of lots below minimum = 34.04 acres
Total Required Open Space = 48.06 Acres
15% of Open Space shall be active open space 7.21 acres
Development Open Area
Common Lots = 44.50 acres
8' Landscape Buffer = 7.09 acres
Total = 51.59 acres
31.7%
36.8%
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Approved: Terra View Subdivision & Terra View Commercial North
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4/17/2024
Millstone Subdivision
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Preliminary Plat Development Features:
R4-DA, ZONE AREA ±66.65 AC
MU-DA, ZONE AREA ±23.22 AC
TOTAL ACRES ±89.87 AC
SINGLE-FAMILY LOTS R4-OA 186 ; DENSITY = 2.79 LOTS/AC
SINGLE-FAMILY LOTS MU-DA 130 ; DENSITY = 5.59 LOTS/AC
TOTAL SINGLE FAMILY LOTS 316
RESIDENTIAL GROSS DENSITY 3.51 (SINGLE FAMILY LOTS/TOTAL ACRES)
SHARED ACCESS LOTS 6.0.37 AC (0.41%)
GREEN SPACE COMMON LOTS 23. 17.65 AC (19.64%)
TOTAL LOTS 345
GREEN SPACE CALCULATIONS
GREEN SPACE COMMON LOTS
GREEN SPACE WITHIN ACHD RM7
TOTAL GREEN SPACE
17.65 AC (19.64%)
5.64 AC (6.27%)
25.9%
REDUCED LOTS 72
• REQUIRED LOT AREA 360,000 SF
• REDUCED LOT AREA 295,003 SF
• DIFFERENCE 64.997 SF - 1.49 AC (1.66%)
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Torrente Secco
PRELIMINARY PLAT DATA:
r07K SIT WA. 276. A5 .POPES ((4.716)15 614.5L11P1M *Pr -(16-M/)
RI-0• NGA 1306, CR(7)
RA II6 .6A 772! 4C64.5
YU• [N MITA 66.67 KR(S
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(0I6L 44,6641W. 1071 61)
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TOM CC6114l16 I DI:. .59
1009 RCS4A6N( CROSS O(MlT5' 7 )1 DU/AC ((6CLOO(5 CO*K9516 WA)
91A61( 0*47 LOTS (42 01 TOKI 171 (1.)1 pu/7()
1111C1(-CMr1101S (M-(6!OK) (2.65 (U/•C)
9641.01-1•rlr LOTS (Iu-06 !OK) 7)1 (6.77 0U/6,C) (K:(U(Y)
COM.(ROM NKr
NS(FNTr6 NIG 40116 K:R(5 (50115)
CCANCRCI L NKA 13 )4 AGNS (A 67t)
eel91M( WS( Rpft-Cf 6r1 *IF .A 423A POPES ('S .I0%;
1941ltAt 65OT6).661 R(R1C R6:NI-p-64, AR(A )N y:A:S (1 )6{)
(,(Y6I: MKA 66.6) • /169 (7) TA)
N15, 604 5664Y 01519•C1 Alga 1I 52 66,65 (616%)
stt( s
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A11RK4 N90110M L01 L+7 (W ..(r) '.N1 9101011 f((7
A4R.I 147)0187NI WI WI 10119( (YNl1)91(1.) 9.999 SOW. at
r(•9;1 C01Y IKIAt 101 91 411914 148*7 ra 1 17 72 A(1111,1
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SM11 -1w11 IL91.4O) IOIS 391 (U I61)
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:JI WA M)1*07(R *WOW 11 I7 KW% (170 1011 011 1156I :Y 107y :Of11
rM/710, ARIA MM74800 A60r M•Y•1 10, 517(i 16I, •aI5
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4/17/2024
Arvory Crest
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