Findings - CC - 2024 - RZ-17-00 MOD - 12700 N Horseshoe Bend - Rezone from MU-DA (Mixed Use with a Development Agreement) to A-R (Agricultural-Residential)BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR
A REZONE FROM MU-DA (MIXED USE WITH A
DEVELOPMENT AGREEMENT) TO A-R
(AGRICULTURAL -RESIDENTIAL)
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER RZ-17-00 MOD
The above -entitled rezone application came before the Eagle City Council for their action on December
10, 2024, at which time public testimony was taken and the hearing was closed. The Eagle City Council
having heard and taken oral and written testimony, and having duly considered the matter, makes the
following Findings of Fact and Conclusions of Law:
FINDINGS OF FACT:
A. PROJECT SUMMARY:
The City of Eagle is requesting a rezone from MU-DA (Mixed Use with a development
agreement) to A-R (Agricultural -Residential). The 1.09-acre site is located west of State Highway
55 approximately 150 feet south of Beacon Light Road at 12700 Horseshoe Bend Road.
B. APPLICATION SUBMITTAL:
The application for this item was made by the City of Eagle on September 20, 2024.
C. NOTICE OF PUBLIC HEARING:
Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission was
published in accordance with the requirements of Title 67, Chapter 65, Idaho Code and the Eagle
City Code on October 18, 2024. Notice of this public hearing was mailed to property owners
within five -hundred feet (500-feet) of the subject property in accordance with the requirements of
Title 67, Chapter 65, Idaho Code and Eagle City Code on October 11, 2024. The site was posted
in accordance with the Eagle City Code on October 24, 2024. Requests for agencies' reviews
were transmitted on September 20, 2024, in accordance with the requirements of the Eagle City
Code.
Notice of Public Hearing on the application for the Eagle City Council was published in
accordance with the requirements of Title 67, Chapter 65, Idaho Code and the Eagle City Code on
November 24, 2024. Notice of this public hearing was mailed to property owners within five -
hundred feet (500-feet) of the subject property in accordance with the requirements of Title 67,
Chapter 65, Idaho Code and Eagle City Code on November 22, 2024. The site was posted in
accordance with the Eagle City Code on November 22, 2024. Requests for agencies' reviews
were transmitted on September 20, 2024, in accordance with the requirements of the Eagle City
Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On September 23, 2003, the Eagle City Council approved RZ-17-00 for a rezone with
development agreement from A-R (Agricultural -Residential) to MU-DA (Mixed Use with
development agreement).
On September 10, 2024, City and the property owners (Smiths) entered into a settlement
agreement that, in part, identifies steps for the property to be rezoned from MU-DA (Mixed Use
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with a development agreement) to A-R (Agricultural -Residential).
E. COMPANION APPLICATIONS: None.
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing
Mixed Use
MU-DA (Mixed Use with a
Vacant, Miscellaneous
development agreement)
Stored Items
Proposed
No Change
A-R (Agricultural-
Vacant
Residential)
North of site
Mixed Use
RUT (Rural Urban Transition
Pasture
- Ada County Designation)
South of site
Large Lot
A-R (Agricultural-
Pasture & Single Family
Residential)
Residential
East of site
Not in Eagle City Area of
RR (Rural Residential - Ada
State Highway 55
Impact
County Designation)
West of site
Residential Estates
A-R (Agricultural-
Residences & Gas Station
Residential) & R-E
(Residential Estate)
G. DESIGN REVIEW OVERLAY DISTRICT:
Not located within the DDA, TDA, CEDA, or DSDA.
H. TOTAL ACREAGE OF SITE: 1.09-acres
I. APPLICANT'S STATEMENT OF JUSTIFICATION FOR THE REZONE: Not applicable
AVAILABILITY AND ADEQUACY OF UTILITIES AND SERVICES:
The Eagle Fire Department, Ada County Highway District, and Idaho Transportation Department
have no objections to the proposed rezone. The Central District Health Department notes that if
restroom or plumbing facilities are to be installed, a sewage system must be installed to meet
Idaho State Sewage Regulations and connect to Eagle Sewer District if available.
K. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
L. SPECIAL ON -SITE FEATURES:
Areas of Critical Environmental Concern — No
Evidence of Erosion — No
Fish Habitat — No
Floodplain — No
Mature Trees — No
Riparian Vegetation — No
Steep Slopes —No
Stream/Creek — No
Unique Animal Life — No
Unique Plant Life — No
Unstable Soils — No
Wildlife Habitat — No
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M. NONCONFORMING USES:
Based upon the information available, the proposed rezone is in conformance with applicable
provisions of the Eagle City Code. No nonconforming uses are existing on the site.
N. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report:
Ada County Highway District
Central District Health
Eagle Fire Department
Idaho Transportation Department
O. LETTERS FROM THE PUBLIC: None received to date.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART
OF THE CITY COUNCIL'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
• The Comprehensive Plan Land Use Map designates this site as Mixed Use.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2-1: Districts Established, Purposes and Restrictions
A-R AGRICULTURAL -RESIDENTIAL DISTRICT: To provide for the transition of agricultural
land no longer used for extensive agricultural purposes into residential areas, while preserving
agricultural uses compatible with residential development. Gross density shall not exceed one
single-family dwelling unit per five (5) acres.
C. SUBDIVISION CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL: None.
D. DISCUSSION:
• Pursuant to the terms of the settlement agreement, the City of Eagle is requesting to rezone
the property to its previous zoning designation of A-R (Agricultural -Residential).
STAFF RECOMMENDED FINDINGS:
• Rezone: With regard to Eagle City Code Section 8-7-5 "Action by the Commission and Council", and
based upon the information provided to staff to date, staff believes that the proposed rezone is in
accordance with the City of Eagle Comprehensive Plan and established goals and objectives because:
a. The requested zoning designation of A-R (Agricultural -Residential) is consistent with the
designation as shown on the Comprehensive Plan Land Use Map;
b. The information provided from the agencies having jurisdiction over the public facilities needed
for this site indicate that adequate public facilities exist, or are expected to be provided, to serve
all uses allowed on this property under the proposed zone;
C. The proposed A-R (Agricultural -Residential) zone is compatible with the RUT (Rural Urban
Transition) zone and land use to the north, since they are both undeveloped, and;
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d. The proposed A-R (Agricultural -Residential) zone is compatible with the A-R (Agricultural -
Residential) zone and land use to the south since the property could be developed in the same
manner at a later date, and;
e. The proposed A-R (Agricultural -Residential) zone is compatible with the A-R (Agricultural -
Residential) and R-E (Residential -Estate) zones and land use to the west since the property could
be developed to complement the surrounding uses at a later date, and;
f. The proposed A-R (Agricultural -Residential) zone is compatible with the RR (Rural Residential
Ada County designation) zone and land use to the east since that area is not within the City of
Eagle's city limits and shares similar permitted land uses to county properties designated RR,
and;
g. The land proposed for rezone is not located within a "Hazard Area" and "Special Area" as
described within the Comprehensive Plan.
PUBLIC HEARING OF THE COMMISSION:
A. A public hearing on the application was held before the Planning and Zoning Commission on
November 4, 2024, 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 application was presented to the Planning and Zoning Commission by
no one (not including the applicant/representative).
C. Oral testimony in opposition to the application was presented to the Planning and Zoning
Commission by no one.
COMMISSION DELIBERATION: (Granicus time 2:09:31)
Upon closing the public hearing, the Commission made a motion based upon the information contained
within the record.
COMMISSION DECISION:
The Commission voted 5 to 0 to recommend approval of RZ-17-00 MOD for a rezone from MU-DA
(Mixed Use with a development agreement) to A-R (Agricultural -Residential) as provided within their
findings of fact and conclusions of law document, dated November 18, 2024.
PUBLIC HEARING OF THE COUNCIL:
A. A public hearing on the application was held before the City Council on December 10, 2024, at which
time testimony was taken and the public hearing was closed. The Council made their decision at that
time.
B. Oral testimony in favor of the application was presented to the City Council by no one (not including
the applicant/representative).
C. Oral testimony in opposition to the application was presented to the City Council by no one.
COUNCIL DECISION:
The Council voted 4 to 0 to approve RZ-17-00 MOD for a rezone from MU-DA (Mixed Use with a
development agreement) to A-R (Agricultural -Residential).
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed rezone with regard to
Eagle City Code Section 8-7-5 "Action by the Commission and Council", and based upon the
information provided to staff to date concludes that the proposed rezone is in accordance with the
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City of Eagle Comprehensive Plan and established goals and objectives because:
a. The requested zoning designation of A-R (Agricultural -Residential) is consistent with the
designation as shown on the Comprehensive Plan Land Use Map;
b. The information provided from the agencies having jurisdiction over the public facilities needed
for this site indicate that adequate public facilities exist, or are expected to be provided, to serve
all uses allowed on this property under the proposed zone;
c. The proposed A-R (Agricultural -Residential) zone is compatible with the RUT (Rural Urban
Transition) zone and land use to the north, since they are both undeveloped, and;
d. The proposed A-R (Agricultural -Residential) zone is compatible with the A-R (Agricultural -
Residential) zone and land use to the south since the property could be developed in the same
manner at a later date, and;
e. The proposed A-R (Agricultural -Residential) zone is compatible with the A-R (Agricultural -
Residential) and R-E (Residential -Estate) zones and land use to the west since the property could
be developed to complement the surrounding uses at a later date, and;
f. The proposed A-R (Agricultural -Residential) zone is compatible with the RR (Rural Residential
Ada County designation) zone and land use to the east since that area is not within the City of
Eagle city limits and shares similar permitted land uses to county properties designated RR, and;
g. The land proposed for rezone is not located within a "Hazard Area" and "Special Area" as
described within the Comprehensive Plan.
Regulatory Taking Notice: Applicant has a right to request a regulatory taking analysis pursuant to
Idaho Code Section 67-8003
DATED this 10th day of December, 2024.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad e, Mayor
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