Findings - PZ - 2025 - A-2025-01 & RZDA-2025-01 - Peak Condo Storage - Peak Condo Storage A & RZDABEFORE THE EAGLE PLANNING AND ZONING COMMISSION
IN THE MATTER OF AN APPLICATION
FOR AN ANNEXATION AND REZONE
WITH A DEVELOPMENT AGREEMENT
FROM RUT (RURAL -URBAN TRANSITION) TO
BP-DA (BUSINESS PARK WITH A
DEVELOPMENT AGREEMENT) AND REZONE
FROM A-R (AGRICULTURAL -RESIDENTIAL)
AND BP-P (BUSINESS PARK WITH A PUD) TO
BP-DA (BUSINESS PARK WITH A
DEVELOPMENT AGREEMENT) FOR LZL
VENTURES, LLC/CHAD LONGSON
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER A-2025-01 & RZDA-2025-01
The above -entitled annexation and rezone with a development agreement applications came before the
Eagle Planning and Zoning Commission for their recommendation on March 17, 2025, at which time public
testimony was taken and the public hearing was closed. The Eagle Planning and Zoning Commission,
having heard and taken oral and written testimony, and having duly considered the matter, makes the
following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
LZL Ventures, LLC/Chad Longson, represented by Connor Lindstrom with KM Engineering, LLP,
are requesting an annexation and rezone from RUT (Rural -Urban Transition — Ada County
Designation) to BP-DA (Business Park with a Development Agreement) and a rezone from A-R
(Agricultural Residential) and BP-P (Business Park with a PUD) to BP-DA (Business Park with a
Development Agreement) in lieu of a conditional use permit for an Indoor Storage Facility for Peak
Condo Storage. The 20.08-acre site is located on the southwest comer of North Horseshoe Bend
Road and East Hill Road at 9551, 9557, and 9605 North Horseshoe Bend Road.
B. APPLICATION SUBMITTAL:
A Neighborhood Meeting was held at 660 East Civic Lane, Eagle, ID at 6:00 PM on December 30,
2024, in compliance with the application submittal requirement of Eagle City Code. The
applications for this item was received by the City of Eagle on January 9, 2025.
C. NOTICE OF PUBLIC HEARING:
Notice of Public Hearing on the applications for the Eagle Planning and Zoning Commission was
published in accordance with the requirements of Title 67, Chapter 65, Idaho Code and the Eagle
City Code on February 28, 2025. 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 February 27, 2025. The site was posted
in accordance with the Eagle City Code on March 4, 2025. Requests for agencies' reviews were
transmitted on January 17, 2025, in accordance with the requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On October 26, 2004, City Council approved a rezone upon annexation, conditional use permit,
preliminary development plan, and preliminary plat (A-5-04/RZ-5-04/CU-5-04/PPUD-2-04/PP-4-
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04) for Optimist Business Park planned unit development at 9551 and 9557 North Horseshoe Bend
Road.
On May 10, 2005, the City Council approved a Design Review application (DR-19-05).
On November 13, 2007, the City Council passed Ordinance No. 587 for annexation and rezone of
this site.
On December 18, 2007, the City Council approved an extension of time for the preliminary plat
for Optimist Business Park Subdivision (PP-04-04) to be valid until December 18, 2008.
On January 13, 2009, the City Council approved an extension of time for the preliminary plat for
Optimist Business Park Subdivision (PP-04-04) to be valid until December 18, 2009.
E. COMPANION APPLICATIONS:
All applications are inclusive herein.
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
DESIGNATION
ZONING
DESIGNATION
LAND USE
Existing
Professional Office/Business
Park
A-R (Agricultural -Residential),
RUT (Rural -Urban Transition —
Ada County designation), BP-P
(Business Park with a PUD)
Rural residential,
agricultural, vacant
dryland
Proposed
No Change
BP-DA (Business Park with a
development agreement)
Self -Storage
North of site
Professional Office/Business
Park
BP-DA (Business Park with a
development agreement)
Self -Storage
South of site
Professional Office/Business
Park
BP-DA (Business Park with a
development agreement)
Self -Storage
East of site
Suburban — City of Boise
designation
A-1 (Open Land Very Low
Density — City of Boise
designation)
Public Park
West of site
State Highway 55
R-6-DA (Residential -up to 6
units per acre with a
development agreement)
State Highway 55
G. DESIGN REVIEW OVERLAY DISTRICT:
Not located within the DDA, TDA, CEDA, or DSDA.
H. TOTAL ACREAGE OF SITE:
The site is 20.08 acres.
I. APPLICANT'S STATEMENT OF JUSTIFICATION FOR THE REZONE:
See applicant's narrative dated January 6, 2025, attached to the staff report.
J. APPLICANT'S STATEMENT OF JUSTIFICATION OF A DEVELOPMENT AGREEMENT:
See applicant's narrative dated January 6, 2025, attached to the staff report.
K. AVAILABILITY AND ADEQUACY OF UTILITIES AND SERVICES:
The site is within the service boundaries of the Eagle Police Department, Eagle Fire Department,
Eagle Sewer District, and Veolia Water. The parcels located at 9551 and 9557 North Horseshoe
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Bend Road are annexed into Eagle Sewer District but the parcel at 9605 North Horseshoe Bend
Road has not been annexed into the District.
L. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
M. SPECIAL ON -SITE FEATURES:
Areas of Critical Environmental Concern — No
Evidence of Erosion — No
Fish Habitat — No
Floodplain — No
Mature Trees — Yes
Riparian Vegetation — No
Steep Slopes — No
Stream/Creek — No
Unique Animal Life — No
Unique Plant Life — No
Unstable Soils — No
Wildlife Habitat — Unknown
N. NONCONFORMING USES:
There is an existing house on the property, however it is required to be removed prior to issuance
of any building permits.
O. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Ada County Highway District
Central District Health Department
Department of Environmental Quality
Idaho Transportation Department
Eagle Sewer Department
P. LETTERS FROM THE PUBLIC:
Correspondence received from Piccadilly Homeowners Association, date stamped by the City on
March 10, 2025, is incorporated herein by reference.
THE PLANNING AND ZONING COMMISSION RECEIVED AND REVIEWED THE
FOLLOWING STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS
THE STAFF REPORT AS PART OF THE PLANNING AND ZONING COMMISSION'S
FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map designates this site as Professional Office/Business Park:
Suitable primarily for the development of technical park/research and development facilities,
professional office/office complexes, and limited manufacturing activities, including small-scale
production, distribution, and storage of goods. Support activities may also be permitted. Retail may be
permitted as an ancillary use within this land use category. Smaller medical uses such as dentist offices
and other outpatient clinics are also encouraged.
All development within this land use shall be designed to be within a landscaped setting and be free of
hazardous or objectionable elements such as noise, odor, dust, smoke, or glare. Such development
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should be operated entirely within enclosed structures and generate minimal industrial traffic.
Development within this land use designation should be required to proceed through the PUD process.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-1-2: RULES AND DEFINITIONS:
FLEX SPACE: Allows for uses that generally require substantial amounts of storage and
working area as well as office and/or showroom space. This use is not intended to permit
warehousing or manufacturing that has high levels of truck activity. Loading docks shall
be at the rear of the structure, shall be screened from view from street and neighboring
uses, and loading ramps shall be a maximum of two feet (2') high to discourage tractor
trailer use. Examples of uses include, but are not limited to, custom bookbinding, ceramic
studios, candle making shops, custom jewelry manufacture, lighting/plumbing fixture
showrooms, small merchandise assembly, and low intensity sales and distribution
facilities. Gross floor area of each building used as "flex space" shall be a maximum of
thirty thousand (30,000) square feet. Buildings may be comprised of several lease spaces.
Hours of operation shall be limited to between six o'clock (6:00) A.M. to ten o'clock (10:00)
P.M.
STORAGE (ENCLOSED BUILDING): An enclosed building or group of buildings
containing separate, individual, secured, and private storage spaces of varying sizes
available for lease or rent for varying periods of time.
WAREHOUSING AND STORAGE:
A. Limited: Provision of storage space for household or commercial goods within an
enclosed building without direct public access to individual storage spaces. This
classification includes facilities with a maximum of five thousand (5,000) square
feet of gross floor area, but excludes wholesaling, distribution and storage,
ministorage and vehicle storage.
B. Ministorage: Provision of storage space for household or commercial goods within
an enclosed building with direct public access to individual storage spaces. May
include vehicle storage to a maximum of twenty percent (20%) of the site. Where
greater than twenty percent (20%) of the site is allocated to vehicle storage, the
vehicle storage must be treated as a separate use.
• Eagle City Code Section 8-2-1: DISTRICTS ESTABLISHED, PURPOSES AND
RESTRICTIONS:
BP BUSINESS PARK DISTRICT:
To encourage the development of technical park/research and development facilities,
offices and office complexes, and limited manufacturing activities including small scale
production, distribution and storage of goods. Support activities may also be permitted. All
development within this district shall be designed to be within a landscaped setting, and be
free of hazardous or objectionable elements such as noise, odor, dust, smoke or glare. Such
development shall be operated entirely within enclosed structures, and generate minimal
industrial traffic. All development requiring a conditional use permit in the BP zoning
district, as shown in section 8-2-3 of this chapter, shall occur under the PUD and/or
development agreement process in accordance with chapter 6 or 10 of this title unless the
proposed development does not meet the area requirements as set forth in section 8-6-5-1
of this title. In that case a cooperative development, in conjunction with adjacent parcels
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(to meet the minimum area requirements), shall be encouraged. Otherwise a conditional
use permit shall be required unless the proposed use is shown as a permitted use in the BP
zoning district within section 8-2-3 of this chapter.
• Eagle City Code Section 8-2-3: SCHEDULE OF DISTRICT USE REGULATIONS:
Land Uses
BP (Business Park)
Storage (enclosed building)
C
Warehousing, wholesaling plant
C
Flex space
P
Single-family dwelling (existing)
• Eagle City Code Section 8-2-4: SCHEDULE OF BUILDING HEIGHT AND LOT AREA
REGULATIONS
Zoning
District
Maximum
Height
Minimum Yard Setbacks
Maximum Lot
Coverage
Minimum
Lot Area
Minimum
Lot Width
Front
Rear
Interior
Side
Street
Side
BP
35'
20'
0'
0'
20'
50%
n/a
25'
• Eagle City Code Section 8-4-5: SCHEDULE OF PARKING REQUIREMENTS:
Type Of Use
Off Street Parking Spaces Required
Storage (enclosed building and/or fenced area)
1 per 1,000 square feet of gross storage area
• Eagle City Code Section 8-10-1: REQUIREMENTS AND RESTRICTIONS:
A. Purpose: Development agreements are a discretionary tool to be used by the council as a
condition of rezoning. Development agreements allow a specific project with a specific
use to be developed on property in an area that is not appropriate for all uses allowed or
conditional in the requested zone.
B. Initiation Of Development Agreement:
1. A development agreement may be initiated for the rezoning of a particular parcel of
land or collection of parcels of land through the following methods:
a. On application by the property owner.
b. On recommendation of the zoning administrator.
c. On recommendation of the commission.
d. Required by the council.
2. In the event of a determination by the commission that a development agreement
should be entered into, the commission shall retain jurisdiction of the matter, defer
consideration of the rezone applied for and set a time limit for submittal of the
development agreement. The commission shall then proceed as specified in this
section.
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3. In the event of a determination by the council that a development agreement should be
entered into, the council shall remand the matter back to the commission for submittal
of the development agreement. The council may direct the commission on remand of
the matter to the commission. The commission shall then proceed as specified in this
section.
4. In the event of either of the above, all time limits required by this code may be stayed
upon affirmative vote of the commission or council.
C. Form Of Development Agreement: A development agreement shall be in the form
required by the zoning administrator. No agreement shall be accepted by the zoning
administrator which does not include the following:
1. An affidavit by the owner of the parcel agreeing to submit the parcel to a development
agreement.
2. The specific use or uses of the parcel for which the development agreement is sought.
3. The allowed or conditional use in the conditional zone for which application has been
made.
4. A concept plan of the project to be developed on the parcel. The concept plan may
include:
a. A description of the density allowed or sought; and
b. Maximum height, size, and location of any structures on the property.
5. The time required to begin the use on the property.
6. A statement by the owner of the parcel that failure to comply with the commitments in
the development agreement shall be deemed consent to rezone the use to the
preexisting zone or, in the case of an initial zone at annexation, a zone deemed
appropriate by the council.
7. Any other matter mutually agreeable to the parties.
C. DISCUSSION:
• The applicant is proposing that buildings be constructed across the lot line dividing 9551 and
9557 North Horseshoe Bend Road. A lot line adjustment application should be submitted for
the removal of the existing parcel line that conflicts with the proposed buildings and their
required setbacks. The lot line adjustment should be submitted to the City for review and
approval prior to the issuance of a zoning certificate or condo plat (whichever occurs first).
• The applicant has proposed a ten -foot -six-inch (10'-6") wide right-of-way dedication and
five-foot (5') wide sidewalk along North Horseshoe Bend Road on the east side of site,
terminating approximately forty four feet (44') south of the northern property boundary
abutting East Hill Road. There is no right-of-way dedication or sidewalk proposed along East
Hill Road. The applicant should construct a sidewalk with a minimum width of five feet (5')
along the entire eastern property line and along the south side of East Hill Road from the
intersection of North Horseshoe Bend Road to the terminus of the western property boundary.
The sidewalk along East Hill Road and North Horseshoe Bend Road should connect at the
southwest corner of the intersection. All sidewalks should be constructed prior to the issuance
of the first certificate of occupancy associated with the property.
• The applicant is requesting that the following uses marked "C" for conditional use under the
BP zoning designation in the "Official Schedule of District Regulations" in Eagle City Code
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Section 8-2-3 be permitted on the Property and should be approved with this development
agreement in lieu of a conditional use permit:
• Storage (enclosed building)
• Warehousing, wholesaling plant
PUBLIC HEARING OF THE COMMISSION:
A. A public hearing on the applications was held before the Planning and Zoning Commission on March
17, 2025, at which time testimony was taken and the public hearing was closed. The Commission made
their recommendation at that time.
B. Oral testimony in favor of the applications was presented to the Planning and Zoning Commission by
no one (other than the applicant/representative).
C. Oral testimony in opposition to the applications was presented to the Planning and Zoning Commission
by no one.
D. Oral testimony neither in favor of nor in opposition to the applications was presented to the Planning
and Zoning Commission by one (1) individual representing the Piccadilly Village Subdivision
Homeowners Association who indicated a concern with how the development may increase the noise
and traffic of their neighborhood across State Highway 55 from the project site. The individual
requested that a condition be added to the site specific conditions of approval requiring the applicant to
construct a concrete sound wall along the portion of the Picadilly Village Subdivision's perimeter that
borders the State Highway 55.
COMMISSION DELIBERATION: (Granicus time 00:30:55)
Upon closing the public hearing, the Commission discussed during deliberation that:
• Questions regarding required site improvements and the timing of their installation
COMMISSION DECISION:
The Commission voted 2 to 0 (Wright and Smith absent, McCauley recused) to recommend approval of A-
2025-01 & RZDA-2025-01 for an annexation and rezone from RUT (Rural -Urban Transition — Ada County
Designation) to BP-DA (Business Park with a Development Agreement) and a rezone from A-R
(Agricultural Residential) and BP-P (Business Park with a PUD) to BP-DA (Business Park with a
Development Agreement) in lieu of a conditional use permit with the following staff recommended
conditions to be placed within a development agreement with underline text to be added by the Commission
and strike through text to be deleted by the Commission:
3.1 Owner will develop the Property subject to the conditions and limitations set forth in this
Development Agreement. Further, the Owner will submit such applications regarding floodplain
development permit review, design review, preliminary and final plat reviews, and/or any conditional
use permits, if applicable, and any other applicable applications as may be required by the Eagle City
Code, which shall comply with the Eagle City Code, as it exists at the time such applications are
made except as otherwise provided with this Agreement.
3.2 The Concept Plan (Exhibit B) represents the Owner's current concept for completion of the project.
As the Concept Plan evolves, the City understands and agrees that certain changes in that concept
may occur. If the City determines that any such changes require additional public comment due to
potential impacts on surrounding property or the community, a public hearing shall be held on any
proposed changes in the Concept Plan, notice shall be provided as may be required by the City.
3.3 Owner shall remove the existing single-family dwelling from the Property prior to the issuance of the
first building permits associated with phase two of development according to the approved phasing
plan date stamped by the City on March 14, 2025.
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3.4 Owner shall submit a lot line adjustment application for the removal of the existing parcel line that
conflicts with the proposed buildings and their required setbacks. The lot line adjustment shall be
submitted for review and approval prior to the issuance of a zoning certificate or condo plat,
whichever occurs first.
3.5 The Owner shall construct a sidewalk with a minimum width of five feet (5') along the entire eastern
property line and along the south side of East Hill Road from the intersection of North Horseshoe
Bend Road to the terminus of the western property boundary. The sidewalk along East Hill Road and
North Horseshoe Bend Road shall connect at the southwest corner of the intersection. All -sidewalks
property. Sidewalks shall be constructed with each phase of development or completed prior to five
(5) years from the execution of this development agreement.
3.6 Except for the limitations and allowances expressly set forth above and the other terms and conditions
of this Development Agreement, the Property can be developed and used consistent with the Business
Park (BP) zoning designation within Eagle City Code Section 8-2-3, effective at the time a design
review application or conditional use permit application (whatever the case may be) is made for
individual building use.
All uses marked with a "P" for permitted use under the BP zoning designation in the "Official
Schedule of District Regulations" in Eagle City Code Section 8-2-3 shall be considered permitted
uses, and all uses shown as "C" for conditional use under the BP zoning designation shall require a
conditional use permit.
The following conditional uses are approved with this development agreement in lieu of a conditional
use permit:
• Storage (enclosed building)
• Warehousing, wholesaling plant
3.7 Owner shall annex the parcels located at 9605 North Horseshoe Bend Road into the Eagle Sewer
District prior to the issuance of a zoning certificate.
CONCLUSIONS OF LAW:
1. The Commission reviewed the particular facts and circumstances of this proposed rezone with a
development agreement upon annexation (A-2025-01 & RZDA-2025-01) with regard to Eagle City
Code Section 8-7-5 "Action by the Commission and Council", and based upon the information provided
concludes that the proposed rezone with a development agreement upon annexation is in accordance
with the City of Eagle Comprehensive Plan and established goals and objectives because:
a. The requested zoning designation of BP-DA (Business Park with a development agreement) 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
the uses limited within the development agreement;
c. The proposed zoning designation of BP-DA (Business Park with a development agreement) is
compatible with the BP-DA (Business Park with a development agreement) zone and land use to
the north since that area is being developed in a similar manner as this development, and;
d. The proposed zoning designation of BP-DA (Business Park with a development agreement) is
compatible with the BP-DA (Business Park with a development agreement) zone and land use to
the south since that area is developed in a similar manner as this development, and;
e. The proposed zoning designation BP-DA of (Business Park with a development agreement) is
compatible with the R-6-DA (Residential -up to 6 units per acre) zone and land use to the west since
that area separated by State Highway 55 and will be screened by the existing concrete masonry unit
block wall on the west side of the highway and the buildings to be built along the western property
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line facing away from State Highway 55, and;
f. The proposed zoning designation BP-DA of (Business Park with a development agreement) is
compatible with the A-1 (Open Land Very Low Density — City of Boise designation) zone and land
use to the east since that area is a public park and the City has determined that public parks are
compatible with all adjacent zoning designations, and;
g. The land proposed for rezone is not located within a "Hazard Area" and "Special Area" as described
within the Comprehensive Plan.
DATED this 7th day of April, 2025.
PLANNING AND ZONING COMMISSION
OF THE CITY OF EAGLE
Ada Gaudy. Idaho
Steve Guerber, Chairman
AT ' ST:
Tracy E. .. , Eagle City Clerk
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