Findings - PZ - 1999 - CU-4-99 - Convert Existing Residence Into 9,000 Sq Ft Private High School
BEFORE THE EAGLE PLANNING AND ZONING COMMISSION
IN THE MATTER OF AN APPLICATION FOR
A CONDITIONAL USE PERMIT FOR A
9,000 SQ. FT. PRIVATE HIGH SCHOOL FOR
KENNETH P. GEE
)
)
)
)
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER CU-4-99
The above-entitled conditional use permit application came before the Eagle Planning and
Zoning Commission for their recommendation on June 28, 1999. 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:
Lexington Schools, Inc., represented by Kenneth P. Gee, is requesting a
conditional use permit to convert an existing residence into a 9,000-square foot
private high school. The 95.2-acre site (4.5-acre school site) is located on the
north side of Floating Feather Road approximately %-mile west of Eagle Road at
1400 W. Floating Feather Road.
B.
APPLICATION SUBMITTAL:
The application for this item was received by the City of Eagle on May 27, 1999.
C.
NOTICE OF PUBLIC HEARING:
Notice of Public Hearing on the application for the Eagle Planning and Zoning
Commission was published in accordance for requirements of Title 67, Chapter
65, Idaho Code and the Eagle City ordinances on June 9, 1999. Notice of this
public hearing was mailed to property owners within three-hundred feet (300-feet)
of the subject property in accordance with the requirements of Title 67, Chapter
65, Idaho Code and Eagle City Code on June 11, 1999. Requests for agencies'
reviews were transmitted on May 28, 1999 in accordance with the requirements of
the Eagle City Code.
D.
HISTORY OF RELEVANT PREVIOUS ACTIONS: None
E.
COMPANION APPLICATIONS: None
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F.
COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Very Low Density A-R (Agricultural- Agriculture/ Existing
Residential (1 unit per Residential) residence
two acres maximum)
Proposed No Change No Change Private High School
North of site Very Low Density RI & RT (Residential) Residences
Residential (1 unit per
two acres maximum)
South of site Low Density A (Agricultural), R-l Agriculture/ Residences
Residential (2 units per (Residential)
acre maximum) &
Public/Semi-Public
East of site Very Low Density RT (Residential) & PS Eagle Middle School
Residential (1 unit per (Public/Semi-Public)
two acres maximum) &
Public/Semi-Public
West ofsite Very Low Density RT, Rl, R8 (Residential) Residences
Residential (1 unit per
two acres maximum)
G.
DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA or CEDA.
H.
EXISTING SITE CHARACTERISTICS:
One 9,000 square foot house exists on the site. Also included on the site is a
carport, tennis court, and numerous mature trees.
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1.
SITE DESIGN INFORMATION:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 95.2-acres (4.5-acre school site) 4.7-acres (minimum)
Percentage of Site Devoted 0.2% (approx.) 10% (maximum)
to Building Coverage
Percentage of Site Devoted Greater than 10% - to be 10% (minimum)
to Landscaping reviewed with design review
Number of Parking Spaces 21-spaces 20-spaces
Front Setback Greater than 60- feet 60-feet (minimum)
Rear Setback Greater than 30-feet 30-feet (minimum)
Side Setback (East) Greater than 30-feet 30-feet (minimum)
Side Setback (West) Greater than 30-feet 30-feet (minimum)
J.
GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
One building to be used as a private high school.
Height and Number of Stories of Proposed Buildings:
The existing building is two stories. Exact height of the building will be reviewed
with design review.
Gross Floor Area of Proposed Buildings: 9,000 square feet.
On and Off-Site Circulation:
A 12,000-square foot (approx.) paved parking lot provides parking for vehicles
using this site. One 15-foot wide existing driveway located on the south side of
the parking area is proposed to provide this site access to Floating Feather Road.
K.
PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from United Water has been received by the City.
Responses from Central District Health Department, Eagle Fire Department, and
Eagle Sewer District have been received by the City, however, these responses
do not indicate approval of the development. Written approval from these
agencies is required prior to issuance of any building permits or occupancy
permits, whichever occurs first.
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R.
L.
PUBLIC USES PROPOSED: None
M.
PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
N.
SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees - yes
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek: no
Unique Animal Life - unknown
Unique Plant Life - unknown
Unstable Soils - unknown
Wildlife Habitat - unknown
O.
SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF
REQUIRED): Not required
P.
AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached.
Comments which appear to be of special concern are noted below:
Ada County Highway District
Central District Health
Division of Environmental Quality
Eagle Fire Department
Eagle Sewer District
United Water Company
Q.
LETTERS FROM THE PUBLIC: None received to date.
EAGLE CITY CODE 8-7-3-2 GENERAL STANDARDS FOR CONDITIONAL USES:
The Commission/Council shall review the particular facts and circumstances of each
proposed Conditional Use in terms of the following standards and shall find adequate
evidence showing that such use at the proposed location:
A.
Will, in fact, constitute a conditional use as established in Section 8-2-3 of this
title (Eagle City Code Title 8) for the zoning district involved;
B.
Will be harmonious with and in accordance with the general objectives or with
any specific objective of the Comprehensive Plan and/or this title (Eagle City
Code Title 8);
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C.
Will be designed, constructed, operated and maintained to be harmonious and
appropriate in appearance with the existing or intended character of the general
vicinity and that such use will not change the essential character of the same area;
D.
Will not be hazardous or disturbing to existing or future neighborhood uses;
E.
Will be served adequately by essential public facilities such as highways, streets,
police and fire protection, drainage structures, refuse disposal, water and sewer
and schools; or that the persons or agencies responsible for the establishment of
the proposed use shall be able to provide adequately any such services.
F.
Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the
community;
G.
Will not involve uses, activities, processes, materials, equipment and conditions
of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or
odors;
H.
Will have vehicular approaches to the property which are designed as not to create
an interference with traffic on surrounding public thoroughfares; and
1.
Will not result in the destruction, loss or damage of a natural, scenic or historic
feature of major importance.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A.
COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL: (None)
B.
ZONING ORDINANCE PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
. Design review application required.
C.
SUBDIVISION ORDINANCE PROVISIONS WHICH OF SPECIAL CONCERN
REGARDING THIS PROPOSAL: (None)
D.
DISCUSSION:
. Regarding sewer service for this site, the City has received responses from both the
Eagle Sewer District and Central District Health Department. The Eagle Sewer
District response states that sewer service is not available to this site and Central
District Health states that the existing septic system needs to be evaluated to
determine if it can accommodate the additional flows expected with a school use prior
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to granting approval of the project. Central District Health approval of the septic
system should be required prior to the City issuing a building permit or certificate of
occupancy, whichever occurs first.
If the applicant does not receive Central District Health approval of the septic system
for the school use or has not hooked up to central sewer within one year after City
approval of a conditional use permit, then this conditional use permit should be
terminated.
.
The driveway providing this site access to Floating Feather Road is approximately
15-feet wide. Per Eagle City Code, the minimum width allowed for a private street is
20-feet (IO-feet in width for each travel lane). 15-feet is wide enough for a private
drive serving one residence since the total trips to and from the residence each day are
minimal, however, when the use is changed from a residence to a school and vehicle
trips increase, the access should be required to meet minimum public road standards.
Staff recommends that the driveway be reconstructed to a minimum of 20-feet wide
with a 5-foot wide concrete sidewalk on one side so as to provide for the safe and
effective movement of vehicular and pedestrian traffic to this site from Floating
Feather Road.
.
The applicant states that 48-students and 8-teachers are the maximum number of
people that will occupy the school at one time. The calculation for the required
parking for the school was based on one parking space for each four students and one
parking space for each teacher. Based on 48-students and 8-teachers the proposed
school is required to have 20-parking spaces. The applicant is proposing 21-spaces
which is sufficient parking for the occupancy proposed, however, if the number of
students to be in the building at one time increases above 48, or if additional teachers
are hired, then additional parking should be required.
.
As noted in the Commission response letter from the Ada County Highway District,
the applicant is required to construct a 5-foot wide sidewalk along the portion of this
site abutting Floating Feather Road. Since a sidewalk is required, staff recommends
that the sidewalk along Floating Feather Road be a meandering sidewalk and that the
landscaping typically required with a meandering sidewalk be installed at a future
date when the remaining portion of the property is developed. The specific location
of the sidewalk should be reviewed and approved by the Design Review Board as part
ofthe design review application for this site.
Staff has reviewed the particular facts and circumstances of this proposed conditional use
and, in terms of Eagle City Code Section 8-7-3-2 "A thru I" (required findings for
approval of a conditional use), has made the following conclusions:
The proposed conditional use;
A.
Will, in fact, constitute a conditional use as established in Section 8-2-3 of
Eagle City Code Title 8 for the A-R zoning district since a school (public
or private) requires a conditional use permit in the A-R district on the
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B.
"Official Schedule of District Regulations" chart of that section;
Will be harmonious with and in accordance with the general objectives or
with any specific objective of the Comprehensive Plan and/or this title
(Eagle City Code Title 8) since there are no inconsistencies with the
Comprehensive Plan and since the development will be required to meet
conditions of a design review application;
c.
Will be designed, constructed, operated and maintained to be harmonious
and appropriate in appearance with the existing or intended character of
the general vicinity and that such use will not change the essential
character of the same area since the development will be required to meet
the City's design review requirements and since the proposed use will
occur within a building that was previously used as, and looks like a
residential estate;
D.
Will not be hazardous or disturbing to existing or future neighborhood
uses since the building is set back from all property lines a minimum of
275-feet;
E.
Will be served adequately by essential public facilities such as highways,
streets, police and fire protection, drainage structures, refuse disposal,
water and sewer and schools; or that the persons or agencies responsible
for the establishment of the proposed use shall be able to provide
adequately any such services as noted is responses received by agencies
providing the public services as represented by the applicant or will be
required to be provided as conditioned herein.
F.
Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare
of the community since the applicant will bear all costs of development
and since the development is expected to provide additional educational
opportunities;
G.
Will not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or
the general welfare by reason of excessive production of traffic, noise,
smoke, fumes, glare or odors;
H.
Will have vehicular approaches to the property which are designed as not
to create an interference with traffic on surrounding public thoroughfares
since this development will be required to obtain approval from the Ada
County Highway District; and
1.
Will not result in the destruction, loss or damage of a natural, scenic or
historic feature of major importance since the existing trees are proposed
to retained and since no scenic or historic feature is apparent on this site.
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STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date, staff recommends approval with the
site specific conditions of approval and the standard conditions of approval provided
within the staff report.
PUBLIC HEARING OF THE COMMISSION:
A. A public hearing on the application was held before the Planning and Zoning Commission on
June 28, 1999, at which time testimony was taken and the public hearing was closed. The
Commission made their recommendation at that time.
B. Oral testimony in opposition to the application was presented to the Planning and Zoning
Commission by one individual who felt that adequate parking was not provided on the site
for the proposed use, that turn lanes on Floating Feather Road abutting this site should be
required, and central sewer should be required and septic systems be disallowed due to the
number of individual wells in the area.
C. Oral testimony in favor of the application was presented to the Planning and Zoning
Commission by one individual (not including the applicant) who felt the proposed private
school would be good for Eagle and would provide another educational opportunity in the
Eagle area.
COMMISSION DECISION:
The Commission voted 3 to 2 (Brinton and Moser against) to recommended approval of
CU-4-99 for a conditional use permit for a 9,000 sq. ft. private high school with the
following site specific and standard conditions of approval. Text shown with strike-thru
was deleted from staffs recommendations and text shown with underline was added to
staffs recommendations.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Central District Health approval of the septic system or Eagle Sewer District approval of a
central sewer hookup is required prior to issuance of a building permit or certificate of
occupancy, whichever occurs first.
2. If the applicant does not receive Central District Health approval of the septic system for the
school use or has not hooked up to central sewer within one year after City approval of a
conditional use permit, then this conditional use permit shall be terminated.
3. The driveway extending from Floating Feather Road northward to this site shall be
reconstructed to a minimum of 20-feet wide with a 5-foot wide concrete sidewalk on one
side. Design plans for the driveway shall be reviewed and approved by the City Engineer
prior to issuance of a building permit or occupancy permit, whichever occurs first.
4. If the number of students to be in the building at one time increases above 48, or if additional
teachers are hired, then additional parking shall be required. Revised parking lot layout plans
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shall be reviewed and approved by the Zoning Administrator prior to increasing the
occupancy of the school above 48-students and 8-teachers.
5. Provide a complete set of building plans to the City of Eagle Building Official for review and
approval prior to issuance of a building permit or certificate of occupancy, whichever occurs
first.
6. The 5-foot wide sidewalk required along the portion of this site abutting Floating Feather
Road shall be meandering. Specific location of the sidewalk shall be reviewed and approved
by the Design Review Board as part of the design review application for this site.
7. Only the use (private high school) is approved. The development is subject to the conditions
of design review.
8. Provide a lighting plan to the City for review and approval of the Zoning Administrator prior
to issuance of building permit or certificate of occupancy permit whichever occurs first.
ST ANDARD CONDITIONS OF APPROVAL:
1.
2.
The applicant shall comply with all requirements of the Ada County Highway District
and/or the Idaho Transportation Department, including but not limited to approval of the
drainage system, curbs, gutters, streets and sidewalks. A letter of approval from the
highway district having jurisdiction shall be submitted to the City prior to issuance of any
building permits or Certificate of Occupancy, whichever occurs first.
Idaho Department of Health & Welfare approval of the sewer and water facilities is
required prior issuance of any building permits or Certificate of Occupancy, whichever
occurs first.
3.
All permits from Central District Health, Eagle Sewer District & Eagle Fire District, shall
be secured prior to issuance of building permit or Certificate of Occupancy, whichever
occurs first.
4.
Written approval of all well water for any shared or commercial well shall be obtained
from the Idaho Department of Water Resources shall be submitted to the City prior to
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
5.
Unless septic tanks are permitted, wet line sewers will be required and the applicant will
be required to furnish the City Engineer with a letter from the sewer entity serving the
property, accepting the project for service, prior to issuance of any building permits or
Certificate 0 f Occupancy, whichever occurs first.
6.
The applicant shall submit a letter from the appropriate drainage entity approving the
drainage system and/or accepting said drainage; or submit a letter from a registered
professional engineer certifying that all drainage shall be retained on-site prior to issuance
of any building permits or Certificate of Occupancy, whichever occurs first. A copy of
the construction drawing(s) shall be submitted with the letter.
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7.
The applicant shall submit plans and calculations prepared by a registered professional
engineer to handle the satisfactory disposal of all storm drainage on the applicant's site.
Drainage system plans shall be submitted to the City Engineer for review and approval
prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The plans shall show how swales, or drain piping, will be developed in the drainage
easements. The approved drainage system shall be constructed, or a performance bond
shall be submitted to the City Clerk, prior to issuance of any building permits or
Certificate of Occupancy, whichever occurs first. The lot shall be so graded that all
runoff runs either over the curb, or to the drainage easement, and no runoff shall cross
any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy
permit is issued.
8.
No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water
owned by an organized irrigation district, canal company, ditch association, or other
irrigation entity, shall be obstructed, routed, covered or changed in any way unless such
obstruction, rerouting, covering or changing has first been approved in writing by the
entity. A Registered Engineer shall certify that any ditch rerouting, piping, covering or
otherwise changing the existing irrigation or waste ditch (1) has been made in such a
manner that the flow of water will not be impeded or increased beyond carrying capacity
of the downstream ditch; (2) will not otherwise injure any person or persons using or
interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public
Works Construction. A copy of such written approval and certification shall be filed with
the construction drawing and submitted to the City prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
9.
Street light plans shall be submitted and approved as to the location, height and wattage
to the City Engineer (if applicable) prior to issuance of any building permits or Certificate
of Occupancy, whichever occurs first. All construction shall comply with the City's
specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the
purpose of installing and maintaining street light fixtures, conduit and wiring lying
outside any dedicated public right-of-way, prior to issuance of any building permits or
Certificate of Occupancy, whichever occurs first.
The applicant shall pay applicable street light inspection fees prior to Certificate of
Occupancy.
10.
Parking lot light plan shall be submitted and approved as to the location, height and
wattage by the City Engineer. All construction shall comply with the City's
specifications and standards.
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11.
12.
Lighting is required in the parking area and shall be properly illuminated to avoid
accidents. Any lights used to illuminate the parking lot shall be so arranged as to reflect
the light away from the adjoining property.
The parking area shall be paved and shall be maintained in good condition without holes
and free of all dust, trash, weeds and other debris.
One set of building plans, for any non single-family residential use, shall be submitted to
the Eagle Fire Department for approval. An approval letter from the Eagle Fire
Department shall be submitted to the City prior to issuance of any building permits or
Certificate of Occupancy, whichever occurs first. The letter shall include the following
comments and minimum requirements, and any other items of concern as may be
determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire
Department. "
The fire hydrant locations shall be reviewed and be approved in writing by the
Eagle Fire Department prior to the City Engineer signing the final plat..
Minimum flow per hydrant shall be 1,000 gallons per minute for one and two
family dwellings, 1,500 gallons per minute for dwellings having a fire area in
excess of 3,600 square feet, and 1,500 gallons per minute for non-residential uses
(ie; Commercial, Industrial, Schools, etc.). Flow rates shall inspected in
accordance with all agencies having jurisdiction, and shall be verified in writing
by the Eagle Fire Department prior to issuance of any building permits or
certificate of Occupancy, whichever occurs first.
The proposed fire protection system shall be reviewed and approved by the Eagle
Fire Department prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
b.
c.
d.
13.
Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or
any other area designated by the City Councilor Eagle City Pathway/Greenbelt
Committee for a path or walkway shall be approved in writing by the Eagle City
Pathway/Greenbelt Committee prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
14.
Conservation, recreation and river access easements (if applicable) shall be approved by
the Eagle City Pathway/Greenbelt Committee and shall be shown on the final plat prior to
issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15.
The applicant shall comply with the provisions of the Eagle City Code, pertaining to
floodplain and river protection regulations (if applicable) prior to issuance of a building
permit or Certificate of Occupancy, whichever occurs first.
16.
The applicant shall obtain written approval of the development relative to the effects of
the Boise River Flood Plain (if applicable) from the Corps. of Engineers prior to issuance
of a building permit or Certificate of Occupancy, whichever occurs first.
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20.
21.
22.
23.
24.
17.
The applicant shall obtain approval of the development relative to its effects on wetlands
or other natural waterways (if applicable) from the Corps. of Engineers and the Idaho
Department of Water Resources and/or any other agency having jurisdiction prior to
issuance of a building permit or Certificate of Occupancy, whichever occurs first.
18.
Basements in the flood plain are prohibited.
19.
The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all
applicable County, State and Federal Codes and Regulations shall be complied with. All
design and construction shall be in accordance with all applicable City of Eagle Codes
unless specifically approved by the Commission and/or Council.
New plans which incorporate any required changes shall be submitted for staff approval.
Staff may elect to take those plans to the Design Review Board and/or the Planning and
Zoning Commission for review and approval.
Any changes to the plans and specifications upon which this approval is based, other than
those required by the above conditions, will require submittal of an application for
modification and approval of that application prior to commencing any change.
Any change by the applicant in the planned use of the property which is the subject of
this application, shall require the applicant to comply with all rules, regulations,
ordinances, plans, or other regulatory and legal restrictions in force at the time the
applicant or its successors in interest advises the City of Eagle of its intent to change the
planned use of the subject property unless a waiver/variance of said requirements or other
legal relief is granted pursuant to the law in effect at the time the change in use is sought.
No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the applicant or the applicant's authorized representative and an
authorized representative of the City of Eagle. The burden shall be upon the applicant to
obtain written confirmation of any change from the City of Eagle.
Approval of any Design Review shall expire without notice to the applicant on the date of
expiration of the Design Review, as stipulated in Eagle City Code (one year from the
Planning and Zoning Commission approval date).
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on May 27, 1999.
2. Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission
was published in accordance for requirements of Title 67, Chapter 65, Idaho Code and the
Eagle City ordinances on June 9, 1999. Notice of this public hearing was mailed to property
owners within three-hundred feet (300-feet) of the subject property in accordance with the
requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on June 11, 1999.
Requests for agencies' reviews were transmitted on May 28, 1999 in accordance with the
requirements of the Eagle City Code.
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3. The Commission reviewed the particular facts and circumstances of the proposed conditional
use and, in terms of Eagle City Code Section 8-7-3-2 "A thru I" (required findings for
approval of a conditional use), has made the following conclusions:
The proposed conditional use;
A.
B.
C.
Will, in fact, constitute a conditional use as established in Section 8-2-3 of
Eagle City Code Title 8 for the A-R zoning district since a school (public
or private) requires a conditional use permit in the A-R district on the
"Official Schedule of District Regulations" chart of that section;
Will be harmonious with and in accordance with the general objectives or
with any specific objective of the Comprehensive Plan and/or this title
(Eagle City Code Title 8) since there are no inconsistencies with the
Comprehensive Plan and since the development will be required to meet
conditions of a design review application;
Will be designed, constructed, operated and maintained to be harmonious
and appropriate in appearance with the existing or intended character of
the general vicinity and that such use will not change the essential
character of the same area since the development will be required to meet
the City's design review requirements and since the proposed use will
occur within a building that was previously used as, and looks like a
residential estate;
D.
Will not be hazardous or disturbing to existing or future neighborhood
uses since the building is set back from all property lines a minimum of
275-feet;
E.
Will be served adequately by essential public facilities such as highways,
streets, police and fire protection, drainage structures, refuse disposal,
water and sewer and schools; or that the persons or agencies responsible
for the establishment of the proposed use shall be able to provide
adequately any such services as noted is responses received by agencies
providing the public services as represented by the applicant or will be
required to be provided as conditioned herein.
F.
Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare
of the community since the applicant will bear all costs of development
and since the development is expected to provide additional educational
opportunities;
G.
Will not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or
the general welfare by reason of excessive production of traffic, noise,
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smoke, fumes, glare or odors;
H.
Will have vehicular approaches to the property which are designed as not
to create an interference with traffic on surrounding public thoroughfares
since this development will be required to obtain approval from the Ada
County Highway District; and
1.
Will not result in the destruction, loss or damage of a natural, scenic or
historic feature of major importance since the existing trees are proposed
to retained and since no scenic or historic feature is apparent on this site.
DATED this 19th day of July, 1999.
PLANNING AND ZONING COMMISSION
OF THE CITY OF EAGLE
~OOO~,Idili~
~V/ ,M
Donald J. B n n, Chairman
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