Findings - PZ - 2019 - RZ-02-19 & PP-03-19 - Rezone From A To Mu-Da 140-Lot Edgewood Lane/Hill RoadBEFORE THE EAGLE PLANNING AND ZONING COMMISSION
IN THE MATTER OF AN APPLICATION FOR
A REZONE FROM A (AGRICULTURAL) TO
MU -DA (MIXED USE WITH A DEVELOPMENT
AGREEMENT [IN LIEU OF A PUD] AND
PRELIMINARY PLAT FOR ESTRADA VILLAGE
SUBDIVISION FOR C17, LLC
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER RZ-02-19 & PP -03-19
The above -entitled rezone with a development agreement (development agreement in lieu of a PUD) and
preliminary plat applications came before the Eagle Planning and Zoning Commission for their
recommendation on June 3, 2019, at which time public testimony was taken and the public hearing was
closed. The 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:
C17, LLC, represented by Laren Bailey, is requesting a rezone from A (Agricultural) to MU -DA
(Mixed Use with a development agreement [in lieu of a PUD]) and preliminary plat approvals for
Estrada Village Subdivision, a 140 -lot (113 -residential, 19 -common, 7 -common drive/alleys, and
1 -private street) residential subdivision. The 22.03 -acre site is located on the north side of East
Hill Road approximately 450 -feet west of the intersection of South Edgewood Lane and East Hill
Road.
B. APPLICATION SUBMITTAL:
A Neighborhood Meeting was held on site at 6:00 PM, on Thursday, February 7, 2019, in
compliance with the application submittal requirement of Eagle City Code. The applications for
this item was received by the City of Eagle on February 11, 2019. A revised preliminary plat was
submitted to the City on March 14, 2019. A private street justification letter and a revised narrative
were provided to the City on May 7, 2019. A second revised preliminary plat was submitted to the
City on May 26, 2019.
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 May 16, 2019. 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 May 16, 2019. Requests for agencies'
reviews were transmitted on February 13, 2019, in accordance with the requirements of the Eagle
City Code. The site was posted in accordance with Eagle City Code on May 23, 2019.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On November 30, 2016, the City approved a lot line adjustment for Patrick and Karen Towne
(LLA -04-16).
E. COMPANION APPLICATIONS: All applications are inclusive herein.
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F. APPLICANT' STA'I'EMEN'I' OF JUST1hICATION OF THS REZONE:
See justification letter provided by the applicant's representative, date stamped by the City on
February 11, 2019 (attached to the staff report).
G. APPLICAN 1'S STA'IEMEN'i OF JUST1FICATION OF A DEVELOPMEN 1 AGREEMEN 1:
The applicant is requesting a development agreement in lieu of a PUD to meet the intent of the
MU (Mixed Use) zoning designation, and to ensure that the property is developed in a manner that
protects the public interest and assures a development that meets the vision for this area as
anticipated by the City of Eagle.
H. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
Existing
Proposed
COMP PLAN
DESIGNATION
Downtown
No Change
ZONING
DESIGNATION
A (Agricultural)
MU -DA (Mixed Use with
Development Agreement [in
lieu of a PUD])
North of site Public/Semi-Public, R-4 (Residential)
Neighborhood Residential,
and Compact Residential
South of site
Downtown, Public/Semi-
Public, and Compact
Residential
East of site Compact Residential
West of site Neighborhood Residential
MU -P (Mixed Use — PUD),
MU -DA (Mixed Use with a
development agreement in
lieu of a PUD]), and PS
(Public/Semi-Public)
A -R (Agricultural -
Residential) and R-1
(Residential)
R-4 (Residential)
I. DESIGN REVIEW OVERLAY DISTRICT:
Not located within the DDA, TDA, CEDA, or DSDA.
J. SITE DATA:
Total Acreage of Site — 22.03 -acres
Total Number of Lots — 140
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LAND USE
Vacant parcel
Single-family residential
development
Single-family residential
subdivisions (Eagle Hills
West and Eagle Rim
Estates Subdivisions) and
Eagle Hills Golf Course
Single-family residential
subdivisions (Winding
Creek and Crestpoint Place
Subdivisions), Multi -family
residential (Sooner
Condominiums), and
Academy School
Single-family home located
on an unplatted parcel
Single-family residential
subdivision (Larne Acres
Subdivision)
Total Number of Units — 113
Residential — 113
Commercial — 0
Industrial — 0
Common — 27 (inclusive of 19 -open space lots, 4 -common drive
lot), and 4 -private street lots)
Single-family — 113
Duplex — 0
Multi -family —
Total Acreage of Any Out -Parcels — 0
Additional Site Data
Dwelling Units Per Gross Acre
Minimum Lot Size
Minimum Lot Width
Minimum Street Frontage
Total Acreage of Common Area
Open Space
Proposed Required
5.13 -dwelling units per acre
4,200 -square feet*
40 -feet
40 -feet
4.45acres**
Percent of Site as Common Area 20.2%*
Open Space
5.13 -dwelling units per
acre (as limited within the
development agreement)
5,000 -square feet
(minimum)
50 -feet
35 -feet
4.41 -acres
20%
Except that, according to
ECC Section 9-3-8 (C) the
City may require
additional public and/or
private park or open space
facilities in PUDs or in
subdivisions with 50 or
more lots.
The applicant is providing an off -setting increase in open space to allow for the reduction of lot
sizes.
** Not inclusive of private street lot and ingress/egress common lots.
K. GENERAL SITE DESIGN FEATURES:
Landscape Screening:
The southern property line is located adjacent to East Hill Road which is classified as a collector.
The applicant is proposing a 35 -foot wide buffer area located adjacent to East Hill Road.
Open Space:
A total of 193,862 -square feet (4.45 -acres) approximately 20.2% of open space is proposed within
the residential subdivision. The open space is inclusive of the buffer area located adjacent to East
Hill Road, buffer lots adjacent to the internal streets, a western linear park area, main park area
with a gathering place, and an eastern park area. The park areas will include a picnic shelter, patio
area, gas fire pit, seating/gathering areas, pathways, and landscaping.
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Storm Drainage and Flood Control:
Specific drainage system plans are to be submitted to the City Engineer for review and approval
prior to the City Engineer signing the final plat. The plans are to show how swales, or drain piping,
will be developed in the drainage easements. Also, the CC&R' s are to contain clauses to be
reviewed and approved by the City Engineer and City Attorney, requiring that lots be so graded
that all runoff runs either over the curb, or to the drainage easement, and that no runoff shall cross
any lot line onto another lot except within a drainage easement.
Utility and Drainage Easements, and Underground Utilities:
Eagle City Code Section 9-3-6 requires utility easements to be not less than 12 -feet wide. All
utilities including power are required to be placed underground.
Fire Hydrants and Water Mains:
Hydrants are to be located and installed as required by the Eagle Fire District.
On-site Septic System (yes or no) — Yes
The existing residence is connected to a septic system. The developer will be required to abandon
the existing system.
Pressurized Irrigation:
The property currently receives irrigation water from the New Dry Creek Ditch Company.
Preservation of Existing Natural Features:
Eagle City Code Section 9-3-8 (B) states that existing natural features which add value to
residential development and enhance the attractiveness of the community (such as trees,
watercourses, historic spots and similar irreplaceable assets) shall be preserved in the design of the
subdivision.
Preservation of Existing Historical Assets:
Staff is not aware of any existing historical assets on the site. If any historical artifacts are
discovered during excavation or development of the site, state law requires immediate notification
to the state.
L. STREET DESIGN:
Public Streets: None.
Private Streets:
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Applicant's Justification for Private Streets:
See applicant's justification letter, date stamped by the City on May 7, 2019 (attached to the staff
report).
Blocks Less Than 500': None.
Cul-de-sac Design: None proposed.
Sidewalks:
The preliminary plat, date stamped by the City on March 14, 2019, shows preliminary street
sections with a combination of attached and detached sidewalks on one (1) side of the street. North
Duke Lane, East Spartan Lane, East Amanita Lane, and North Winged Fork Lane (at the entrance
only) will have a detached sidewalk on one (1) side of the street. The remaining internal streets
will have an attached sidewalk on one (1) side of the street with the exception of the remaining
portion of North Winged Fork Lane which will have attached sidewalks on both sides of the street.
Curbs and Gutters:
The preliminary street section details contained within the preliminary plat, date stamped by the
City on March 14, 2019, shows all the street sections with a 6 -inch vertical curb and gutter.
Lighting:
Lighting for the proposed public streets is required. Location and lighting specifications
incorporating a "Dark Sky" style of lighting shall be provided to the City Zoning Administrator
prior to the submittal of the final plat. Any modifications made to the lighting shall be completed
before the final plat approval.
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Street Names:
Street name approval by the Ada County Street Name Committee has not been received to date.
Approval from that committee is required prior to final plat approval.
M. ON AND Orr-SrPEDESi KIANBICYCLE CIRCULATION:
Pedestrian Walkways/Pathways:
Bike Paths:
Eagle City Code section 9-4-1-7 states that a bicycle pathway shall be provided in all subdivisions
as part of the public right-of-way or separate easement, as may be specified by the City Council.
N. PUBLIC USES PROPOSED: None proposed.
O. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
P. AVAII.ABII.ITY AND ADEQUACY OF UTIL1ithS AND SERVICES:
The property is located within Suez company's certificated water service area. Fire and medical
services will be available from the Eagle Fire District. Police protection is provided by the Ada
County Sheriff's Department through contract with the City of Eagle.
Q
SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern — none
Evidence of Erosion — no
Fish Habitat — no
Floodplain — no
Mature Trees — yes — located in proximity to the northwest corner of the site, central area in
proximity to the irrigation district, and adjacent to the east property line.
Riparian Vegetation - no
Steep Slopes — no
Stream/Creek — no
Unique Animal Life — unknown
Unique Plant Life — unknown
Unstable Soils — unknown
Wildlife Habitat — unknown
R. SUMMARY OF REVJEW OF ENVIRONMENTAL ASSESSMENT PLAN: Not required
S. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Comments, which appear to be of special concern, are noted below:
City Engineer: All comments within the Engineer's letters dated April 8, 2019, are of special
concern (attached to the staff report).
City Trails and Pathways Superintendent: All comments within the Trails and Pathways
Superintendent's email dated February 19, 2019, are of special concern (attached to the staff
report).
Ada County Highway District
Andeavor
Central District Health
Communities in Motion 2040
Department of Environmental Quality
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Eagle Fire Department
Eagle Sewer District
Idaho Transportation Department
New Dry Creek Ditch Company
West Ada School District
T. LETTERS FROM THS PUBLIC (attached to the staff report):
Correspondence received from Larry and Dede Binder, date stamped by the City on May 23, 2019.
U. PROPOSED TIME SCHEDULE FOR THS DEVELOPMEN'I' OF THS SIlE:
The applicant is proposing to develop the site as a single-phase.
EAGLE CITY CODE F'INDINGS FOR A PLANNED UNI'I' DEVELOPMENi' PRELIMINARY
DEVELOPMENT PLAN AND CONDITIONAL USE PERMI'I:
1. That the proposed PUD is in the public interest, advances the general welfare of the
community and neighborhood, and will not be detrimental to the economic welfare of the
community.
2. That the development be designed, constructed, operated and maintained to be harmonious
and appropriate in appearance with the existing or intended character of the general vicinity
and how such use will not change the essential character of the same area.
3. That the development will not be hazardous or disturbing to existing or future neighborhood
uses.
4. That the development does not involve uses, activities, processes, materials, equipment, and/or
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.
5. That the development 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.
6. That the development will not create excessive additional requirements at public cost for
public facilities and services.
7. That the development is provided with parks, ponds, open areas, areas of special interest,
floodplain preservation, and/or other special features which would not typically be provided in
a non -PUD proposal.
8. That the vehicular approaches to the property are designed to not create an interference with
traffic on surrounding public thoroughfares.
9. That the development will not result in the destruction, loss, or damage of a natural, scenic or
historic feature of major importance.
10. That the proposed development will be harmonious with and in accordance with the general
objectives or with any specific objective of the Comprehensive Plan.
11. That the proposed development will be harmonious with and in accordance with the general
objectives or with any specific objective of Eagle City Code Title 8.
12. That the benefits, combination of various land uses, and interrelationship with the surrounding
area for this proposed development justifies any proposed deviation from any standard district
regulations.
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In cased of large - scale PUDs (incorporating fifty (50) or more lots or dwelling units):
13. That public services shall be provided to the development including, but not limited to, fire
protection, police protection, central water, central sewer, road construction, parks and open
space, recreation, maintenance, schools and solid waste collection.
14. That an estimate of the public service costs to provide adequate service to the development has
been provided by the developer.
15. That an estimate of the tax revenue that will be generated from the development has been
provided by the developer.
16. That suggested public (or private) means of financing the services for the development if the
cost for the public services would not be offset by the tax revenue received from the
development has been provided by the developer.
For a request of up to 10% of the gross land area to be directed to uses other than residential
(i.e.; commercial, industrial, public and quasi public uses that are not allowed in the land use
district):
17. That the uses are appropriate with the residential uses.
18. That the uses will serve principally the residents of the PUD.
19. That the uses are planned to be an integral part of the PUD.
20. That the uses located and designed to provide direct access to a collector or arterial street.
21. That the proposed street connections will not create congestion or traffic hazards.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
Chapter 6: Land Use
6.3 Land Use Designations
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Downtown
Suitable primarily for development that accommodates and encourages further expansion and renewal
in the downtown core. A variety of business, public, quasi -public, cultural, ancillary residential and
other related uses are encouraged. The greatest possible concentration of retail sales and business is to
occur in this land use designation. Pedestrian friendly uses and developments are encouraged.
Residential only development should be discouraged. Land within this district is the only place to
utilize the CBD zoning designation. Other zones within Downtown Eagle may include Mixed Use,
Residential, Commercial and Professional Office.
Scenic Corridor
An overlay designation that is intended to provide significant setbacks from major corridors and
natural features through the city. These areas may require berming, enhanced landscaping, detached
meandering pathways and appropriate signage controls. This designation includes the Willow Creek
Scenic Corridor that is to provide increased setbacks and buffering of development including natural
vegetation and restoration, regional trails and connectivity.
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6.17 Downtown Eagle Planning Area
6.17.1 Downtown Eagle Goals
B. Make downtown easy to get to for all modes of transportation and all generations seek to
expand and develop an interconnected street and pathway system.
6.17.2 Downtown Eagle General Objectives
C. Encourage the development and expansion of interconnected streets that help disperse
traffic rather than concentrating it onto a few major roadways.
J. Establish a system of streets, pathways and open space networks that strengthen
connections into and through Downtown Eagle.
Chapter 8: Transportation
8.2.1 Roadway System Goals
B. Maintain the functionality and connectivity of the street system for current local users,
emergency response efforts, and for use by future generations.
8.3 Transportation System Objectives
A. Encourage completion of the existing street system and creation of new links, within
reasonable constraints and as identified within the land -use subarea plans, as the
transportation system develops.
8.4.1 Roadway Strategies
P. Local and collector streets through residential neighborhoods are recommended to provide
connectivity while being designed to preserve the character of the surrounding
neighborhoods through appropriate design techniques, including street width, traffic
calming, and traffic control. The goal of the local street system is to provide for local
circulation within Eagle and not for regional traffic. Cul-de-sac streets and private streets
should be discouraged. In order to provide this connectivity, new developments should be
required to stub access to adjacent undeveloped or underdeveloped parcels consistent with
ACRD road spacing standards. All new developments should be reviewed for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code, Section 8-1-2 defines Easement as:
Authorization by a property owner for the use by another, and for a specified purpose, of any
designated part of his property.
. Eagle City Code, Section 8-2-1 Districts Established Purposes And Restrictions:
The following zoning districts are hereby established. For the interpretation of this title the zoning
districts have been formulated to realize the general purposes as set forth in this title. In addition,
the specific purpose of each zoning district shall be as follows:
MU MIXED USE DIS'i'RICT: To provide for a variety and mixture of uses such as limited office,
limited commercial, and residential. This district is intended to ensure compatibility of new
development with existing and future development. It is also intended to ensure assemblage of
properties in a unified plan with coordinated and harmonious development which shall promote
outstanding design without unsightly and unsafe strip commercial development. Uses should
complement the uses allowed within the CBD zoning district. All development requiring a
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conditional use permit in the MU 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 (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
MU zoning district within section 8-2-3 of this chapter. Residential densities shall not exceed ten
(10) dwelling units per gross acre. When a property is being proposed for rezone to the MU zoning
district a development agreement may be utilized in lieu of the PUD and/or conditional use process
if approved by the city council provided the development agreement includes conditions of
development that are required during the PUD and conditional use process.
• Eagle City Code, Section 8-2-3 Schedule of District Use Regulations:
Residential dwellings are allowed by Conditional Use within the MU (Mixed Use) zoning
designation.
• Eagle City Code, Section 8-2-4 Schedule of Building Height and Lot Area Regulations for the MU
(Mixed Use) zone:
Zoning Maximum Front Rear Interior Street Maximum Minimum Minimum
District Height Side Side Lot Lot Area Lot
Covered (Acres Or Sq. Width I*
Ft.) G And
H*
MU 35' 20' 20' 7.5' 20' 50% 5,000 50'
8-2-4(G):
All front load garages shall be set back a minimum of 25 -feet from the back of sidewalk.
• Eagle City Code Section 8-6-5-5: Arrangement of Residential Units:
To encourage land use plans to be submitted as a planned unit development (PUD) so as to
provide an enhanced integration of open space and a variety of housing options, the following
design criteria shall be considered by the city:
A. All lots within the PUD shall comply with the minimum lot size in the underlying zone as
established in section 8-2-4 of this title, except that a decrease in the minimum lot size may be
allowed if there is an "offsetting increase" of the same square footage in open space and a
favorable finding is made by the council that the smaller lots are appropriately integrated into
the overall design and that the building product type is compatible with the PUD and
surrounding area.
As an incentive to submit a PUD versus a standard subdivision, the initial starting point for
minimum open space, prior to any "offsetting increase" being added, shall be the area that is
equal to ten percent (10%) of the site. This allowance shall only be permitted under the
following criteria:
1. The total common area open space shall be equal to or greater than twenty percent (20%),
inclusive of the "offsetting increase" square footage.
2. A favorable finding by the council must be obtained assuring that character, identity and
architectural and siting variation are incorporated into the development and that these
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factors make up a substantial contribution to the objectives of the PUD. These design
elements are as follows:
a. Landscaping, streetscape, open spaces and plazas, use of existing landscaping,
pedestrianway treatment and recreational areas;
b. Siting, visual focal points, use of existing physical features such as topography, view,
sun and wind orientation, circulation pattern, physical environment, variation in
building setbacks and building grouping (such as clustering); and
c. Design features, street sections, architectural styles, harmonious use of materials,
parking areas broken by landscaping features and varied use of housing types.
3. Setbacks for modified lots sizes shall conform with the closest compatible base zone under
section 8-2-4 of this title
• Eagle City Code, Section 8-7-3-3 Public Sites and Open Spaces:
B. Natural Features: Existing natural features which add value to residential development and
enhance the attractiveness of the community (such as trees, watercourses, historic spots and
similar irreplaceable assets) shall be preserved in the design of the development.
C. Special Developments: In the case of planned unit developments and large scale developments,
the council may require sufficient park or open space facilities of acceptable size, location and
site characteristics that may be suitable for the proposed development.
C. SUBDIVISION CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 9-3-2-5: Private Streets:
Private streets may be permitted, in the discretion of the council, subject to the following:
A. Compliance: Private streets may provide access to any parcel or lot provided the council
determines that the private streets are in compliance with each of the following standards:
1. Unique or special circumstances exist with respect to the proposed use, design, location,
topography, or other features of the development or its surroundings such that private
streets will serve to enhance the overall development.
2. The private streets shall provide safe and effective movement of both vehicular and
pedestrian traffic, sidewalks, and parking.
3. The private streets shall provide adequate access for service and emergency vehicles.
4. The private streets do not adversely affect access or good transportation planning to
adjacent property and to the area travel networks.
5. The private streets do not landlock adjacent property due to topography or parcel layout.
6. Other than to provide emergency access, the private streets do not connect one public street
to another, thereby encouraging travel through the development served by the private
street; provided, however, that in order to provide secondary access, a private street may
have more than one connection to a public street and/or may be connected to more than
one public street if access thereto is controlled by automatic gates or other control devices
approved by the council.
7. The use or alignment of the private streets does not interfere with the continuity of public
streets.
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8. An appropriate mechanism has been established for the repair and maintenance of the
private streets, including provisions for the funding thereof.
B. Construction And Design Standards: Private streets shall conform to the following construction
and design requirements:
1. All private street construction shall be in accordance with Ada County highway district's
structural standards for streets including base course and asphaltic concrete mat thickness
utilizing the appropriate traffic index or as may be recommended by the city engineer and
approved by the city council, and shall further be in accordance with Ada County highway
district's intersection design and drainage requirements, or as may be recommended by the
city engineer and approved by the city council.
2. Except as may be otherwise set forth in this section, private streets shall meet such design
and dimensional requirements as the council may determine are appropriate considering
the proposed use and the site upon which the private streets are to be placed, however, all
private streets shall contain paved travel lanes a minimum of twelve feet (12') in width
(except as noted herein) and shall otherwise provide for the safe, convenient, and effective
movement of both vehicular and pedestrian traffic. Vertical curbing shall be provided for
streets that are less than thirty four feet (34') in total width.
3. Sidewalks shall be required in accordance with subsection 9-4-1-6F of this title.
4. The design engineer shall identify on the construction drawings for the review and approval
by the city engineer, all traffic signs needed for the project, including, but not limited to,
designated parking and "no parking" areas, speed, stop, and such other signs as are
required for safe pedestrian and vehicle travel.
5. All private streets shall, during the progress of construction, be inspected and tested, at the
expense of the owner or developer, by a qualified inspector in order to ensure compliance
with the construction and design standards set forth in this section, the construction
drawings as prepared by the registered professional engineer, and good engineering and
construction practices. Reports of such inspections and tests shall be submitted, together
with a certification of such compliance, for the review and approval by the city engineer.
6. All private streets shall originate in a public right of way and terminate in a public right of
way, or at one of the following approved turnaround areas:
a. A cul-de-sac designed in accordance with the provisions of subsection 9-3-2-1G of this
chapter and subject to the approval of the Eagle fire district and city engineer and
provided further that proper maintenance of the island is provided for;
b. A hammerhead/tee type turnaround or as may be otherwise approved by the Eagle fire
district and the city engineer; or
c. Such other turnaround area as may be approved by the Eagle fire district, city engineer,
and city council.
7. The design of all private streets and related storm drainage facilities shall be prepared by a
licensed professional engineer in the state in substantial conformance with engineering
and design standards in effect at the time of preparation of the design. Construction
drawings, together with a certification of such conformity, shall be submitted for the
review and approval by the city engineer. No part of this section shall be construed as
allowing a private street that is not in conformance with current engineering and design
standards.
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8. If any provision of this section is found to be in conflict with any other applicable
provision of this title, the provision which establishes the higher and/or more restrictive
standard shall prevail, unless specifically determined otherwise by the city council.
C. Access And Maintenance Requirements: Provisions shall be made for the future maintenance
of and access to private streets as follows:
1. A plan and schedule for the future repair and maintenance of the private street and drainage
facilities for the period of the expected lifetime thereof and a cost estimate therefor
prepared by a licensed professional engineer in the state, together with a proposed method
for funding the same, including, but not limited to, the creation and maintenance of a
reserve fund for that purpose, shall be submitted with the final plat application for review
and approval by the city engineer and city council.
2. The location of the private street shall be clearly depicted on the face of the plat and notes
shall be included on the face of the plat which shall:
a. Act to convey to each lot owner within the subdivision to be served by the private
street the perpetual right of ingress and egress over the described private street;
b. Provide that such perpetual easement shall run with the land; and
c. Provide that the restrictive covenant for maintenance of the private street cannot be
modified and the homeowners'/property owners' association or other entity cannot be
dissolved without the express consent of the city.
3. A restrictive covenant for repair and maintenance of the private street shall be recorded at
the time of recording the plat which said covenant shall create a homeowners'/property
owners' association or substantially similar entity and make provision for the perpetual
maintenance of the private street in accordance with the approved plan as provided for in
subsection C 1 of this section. Said restrictive covenant shall also provide that the said
covenant shall run with the land and that the said covenant cannot be modified and that
the homeowners'/property owners' association or other entity cannot be dissolved without
the express consent of the city. The said restrictive covenant shall be reviewed and
approved by the city attorney prior to certification and signing of the final plat by the city
engineer.
4. The council may, in the reasonable exercise of its discretion, order the owners or the entity
responsible for the maintenance of any private street approved in accordance with the
provisions of this section to undertake such repair and maintenance activities as it may
determine is necessary to protect the public health, safety, or welfare and make such
expenditures from the funds reserved therefor as may be required thereby; and the owner
or responsible entity shall, as a condition of approval of any such private street, be deemed
to have agreed to comply with any such order and to reimburse the city all of its costs,
including attorney fees, incurred in obtaining or enforcing any such order. Any order
entered by the council pursuant to this subsection may be enforced by a court of competent
jurisdiction and the city shall be entitled to recover its costs and attorney fees incurred in
connection therewith.
D. Conformity To Comprehensive Plan: All private streets shall, in all respects, conform to all
applicable components of the comprehensive plan.
E. Waiver: The council may waive or modify any of the standards or requirements of this section
when the private streets have been determined to be an integral element of the overall plan and
scheme of the development or will serve to enhance the overall development; provided,
however, that any such waiver shall not be injurious to public health or safety.
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• Eagle City Code Section 9-3-5: Lots:
A. Zoning: Lots within any subdivision shall comply in all respects with the official height and
area regulations as set forth in section 8-2-4 of this code, except that lot sizes that vary from
the standards within section 8-2-4 of this code may be considered as part of the planned unit
development.
• Eagle City Code Section 9-3-6: Easements:
A. Unobstructed utility easements shall be provided along front lot lines, rear lot lines and side lot
lines. Total easement width shall not be less than twelve feet (12'), except that lesser easement
widths, to coincide with respective setbacks, may be considered as part of the planned unit
development.
B. Unobstructed drainageway easements shall be provided in conjunction with the utility easement
along side lot lines or as required by the city council. Total easement width, including the
utility easement, shall not be less than twelve feet (12'), except that lesser easement widths, to
coincide with respective setbacks, may be considered as part of the planned unit development.
• Eagle City Code Section 9-4-1-6: Pedestrian/Bicycle Pathway and Sidewalk Regulations:
F. Sidewalk Design:
1. Sidewalks, a minimum five feet (5') wide, shall be required on both sides of the street;
except, that where the average width of lots, as measured at the street frontage line or at
the building setback line, is over one hundred feet (100'), sidewalks on only one side of
the street may be allowed.
2. Sidewalks and crosswalks shall be constructed and maintained in accordance with the
standards and specifications of the Ada County Highway District.
3. Sidewalks shall be separated from the edge of the abutting roadway and/or back of curb by
a minimum eight foot (8') wide landscape strip. The landscape strip shall be completed
with sod, automatic irrigation, and planted with three inch (3") minimum caliper shade
class trees along all streets within the subdivision. Installation of landscaping shall be in
accordance with section 8-2A-7 of this code. The area within the eight foot (8') wide
landscape strip may be counted toward the minimum required common area open space.
4. Trees shall be placed at the front of each lot generally located on each side lot line. Minor
variations to the location of a tree may be considered by the design review board during
the review of the subdivision landscape plan.
D. DISCUSSION (based on the preliminary plat, date stamped by the City on March 26, 2019):
• The preliminary plat shows all streets located internally to the site as private streets with the
exception of a public cul-de-sac located at the end of East Spartan Street (public) providing access
from the west. East Spartan Lane (Private) will be continued from the cul-de-sac as a gated private
street intersection to the east with North Winged Fork Lane (Private) where the street will provide
a connection to East Hill Road (Public) which is also a collector. North Winged Fork Lane
(Private) will have a gated entrance which will prohibit the internal streets from forming a street
network to access the adjacent neighborhood located west of the development. There are policies
within the downtown sub -area plan of the land use chapter of the comprehensive plan (identified
above in Section A of the StaffAnalysis) which address the development of interconnected streets
that help disperse traffic rather than concentrating it onto a few major roadways. The
transportation chapter within the comprehensive plan also includes a policy that indicates that local
streets through residential neighborhoods are recommended to provide connectivity while being
designed to preserve the character of the surrounding neighborhoods through appropriate design
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techniques, including street width, traffic calming, and traffic control. It further states, cul-de-sac
streets and private streets should be discouraged and all new developments should be reviewed for
appropriate opportunities to connect to local roads and collectors in adjacent developments.
Pursuant to Eagle City Code Section 9-2-3--5(A)(4, 6, & 7), private streets may be permitted at the
discretion of the Council if the private streets do not adversely affect good transportation planning
to adjacent property and to the area travel networks and the use or alignment of the private streets
does not interfere with the continuity of public streets. In this case not continuing East Spartan
Street as a public street through the proposed development to East Hill Road (Public) interrupts the
ability for vehicular traffic from the adjacent neighborhood to gain access to East Hill Road
(Public). The applicant should be required to provide a revised preliminary plat with East Spartan
Lane re -designed to be a public street to provide access to East Hill Road. East Spartan Lane
should have detached sidewalks located on each side of the street. The revised preliminary plat
should be provided prior to submittal of a final plat application.
• The preliminary plat shows a combination of attached and detached sidewalks located on one (1)
side of the street throughout the development. Pursuant to Eagle City Code Section 8-3-2-5(B)(3)
sidewalks shall be required in accordance with subsection 9-4--1-6(F). Pursuant to Eagle City Code
Section 9-4-1-6(F) 5 -foot wide sidewalks separated by an 8 -foot wide landscape strip are required
on both sides of street. The applicant should be required to provide a revised preliminary plat
showing the proposed sidewalks to be in conformance with Eagle City Code Section 9-4-1-6. The
revised preliminary plat should be provided prior to submittal of a final plat application.
• Pursuant to Eagle City Code Section 8-6-5-5(A)(3), setbacks for modified lot sizes shall conform
to the closest compatible base zone identified in Eagle City Code Section 8-2-4. The applicant is
requesting a MU -DA (Mixed Use with a development agreement [development agreement in lieu
of a conditional use permit]) zoning designation. The required setbacks within the MU (Mixed
Use) zone are as follows:
Front 20 -feet
Rear 20 -feet
Side 7.5 -feet
Street Side 20 -feet
Maximum Coverage 50%
The applicant is proposing to develop the property with patio homes and townhouse style lots with
single-family (detached homes). The applicant is requesting the following setbacks be approved:
Front 20 -feet (garage)
15 -feet (living)
Rear 12 -feet (boundary)
5 -feet (alley)
Side 3 -feet
Street Side 15 -feet
Maximum Coverage 60%
The proposed setbacks are similar to previously approved setbacks for the development of patio
homes located within townhouse lots in other areas of the city with the exception of the front
(garage) setback and the side setback. Pursuant to Eagle City Code Section 8-2-4 (G), all front
load garages are required to be set back 25 -feet from the back of sidewalk. The applicant is
proposing the sidewalks to be located on only one (1) side of street; therefore, only four (4) lots
will gain access from street where a sidewalk fronts the property. In regard to the proposed side
setback of 3 -feet, previously approved side setbacks for patio home projects within the city vary
from 3 -5 -feet.
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Staff will defer to the Commission and Council in regard to the reduced setbacks. If the
Commission and Council approve the requested setbacks, they are identified in Condition of
Development 3.4.
• Plat note #2 of the preliminary plat states, "Lot 1, Block 1 is a private road to serve as
ingress/egress to be owned and maintained by the Estrada Village Community Association. Lot 1,
Block lshall contain a blanket easement for the benefit of Eagle Water Company and Eagle Sewer
District."
Although the plat note indicates the private road is to serve as ingress/egress it does not properly
address the required plat notes associated with private streets. Pursuant to Eagle City Code Section
9-3-2-5(C)(2) notes shall be included on the face of the plat which shall: a) Act to convey to each
lot owner within the subdivision to be served by the private street the perpetual right of ingress and
egress over the described private street; b) Provide that such perpetual easement shall run with the
land; and c) Provide that the restrictive covenant for maintenance of the private street cannot be
modified and the homeowners'/property owners' association or other entity cannot be dissolved
without the express consent of the city. The applicant should provide a revised preliminary plat
with plat note #2 revised to a) convey to each lot owner within the subdivision to be served by the
private streets the perpetual right of ingress and egress over the described private streets, b)
provide that such perpetual easement shall run with the land, c) provide that the restrictive
covenant for maintenance of the private streets cannot be modified and the homeowners'/property
owners' association or other entity cannot be dissolved without the express consent of the city. The
revised preliminary plat should be provided to the City prior to submittal of a final plat application.
• Plat note #3 of the preliminary plat states, "Lots 99, 117, and 131 Block 1 are private street lots
that will serve as alleys for the purposed [sic] of ingress/egress to adjacent lots. Alleys shall be
owned and maintained by the Estrada Village Community Association and no parking shall be
allowed within alleys."
The alleys will be utilized for accessing the rear loaded garages. Although the alleys will be owned
and maintained by the Estrada Village Community Association the alleys should not be identified
as private streets as noted on the final plat. The applicant should be required to provide a revised
plat with plat note #3 revised to state, "Lots 99, 117, and 131, Block 1, are common alley lots with
a perpetual ingress/egress access easement which runs with the land. Maintenance of the alleys
shall be the responsibility of the Estrada Village Community Association. The restrictive covenant
for maintenance of the alleys cannot be modified and the community association or other entity
associated with the maintenance cannot be dissolved without the express consent of the City." The
revised preliminary plat should be provided prior to submittal of a final plat application.
• Plat note #4 of the preliminary plat states, "Lots 23, 32, and 63 are shared drives for the purpose of
ingress/egress that shall be owned and maintained by the Estrada Village Community Association.
Shared drives shall have a blanket public utilities, irrigation, and drainage easement."
The plat note does not identify Lot 69, Block 1, as a shared drive. The number of lots gaining
access from the four (4) shared drive lots vary in number from 2-4 residential lots. Pursuant to
Eagle City Code Section 9-3-2-1(J), driveways providing access to no more than two (2) dwelling
units shall be allowed within any subdivision. The applicant should be required to provide a
revised preliminary plat showing that no more than two (2) dwelling units take access from a
single driveway prior to submittal of a final plat application. If the City Council approves more
than two (2) dwelling units taking access from a single driveway, the applicant should provide a
revised preliminary plat with plat note #4 revised to state, "Lots 23, 32, 63, and 69, Block 1, are
designated as common lots, which a) provide perpetual right of ingress/egress, b) the easement
runs with the land, and c) shall be owned and maintained by the Estrada Village Community
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Association. These lots also provide blanket public utility, irrigation and drainage easements." The
revised preliminary plat should be provided prior to submittal of a final plat application.
• Plat note #5 of the preliminary plat states, "A public utilities, irrigation, and drainage (PUID)
easement shall be provided as follows:
A. 12 feet wide adjacent to the subdivision boundary
B. 10 feet wide adjacent to the internal private road at the locations shown hereon
C. 10 feet wide adjacent to the public right-of-way
D. 3 feet adjacent to interior side lot lines
E. 6 feet adjacent to interior rear lot lines
F. 5 feet adjacent to private street (alley) lot lines
Pursuant to Eagle City Code Section 9-3-6, total easement width shall not be less than twelve feet
(12'), except that lesser easement widths, to coincide with respective setbacks, may be considered
as part of the planned unit development. The applicant is requesting reduced side setback of 3 -feet
and a reduced rear setback adjacent to the alley of 5 -feet. The requested front and remaining rear
setbacks are at least 12 -feet in width. Also, the preliminary plat does not delineate all easement
locations on the common lots. Based on the requested setbacks and the common lots not
delineating all the easement locations the applicant should be required to provide a revised
preliminary plat with plat note #5 revised to state:
A public utilities, irrigation, and drainage (PUID) easement shall be provided as follows:
A. 12 feet wide adjacent to the subdivision boundary
B. 12 feet wide adjacent to the internal private road at the locations shown hereon
C. 12 feet wide adjacent to the public right-of-way
D. 3 feet adjacent to interior side lot lines
E. 6 feet adjacent to interior rear lot lines
F. 5 feet adjacent to private street (alley) lot lines
G. Common Lots 2, 18, 19, 50, 84, 89, 90, 98, 100, 108, 109, 116, 118, 124, 125, 130, 132, 136,
and 140, Block 1, shall have a blanket easement.
The revised preliminary plat should be provided prior to submittal of a final plat application.
• Plat note #7 of the preliminary plat states, "Lot 18 shall contain a blanket public utilities,
irrigation, and drainage easement."
If plat note #5 is revised to include item "G" indicating the referenced common lots shall have a
blanket easement plat note #7 may be deleted. The applicant should be required to provide a
revised preliminary plat with plat note #7 deleted based on plat #5 item "G". If item "G" is not
added to plat note #5 then plat note #7 should remain. The revised preliminary plat should be
provided prior to submittal of a final plat application.
• Page PP2.0 of the preliminary plat identifies two (2) separate areas of the site where existing
volunteer trees are to be removed. The applicant should provide a detailed arborist report and a
tree inventory map identifying all existing trees located on-site. The report should identify, at a
minimum, species, size, and health of the trees. The arborist report and map should be provided
with the submittal of a design review application. The applicant should provide a narrative
indicating how the trees will be incorporated into the design of the subdivision or mitigated prior
to removal of the trees. No trees should be removed from the site prior to city approval of a tree
removal and replacement plan.
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STAFF RECOMMENDATION PROVIDED WITHIN THE STAF'F' REPORT:
Based upon the information provided to date, staff recommends approval of the rezone from A
(Agricultural) to (Mixed Use) to MU -.DA (Mixed Use with a development agreement [in lieu of PUD]) and
preliminary plat with the conditions of approval provided within the staff report.
PUBLIC HEARING OF THE COMMISSION:
A. A public hearing on the applications was held before the Planning and Zoning Commission on June 3,
2019, 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 this proposal was presented to the Planning and Zoning Commission
by two (2) individuals who voiced the following concerns:
• The proposed density is too high for the area.
• Private roads should not be permitted.
• The proposed setbacks are too small.
• The applicant is requesting to many waivers from City Code.
• Spartan Street should not be continued as a public street to East Hill Road.
C. Oral testimony in favor of the application was presented to the Planning and Zoning Commission by
two (2) individuals (not including the applicant/representative) who indicated the following:
• They support the cul-de-sac at the terminus of the existing East Spartan Street leading into a gated
community.
• The applicant has been very communicative and worked with the adjacent neighbors.
• The proposed private streets and gated community should reduce the vehicle trips through the
existing neighborhood.
D. Oral testimony neither in favor of nor in opposition to the application was presented to the Planning
and Zoning Commission by seven (7) individuals who indicated the following:
• A concern regarding the proposed subdivision being a gated community, however, most of the
individuals did not support East Spartan Street being extended as a public street.
• If East Spartan Street is connected to East Hill Road as a public street some form of a traffic
calming should be incorporated into the street design to slow traffic traveling through the
neighborhood.
• The proposed layout is well designed.
• The development should have detached sidewalks separated by planter strips with trees located on
both sides of the streets or at a minimum a detached sidewalk located on one side of the street.
• They support single -story single-family residential homes.
• The applicant should be required to remove 7-10 residential lots to reduce density, reduce traffic,
and provide more open space.
• The existing trees should be preserved.
• The residential lots located adjacent to the western property line should match the lot lines of the
adjacent properties.
• The density should be reduced, and the setbacks should be increased from what is being proposed.
• The fencing located adjacent to the western property line may block the existing neighbors' view
of the mountains.
• They are supportive of the proposed home design.
• The applicant should be required to contact the adjacent neighbors to further discuss the proposed
setbacks.
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• The private street entry gate should be located to prevent vehicles from collecting on East Hill
Road.
• The landscape buffer berms located adjacent to East Hill Road may affect the visibility of traffic
on the adjacent roadway.
• The fencing located adjacent to Winding Creek Subdivision should be a solid vinyl privacy
fencing.
• The homes located within the subdivision should be owner occupied.
• The setbacks should not be reduced in size from what is required pursuant to Eagle City Code.
• He proposed 3 -foot side setback is not typical in Eagle.
• Pedestrians from adjacent neighborhoods should have the ability to access the sidewalks located
within the development.
COMMISSION DELIBERATION: (Granicus time 2:02:30)
Upon closing the public hearing, the Commission discussed during deliberation that:
• The existing trees should be preserved.
• Traffic is always discussed as being a concern.
• There is a concern regarding the applicant does not currently own the property, however, they further
determined the applicant has the right to submit a development proposal.
• No concerns with private streets.
• They do not support allowing for full access from the high school through the development.
• The proposed setbacks do not provide sufficient space to park a vehicle between the back of the
sidewalk and the front of the garage.
• One of the Commission members indicated the proposed density is within the parameters allowed
pursuant to the Comprehensive Plan.
• The applicant has not provided compelling evidence to reduce the minimum lot size or required
setbacks as identified within Eagle City Code.
• The overall density of the project should not exceed 4.5 -dwelling units/acre.
• The minimum lot size should be no less than 5,000 -square feet.
• The development should have separated sidewalks.
COMMISSION DECISION REGARDING THE REZONE: WITH DEVELOPMENT
AGREEMENT (DEVELOPMENT AGREEMENT IN LIEU OF A PUD):
The Commission voted 3 to 0 (Guerber and Johnson absent) to recommend denial of RZ-02-19 for a
rezone from A (Agricultural) to MU -DA (Mixed Use with a development agreement [in lieu of a — PUD])
for C17, LLC.
The Commission determined that to receive a recommendation of approval the applicant should provide a
revised preliminary plat showing the minimum lot sizes to be no less than 5,000 -square feet and the overall
density of the project should not exceed 4.5 -dwelling units/acre.
COMMISSION DECISION REGARDING THE PRELIMINARY PLAT:
The Commission voted 3 to 0 (Guerber and Johnson absent) to recommend denial of PP -03-19 for a
preliminary plat for Estrada Village Subdivision for C17, LLC.
The Commission determined that the applicant should provide a revised preliminary plat showing the
following: 1) the minimum lot size to be no less than 5,000 -square feet, 2) detached sidewalks located on
both sides of the street, and 3) reduce the number of lots located adjacent to the west property line and
match the side lot lines with the side lot lines of the adjacent neighborhood.
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CONCLUSIONS OF LAW:
1. The Commission reviewed the particular facts and circumstances of this proposed rezone upon
annexation (RZ-02-19) 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 upon
annexation is not in accordance with the City of Eagle Comprehensive Plan and established goals and
objectives because:
f. The proposed MU -DA (Mixed Use with a development agreement in lieu of a PUD) zoning
district is not compatible with the R-4 (Residential) zone and land use to the west since the number
of proposed lots does not provide a transition to the adjacent residential lots;
2. The Commission reviewed the particular facts and circumstances of this proposed development
agreement in lieu of a PUD, and based upon the information provided concludes that the proposed
development is not in accordance with the City of Eagle Comprehensive Plan and established goals
and objectives because:
d. How will the development be designed, constructed, operated and maintained to be harmonious
and appropriate in appearance with the existing or intended character of the general vicinity and
how will such use not change the essential character of the same area.
The number of lots located adjacent to the western boundary does not provide a transition of lot
sizing to the adjacent neighborhood. The proposed lot sizing and density is not harmonious with
the surrounding area based on the proposed smaller lots and increased density.
g. How will this development be served adequately by essential public facilities such as highways,
streets, police and fire protection, drainage structures, refuse disposal, water and sewer, and
schools.
The applicant is proposing gated private streets which will not allow East Spartan Street to be
extended to East Hill Road eliminating a street network within the area.
k. Explain why the development will not result in the destruction, loss, or damage of a natural, scenic
or historic feature of major importance.
There are existing mature trees centrally located within the site that will be removed.
1. How will the proposed development be harmonious with and in accordance with the general
objectives or with any specific objective of the Comprehensive Plan.
The Downtown Sub -Area Plan contained within the Comprehensive Plan contains general
objectives which encourages the development and expansion of interconnected streets that help
disperse traffic rather than concentrating it onto a few major roadways. Section 8.4.1 Roadway
Strategies contained with the Transportation chapter of the Comprehensive Plan states, "Local and
collector streets through residential neighborhoods are recommended to provide connectivity while
being designed to preserve the character of the surrounding neighborhoods through appropriate
design techniques, including street width, traffic calming, and traffic control. The goal of the local
street system is to provide for local circulation within Eagle and not for regional traffic. Cul-de-sac
streets and private streets should be discouraged. In order to provide this connectivity, new
developments should be required to stub access to adjacent undeveloped or underdeveloped
parcels consistent with ACHD road spacing standards. All new developments should be reviewed
for appropriate opportunities to connect to local roads and collectors in adjacent developments."
The applicant is proposing gated private streets which is not in accordance with the referenced
policies of the Comprehensive Plan.
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m. How will the proposed development be harmonious with and in accordance with the general
objectives or with any specific objective of Eagle City Code Title 8.
The proposed lot sizing is below the 5,000 -square foot minimum lot size for the MU (Mixed Use)
zone as required pursuant to Eagle City Code Section 8-2-4. Also, the proposed setbacks are less
than those required pursuant to Eagle City Code Section 8-2-4.
3. The Commission reviewed the particular facts and circumstances of this proposed preliminary plat
(PP -03-19) and based upon the information provided concludes that the proposed preliminary plat
application is in accordance with the City of Eagle Title 9 (Subdivisions) because:
a. The subdivision will not be harmonious with and in accordance with the general objectives or
with any specific objective of the Comprehensive Plan and/or Eagle City Code Title 9, as shown
within the findings provided within this document. Also, the proposed private streets will not be
in conformance with Eagle City Code Section 9-3-2-5(A)(7) since the design of the private streets
will interfere with the continuity of public streets by eliminating the future connection of East
Spartan Street to East Hill Road;
4. With regard Eagle City Code Section 9-3-2-5 (A), "General Standards" for private streets, the
Commission has determined that:
1. Unique or special circumstances do not exist with respect to the proposed use, design, location,
topography, or other features of the development or its surroundings such that the private street
will serve to enhance the overall development. The following reasons support the above noted
finding:
The private street may enhance the overall development, however, the private street will eliminate
the possibility of extending East Spartan Street to East Hill Road which would provide public
street connectivity within the area;
2. The private street within the subdivision will not provide safe and effective movement of both
vehicular and pedestrian traffic because of the following:
As previously referenced the private street will eliminate street connectivity within the immediate
area;
3. The private streets within the subdivision may adversely affect access to adjacent properties:
Based on the design of the private streets, East Spartan Street will not be extended to East Hill
Road which will eliminate a street network in the immediate vicinity;
7. The use or alignment of the private street within the subdivision will interfere with the continuity
of public streets as noted above.
DATED this 17h day of June, 2019.
PLANNING AND ZONING COMMISSION
OF THE CITY OF EAGLE
Ada Co, Ida od
9
Trent Wright, Chairman
ATTEST:
Sharon K. Bergmann, Eagle City Cle k
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