AGENDA HAILEY DEVELOPMENT IMPACT FEE ADVISORY COMMITTEE

Transcription

1 AGENDA HAILEY DEVELOPMENT IMPACT FEE ADVISORY COMMITTEE Annual Meeting Hailey City Hall Tuesday, June 27, :00pm Call to Order Public Comment for items not on the agenda Public Hearings PH 1 Proposed 2017/2018 City Capital Budget and its Development Impact Fee Component. The Advisory Committee will form recommendations regarding the proposed budget for the Hailey City Council s consideration. In addition to this, the Advisory Committee will consider the following items: Review the FY 2018 Capital Improvements Plan, and proposed amendments, and file written comments; Monitor and evaluate implementation of the Capital Improvements Plan; If necessary, file periodic reports with respect to the Capital Improvements Plan and report to the governmental entity any perceived inequities in implementing the plan or imposing the developmental impact fees; and Advise the City of Hailey of the need to update or revise land use assumptions, capital improvements plan and developmental impact fees. The Development Impact Fee Advisory Committee will adjourn at approximately 12:45 pm. AGENDA HAILEY PLANNING AND ZONING COMMISSION Special Meeting Hailey City Hall Tuesday, June 27, :45pm PH 1 Consideration of a City-initiated Annexation of property identified as City Parcel on Exhibit B-1 (see pursuant to Idaho Code (3)(a) subject to an Annexation Services and Development Agreement consented to by Quigley Farm & Conservation Community, LLC, represented by Hennessy Company and SERA Architects. The public hearing on the following items was conducted on June 19, 2017, and is now closed.

2 The Commission shall review edits from the June 19, 2017 meeting to the proposed zoning districts, including the creation of a new zoning overlay district, zoning ordinance text amendment(s) to existing zoning districts and new Definitions to Title 17, Hailey Zoning Code, and make a recommendation to City Council regarding the proposed plan and zoning ordinance changes in accordance with Idaho Code to establish comprehensive planning policies and zoning classifications of the lands to be annexed. The Commission shall review Findings of Fact, conclusions of law and decision regarding the above. New Business Old Business Commission Reports and Discussion Staff Reports and Discussion Adjourn

3 MEMORANDUM To: From: Development Impact Fee Advisory Committee Becky Stokes, Treasurer; Date: June 27, 2017 Lisa Horowitz, Development Impact Fee Administrator RE: DIF Advisory Committee consideration of the proposed FY 2018 Capital Expense Budget Background Last year, the Development Impact Fee Advisory Committee (the Committee) met to make recommendations to the Council Development Impact Fee Report written by TischlerBise. This report utilized as its basis the 2015 Hailey Capital Improvement Plan (CIP). The Committee s work in 2016 consisted of: 1. Review and comment on Hailey s Development Impact Fee Report. The Committee made recommendations pertaining to the TischlerBise Development Impact Fee Report. The DIF Report and the Committee s recommendations were discussed by the Hailey City Council in a separate meeting. TischlerBise later amended the report to incorporate comments from the Committee and the Council. 2. Review and comment on Hailey s 2015 Capital Improvement Plan. The CIP had been updated for TischlerBise s work, and was incorporated into the DIF Report. Committee comments on the CIP were made through their comments on the DIF Report. 3. Review and comment on Hailey s 2016 Capital Budget and its development impact fee component. The same projects budgeted the previous year (2015) were still in progress, and the Committee s 2014 meeting comments had covered all those items. The committee made no new comments on the budget. The City of Hailey was working concurrently with TischlerBise on an Annexation Report, with the goal of finalizing both reports at the same time. Both reports were adopted in Task 1: Hearing on Proposed FY18 Capital Expense Budget The Committee is now charged with the same tasks 2-3 outlined above for FY 2018, which should be conducted in a public hearing format. The public hearing notice states that the Committee will: Conduct public hearing on proposed 2018 Capital Expense Budget and its Development Impact Fee component. The Advisory Committee will form recommendations regarding the proposed budget for the Hailey City Council s consideration. In addition to this, the Advisory Committee will consider the following items: Review the FY 2087 Capital Improvements Plan, and proposed amendments, and file written comments; Monitor and evaluate implementation of the Capital Improvements Plan;

4 If necessary, file periodic reports with respect to the Capital Improvements Plan and report to the city council any perceived inequities in implementing the plan or imposing the developmental impact fees; and Advise the City of Hailey of the need to update or revise land use assumptions, capital improvements plan and developmental impact fees. Task 2: Comments on 2017 Capital Improvement Plan. The CIP is updated each year to add new projects, to amend the priority of the projects as necessary, and to assign the correct growth percentage to each project. Most of the Committee s work will be on these CIP amendments. The Committee should also report upon the progress of capital plan implementation, which is incorporated here. The City of Hailey made some key successes in capital plan implementation this past year, both with and without the use of development impact fees. A. Police development impact fees were spent on repurposing the Hailey Armory for its station. We have a five year lease for this structure, which allows us time to assess needs and see what unfolds for combining with HFD. $36,027 has been spent on this project, and HPD DIF is no longer collected per direction of the DIF Advisory Board. B. The new fire apparatus has been delivered and is operational. Additionally, SCBA hear has been ordered which will arrive before fiscal year end. This updated equipment, crucial for safety of the firefighters, has been on the CIP for four years. C. Pathways for People funds are accumulating; we are soliciting bids for the Croy and 2 nd Ave projects, the deadline for which is July 12. Design and bid packets have been paid and we have received a Community Choices grant for the Myrtle Street Connector in the amount of almost $500,000 paid over two years. This work will be done in FY18 and FY19; the match for this work will be paid out of Pathways for People funds. Task 3: Review and comment on Hailey s 2018 Capital Budget and its development impact fee component. All of the above items were budgeted in FY 2016, and most were carried over to FY Items from the list above which are now to be carried over to the FY 2018 proposed budget are included in the proposed FY 2018 capital budget, shown below: Balmoral Park Improvements $ 26,300 Uses Park in lieu fees and/or DIF Street Projects (General) $150,000 Resources available include $75,000 DIF and $75,000 capital funds Levy Projects $400,000 Special Pathways for People Projects 2017 Capital Improvement Plan Amendments 1. Growth Percentage Assignments The 2017 CIP contains several projects that don t have growth percentages assigned to them, such as sidewalk connections and neighborhood roundabouts. This section discusses growth percentage criteria and recommendations. The primary consideration in determining the correct percentage of growth is whether the

5 improvements have a quantitative element; will the project create the ability to serve more people? Qualitative improvements, such as wayfinding signs, don t create the ability to serve more people and are not growth related. A. The River Street Reconstruction project was shown as being 100% within the URA, and therefore 100% URA funded. If other funding sources apply, the City is provided more latitude in forming partnerships and using all funding sources more broadly. We recommend that all Capital Projects within the URA have growth percentages identified and assigned to them. B. Projects on minor arterials serve growth within the City and Blaine County, and support job and recreational trip generation. We recommend all projects on minor arterials be assigned a 40% growth factor. Hailey Transportation Master Plan Figure Street Functional Classification C. The Pathways for People projects will improve traffic flow by carrying pedestrians and bicyclists far more safely, allowing motorists to travel with assurance and less impediments. Growth is served even when additional vehicle lanes are not added, as the street will be able to carry more traffic.

6 We recommend assigning a 30% growth factor to all collector street projects that add bicycle/pedestrian lanes or separated paths and sidewalks. We recommend assigning a 25% growth factor to neighborhood collector street projects that add bike lanes, sidewalks or separated paths. D. Improvements to intersections, such as roundabouts or added turning lanes, serve to carry more traffic. The addition of vehicle traffic lanes also serves growth significantly. We recommend assigning a 40% growth factor to collector and neighborhood collector street reconstruction projects that add additional vehicle travel lanes or improvements to intersections. E. Local street reconstruction, even when bike lanes or sidewalks are added, is qualitative in nature, as there remain no significant infill opportunities except when property is subdivided. We recommend a 0 growth percentage be applied to all local street projects. F. Policies of Hailey s Transportation Master Plan state that new developments are required to install their own infrastructure, including pedestrian and bicycle infrastructure and facilities, to foster the movement of people, not just cars. These developments sometimes create a gap of missing sidewalks. We recommend a 40% growth rate be assigned to all city infill sidewalk projects along collector and neighborhood collector streets. G. Transportation infrastructure that serve all street types and the population as a whole, such as shop and storage facilities, snow storage acquisition and development, and rolling stock, mirror growth that will occur within their useful life. We recommend a 30% growth rate designation for street facilities and fleet. H. Hailey s parks are categorized as neighborhood parks and city-wide parks. Improvements to neighborhood parks do not serve growth, but improve the quality of the park for neighborhood residents. We recommend that the list of city-wide parks identified by TischlerBise in 2007 be expanded to include Balmoral Park, as it has significant parking and restrooms, and lies along the Wood River Trail. City-wide parks would include: Balmoral Park Heagle Park Hop Porter Park Old Cutters Park Keefer Park Lion s Park McKercher Park Werthheimer Park We recommend a 30% growth rate be assigned to park improvements for city-wide parks and trails. I. Hailey Fire Department equipment and facility replacement continue to serve growth at 25% Capital Improvement Plan Amendments 2. Additional Projects and Amended Project Dates and Cost Estimates

7 Projects within the CIP are prioritized by safety considerations and viable partnership opportunities. Successful grant applications will sometimes move a project higher up on our priority list. Inter-agency activity, such as the efforts made by Hailey Fire Department and Wood River Fire Protection District to consolidate under one roof, will affect our project list and/or dates. New projects emerge and need to be added to the CIP each year. Each year necessary updates are made to the CIP to conform the plan to current matters. A. In the case of the Pathways for People projects, some elements had been highly prioritized in the Blaine County Bicycle-Pedestrian Master Plan but were not yet shown in Hailey s CIP. The attached 2017 Capital Improvement Plan details are updated to include all projects. B. Again, the Pathways for People projects are a good example of how grants can affect the project date. Initially the City had planned to construct all these projects in the summer of 2017 and Because we applied for some grants that have later funding periods, these projects have been engineered in 2017, and may be constructed this year based on the bid openings. If bids are high, the projects will be re-bid in Report Attachments 1. Proposed 2018 Hailey Capital Improvement Plan detail Committee Motions Following discussion and public hearing, the Committee should make motions: A. Motion to approve (or amend) this annual Development Impact Fee Advisory Committee report, incorporating comments from today s meeting. B. Motion to recommend to the Hailey City Council proposed amendments to Hailey s 2017 Capital Improvement Plan detail (as drafted or with amendments). C. Motion to recommend to the Hailey City Council adoption of the 2018 Capital Budget (as drafted or with amendments). Next Steps After the Development Impact Fee Advisory Committee has made the above motions in either this or a subsequent meeting, staff will notice a public hearing for the amendment to the Hailey Comprehensive Plan to add the CIP as an Appendix.

8 Capital Improvement Plan Project List - FY 17 Update Sorted By Type PRIORITY Project Description % of Growth % URA FY 17 Budgeted FY 18 Projected FY 19 Projected FY 20 Projected FY 21 Projected Future (5-10) Future (11-20) Total % DIF Funding % URA Funding Street Projects E Myrtle St Connector (PW4P) 0 220, , ,607 Werthheimer/Nelson Field Connection. PW4P 50% 100% 0 115,000 66, ,800 90, ,800 East Croy Bike Lanes (PW4P) 385, ,000 2nd Ave. Advisory Lanes (bike facility) PW4P 60, , Old Hailey Ped/Bike Improvements (PW4P) N/A 100% 0 355,195 12, ,138,276 1,506, ,506,276 Main Street Resurfacing and ADA upgrades 0 50, ,000 Main Street Sidewalk ADA Upgrade Grant 60, ,000 3rd Ave Sidewalks (Elm St - Hwy 75) 40% 75% , ,000 77, ,750 Wayfinding System - design and implementation (100% URA N/A 100% ,000 65, ,000 Missing Sidewalk Connections 40% 20,000 20,000 20,000 20,000 20, , , , ,000 0 Sidewalk and accessibility upgrades N/A 35,000 35,000 35,000 35,000 35, ,000 1,115,000 1,465, Pedestrian Crossing in-ground light replacement 15, ,000 0 Werthheimer Nelson Field Main Street Connection , ,000 River Street Reconstruction/Upgrade N/A 100% 0 260, ,926,000 2,186, ,186,000 Croy Street Improvements nd Ave. Reconstruction - Elm to Myrtle (not PW4P ) ,101,862 2,101,862 Airport Way Improvements , , Cobblestone Lane Chip Seal , ,500 W. Bullion St Improvements 40% 100% , , , ,000 E. Bullion St Improvements , , Roundabout 2nd and Myrtle St , , River St & Cedar St Roundabout (100% URA) 30% 100% , , , ,000 Silver Star Dr & Cedar St Roundabout 30% 100% , , , ,000 E. Elm St. Improvements , , Roundabout 4th and Elm St , , th Ave. Improvements , , th Ave. Improvements , , South Woodside Industrial Park Street Reconstruction 25% ,000 1,168, ,468, ,000 0 NE Woodside Reconstruction (Excludes Blue Lakes) 25% ,521, ,521, ,250 0 Blue Lake Dr. (ONLY) , , E Myrtle St Reconstruction 40% 5% , , ,600 32,200 Broadford Road 25% 15% , , , ,500 69,300 Broadford Road Seperated Shared Use Path Broadford Road Widening/Improvements 8th & Croy Diverter Island Snow Storage - Requires Land 30% , , ,340, , M3 AWD Grader 0 400, ,000 Silverado WD DOUBLE CAB 143.5" Work Truck Flex Fuel (LV3) 0 25, ,000 Silverado 3500HD 4WD Crew Cab 167.7" Work Truck Flex Fuel (L96)Silverado 3500HD 4WD Crew Cab 0 32, ,000 Street Shop Fuel Storage N/A 0 55, , Rolling Stock 30% 0 135,115 40, , , , ,535 0 Street Shop Salt Storage N/A 75, , Street Shop Security N/A 10, ,000 0 Street Shop Cold Storage N/A , , Woodside Blvd Street Trees , , Street Project Total 660,000 1,670,310 1,339,212 2,449, ,000 8,538,000 6,324,138 21,297,160 2,496,985 5,245,326 ENHANCED MAINTENANCE Maintain drywells, alleys, curb/gutter, sidewalks 72,000 73,440 74,909 76, , ,351 1,465,783 Canal and Tree maintenance 15,000 15,300 15,606 15,918 81, , ,371 Street shop maintenance 2,000 2,040 2,081 2,122 10,824 21,649 40,716 Streets Maintenance Totals 89,000 90,780 92,596 94, , ,365 1,811,870 6/26/201710:02 AM X:\03 Planning and Zoning\02 MEETINGS\01 AGENDA & NOTICE\PZ Agendas\2017 PZ Agendas\ DIF\ Project List 2017 new DH items only

9 Capital Improvement Plan Project List - FY 17 Update Sorted By Type PRIORITY Project Description % of Growth % URA FY 17 Budgeted FY 18 Projected FY 19 Projected FY 20 Projected FY 21 Projected Future (5-10) Future (11-20) Total % DIF Funding % URA Funding Stormwater Projects Woodside Flood Canal Improvements N/A , , Dry Wells N/A 50,000 20,000 20, , , Totals 50,000 20,000 20, , , , Bike Path/Trail Projects Founders Trail 30% ,000 52,000 15,600 0 Parks Winter Fox Trail N/A ,000 50, Parks Trail B (remaining section - Glenbrook to bike path) 30% , ,000 21,900 0 Old Cutters /Toe-of-theHill Connector 0 15, Bike Path/Trail Totals 0 15, , , ,000 37,500 0 Park Projects Downtown Plaza and Town Square (100% URA) 40% 100% ,500,000 1,500, ,000 1,500,000 0 Foxmoore Restroom N/A , , Skate Park lighting , , Fire Pit at Werthheimer Park Camp Area , ,000 0 Lion Improvements , ,000 Lions Restroom , ,000 Keefer Park Plaza/Public Art , ,000 Curtis Fence 0 10, ,000 Drinking Fountains 0 0 8,000 8,000 8,000 8,000 32,000 Scooter Park , ,000 Keefer Walkway 0 14, ,000 Vehicle 0 25, ,000 Park Irrigation Clock Updates , ,000 South Woodside Lot (3920 Woodside Blvd) Park Development , ,000 Balmoral Improvements 0 157, ,534 New Playground Equipment 20,000 20,000 20, ,000 Park Project Totals 0 206, , , , ,000 1,710,000 3,281, ENHANCED MAINTENANCE Maintain irrigation and fields (include Adopt-A-Park) 55,000 56,100 57,222 58, , ,664 1,102,185 Maintain play structures, facilities, replace impact mat'l 20,000 20,400 20,808 21, , , ,795 Park Maintenance Totals 75,000 76,500 78,030 79, , ,906 1,502,980 6/26/201710:02 AM X:\03 Planning and Zoning\02 MEETINGS\01 AGENDA & NOTICE\PZ Agendas\2017 PZ Agendas\ DIF\ Project List 2017 new DH items only

10 Capital Improvement Plan Project List - FY 17 Update Sorted By Type PRIORITY Project Description % of Growth % URA FY 17 Budgeted FY 18 Projected FY 19 Projected FY 20 Projected FY 21 Projected Future (5-10) Future (11-20) Total Building Projects Fox Building Awnings 0% , , Fox Building Window Glass Only Replacement , , Fox Building Skylights 0 60, , Fox Building Major System Projects (HVAC, Radon, Plumbing, Etc) , , ,000 Fox Building Elevator , , , New Emergency Generator for City Hall , , Keyless Entry system at Werthheimer Park facilities 0 0 9, , Arena Improvements 0% 0 64, , Arena Signage , , Werthheimer Arena Flooring ,000 40, ,000 Library Expansion 30% ,600, ,600,000 0 Hailey Entrance Sign , ,000 TOTAL CAPITAL PROJECTS 0 124,000 84,000 2,651,000 25, , ,000 3,800, ENHANCED MAINTENANCE ~ pd from OPEX budgets FOX Building - misc projects not capital/carpet 53,000 3,120 3,182 3,246 16, , ,963 City Service Vehicle (Prius / Fuel efficient travel car) 0% ,000 30,000 60, , Library carpet, painting, power sources, computer repl 10,000 10,000 10,000 10,000 94, , ,850 Fox Bldg and Library Maintenance Totals 63,000 13,120 13,182 40, , , ,813 % DIF Funding % URA Funding Police Department Police Station - Location Unknown 50% 50, ,792, ,842, ,000 0 Fire Department 0 Police Project Total 50, ,792,000 1,842, ,000 0 SCBA & Maintenance/Upgrades N/A 200, ,500 15, , ,500 0 NEW APPARATUS TOTAL 25% 300, ,000 50, , , ,576 1,325, ,250 0 NEW SERVICE VEHICLES TOTAL N/A 41, , ,050 90, , ,168 0 WRFR Aerial 350,000 0 Fire Station unknown location DIF 25% 0 0 3,050,000 3,050, ,500 0 Fire Project Total 541, , , , ,550 3,580,150 5,365,668 1,093,750 0 ENHANCED MAINTENANCE 0 Fire/Rescue/EMS Equipment 16,444 16,937 17,445 17,969 18, , , ,511 0 Vehicle Maintenance Tires and Scheduled Service 16,391 16,883 17,389 17,911 18, , , ,903 0 HFD Fire Station Maintenance 8,000 8,160 8,323 8,490 43, , ,902 0 Fire Department Maintenance Totals 40,835 41,980 43,158 44,369 80, , ,317 0 TOTAL GENERAL FUND PROJECTS 1,301,200 2,210,844 1,863,712 5,701,500 1,432,550 14,634,150 36,711,362 4,549,235 5,245,326 TOTAL GENERAL FUND ENHANCED MAINTENANCE 267, , , ,653 1,101,293 2,731,852 4,808, /26/201710:02 AM X:\03 Planning and Zoning\02 MEETINGS\01 AGENDA & NOTICE\PZ Agendas\2017 PZ Agendas\ DIF\ Project List 2017 new DH items only

11 Capital Improvement Plan Project List - FY 17 Update Sorted By Type PRIORITY Project Description % of Growth % URA FY 17 Budgeted FY 18 Projected FY 19 Projected FY 20 Projected FY 21 Projected Future (5-10) Future (11-20) Total % DIF Funding % URA Funding Water Projects Truck Fill , , rd Avenue Wellhouse and Chlorination N/A , , River St. Water Main Upgrade N/A , , , Next City Well - Requires Land N/A , , Woodside Blvd Irrigation pump N/A 0 80, ,000 80, Water Division Shop and Office N/A , , , Indian Creek Springs upgrades 35, , ,100 Wiring pump houses to Generator set 22,684 58, ,379 Vacuum Excavator 55, ,000 Della View Subdivision PRV 0 21, , ,200 Water Dept. Truck , ,000 Quigley Tank Hatch 0 24, ,000 River St Well Upgrades 10,500 79, ,800 Totals 68, , ,460 1,714, , ,000 3,000, MAINTENANCE AND REPLACEMENT ITEMS Target Budget per 2015 Water Master Plan-WELL 102, , , , ,040 5,630,812 6,703,257 Target Budget per 2015 Water Master Plan-PIPELINES 351, , , ,439 1,904,539 19,426,302 23,126,235 Target Budget per 2015 Water Master Plan-other 139, , , , ,295 7,714,213 9,183,461 WATER Department Maintenance Totals 593, , , ,976 3,212,875 32,771,326 38,430,953 Wastewater Projects SBR Circulation Pump Replacement 30, ,000 Replacement Generator , ,000 Ultraviolet Disinfection Replacement System , ,000 End Dump Trailer 50, ,000 Administration Building Expansion , ,000 Shop Expansion , ,000 Waste Water Building Expansion , ,000 Tertiary Filter Addition N/A , ,750,000 8,190, WWTP Treatment Capacity Expansion N/A ,850, ,850, Carbonate Dr. Sewer Replacement N/A , , Wastewater Fuel Storage N/A ,000 12, , Jet Truck Replacement N/A , , High School and Commity Campus Mainline redirect , , Reclaimed Irrigation Water N/A ,000 1,500, ,600, Totals 80, ,805, ,000 1,500,000 18,300, ,297, General Fund Totals - CAPITAL 1,301,200 2,210,844 1,863,712 5,701,500 1,432,550 14,634,150 36,711,362 4,549,235 5,245,326 General Fund Totals - ENHANCED MAINTENANCE 267, , , ,653 1,101,293 2,731,852 4,808,980 0 Water Fund Totals - CAPITAL 68, , ,460 1,714, , ,000,939 0 Water Fund Totals - ENHANCED MAINTENANCE 593, , , ,976 3,212,875 32,771,326 38,430,953 Wastewater Fund Totals - CAPITAL 80, ,805, ,000 1,500,000 18,300,000 22,297,000 0 GRAND TOTAL CAPITAL PROJECTS 1,449,384 2,939,939 4,028,172 8,027,700 3,062,550 32,934,150 62,009,301 4,549,235 5,245,326 6/26/201710:02 AM X:\03 Planning and Zoning\02 MEETINGS\01 AGENDA & NOTICE\PZ Agendas\2017 PZ Agendas\ DIF\ Project List 2017 new DH items only

12 Return to Agenda

13 FINDINGS OF FACT, CONCLUSIONS OF LAW AND RECOMMENDATION Pursuant to Idaho Code (5)(a) and the Hailey City Council ( Council ) requested the Hailey Planning and Zoning Commission ( Commission ) to initiate planning and zoning procedures for the Quigley Farms property which is the subject of a city-initiated annexation. Based on the record, the Commission enters these Findings of Fact, Conclusions of Law and Recommendation. A. Background. FINDINGS OF FACT In November 2007, the City of Hailey received an application to annex 1,109 acres of portions of Quigley Canyon, which is adjacent and contiguous to the City of Hailey. In its initial review, the Commission evaluated a proposed 379 lot development with an 18-hole golf course and in September 2008, recommended approval of the application subject to 54 conditions. Following the Commission s recommendation, the Council evaluated the application. During the Council s review, the Developer agreed to eliminate any development above the Quigley pond and seek only one home site in Deadman s Gulch under the jurisdiction of Blaine County. The property proposed to be annexed was reduced to 912 acres. The Council evaluated the application and generally found that the application conformed to the Hailey Comprehensive Plan. The Council instructed staff to negotiate with the Developer and to forward a proposed annexation agreement to the Council so the Council could better evaluate the fiscal impacts of the application. During this time, the Developer elected to revise the application by deleting the 18-hole golf course and by increasing the property density to 444 lots. In addition, the Developer eliminated a separate pressurized irrigation system. The Council conducted several more hearings and remanded the application to the Commission to review the changes to the application and to make a recommendation to the Council regarding land use issues and compliance with the Hailey Comprehensive Plan. Consistent with Council s instructions, the Commission evaluated the revised application and in November 2011, the Commission submitted a recommendation to the Council. Following receipt of the Commission s recommendation of the 444 lot application, the Council considered testimony of the Blaine County Planning Director, Tom Bergin, who evaluated the potential development density if the Developer s land was developed in Blaine County. Mr. Bergin explained that the property has a maximum density of 105 lots as a straight lot subdivision and lots as a PUD subdivision. That annexation application was denied on June 28, A significantly modified Preliminary Plat and PUD were filed with Blaine County in April/May of On May 26, 2016, the County determined that the application materials were sufficient to proceed with the agency comment period. The property subject to the 2016 application is within Hailey Area of City Impact ( ACI ). The City and County have an adopted Area of City Impact Agreement, adopted by the City on November 14, 1994, as Ordinance During the recent proposal, Blaine County staff has indicated that further analysis of the property could potentially yield a density of 200 units.

14 Quigley Farms Annexation- Land Use and Zoning Findings of Fact Hailey Planning and Zoning Commission June 27, 2017 Page 2 Following the submittal of the preliminary plat and PUD, Hailey has conducted the following public meetings: August 1, 2016: Commission overview and preliminary comments. September 9, 2016: Commission review and submitted a comment letter to the Council concept level review. October 17, 2016: Council project overview. November 7, 2016: Council review of land uses/comprehensive plan compatibility and public access. December 5, 2016: Council review of circulation and public access. January 9, 2017: Council review of water and wastewater issues. February 6, 2017: Council asked for memo regarding city initiated annexation. Circulation: Presentation from Alta Engineering. On February 1, 2017, the developer team submitted an suggesting that the developer would not be opposed to a cityinitiated annexation. February 27, 2017: Council considered memo and directed staff to meet with Quigley Farm and to send land use issues to the P & Z. March 7, 2017: Commission review of 1) area for possible consideration of annexation, 2) densities proposed 3) land use and zoning designations. 2 March 28, 2017: Continued Commission review of 1) area for possible consideration of annexation, 2) densities proposed 3) land use and zoning designations. April 3, 2017: Council public hearing on whether or not to consider a city-initiated annexation. April 6, 2017: Continued Commission review of land use and zoning designations. 3 April 19, 2017: Public workshop on Transportation issues. April 20, 2017: Presentation of traffic and transportation issues and public comment to Council. May 3, 2017: Council discussion of traffic and transportation issues. May 11, 2017: Council deliberation and decision to pursue a city-initiated annexation. Direction to staff to notice a public hearing before the Commission for zoning recommendations. June 19, 2017: Commission consideration of zoning designations and zoning text and map amendments. June 27, 2017: Commission recommendation of zoning text and map amendments and adoption of Findings of Fact, Conclusions of Law and Decision. 2 At the March 7, 2017 meeting, the Commission considered the creation of a new zoning district called the integrated community development district which would have allowed agricultural, institutional and commercial development. 3 At the April 6, 2017 meeting, the Commission expressed a preference for a peri-urban agriculture overlay district instead of a proposed integrated community development district.

15 Quigley Farms Annexation- Land Use and Zoning Findings of Fact Hailey Planning and Zoning Commission June 27, 2017 Page 3 The Commission determined at their March 28, 2017 meeting to recommend to the Council a maximum residential development of 176 units. The developer and Blaine County zoning staff have concluded that the developer would be entitled to a maximum 176 unit PUD subdivision in a County development. Of the 176 units, 27 would be categorized as community housing units which would be deed restricted. 24 of the 176 residential units would be located in the mid-part of the canyon in three distinct areas. The remaining units would be clustered near the existing boundary of Hailey. The Commission discussed Accessory Dwelling Units (ADU s) at the June 19, 2017 meeting. It was determined that of the 176 lots were of a size that would permit accessory dwelling units. Staff noted that approximately 3 ADU s per year have been approved over the last several years, city-wide, including both newer (Cutters) and older (Hailey Townsite) portions of Hailey. The developer has agreed to limit the density on the entire development to 176 units and has agreed to no further development beyond the clustered development in the mid part of the canyon, thereby preserving the upper reaches of the canyon as permanent open space. Furthermore, the developer has proposed a significant buffer between the development and Deerfield consisting of active recreational fields, along with existing berms. The prior application for annexation proposed 444 residential units throughout the Quigley canyon. Some of the development in the prior application was proposed above the Quigley pond and in Deadman s Gulch. The present plan is approximately 55% less dense than the prior application and development density is being transferred closer to town, such that much of the canyon would be permanently protected from development. The developer is proposing a residential, agricultural and institutional development with some limited commercial uses. The Commission has considered an ordinance with zoning text amendments creating and amending zoning definitions, adding and revising uses, and creating additional standards for certain conditional uses, and an ordinance for a zoning map amendment creating zoning districts on the property to be annexed. In addition, the Commission has considered an amendment to the subdivision ordinance addressing private streets. The Commission has considered a revised draft zoning map, attached to the zoning map ordinance, which includes the following zone districts: Recreational Green Belt (RGB) General Residential (GR) Hillside Overlay Floodplain Overlay Neighborhood Business (NB) Peri-Urban Agriculture Overlay District

16 Quigley Farms Annexation- Land Use and Zoning Findings of Fact Hailey Planning and Zoning Commission June 27, 2017 Page 4 For the Neighborhood Business District, the Commission finds that utilizing the Neighborhood Business District to accommodate limited commercial uses that are subordinate in nature was more consistent with the Hailey Comprehensive Plan and Comprehensive Plan Land Use Map than the option of mixed use commercial spread throughout the proposed integrated community development district. Commissioners has made recommendations to modify the District Use Matrix or to create new uses, as follows: Convenience Stores, Food Service, Mercantile, Personal Services, Professional and General Offices, Peri-Urban Retreat Center and Community Event Center, finding that a conditional use process will ensure that the uses comply with the intent of the Comprehensive Plan. For uses that were recommended as conditional, the Commission has recommended additional criteria for review as noted in the recommended Ordinance to ensure that the conditional uses are subordinate and supportive of the uses in the neighborhood. For the General Residential and Recreational Greenbelt Districts, the Commission finds that the residential and open space zoning accommodates the acceptable level of residential development for the project and provides sufficient amenities to the neighborhood and the surrounding area. The block map shows the number of units proposed in each block. GR zoning is found adjacent to the site. The site is also abutted by LR zoning. GR zoning is compatible with the Comprehensive Plan Land Use Designation of Traditional Residential. The Commission concurred with a maximum residential density for the entire canyon at 176 units, which does not include accessory uses. To accommodate the proposed commercial, institutional and agricultural development, the Commission has suggested zoning the property with a new overlay district the Peri-Urban Agriculture (PA) overlay district. In addition, the hillside and floodplain overlay districts are appropriate for the property. B. Criteria for Review. 1. Zoning Text and Map Amendment. Section (A) of the Hailey Municipal Code provides [w]hen evaluating any proposed amendment under this chapter, the hearing examiner or commission and council shall make findings of fact on the following criteria: 1. The proposed amendment is in accordance with the comprehensive plan; 2. Essential public facilities and services are available to support the full range of proposed uses without creating excessive additional requirements at public cost for the public facilities and services; 3. The proposed uses are compatible with the surrounding area; and

17 Quigley Farms Annexation- Land Use and Zoning Findings of Fact Hailey Planning and Zoning Commission June 27, 2017 Page 5 4. The proposed amendment will promote the public health, safety and general welfare. The Commission makes the following findings of fact for applicable criteria for review (bold print): 1. The proposed amendment is in accordance with the comprehensive plan. The 2010 Hailey Comprehensive Plan anticipates development in Quigley Canyon. The Land Use Map designates the area as a Neighborhood Service Center surrounded by Traditional Residential areas on the valley floor. See attached Comprehensive Plan Land Use Map. Section 5, Land Use, Population and Growth Management states: The City seeks to accommodate population growth through a balanced combination of two means: 1. Infill development or redevelopment of existing land within the current City limits in accordance with existing zoning and density allowances without necessitating the use of density bonuses or waivers, and 2. Expansive development due to the annexation of new land into the City and/or density increases relating to PUD bonuses and/or zoning amendments. A Neighborhood Service Center is defined as follows: 5.1.g Neighborhood Service Centers Small commercial areas serving residents within walking distance (¼ to ½ mile) where commercial use is subordinate to residential uses and to Downtown or Community Activity Areas. The Commission discussed the proposed commercial uses at their March 7, March 28, and April 6, 2017 meetings to analyze whether the commercial uses are designed to serve residents within walking distance and if they are subordinate to residential uses, downtown and Community Activity Areas. Regarding overall size of neighborhood service centers, Chapter 17.04(D) of the Hailey Municipal Code provides that the neighborhood business designation shall not be applied to any property larger than three (3) acres in size. The proposed zoning map complies with the 3 acre limit. The following policies from the Comprehensive Plan are relevant to this project with regards to Land Use and Zoning. The Commission analyzes pertinent Comprehensive Plan policies (shown in italics), as follows:

18 Quigley Farms Annexation- Land Use and Zoning Findings of Fact Hailey Planning and Zoning Commission June 27, 2017 Page Preserve, protect and restore natural resources including waterways, floodplains, wetlands, soil, community forest, native vegetation, green space and wildlife habitat and migration corridors for the benefit of the City and its residents. No development is proposed on ridgelines, hillsides or in waterways. Hillside areas are proposed to be zoned RGB. Hillside and floodplain overlay districts are proposed to protect these natural features. Migration corridors have been identified and are primarily in the areas east of the proposed annexation. 3.1 Assure the protection and preservation of Special Sites, Areas and Features to maintain a strong community identity for future generations. The Comprehensive Plan identifies Special Areas that merit careful planning. The Plan suggests Overlay Districts as a good tool to protect Special Areas; Special Areas include cultural and scenic amenities, such as trails along the Big Wood River, the original townsite grid pattern and historic downtown area. Open space surrounding Hailey, including the undeveloped area between the cities of Hailey and Bellevue, visible ridgelines, undeveloped hillsides and agricultural areas are also Special Areas that help define the rural character of Hailey. Overlay districts or other special planning tools can be utilized to help plan for special sites, areas and features. For example, the Original Hailey Townsite Overlay District allows for reasonable flexibility in ordinance requirements, which helps achieve dual goals of a compact community core and retaining the character of Old Hailey. As noted above, agricultural areas are identified as Special Areas that help define the rural character of Hailey. Overlay Districts are appropriate as a tool to allow for reasonable flexibility to protect special areas. 5.4 Protect open space within and surrounding Hailey, including visible ridgelines, undeveloped hillsides and agricultural areas which help define the unique character of Hailey. No development is proposed on ridgelines or hillsides. Hillside areas are proposed to be zoned RGB. The Concept Plan incorporates agriculture as a long-term component of the site. A new overlay zone is needed to allow agricultural uses to continue and remain viable. The Comprehensive Plan identifies agricultural areas as part of the unique character of Hailey.

19 Quigley Farms Annexation- Land Use and Zoning Findings of Fact Hailey Planning and Zoning Commission June 27, 2017 Page Manage and accommodate population growth by infill development and, when appropriate, minimal expansion by annexation and/or density increases. The proposal is significantly smaller at 176 total units than the 444-lot development reviewed by the City in It also clusters development into a much smaller geographic area than would be permitted in the County. 5.7 Encourage development at the densities allowed in the Zoning Code. The Comprehensive Plan Land Use Map identifies Traditional Residential and Neighborhood Service Center for Quigley Canyon. Traditional Residential encompasses all of the city s residential zone districts. The General Residential Zone District has been recommended, and is found contiguous to the property. Based on Commission input, the proposed draft zoning map shows city zoning districts that are appropriate if the project were developed under City codes. The purpose of the Neighborhood Business Zone District is as follows: Purpose. The purpose of the NB District is to provide areas for neighborhood service centers, increase convenience to neighborhood residents and promote other forms of multi-modal transportation and circulation. The uses in the NB district shall be limited commercial uses that will be clearly subordinate to, and support the residential nature of the area. As noted in the Background section, the Commission indicated a preference for a new Overlay District, Peri-Urban Overlay District, which would accomplish the agricultural uses anticipated in portions of the project. (See also, Comprehensive Plan Discussion of Special Areas). The purpose of that Overlay District is as follows: The purpose of the Peri-Urban Agricultural overlay district is recognize changes in community development needs and trends with emphasis on proactive integration of peri-urban (or village) agricultural facilities, educational institutions, semipublic and non-profit projects and recreational improvements to maximize community assets sustainably. Limited commercial uses clearly subordinate to, and supportive of the uses identified above, are also allowed as permitted or conditional uses. The new zone promotes consideration of sustainable principles in all aspects of the community whereby core infrastructure impacts are minimized while maximizing community asset use.

20 Quigley Farms Annexation- Land Use and Zoning Findings of Fact Hailey Planning and Zoning Commission June 27, 2017 Page Encourage development that provides opportunities for home ownership and rental homes for individuals and families of all socio-economic levels. The project provides for home ownership, and contains twenty-seven (27) community housing units over the three phases Create and maintain a pedestrian and bicycle-friendly community that provides a safe, convenient and efficient multi-modal transportation system for all Hailey residents. A variety of bicycle-pedestrian links are shown on the site plan. They facilities should be linked back in to city bicycle-pedestrian infrastructure Encourage and facilitate the development of school facilities that are planned consistently with the city s other land use policies. A future school site for the Sage School is shown on the site plan. Based on the above analysis, the Commission finds that proposed text and land use amendments contained in attached Exhibits A and B are in accordance with the Hailey Comprehensive Plan. 2. Essential public facilities and services are available to support the full range of proposed uses without creating excessive additional requirements at public cost for the public facilities and services. The City conducted an annexation fiscal study in 2015 and 2016 to ensure that property and/or development that is annexed pays a fair and equitable cost associated with becoming part of the City of Hailey. The study establishes an annexation fee designed to address fair contributions towards city assets, facilities and services. Regarding the Quigley Farms Annexation, staff provided the City Council with various analysis, memos and presentations regarding water, wastewater and transportation services. The Council specifically considered service provisions at their December 5, 2016 and January 9, February 27, April 3, April 19, May 3 and May 11 meetings. Additional essential services such as police, fire and general government were also addressed. Information from these meetings was made part of the public review process for the March 7, March 27, April 6 and June 19, 2017 Planning and Zoning Commission meetings. Uses under consideration in the proposed zone districts have been analyzed with regards to service provision, and the Commission finds that essential public services are available to support the full range of proposed uses.

21 Quigley Farms Annexation- Land Use and Zoning Findings of Fact Hailey Planning and Zoning Commission June 27, 2017 Page 9 3. The proposed uses are compatible with the surrounding area. The prior application for annexation proposed 444 residential units throughout the Quigley canyon. Some of the development in the prior application was proposed above the Quigley pond and Deadman s Gulch. The present applicant is approximately 55% less dense than the prior application. Development density is being transferred closer to town, such that much of the canyon would be permanently protected from development. The municipal boundary is proposed at the eastern boundary of the proposed school and agricultural uses, which is a compatible delineation. The zoning districts shown on the proposed zoning map are compatible with surrounding zoning districts and agricultural-related uses proposed within the project. Additional criteria are recommended for various uses in the Neighborhood Business District to ensure that these uses will comply with the standards for any conditional use found in Section of the Hailey Municipal Code, and will also be clearly subordinate to, and supportive of, the permitted or conditional uses in the Peri-Urban Agriculture (PA) overlay district and any underlying zoning district. Overlay Districts of floodplain, hillside and peri-urban agriculture are designed to protect sensitive features and site assets. The Commission finds that the proposed uses are compatible with the surrounding area. 4. The proposed amendment will promote the public health, safety and general welfare. The amendments recommended by the Commission are consistent with the Hailey Comprehensive Plan, and take into consideration the particular geographic context of the proposal. Careful consideration has been given to compatibility with surrounding neighborhoods, and downtown Hailey. The Commission finds that the proposed amendments will promote the public health, safety and general welfare 2. Subdivision Text Amendment. Section (A) of the Hailey Municipal Code provides that the Commission shall consider the relationship of the proposed amendment to the comprehensive plan in making its recommendation to the Council. Comprehensive Plan Standard 10.1 states [c]reate and maintain a pedestrian and bicyclefriendly community that provides a safe, convenient and efficient multi-modal transportation system for all Hailey residents. Both public and private streets provide opportunities for safe, convenient and efficient multi-modal transportation system. The Commission finds that private streets are appropriate to serve a variety of uses, as listed in Section (L)(1) of the Hailey

22 Quigley Farms Annexation- Land Use and Zoning Findings of Fact Hailey Planning and Zoning Commission June 27, 2017 Page 10 Municipal Code. These include Planned Unit Developments or commercial developments in the Business, Limited Business, Light Industrial, Technological Industry and Service Commercial Industrial districts. The Commission finds that adding Peri-urban Agriculture to this list is appropriate and consistent with the Comprehensive Plan. CONCLUSIONS OF LAW Based upon the above Findings of Fact, the Commission concludes that adequate notice, pursuant to Idaho Code and to establish comprehensive planning policies and zoning classifications of the lands to be annexed was given, and is proper, and makes the following conclusions: 1. The zoning text amendments attached as Exhibit A are in accordance with the Hailey Comprehensive Plan, essential public facilities and services are available to support the full range of proposed uses without creating excessive additional requirements at public cost for the public facilities and services, the proposed uses are compatible with the surrounding area, and the proposed amendment will promote the public health, safety and general welfare. 2. The subdivision text amendment attached as Exhibit A is in accordance with the Hailey Comprehensive Plan. 3. The zoning map amendment attached as Exhibit B is in accordance with the Comprehensive Plan, essential public facilities and services are available to support the full range of proposed uses without creating excessive additional requirements at public cost for the public facilities and services, the proposed uses are compatible with the surrounding area, and the proposed amendment will promote the public health, safety and general welfare. RECOMMENDATION Based on the foregoing, the Commission unanimously recommends the adoption of the ordinances attached hereto as Exhibits A and B. Dated this day of June, Janet Fugate, Chair

23 a n S T S N MAIN STREET r a d o Hailey Comprehensive Plan Land Use Map Resolution D e a d m a n G u l c h Land Use Hailey City Limits 1/2 Mile Service Area Parks Activity 1/4 Mile Service Area Community Gateways Main Street Corridor Downtown INDIAN CREEK Red Devil Mtn G u l c h Buttercup Mtn QUIGLEY CANYON Community Activity Areas High Density Residential Residential Buffer Traditional Residential BU TTERCUP ROAD n g m H a OLD CUTTERS Q U UIGL EY R O AD DEERFIELDEL D Wood River High Community School Campus AD O R C A R E S TOE OF F W O O I DD S D TRA I E E H T L H LL I WOODSIDE E B D V L TRA I L Woodsideo Elementary School 75 Light Industrial/Business Park Airport Site Redevelopment Neighborhood Service Centers Parks & Green Space Existing Parks Hillside Green Space School Playing Fields Other Public Green Space Hailey Trails Paved Separated Pathways Pedestrian & Bicycle Routes Trails Potential or Proposed Trails Natural Resources Floodplains, Floodways, Waterways and Wetlands Open space, Green Space, Greenways and Scenic Corridors Wildlife Corridors/Winter Range Areas 75 FLYING HEART This map depicts Goal 5.1 of the 2010 Hailey Comprehensive Plan. Site-specific data and circumstances should be balanced with this map and the overall goals of the Comprehensive Plan when considering land use decisions. NORTHRIDGE C a r b o n BUTTERCUP McK E R C H E R B LVD LV a t e M Wood River Middle dle School o u n t V o n a i MYRTLE ST r b e r g G BULLION L ST PA RKWAY FIRST AVENUE E MAIN STREET T u l c RIVER R STREET ET h r o C y r e k e C CROY CANYON Hailey Elementary School Cemetery ete F OX B R O A D F O R D F DELLA LA VIEW Della la Mtn D D A O R C O L O R A D O C o l o G u l c h R E C R E AT I O N S C E N I G U L C H C A R E A R B i O U g T E W o o d R i v e r State & Federal Land (BLM) Bureau of Land Management Land State Endowment Trust Land 0 1/4 1/2 1 mile

24 HAILEY ORDINANCE NO. Exhibit A: Zoning and Subdivision Text Amendments AN ORDINANCE OF THE CITY OF HAILEY, IDAHO, AMENDING TITLES 16 AND 17 OF THE HAILEY MUNICIPAL CODE, BY AMENDING SECTION TO ADD THE DEFINITIONS OF COMMUNITY EVENT CENTER, PERI- URBAN AGRICULTURE AND RETREAT CENTER AND AMENDING THE DEFINITION OF SEMI-PUBLIC USE; ADDING CHAPTER 17.04P TO ESTABLISH THE PERI-URBAN AGRICULTURE OVERLAY DISTRICT BY PROVIDING A PURPOSE SECTION, ESTABLISHING THE PERI-URBAN AGRICULTURE OVERLAY DISTRICT, PROVIDING FOR PERMITTED, CONDITIONAL AND ACCESSORY USES, AND PROVIDING FOR BULK REQUIREMENTS IN THE PERI-URBAN AGRICULTURE OVERLAY DISTRICT; AMENDING SECTION , DISTRICT USE MATRIX, TO INCLUDE CONVENIENCE STORES AS A CONDITIONAL USE IN THE NEIGHBORHOOD DISTRICT AND TO REQUIRE COMPLIANCE WITH SECTION FOR CERTAIN CONDITIONAL USES IN THE NEIGHBORHOOD BUSINESS AND GENERAL RESIDENTIAL DISTRICTS; ADDING A NEW SECTION TO PROVIDE STANDARDS FOR CERTAIN CONDITIONAL USES IN THE PERI-URBAN AGRICULTURE OVRLAY DISTRICT; AMENDING SECTION (L)(1) TO ALLOW A PRIVATE STREET IN THE PERI-URBAN AGRICULTURE OVERLAY DISTRICT; PROVIDING FOR A SEVERABILITY CLAUSE; PROVIDING FOR A REPEALER CLAUSE; AND PROVIDING FOR THE EFFECTIVE DATE OF THIS ORDINANCE UPON PASSAGE, APPROVAL AND PUBLICATION ACCORDING TO LAW. WHEREAS, the City of Hailey has reviewed a land use application which incorporates periurban (or village) agricultural facilities, educational institutions, semi-public and non-profit projects and recreational improvements and which makes commercial uses clearly subordinate to, and supportive of the uses in the project; WHEREAS, the City of Hailey believes it is in the best interests of the citizens of Hailey to create a new zoning district entitled the Peri-Urban Agriculture overlay district which incorporates the uses described in the land use application; WHEREAS, the Peri-Urban Agriculture overlay district promotes consideration of sustainable principles in all aspects of the community whereby core infrastructure impacts are minimized while maximizing community asset use; WHEREAS, private streets should be allowed in the Peri-Urban Agriculture overlay district; WHEREAS, the amendments set forth in this ordinance is in accordance with Hailey s Comprehensive Plan; WHEREAS, essential public facilities and services are available to the uses, including residential use in the Peri-Urban Agriculture (PA) overlay zoning district without excessive public cost; WHEREAS, the proposed uses in the PA zoning district are compatible with the surrounding area; and -1-

25 WHEREAS, the zoning text amendment set forth in this ordinance will promote the public health, safety and general welfare. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COUNCIL OF THE CITY OF HAILEY, IDAHO, AS FOLLOWS: Section 1. Section of the Hailey Municipal Code is hereby amended by the adoption of the following definitions to be inserted in alphabetical order: COMMUNITY/EVENT CENTER: A facility, which may be located on public or private property that functions primarily to provide a community-centered meeting hall for members of the public to carry out local community-oriented activities and public and civic functions. Examples of such facilities include grange halls, community sponsored meeting halls, and veterans halls, typically consisting of one or more meeting or multipurpose room and a kitchen and/or outdoor barbecue facilities, that are available for use by various groups for such activities as public assemblies, meetings, private meetings, parties, weddings, receptions, and dances. PERI-URBAN AGRICULTURE: Local (i.e., designed for consumption primarily within the local and/or regional community) food systems, production and management, including, but not limited to, the following: o Growing: agricultural including orchards and small livestock grow facilities. o Greenhouses. o Processing: limited to plant products (allowed with CUP only). o Local food system support organizations. PERI-URBAN RETREAT CENTER: A facility with a maximum of twenty-five (25) sleeping rooms which are not intended for use by the general traveling public and which are operated for the purpose of providing a rural setting in which temporary lodging, food service, conference, meeting and/or event facilities are included, with or without compensation. Section 2. Section of the Hailey Municipal Code is hereby amended by the addition of the underlined language and by the deletion of the stricken language, as follows: SEMIPUBLIC USE: Private colleges, hospitals, safe houses, learning centers and other facilities of an educational, charitable, or philanthropic or nonprofit nature. Section 3. The Hailey Municipal Code is hereby amended by the adoption of a new Article P, of Chapter 17.04, as follows: -2-

26 SECTION: CHAPTER ESTABLISHMENT, PURPOSES AND USES WITHIN ZONING DISTRICTS ARTICLE P. PERI-URBAN AGRICULTURAL OVERLAY DISTRICT (PA) 17.04P P O P P P.060 Purpose Establishment of Peri-Urban Agricultural Overlay District Permitted Uses Conditional Uses Accessory Uses Bulk Requirements 17.04P.010: PURPOSE: The purpose of the Peri-Urban Agricultural overlay district is recognize changes in community development needs and trends with emphasis on proactive integration of periurban (or village) agricultural facilities, educational institutions, semi-public and non-profit projects and recreational improvements to maximize community assets sustainably. Limited commercial uses clearly subordinate to, and supportive of the uses identified above, are also allowed as permitted or conditional uses. The new zone promotes consideration of sustainable principles in all aspects of the community whereby core infrastructure impacts are minimized while maximizing community asset use P.020: ESTABLISHMENT OF PERI-URBAN AGRICULTURAL OVERLAY DISTRICT: The Peri-Urban Agricultural overlay district (PA) is hereby established and shall apply to all areas of land within the City as shown on the official zoning map for the City of Hailey P.030: GENERAL APPLICATION: The Peri-Urban Agricultural overlay district (PA) shall set forth use and bulk requirements for buildings and structures located within the PA overlay district. Where the regulations specified in this Article differ from corresponding regulations specified for the underlying zoning district, the requirements of the PA overlay district shall govern P.040: PERMITTED USES: Permitted uses for the PA district are limited to the following: Permitted uses in the underlying zoning district. Peri-Urban Agriculture. Schools (subject to the additional requirements set forth in Hailey Municipal Code (B)(3) through (7)). Semi-Public Uses. Dwelling Units within Mixed-Use Buildings P.040: CONDITIONAL USES: Conditional uses for the PA district are limited to the following: Alternative Energy Systems. Peri-Urban Agriculture Processing: limited to plant products. Peri-Urban Retreat Center. Temporary Structures. Community/Event Center. -3-

27 17.04P.050: ACCESSORY USES: Accessory uses for the PA district are limited to the following: Accessory uses in the underlying zoning district P.050: BULK REQUIREMENTS: Unless otherwise set forth below, bulk requirements for the PA overlay district shall be as required by the underlying zoning district. Section 4. Section of the Hailey Municipal Code is hereby amended by the addition of the underlined language in alphabetical order and the deletion of the stricken language, as follows: Category Commercia l Description (Excerpt) Community Event Center Convenience stores Zones and Subdistricts R G LB LI TI A SCI- SCI- B LR-1 LR-2 GR NB TN B SO I N N N C 17 C 17 N N N N N N N N N N N N NC 17 C N N N N N N N Food Service N N N N C 17 C N P N N P C C Mercantile (wholesale and retail) Peri-Urban Retreat Center Personal Services where retail sales are clearly incidental to the principal use and no outside storage yard of facility is required Professional and General Offices N N N N C 17 N N P N N N N N N N N C 17 C 17 N N N N N N N N N N N N PC 17 P C P N N N N N N N N N C 17 P P P P P N P N 17. Subject to the conditional use standards set forth in Hailey Municipal Code Section 5. The Hailey Municipal Code is hereby amended by the adoption of a new Section , as follows: For Convenience Stores, Food Service, Mercantile, Personal Services and Professional and General Offices proposed to be located in Neighborhood Business (NB) zoning district and the Peri-Urban Agriculture (PA) overlay zoning district, or for Peri-Urban Retreat Center and Community Event Center -4-

28 proposed to be located in the Peri-Urban Agriculture (PA) overlay district, the Commission or the Hearing Examiner shall review the particular facts and circumstances of each proposed conditional use in terms of the standards below. The applicant has the burden of demonstrating compliance with the following standards: 1. Will comply with the standards for any conditional use found in subsection of this chapter. 2. Will be clearly subordinate to, and supportive of, the permitted or conditional uses in the Peri- Urban Agriculture (PA) overlay district and any underlying zoning district. Section 6. Section (L)(1) of the Hailey Municipal Code is hereby amended by the addition of the underlined language, as follows: L. Private Streets: 1. Private streets may be allowed: (a) to serve a maximum of five (5) residential dwelling units; (b) within Planned Unit Developments; or (c) within commercial developments in the Business, Limited Business, Light Industrial, Technological Industry, Peri- Urban Agriculture and Service Commercial Industrial districts. Private streets are allowed at the sole discretion of the Council, except that no Arterial or Major Street, or Collector or Secondary Street may be private. Private streets shall have a minimum total width of 36 feet, shall be constructed to all other applicable City Standards including paving, and shall be maintained by an owner s association. Section 7. Severability Clause. Should any section or provision of this Ordinance be declared by the courts to be unconstitutional or invalid, such decision shall not affect the validity of the Ordinance as a whole or any part thereof other than the part so declared to be unconstitutional or invalid. Section 8. Repealer Clause. All City of Hailey ordinances or parts thereof, which are in conflict herewith, are hereby repealed. Section 9. Effective Date. This ordinance shall be in full force and effect from and after the required three (3) readings, approval, and publication according to law. PASSED AND ADOPTED BY THE HAILEY CITY COUNCIL AND APPROVED BY THE MAYOR THIS DAY OF, Attest Mary Cone, City Clerk Fritz X. Haemmerle, Mayor, City of Hailey -5-

29 HAILEY ORDINANCE NO. Exhibit B: Zoning Map Amendment AN ORDINANCE OF THE CITY OF HAILEY, IDAHO, AMENDING TITLE 17 OF THE HAILEY MUNICIPAL CODE, BY AMENDING SECTION , OFFICIAL ZONING MAP; PROVIDING FOR A SEVERABILITY CLAUSE; PROVIDING FOR A REPEALER CLAUSE; AND PROVIDING FOR THE EFFECTIVE DATE OF THIS ORDINANCE UPON PASSAGE, APPROVAL AND PUBLICATION ACCORDING TO LAW. WHEREAS, pursuant to Idaho Code (5)(a), the City of Hailey has initiated an annexation of approximately acres in the Quigley Canyon ( Property ); WHEREAS, the Property is contiguous and adjacent to the city of Hailey and meets the requirements of a Category A annexation as defined in Idaho Code ; WHEREAS, the Hailey Planning and Zoning Commission ( Commission ) has recommended zoning classifications for the Property and has voted to recommend approval of an amendment to the Hailey Zoning Map; WHEREAS, the Hailey City Council has considered the recommendation of the Commission and has voted to approve of an amendment to the Hailey Zoning Map as shown on attached Exhibit A ; WHEREAS, essential public facilities and services are available to the uses shown on attached Exhibit A without excessive public cost; WHEREAS, the proposed uses as shown on attached Exhibit A are compatible with the surrounding area; and WHEREAS, the zoning map amendment set forth in this ordinance will promote the public health, safety and general welfare. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COUNCIL OF THE CITY OF HAILEY, IDAHO, AS FOLLOWS: Section 1. Section of the Hailey Municipal Code is hereby amended by the adoption of attached Exhibit A, amending the Official Zoning Map as shown on Exhibit A to include Recreational Green Belt (RGB), General Residential (GR), Neighborhood Business (NB), Hillside Overlay (HO), Flood Hazard Overlay (FH) and Peri-Urban Agriculture Overlay (PA) zoning districts. Section 2. Severability Clause. Should any section or provision of this Ordinance be declared by the courts to be unconstitutional or invalid, such decision shall not affect the validity of the Ordinance as a whole or any part thereof other than the part so declared to be unconstitutional or invalid. Section 3. Repealer Clause. All City of Hailey ordinances or parts thereof, which are in conflict herewith, are hereby repealed. -1-

30 Section 4. Effective Date. This ordinance shall be in full force and effect from and after the required three (3) readings, approval, and publication according to law. PASSED AND ADOPTED BY THE HAILEY CITY COUNCIL AND APPROVED BY THE MAYOR THIS DAY OF, Attest: Mary Cone, City Clerk Fritz X. Haemmerle, Mayor, City of Hailey -2-

31