Findings - PZ - 2025 - CU-01-21-MOD1/PPUD-01-21-MOD1/PP-02-21-MOD1 - Torrente Subdivision - Conditional use permit modification preliminary development plan modification and preliminary plat modification for Torrente SubBEFORE THE EAGLE PLANNING AND ZONING COMMISSION
IN THE MATTER OF AN APPLICATION FOR )
CONDITIONAL USE PERMIT MODIFICATION )
PRELIMINARY DEVELOPMENT PLAN )
MODIFICATION AND PRELIMINARY )
PLAT MODIFICATION FOR TORRENTE )
SUBDIVISION FOR TOLL SOUTHWEST, LLC )
DECISION:
CASE NUMBER CU-01-21-MOD1/PPUD-01-21-MOD1/PP-02-21-MOD1
The above -entitled conditional use permit, preliminary development plan, and preliminary plat
modification applications came before the Eagle Planning and Zoning Commission for their
recommendation on July 7, 2025, at which time public testimony was taken and the public hearing was
closed. The Eagle Planning and Zoning Commission, having heard and taken oral and written testimony,
and having duly considered the matter, includes the following facts and conclusions in support of the final
decision:
FACTS:
A. PROJECT SUMMARY:
Toll Southwest, LLC, represented by Becky McKay with Engineering Solutions, LLP, is requesting
to modify the conditional use permit, preliminary development plan and preliminary plat for
Torrente Secco Subdivision. The applicant is requesting to reduce the number of dwelling units
from the previously approved 612 to 597, eliminate 222 duet or attached single-family dwellings
and replace them with 114 "cluster" or "garden lots" and 92 detached single-family, and restrict
the 20 single-family detached lots adjacent to Beacon Light Road to be single story. The 265.6-
acre site is located on the east side of North Palmer Lane between West Beacon Light Road and
West Floating Feather Road.
B. APPLICATION SUBMITTAL:
A Neighborhood Meeting was held on site at 6:00 PM, on Wednesday, February 12, 2025, in
compliance with the application submittal requirement of Eagle City Code. The applications for
this item were received by the City of Eagle on May 13, 2025.
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 June 13, 2025. Notice of this public hearing was mailed to property owners in
accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on June
12, 2025. The site was posted in accordance with the Eagle City Code on June 27, 2025. Requests
for agencies' reviews were transmitted on May 16, 2025, in accordance with the requirements of
the Eagle City Code.
Page 1 of 25
K:\Planning Dept\Eagle Applications\Preliminary Development Plans \2021\Torrente Secco Sub\Working Files\Torrente Secco Sub pzfdoc
D. HISTORY OF REVELANT PREVIOUS ACTIONS:
On September 11, 2007, the City Council approved an annexation and rezone from RUT (Rural -
Urban Transition — Ada County designation) to MU-DA (Mixed Use with a development
agreement), R-2-DA (Residential with a development agreement) (not a part of this site), and R-4-
DA (Residential with a development agreement) for Hormaechea LTD Partnership. (A-2007-08 /
RZ-2007-10).
On December 13, 2007, the executed development agreement associated with the rezone was
recorded (Ada County instrument #107164794).
On October 8, 2019, the City Council denied a development agreement modification, conditional
use permit, preliminary development plan, and preliminary plat associated with the subject site
(RZ-10-07 MOD, CU-01-19, PPUD-01-19, and PP-01-19).
On May 9, 2023, the City Council approved a conditional use permit, preliminary development plan, and
preliminary plat for Torrente Secco Subdivision, a 659-lot (613-residential [391-single family, 222-single-
family attached], 6-commercial, 39 common, and 1-elementary school site) mixed use planned unit
development (CU-01-21 /PPUD-01-21 /PP-02-21).
On June 11, 2024, the City Council approved a design review application for the common area landscaping
within Torrente Secco Subdivision (DR-2024-14).
On June 11, 2024, the City Council approved a design review application for two subdivision entry features
and monument signs for Torrente Secco Subdivision (DR-2024-15).
On November 12, 2024, the City Council approved a final development plan and final plat for Torrente
Secco Subdivision No. 1, a 53-lot (42-buildable, 11-common) residential subdivision (FPUD-2024-09 &
FP-2024-14).
On March 31, 2025, the City approved a design review application to modify the common area landscaping
within Torrente Secco Subdivision (Phase 1, 1A, 2, 2A, and 8 — fka Phases 1-5) (DR-2024-14-MOD).
On June 10, 2025, the City Council approved a final development plan and final plat for Torrente Secco
Subdivision No. 2, a 64-lot (49-buildable, 15-common) residential subdivision (FPUD-2025-01 & FP-
2025-02).
E. COMPANION APPLICATIONS: All applications are inclusive herein.
Page 2 of 25
K:\Planning Dept\Eagle Applications\Preliminary Development Plans\2021\Torrente Secco Sub\Working Files\Torrente Secco Sub pzEdoc
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
DESIGNATION
ZONING
DESIGNATION
LAND USE
Existing
Village and
Community Center,
Compact Residential,
and Neighborhood
Residential
MU-DA (Mixed Use
with a development
agreement), R-2-DA
(Residential with a
development agreement)
and R-4-DA (Residential
with a development
agreement)
Torrente Secco Residential
and Commercial Planned
Unit Development
Proposed
No Change
No Change
Torrente Secco Residential
and Commercial Planned
Unit Development
North of site
Village and
Community Center,
Compact Residential,
p
and Large Lot
Residential
RUT (Rural -Urban
Transition — Ada County
designation), R1 (Estate
Residential — Ada County
designation), and R-E-
DA (Residential -Estates
with a development
agreement)
Agriculture and Single -
Family Residences
South of site
Neighborhood
Residential
R-2-DA-P (Residential
with a development
agreement — PUD)
Legacy Development
East of site
Neighborhood
Residential
R-2-DA-P (Residential
with a development
agreement — PUD)
Tannenbaum Subdivision
and Stags Crossing
Subdivision
West of site
Village and
Community Center,
Compact Residential,
and Neighborhood
Residential
RUT (Rural -Urban
Transition — Ada County
designation), MU-DA
(Mixed Use with a
development agreement,
R-4-DA (Residential
with a development
agreement) and R-2-DA-
P (Residential with a
development agreement —
PUD)
Vacant property, Huntridge
Subdivision, Millstone Farm
Subdivision, and
Snoqualmie Basin
Subdivision
G. DESIGN REVIEW OVERLAY DISTRICT: The subject property is not located within the DDA,
TDA, CEDA or DSDA, but is located within the City-wide design review district.
Page 3 of 25
K:\Planning Dept\Eagle Applications\Preliminary Development Plans\2021\Torrente Secco Sub\Working Files \Torrente Secco Sub pzf.doc
H.SITE DATA (Strikethrough and underline text included by staff to demonstrate proposed
amendments to the original entitlements):
Total Acreage of Site - 276.75-acres Total
Number of Lots - 6 646
Residential - 64-2-597
Commercial - 6
Industrial - 0
Common - 49 42
Total Number of Units - 642-597
Single-family - 391 597 [483 single family detached, 114 "garden" lotsl
Single-family attached - 222 0
Two-family - 0
Multi -family - 0
Total Acreage of Any Out -Parcels - 0
Page 4 of 25
K.\Planning Dept\Fagle Applications\Preliminary Development Plans \2021\Torrente Secco Sub\Working Files\Torrente Secco Sub pzfdoc
Strikethrough and underline text included by staff to demonstrate proposed amendments to the original
entitlements:
Additional Site Data
Proposed
Required
Dwelling Units Per
Gross Acre
2.33 2.27-dwelling
4.9-dwelling units/acre
max. (pursuant to the
executed development
agreement)
units/acre max.
Minimum Lot Size
3,967 3,410 square
5,000 square feet (MU)
8,000 square feet (R-4)
17,000 square feet (R-2)
Except that a decrease of
minimum lot size in a
subdivision may be
allowed if there is an
offsetting increase of the
same percentage in open
space and a planned unit
development is applied for
and approved) — pursuant
to ECC Section 8-6-6-5
(A). The offsetting increase
of the required percentage
in open space has been
provided.
feet (MU)
4,037 square feet (R-4)
4,113 square feet (R-2)
Minimum Lot Width
35-feet (MU)
35-feet (R-4)
35-feet (R-2)
50-feet (minimum) (MU)
70-feet (minimum) (R-4)
75-feet (minimum) (R-2)
Minimum Street
Frontage
33-feet
0-feet ("Cluster" lots
35-feet
only)
Total Acreage of
Common Area Open
Space
78.92 79.50-Acres
52.68-acres (minimum)
(inclusive of planter
strips)
Percent of Site as
Common Area Open
Space
p
28.51 28.73%
20% (minimum)
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
Percent of Common
Area Open Space as6
Active Open Space
20.31%
15% (minimum)
Page 5 of 25
K:\Planning Dept\Eagle Applications\Preliminary Development Plans\2021\Torrente Secco Sub\Working Files\Torrente Secco Sub pzfdoc
A. GENERAL SITE DESIGN FEATURES (Strikethrough underline text included by staff to
demonstrate proposed amendments to the original entitlements):
Landscape Screening:
The applicant is proposing 50-foot wide landscaped buffers along West Beacon Light Road, West
Floating Feather Road, and a 35-foot wide landscaped buffer along each side of North Palmer Lane
adjacent to the development. The proposed widths of the landscaped buffer areas are in conformance
with Eagle City Code Section 8-2A-7(J)(4).
Common Area Open Space:
A total of 78.92 79.50-acres (approximately 28.51 28.73%) of open space is proposed within the
subdivision. Approximately 53.02 56.22-acres (4. 20%) of the proposed open space is considered to
be "Open Space, Active" as defined by Eagle City Code Section 9-1-6. The common area open space
consists of a large central common area (23.60-acres) which serves as a gathering place with a
clubhouse, swimming pool facility, parking area, playground equipment, pickleball courts, covered
barbeques and picnic areas, sand volleyball, pond, and interconnected linear open spaces with an
extensive pathway network. Pocket parks are proposed in the northern and southern portions of the
project which include playground equipment, paths, splash pad, and other active amenities.
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&Rs 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 and drainage easements to be not less than 10-feet-
wide.
Fire Hydrants and Water Mains:
Hydrants are to be located and installed as required by the Eagle Fire District.
On -site Septic System:
There are two (2) existing septic systems which served two (2) dwellings previously located on the
property. The septic systems will need to be abandoned during construction of the subdivision.
Preservation of Existing Natural Features:
The site contains trees adjacent to the irrigation canal located in proximity to the eastern
boundary and additional trees centrally located in proximity to the southern property line.
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.
Page 6 of 25
K:\Planning Dept\Eagle Applications\Preliminaty Development Plans\2021\Torrente Secco Sub\Working Files\Torrente Secco Sub pzf.doc
B. STREET DESIGN:
Private or Public Streets:
The public streets are to be designed and constructed as required pursuant to the ACHD report, date
stamped by the City on May 18, 2022 (attached to the staff report).
Applicant's Justification for Private Streets:
No private streets have been proposed for this application.
Blocks Less Than 500':
No blocks that are less than 500-feet are proposed within this application.
Cul-de-sac Design:
The preliminary plat/PUD shows the cul-de-sacs with a 53-foot radius inclusive of a landscape island with
an 11-foot radius.
The preliminary plat/PUD shows two (2) cul-de-sacs as follows:
• Street "N": 590-feet in length.
• Street "G"/Street "O": 610 feet in length. Sidewalks:
The preliminary plat/PUD shows typical street sections for the internal public streets and the cul-de-sacs with
detached 5-foot-wide sidewalks separated by an 8-foot-wide landscape planter strip. North Hartley Way is
shown with a detached 5-foot-wide sidewalk located on one side of the street with a detached 8-foot-wide
sidewalk located on the opposite side of the street. There will be a 10-foot-wide sidewalk separated by an 8-
foot-wide landscape planter strip located on the east side of North Palmer Lane. The typical street section for
the private streets shows 5-foot wide attached sidewalks.
Curbs and Gutters:
Curbs and gutters which meet Ada County Highway District standards are proposed for the interior
streets.
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.
Street Names:
Street names should be approved by the Ada County Street Naming Committee prior to submittal of a final
plat application.
C. ON AND OFF -SITE PEDESTRIAN CIRCULATION:
Pedestrian Walkways:
The preliminary plat/PUD shows 8-foot wide pathways providing inner connectivity throughout the
development. The preliminary plat/PUD also shows a ten -foot (10') wide regional pathway located in
proximity to the east property boundary and extending south from West Beacon Light Road and connecting
into the 10-foot regional pathway located within Snoqualmie Falls Subdivision No. 17.
D. PUBLIC USES PROPOSED:
All sidewalks and pathways within the development are open to the public. The applicant is also proposing a
12.50-acre elementary school site that will be dedicated to the West Ada School District.
E. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:
No future acquisitions map currently exists.
Page 7 of 25
K:\Planning Dept\Eagle Applications\Preliminary Development Plans \2021\Torrente Secco Sub\Working Files\Torrente Secco Sub pzfdoc
F. AVAILABILITY AND ADEQUACY OF UTILITIES AND SERVICES:
The property will be served by the City of Eagle Municipal Water System. The property will be served by
Eagle Sewer District upon installation of the required infrastructure. The applicant will be required to install
fiber-optic conduit within the joint trench for future connection.
G. SPECIAL ON -SITE FEATURES:
Areas of Critical Environmental Concern — no
Evidence of Erosion — no
Fish Habitat — no
Floodplain - no
Mature Trees — yes — located in proximity to the Dry Creek Canal and within a proposed common lot
located adjacent to the east property line and centrally located in proximity to the southern property
line.
Riparian Vegetation — no
Steep Slopes — no
Stream/Creek — yes — New Dry Creek Canal
Unique Animal Life — unknown
Unique Plant Life — unknown
Unstable Soils — unknown
Wildlife Habitat — yes — within the trees located along the Dry Creek Canal.
H. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN: Not Required.
I. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Eagle Fire District
The following agencies responses provided letters for the originally approved preliminary development
plan and preliminary plat. Their comments remain intact and are still applicable to this proposed
modification. that submitted unless otherwise stated by said agency:
City Engineer: All comments within the engineer's original letter dated December 27, 2022, are of special
concern and are still applicable to this proposed modification.
City of Eagle Water Superintendent: All comments within the City Water Department's memo dated March
23, 2022, are of special concern and are still applicable to this proposed modification.
ACHD
Ballentyne Ditch Company
Central District Health
Communities in Motion 2040 (COMPASS) Department of Environmental Quality Idaho Transportation
Department
Marathon Pipe Line
New Dry Creek Ditch
West Ada School District
Page 8 of 25
K:\Planning Dept\Eagle Applications\Preliminary Development Plans \202 I\Torrente Secco Sub\Working Files\Torrente Secco Sub pzEdoc
J. RESPONSE FROM THE EAGLE PARKS, PATHWAYS, AND RECREATION COMMISSION:
City Trails and Pathways Superintendent: All comments within the Trails and Pathways
Superintendent's memo dated April 5, 2021, are still applicable to this modification.
K. LETTERS FROM THE PUBLIC: No letters from the public were received .
L. PROPOSED TIME SCHEDULE FOR THE DEVELOPMENT OF THE SITE:
The preliminary subdivision phasing plan, date stamped by the City on November 29, 2022, shows
the subdivision consisting of 13-phases. The provided narrative, date stamped by the City on
November 29, 2022, indicates the subdivision will be constructed over the next 13 years. The
applicant is requesting phasing flexibility due to the size of the property, number of lots which based
on market conditions may affect the timeline for buildout. Market conditions vary over time and may
require a decrease in the number of lots and an increase in the number of phases.
M. EAGLE CITY CODE FINDINGS FOR A PLANNED UNIT DEVELOPMENT PRELIMINARY
DEVELOPMENT PLAN AND CONDITIONAL USE PERMIT:
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.
Page 9 of 25
K:\Planning Dept\Eagle Applications\Preliminary Development Plans \2021\Torrente Secco Sub\Working Files\Torrente Secco Sub pzfdoc
In cases of large-scale PUDs (incorporating eleven (11) 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.
THE PLANNING AND ZONING COMMISSION RECEIVED AND REVIEWED THE
FOLLOWING STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS
THE STAFF REPORT AS PART OF THE PLANNING AND ZONING COMMISSION'S
RECOMMENDATION:
A. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2-4: Schedule of Building Height and Lot Area Regulations:
Minimum Yard Setbacks Minimum
Note Conditions A To E* Maximum Lot Area
Lot (Acres Or Minimum
Zoning Maximum Interior = Street Covered F Square Lot
District Height Front Rear ' Side Side And J* Feet) H* Width I*
R-2 35' 30' 30' 10' 20' 40% 17,000 75'
R-4 35' 20' 25' 7.5' 20' 40% 8,000 70'
MU 35' 20' 20' 7.5' 20' 50% 5,000 50'
I. Minimum lot frontage: The minimum lot frontage for all residential zoning districts
shall be the minimum lot width specified within the zoning district or 35-feet,
whichever is less.
Page 10 of 25
K:\Planning Dept\Eagle Applications\Preliminary Development Plans\2021\Torrente Secco Sub\Working Files\Torrente Secco Sub pzfdoc
• Eagle City Code Section 8-6-1: Planned Unit Developments: Purpose, Goals, and Objective:
A. Purpose: The purpose of this chapter is to establish clear development standards that will
achieve the city of Eagle's vision for development as presented in the Eagle comprehensive
plan. The standards will be designed to create livable communities that provide exemplary
open spaces and recreational opportunities, that encourage a diversification of housing
types, styles and living options for a wide range of income levels and lifestyles, and thereby
enhance the living experience within the city of Eagle.
B. Goals: To provide guidance and establish expectations for development within the city of
Eagle. The PUD provides clear standards and options for development within the city
including lot sizing, open space and the diversification of housing types.
C. Objective: To guide land development and construction through the planned unit
development (PUD) to achieve the following:
1. A maximum choice of living environments by allowing a variety of housing and
building types, lot dimensions, yards, building setbacks and area requirements;
2. A more useful pattern of open space and recreation areas and, if permitted as part of
the project, more convenience in the location of accessory commercial uses, office uses
and services;
3. A development pattern which preserves and utilizes natural topography and geologic
features, scenic vistas, trees and other vegetation, and prevents the disruption of natural
drainage patterns;
4. A more efficient use of land than is generally achieved through conventional
development resulting in substantial savings through shorter utilities and streets; and
5. A development pattern in harmony with the objective for land use density,
transportation and community facilities as presented in the comprehensive plan.
• 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 factors make up a substantial contribution to the objectives of the PUD. These
design elements are as follows:
Page 11 of 25
K:\Planning Dept\Eagle Applications\Preliminary Development Plans \2021\Torrente Secco Sub\Working Files\Torrente Secco Sub pzfdoc
a. Landscaping, streetscape, open spaces and plazas, use of existing landscaping,
pedestrian way 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.
B. SUBDIVISION CODE PROVISIONS WHICH OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
• 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. Easement width shall be ten (10') feet along rear and front lot lines and five feet
along each side lot line, except that lesser easement widths, to coincide with respective
setbacks, may be considered as part of a planned unit development.
B. A five foot (5') wide unobstructed drainageway easement shall be provided in conjunction
with the utility easement along each side lot line or as required by the city council, except
that lesser easement widths, to coincide with respective setbacks, may be considered as part
of a planned unit development.
• Eagle City Code Section 9-3-9: Water System:
The provision of a public water system shall conform to the following standards:
A. All subdivisions within the Eagle city water service area shall comply with title 6, chapter 5
of this code.
• Eagle City Code Section 9-4-1-8: Underground Utilities: Underground utilities are required.
C. DISCUSSION:
• As a result of the discussions had between the applicant and adjacent neighbors during the
neighborhood meeting hold prior to the submittal of this application to the City, the applicant
has requested that the twenty (20) single family residential lots that are located immediately
adjacent to Beacon Light Road be restricted to single story detached residential homes. (Single
story residential homes may still include bonus rooms above the garage that are constructed
within the attic trusses.) Additionally, the applicant is requesting that the twenty (20) homes
located adjacent to Beacon Light Road be permitted to be built with minimum side yard setbacks
of 5-feet.
• The applicant is requesting approval by the City Council to include new or additional residential
elevations for single-family architectural homes that reflect the architectural motif of the current
developer.
• The applicant is requesting to eliminate 222 duet (attached units) that were previously approved
as part of the development plan and preliminary plat and replace them with 114 "Cluster" lots
and an additional 92 single-family detached lots.
Page 12 of 25
K:\Planning Dept\Eagle Applications\Preliminary Development Plans\2021\Torrente Secco Sub\Working Files\Torrente Secco Sub pzfdoc
• The proposed "cluster" lots are an atypical lot size and typology based on Eagle City Code Title
8 and are comprised of lot sizes that are proposed to range from 3,410-square feet to 4,225-
square feet in size. Lot sizes, setbacks, and configurations that differ from what is typically
regulated in Eagle City Code 8-2-4 are permissible through the planned unit development
process (Eagle City Code 8-6-1), if approved by the City Council. The "Cluster" lots, as
proposed by the applicant, are designed to be place residential units in groupings or clusters of
2-4 residential units in which only a maximum of two (2) of the lots will have direct frontage to
a public street and the rear two (2) lots will be accessed by a common driveway.
Each "cluster" of homes will generally be made up of four (4) residential lots where two (2) lots
have direct garage/driveway access to a public street (Plan 2 and Plan 3) and two (2) units in the
rear of the cluster utilize the shared driveway (Plan 1 and Plan 4) to access to their lots (although
there may be instances where there is one (1) lot with direct garage/driveway access to a public
street and one (1) lot that takes access through the lot with street frontage). In instances where
there are four (4) residential lots in a "cluster", the rear two (2) lots will not have street frontage.
Eagle City Code Title 8-2-4(1) specifies that the minimum lot width for a residential lot may be
35-feet in width, however the applicant has requested a waiver of this requirement to allow for
the development of these "cluster" lots to be achieved.
TORRENTE SECCO
CLUSTER LOT FIT EXHIBIT
April 7, 2025 - Eagle, Idaho
May 13, 2025
F s:
Route to:
sz
ES
rn
0
ss�
s
STREET
"CLUSTER" LOTS EXHIBIT
Page 13 of 25
K:\Planning Dept\Eagle Applications\Preliminary Development Plans \ 2021 \ Torrente Secco Sub\Working Files\Torrente Secco Sub pzfdoc
The "Cluster" lots, as proposed by the applicant include the use of common driveways within
the "Cluster" lots that are intended to service the residential units that do not have direct
garage/driveway access to a public street (Plan 1 and Plan 4 in the exhibit above). The typical
width of the shared driveway is shown at 20-feet in width, but may be reduced to 16-feet in
width in instances where the "cluster" arrangement is comprised of two lots. In order to allow
for parking, Eagle Fire District requires a 32-foot-wide paved section. Since the proposed
driveway width does not meet the minimum clearance requirements of the fire district, the
applicant should be required to post/enforce that no parking is to be permitted within the
common driveways of the "Cluster" within any portion of a residential lot that has direct
driveway/garage access to a public street.
The common driveways, as proposed, also do not delineate the necessary access and use
easements that will ensure that all lot owners within each "cluster" are able to utilize the
common driveways for vehicular access and general use. The applicant should be required to
include the necessary easements on the plat.
With residences within the "Cluster" lots located off of a shared driveway with no street
frontage, staff is not certain that building addressing will be clearly visible. The applicant should
be required to gain approval from the Eagle Fire District for all necessary building and
wayfinding signage to ensure that emergency services can easily locate and read building
addresses within the "cluster" lot areas of the development.
Eagle City Code Title 9-3-6 requires public utility, irrigation and drainage (PUID) easements
be ten -feet (10') in width along all front, rear, and side property lines, except that they may be
reduced within a planned unit development (PUD). Given the requested setbacks within the
"Cluster" lots, the applicant has requested that the easement width along all interior "Cluster"
lot property lines be approved at six -feet (6') in width. If approved by Council, the public
utilities, irrigation, and drainage (PUID) easements within the "Cluster" lots should be ten -feet
(10') wide at the perimeter and six -feet (6') wide along all interior property lines of a 4-plex or
6-plex of "Cluster" lots.
The applicant should be required to submit a revised final plat showing the PUID easements
within and around the perimeters of the "Cluster" lots and should be required include a plat note
stating the approved easement widths for the lot and block numbers associated with the
"Cluster" lots prior to the submittal of a final plat where "Cluster" lots are proposed.
Additionally, the applicant should be required to transfer the PUID easements and associated
plat note for the "Cluster" lots to any final plat where "Cluster" lots are proposed prior to the
submittal of a final plat application where "Cluster" lots are proposed.
Page 14 of 25
K:\Planning Dept\Eagle Applications\Preliminary Development Plans \2021\Torrente Secco Sub\Working Files\Torrente Secco Sub pztdoc
PUBLIC HEARING OF THE COMMISSION:
A. A public hearing on the applications was held before the Planning and Zoning Commission on June
7, 2025, at which time testimony was taken and the public hearing was closed. The Commission
made their recommendation at that time.
B. Oral testimony in favor of the applications was presented to the Planning and Zoning Commission
by no one (not including the applicant/representative).
C. Oral testimony in opposition to the applications was presented to the Planning and Zoning
Commission by no one.
Oral testimony neither in favor of or opposition to the applications was presented to the Planning and
Zoning Commission by two (2) individuals who indicated the following:
• The current grain silo that was part of the original agricultural uses was a desirable monumental
landmark.
• The requirement to limit the single story residential units along Beacon Light Road is positive,
but the "cluster" lots should also be limited to single story as well.
• Lot 45 within Phase 10 should be required to remain as open space.
COMMISSION DELIBERATION:
On July 7, 2025, the Commission made a motion based upon the information provided by staff. A
summary of the deliberation can be found at the following link (Granicus time: 04:29:48):
https://eagle-id.granicus.com/player/clip/2105
COMMISSION DECISION:
The. Commission voted 4 to 0 (Smith absent) to recommend approval of CU-2021-01-MOD 1/PPUD-
2021-01-MOD 1/PP-2021-02-MOD1 for a conditional use permit modification, preliminary development
plan modification, and preliminary plat modification for Torrente Secco Subdivision (Exhibit "A") with
the following staff recommended site specific conditions of approval and standard conditions of approval
with underline text included by staff to demonstrate proposed additions to the original entitlements and
strikethrough text included by staff to demonstrate proposed deletions to the original entitlements and
accepted by the Commission:
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all conditions within the development agreement for rezone application RZ-10-07 (Ada
County instrument No. 107164794).
2. Comply with all requirements of the City Engineer.
3. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project upon receipt of an invoice by the city or prior to the City Clerk signing the final plat,
whichever occurs first.
4. The applicant shall pay the required $321,825.00 preliminary plat Storage Trunk Line fee along with
the associated final plat Storage Trunk Line fee at the time of submittal of the first final development
plan/final plat application. The applicant shall be required to pay the Storage Trunk Line fee (based on
meter size) for the commercial uses and the school site at the time of application for building permit(s).
(Resolution No. 08-09)
5. Any fencing located adjacent to common area open spaces and on the street side of all corner lots shall
be an open fencing style such as wrought iron or other similar decorative style, durable fencing material.
Specific buffer area fences and decorative walls may be allowed as otherwise required in ECC Section
8-2A-7 (J).
Page 15 of 25
K:\Planning Dept\Eagle Applications\Preliminary Development Plans\2021\Torrente Secco Sub\Working Files\Torrente Secco Sub pzf.doc
6. The required setbacks shall be as follows:
Single -Family Lots ("Cluster" Lots) 3,410-square feet to 4,225-square feet within the R-2-DA,
R-4-DA, & MU-DA:
Minimum Lot Size: 3,410-square feet
Maximum Lot Coverage: 50 percent
Minimum Lot Width: 33-feet
Setbacks for dwellings with direct garage/driveway access to a public street:
Front Setback: Living: 16-feet (10-feet from back of sidewalk)
Garage: 26-feet (20-feet from back of sidewalk [front load
garage onlyl)
Rear Setback: Living and Patio: 3-feet
Side Setback:
Street Side Setback:
Setbacks for dwellings with no
Front Setback:
Rear Setback:
Side Setback:
Street Side Setback:
8-feet (where not adjacent to a common driveway)
15-feet from property line at common driveway (5-feet from edge
of common driveway)
20-feet to exterior perimeter property line
direct garage/driveway access to a public street:
Living: 20-feet
Side of Garage: 3-feet
10-feet to living space
3-feet to rear patio
8-feet to perimeter property line
7-feet to interior property
Garage: 20-feet [side load garage onlyl.
20-feet to exterior perimeter property line
Page 16 of 25
K.\Planning Dept\Eagle Applications\Preliminary Development Plans\2021\Torrente Secco Sub\Working Files\Torrente Secco Sub pzf.doc
" d Single -Family Lots 4,600 3,950 square feet to 7,999-square feet within the R-2-DA,
R-4-DA, & MU-DA:
Minimum Lot Size: 3,967 4,600-square feet
Maximum Lot Coverage: 50 percent
Minimum Lot Width: 3-3 40-feet
Front Setback: 20-feet
31-feet (front load garage)
Rear Setback: 20-feet
15 feet (duets only)
Side Setback: 5-feet (single or two story)
n f et (commo wall)
Street Side Setback: 20-feet
*All single family lots immediately adjacent to Beacon Light Road shall be limited to single story
development not to exceed 25-feet in height.
Single -Family Lots 8,000-square feet to 16,999-square feet within the R-2-DA, R-4-DA, &
MU- DA:
Minimum Lot Size: 8,000-square feet
Maximum Lot Coverage: 40 percent
Minimum Lot Width: 70-feet
Front Setback: 20-feet
31-feet (front load garage)
34-feet (front load garage Lots 44-52, Block 29)
Rear Setback: 25-feet
Side Setback: 7.5-feet (additional 5-feet/story)
Street Side Setback: 20-feet
Page 17 of 25
K:\Planning Dept\Eagle ApplicationsWreliminary Development Plans\2021\Torrente Secco Sub\Working Files\Torrente Secco Sub pzf doc
Single -Family Lots 17,000-square feet and above within the R-2-DA, R-4-DA, & MU-DA:
Minimum Lot Size:
Maximum Lot Coverage:
Minimum Lot Width:
Front Setback:
Rear Setback:
Side Setback:
Street Side Setback:
Commercial Lots:
Minimum Lot Size:
Maximum Lot Coverage:
Minimum Lot Width:
Front Setback:
Rear Setback: •
Side Setback:
Street Side Setback:
17,000-square feet
40 percent
75-feet
30-feet
31-feet (front load garage)
34-feet (front load garage Lots 2-6, Block 18, Lots 7 and
8, Block 19
30-feet
10-feet (additional 5-feet/story)
20-feet
5,000-square feet
50 percent
50 feet
20 feet
20 feet
7.5 feet
20 feet
7. The single-family dwellings and single-family attached dwellings shall be constructed in substantial
conformance with the architectural styles shown on Exhibit "B" (attached and incorporated herein by
reference).
The architectural styles provided by the applicant shall be the required architectural styles for the
development. To assure compliance with this condition, the applicant shall create an architectural
control committee (ACC) as a component of the subdivision CC&Rs. Provisions regarding the creation
and operating procedures of the ACC shall be included in the CC&Rs and shall be reviewed and
approved by the City attorney prior to the approval of the final plat application for phase one.
The submittal of the building permit application to the City for each home within the development shall
be accompanied by an approval letter from the Architectural Control Committee (ACC). Building
permits applications that do not have an approval letter attached will not be accepted.
To assure compliance with the PUD conditions of approval herein, the City reserves the right to deny,
at its discretion, any building permit application that does not meet the architectural requirements
established herein.
Page 18 of 25
K:\Planning Dept\Eagle Applications\Preliminary Development Plans \ 2021 \Torrente Secco Sub\Working Files\Torrente Secco Sub pzfdoc
8. No similar front elevation (utilizing the same architectural style or color) of any residential dwelling
shall be duplicated:
o Within five (5) lots measured from each side lot line;
o Directly across the street and within five (5) lots (measured from each side lot line); and
o Directly behind any lot and within five (5) lots (measured from each side lot line).
9. The applicant shall be required to construct the "Central Open Area" located within Lot 43, Block 29,
as shown on the preliminary plat/PUD. The "Central Open Area" shall be constructed with the
amenities as identified on preliminary plat/PUD prior to the City Clerk signing the final plat for
Torrente Secco Subdivision No. 2.
10. The applicant shall be required to construct the following amenities with the associated subdivision
phase:
• Lot 1, Block 8 — Playground equipment and covered sitting area (Phase 8)
• Lot 1, Block 15 — Splash pad (Phase 7)
• Lot 1, Block 20 — Playground equipment and covered sitting area (Phase 4)
• Lot 1, Block 27 — Covered sitting (Phase 1)
• Lot 4, Block 29 — Dog park (Phase 7)
The amenities shall be constructed prior to the City Clerk signing the final plat for the associated
subdivision phase.
11. The applicant shall comply with the site specific conditions as outlined in the Parks, Pathways, and
Recreation Commission Pathway Recommendations memo, dated April 5, 2021. The required
pathways shall be completed with the associated subdivision phase prior to the City Clerk signing the
final plat.
12. A 10-foot-wide concrete pathway shall be constructed along the New Dry Creek Canal in proximity to
the east property line. The pathway shall be constructed to the City standard for concrete pathways and
constructed concurrently with Phase No. 1 of any development of the property. The specific location
and design of the pathway shall be reviewed and approved by the City Trails and Pathways
Superintendent prior to submittal of a design review application. The pathway shall be located in a
recorded 25-foot wide easement or easements dedicated to and accepted by the City of Eagle. The
instrument number of the recorded easement or easements shall be referenced on the face of the plat,
upon recordation of the final plat(s) wherein the pathway is located. The City shall also have the option
to erect wayfinding and other signage as needed.
13. The applicant shall be required to comply with Eagle City Code Sections 8-2-3 and 8-3-5(S) associated
with the placement of a personal wireless facility.
14. The applicant shall enter into a Traffic Mitigation Agreement to address the proportionate share costs
associated with the required Idaho Transportation Department improvements. The applicant shall be
required to provide a copy of the executed Idaho Transportation Department Traffic Mitigation
Agreement to the City prior to the City Clerk signing the first final plat or prior to the issuance of any
building permits, whichever occurs first.
15. Provide a revised preliminary plat with plat note #4 modified to remove the language "(Instrument No.
)" which follows "subsequent modifications to the development agreement." The
revised preliminary plat/PUD shall be provided prior to submittal of a final development/final plat
application.
16. Provide a revised preliminary plat/PUD with plat note # 15 deleted. The revised preliminary plat/PUD
shall be provided prior to submittal of a final development plan/final plat application.
Page 19 of 25
K:\Planning Dept\Eagle Applications\Preliminary Development Plans\2021\Torrente Secco Sub\Working Files\Torrente Secco Sub pzfdoc
17. Provide a revised preliminary plat/PUD with Easement Note #2 revised to identify a 10-foot wide
public utilities, irrigation, and lot drainage along the rear property lines and subdivision boundaries.
The revised preliminary plat/PUD shall be provided prior to submittal of a final development plan/final
plat application.
18. Provide a revised preliminary plat/PUD with Easement Note #3 revised to remove the reference to Lot
4, Block 23, as a common lot and replace the lot removed with Lot 5, Block 23. The revised preliminary
plat/PUD shall be provided prior to submittal of a final development plan/final plat application.
19. The developer shall provide shade -class trees (landscape plan to be reviewed and approved by the
Design Review Board) along both sides of all streets within this development. Trees shall be placed at
the front of each lot generally at each side property line, or as approved by the Design Review Board.
The trees shall be located within an 8-foot-wide landscape strip between the 5-foot-wide concrete
sidewalk and the curb. Prior to the City Clerk signing the final plat the applicant shall either install the
required trees, sod, and irrigation or provide the City with a letter of credit for 150% of the cost of the
installation of all landscape and irrigation improvements. Trees shall be installed prior to obtaining any
occupancy permits for the homes. A temporary occupancy may be issued if weather does not permit
landscaping. Partial reduction of the surety may be permitted for any portion of the development that
is completed, including street trees that have been installed. On -going surety for street trees for all
undeveloped portions of the development will be required through project completion.
20. All living trees shall be preserved unless otherwise determined by the Design Review Board. A detailed
landscape plan showing how the trees will be integrated into the open space areas (unless approved for
removal the Design Review Board) shall be provided for Design Review Board approval prior to the
submittal of a final plat. Construction fencing shall be installed (pursuant to the Design Review Board's
direction) to protect all trees that are to be preserved, prior to the commencement of any construction
on the site.
21. All overhead utilities on the site should be removed and/or placed underground prior to the City Clerk
signing the final plat.
22. Provide documentation from the subdivision contractor indicating the individual wells located on the
site were properly abandoned. The documentation shall be provided prior to the City Clerk signing the
final plat.
23. The applicant shall be required to obtain the proper permit and subsequently abandon the existing septic
system(s) and drainfield(s) located on site. Upon removal the applicant shall provide documentation
from the subdivision contractor indicating the septic system(s) and drainfield(s) were properly
abandoned prior to the City Clerk signing the final plat.
24. Torrente Secco Subdivision shall remain under the control of one Homeowners Association.
25. To allow for the future installation of municipal fiber-optic cable, the applicant shall be required to
install fiber-optic conduit lines along all streets in accordance with the City's Fiber Master Plan. Upon
completion of the installation of the municipal fiber-optic conduit lines, the applicant shall provide GIS
coordinates of the locations of the municipal fiber-optic conduit lines. The municipal fiber-optic
conduit lines shall be installed, GIS coordinates provided, and the fiber-optic conduit lines shall be
dedicated to the City prior to the City Clerk signing the final plat.
26. Owner shall work with the City to establish a Conservation and Education Program (CEP) Funding
Plan associated with Torrente Secco Subdivision. The CEP Funding Plan shall be executed by the
Owner and City prior to the City Clerk signing the final plat.
27. All plat notes that are required on the preliminary plat/PUD shall be transferred to the final plat prior
to submittal of a final development plan/final plat application.
28. The applicant shall include a provision within the CC&Rs which requires that the CC&Rs cannot be
amended by the developer without approval by the City. _
Page 20 of 25
K:\Planning Dept\Eagle Applications\Preliminary Development Plans\2021\Torrente Secco Sub\Working Files\Torrente Secco Sub pzf.doc
29. The common lot located adjacent to the east property line (Lot 43, Block 29) shall be deed restricted as
a no -build lot. The City Council encourages the applicant to dedicate the common lot as a conservation
easement.
30. All residential lots immediately adjacent to Beacon Light Road (exclusive of the required landscape
buffer) shall be limited to single story development with a maximum height of 25-feet and have a side
yard setback of 5-feet. No two-story homes shall be permitted.
31. The applicant shall submit a revised preliminary plat showing updated lot and block numbers prior to
the submittal of the next final plat application associated with the project.
32. The requirement for a minimum of one (1) residential lot to have street frontage when two (2)
residential lots share a common driveway shall be waived where a common driveway is proposed
within the "Cluster" lots only to allow for a maximum of two (2) residential lots to be served by a
common driveway and to not have street frontage.
33. No vehicular parking shall be permitted within any common "Cluster" lot driveway for the full width
of the common driveway between both terminuses. Parking shall only be permitted in the hammerhead
portion that is parallel to the front entry of the garage.
34. The applicant shall include an access easement and a use easement over the entirety of the common
driveways within each of the "Cluster" lots. The easements shall be depicted on the face of the plat
through and denoted through a plat note. The easements shall grant access and use to all lot owners
within each "Cluster" in perpetuity and shall run with the land. The applicant shall include the required
easements and corresponding plat note on the final plat prior to the submittal of a final plat where
"Cluster" lots are proposed.
35. The applicant shall gain approval from the Eagle Fire District of the proposed building addresses for
the "Cluster" lots to ensure that the building addresses for the lots that do not have street frontage are
clearly marked and visible. The applicant shall provide approval by the Fire District of proposed
address locations and any additional necessary wayfinding signage, as determined by the Fire District,
prior to the City Clerk signing the final plat where "Cluster" lots are proposed.
36. The public utilities, irrigation, and drainage (PUID) easements within the "Cluster" lots only shall be
ten -feet (10') wide at the perimeter and six -feet (6') wide along all interior property lines of a 4-plex
or 6-plex of "Cluster" lots.
37. The applicant shall submit a final plat showing the PUID easements within and around the perimeters
of the "Cluster" lots and shall include a plat note specifying which lots and blocks have been approved
with these modified easement widths lots. The applicant shall include the easement and corresponding
plat note on the final plat prior to the submittal of a final plat where "Cluster" lots are proposed.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all standard conditions of approval as outlined in the original
application, CU-01-21 /PPUD-01-21 /PP-02-21.
CONCLUSIONS:
1. The Commission reviewed the particular facts and circumstances of this proposed conditional
use permit, preliminary development plan, and preliminary plat (CU-2021-01-MOD1/PPUD-
2021-01-MOD 1/PP-2021-02-MOD1) and based upon the information provided concludes that
the application is in accordance with the City of Eagle Title 9 (Subdivisions) because:
a. 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.
Page 21 of 25
K:\Planning Dept\Eagle Applications\Preliminaty Development Plans \2021\Torrente Secco Sub\Working Files\Torrente Secco Sub pzfdoc
The subject property was operated as a commercial feedlot for over 70 years. The site was
annexed into the City of Eagle in 2007, however, it continued to operate as a feedlot. With
the expansion of urban development in the area, the current agricultural use became
incompatible with the single-family residential uses. The contribution to the economic
welfare of the Eagle community will be enhanced by the proposed development,
improvements, and recreational amenities. Torrente Secco Subdivision is proposed for
development in conformance with Eagle City Code and the executed development
agreement associated with the site; and
b. 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.
The proposed design shows sensitivity to the natural topography, waterways, and trees. The
proposed collector providing access to the property from West Beacon Light Road is in
alignment with North Hartley Lane. The site will contain a 60-foot-wide buffer located along
West Beacon Light Road and the residential area of the development. There will be a 35 to
45-foot-wide landscaped buffer located along North Palmer Lane with modulation in lot
configurations to provide an open corridor. There will be a 50-foot-wide landscaped buffer
located between West Floating Feather Road and the residential area of the development.
The site will also contain an elementary school site located at the northeast corner of West
Floating Feather Road and North Moscow Way. The proposed development will not change
the character or appearance that has been established with the adjoining development; and
c. That the development will not be hazardous or disturbing to existing or future neighborhood
uses.
Torrente Secco Subdivision is proposed to be developed in a manner harmonious with
existing and future uses in the immediate vicinity; and
d. 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.
The development is planned for a mixed residential and commercial development. A school
site was approved at the northeast corner of West Floating Feather Road and North
Moscow Way. It is not anticipated that any uses or activities will be detrimental to the
surrounding properties upon completion of the site work. Torrente Secco Subdivision will
be served by North Palmer Lane (collector), West Floating Feather Road (minor arterial),
West Beacon Light Road (minor arterial), and an internal street network located within the
development; and
e. 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.
Torrente Secco Subdivision will be served by North Palmer Lane (collector) and West
Floating Feather Road (minor arterial), and West Beacon Light Road (minor arterial). All
central services are available to be extended to the site, as noted within the letters provided
by the agencies having jurisdiction over the site. Development of sewer, water, drainage,
streets and other urban services will be provided at the developer's expense; and
f. That the development will not create excessive additional requirements at public cost for
public facilities and services.
All public facilities and services are supplied by the developer and must be approved at the
time of installation and before acceptance by the Eagle Sewer District, City of Eagle Water
Page 22 of 25
K:\Planning Dept\Eagle Applications\Preliminary Development Plans\2021\Torrente Secco Sub\Working Files\Torrente Secco Sub pzf.doc
g.
Department, Ada County Highway District, or the Idaho Transportation Department; and
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.
The development will contain 28.7% of dedicated open space consisting of the required
buffer areas located adjacent to North Palmer Lane, West Floating Feather Road, and West
Beacon Light Road. The common area open space consists of a large central common area
(24.77-acres) which serves as a gathering place with a clubhouse, swimming pool facility,
parking area, playground equipment, pickleball courts, covered barbeques and picnic areas,
sand volleyball, pond, and interconnected linear open spaces with an extensive pathway
network. Pocket parks are proposed in the northern and southern portions of the project
which include playground equipment, paths, splash pad, and other active amenities; and
h. That the vehicular approaches to the property are designed to not create an interference with
traffic on surrounding public thoroughfares.
The development will include stub streets to the adjacent parcels which will provide intra-
neighborhood connectivity upon development of the adjacent properties. Access to the
development will be from West Beacon Light Road (North Hartley Way), West Floating
Feather Road, (North Moscow Avenue), North Palmer Lane, West Flathead Lake Street, and
West Evita Street. The site is also designed to allow for a future roundabout at the
intersection of West Beacon Light Road and North Palmer Lane. The design and
construction of the roadways and entrances is guided by the Ada County Highway District;
j.
and
That the development will not result in the destruction, loss, or damage of a natural, scenic
or historic feature of major importance.
The applicant has proposed a common area along the eastern boundary to preserve the
existing trees and provide a pathway connection; and
That the proposed development will be harmonious with and in accordance with the general
objectives or with any specific objective of the Comprehensive Plan.
Condition of Development #1.3 of the executed development agreement (Ada County
instrument #107164794) required that development of the property shall be in conformance
with the City of Eagle's comprehensive plan in effect at the time the development agreement
was recorded. The comprehensive plan in effect at that time contained the following land use
designations associated with the site; 1) Village Center (80-acres), 2) Residential Four (85-
acres), and Residential Two (111.75-acres). The proposed development is in conformance
with the comprehensive plan in effect at the time of execution of the development agreement;
and
k. 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.
This application requests approval for a conditional use permit, preliminary development
plan as outlined in Eagle City Code and satisfies those requirements as well as will be
required to meet the conditions herein and the requirements of the executed development
agreement associated with the site. Also, a personal wireless facility (height -over 35-feet)
and a structure over 35-feet in height may be permitted in the MU (Mixed Use) zoning
district if a conditional use permit is approved by the City Council. In addition, the developer
will be required to submit an application for design review and comply with all Eagle City
Codes and conditions of approval of the design review; and
Page 23 of 25
K:\Planning Dept\Eagle Applications\Preliminary Development Plans \2021\Torrente Secco Sub\Working Files\Torrente Secco Sub pzf.doc
1. 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.
The development provides a mix of single-family detached residential lots of various sizes
and configurations and commercial uses. The commercial portion of the development will
provide employment opportunities and access to restaurants, shops, and services for the
residents of the development and the surrounding area. The development is also approved
with a school site for a future elementary school. The proposed deviations from any standard
district regulations are permitted through the executed development agreement. The
applicant is required to submit a design review applications for the subdivision and
commercial buildings to be reviewed and approved by the Design Review Board prior to
submittal of a final plat application.
In case of large — scale PUDs (incorporating eleven (11) or more lots or dwelling units):
m. 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.
The public services that would be provided to the development include the following:
Fire Protection
The development is located within the boundaries of the Eagle Fire Department.
Police Protection
The project will be served by the Eagle Police Department.
Water Service
The project is located within an area that is served by the City of Eagle Municipal Water
System. There is currently a new well (City of Eagle Well No. 6) which will provide service
to the subject development. The water infrastructure will be constructed at the developer's
expense.
Sewer
The property is located within the boundaries of the Eagle Sewer District. The Eagle Sewer
District had a regional sewer lift station located near the proposed development. Prior to the
developer installing the required sewer infrastructure, the developer will be required to
comply with the District requirements.
Road Construction
The construction of all roads within the development will be completed by the developer.
Upon completion, the roads will be dedicated to the Ada County Highway District.
Open Space
The development will contain a minimum of 28.7% of passive and active open space
providing the residents with a swimming pool, tot lots, clubhouse, and additional recreation
amenities. A system of pedestrian pathways will provide the residents a safe and efficient
way to move through the development. The project will also generate park impact fees to be
utilized for the creation of additional parks or add new equipment to existing parks within
the City of Eagle.
Page 24 of 25
K:\Planning Dept\Eagle Applications\Preliminary Development Plans\2021\Torrente Secco Sub\Working Files\Torrente Secco Sub pzfdoc
sssss ` -boo -, OF Eq '�'•.
�•• co ,,0VOR14%'�%
0
2
s�SEAL,��0'
` "\ �`l ��ii �9 �AORAS ��••• ••••
�
y E. sbo, Eagle City Clerk %,F OF„0-..•`
Maintenance
The maintenance of any private open space areas will be regulated by the Torrente Secco
Homeowner's Association. The roads, sewer, and water infrastructure will be publicly
owned and maintained by the respective agencies.
Schools
Torrente Secco Subdivision is located within the West Ada School District
boundaries. The applicant is donating an elementary school site to the school district.
Solid Waste Collection
Solid waste collection is provided by Hardin Sanitation Service through a contract with the
City of Eagle.
n. That an estimate of the public service costs to provide adequate service to the development
has been provided by the developer.
The development will not create excessive additional requirements at public cost for public
facilities and services because the facilities and services will be constructed at the expense
of the developer as conditioned within the approval.
o. That an estimate of the tax revenue that will be generated from the development has been
P.
provided by the developer.
The estimated tax revenue generated to the City of Eagle from the development at build -out
is approximately $263,779.00/annually (with Homeowner's Exemption) (not including
commercial buildings) The development will also generate approximately $5,492,026.00 in
impact fees and water hook-up fees (not inclusive of building permit fees).
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.
The extension of public utilities and the construction of the roads will all be borne by the
developer at no cost to the public. The developer provides the services in the initial stages
of development, therefore, the public service providers avoid potential liability and
expenses.
DATED this 21 st day of July, 2025.
PLANNING AND ZONING
COMMISSION OF THE CITY OF
EAGLE
Ada County, Idaho
Trent Wright, Chairm
Page 25 of 25
K:\Planning Dept\Eagle Applications\Preliminary Development Plans \2021\Torrente Secco Sub\Working Files\Tonente Secco Sub pzEdoc