Findings - CC - 2025 - DR-2025-37 - Design review for the common area landscaping within Cascade Springs Sub (Phases 1-5)BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW FOR THE COMMON
AREA LANDSCAPING WITHIN CASCADE
SPRINGS SUBDIVISION (PHASES 1-5) FOR
CHALLENGER DEVELOPMENT INC.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-37
The above -entitled design review application came before the Eagle City Council for their action on August
12, 2025. The Eagle City Council having heard and taken oral and written testimony, and having duly
considered the matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Challenger Development Inc., represented by Brian Garrett with Brian Garrett Architecture and Design,
PLLC, is requesting design review approval for the common area landscaping and amenities within
Cascade Springs Subdivision (Phases 1-5). The 89.59-acre site is located on the west side of North
Palmer Lane approximately 80-feet south of the intersection of West Nordic Drive and North Palmer
Lane at 755 and 833 North Palmer Lane.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on May 21, 2025. Revised information (pool
house elevations, alternative method of compliance, landscape plan, and streetlight cutsheet) was
received June 30, 2025.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on June 2, 2025, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On May 23, 2023, the Eagle City Council approved an annexation, rezone with development agreement
(in lieu of a PUD), and preliminary plat for Cascade Springs Subdivision, a 470-lot (400-buildable, 70-
common) residential subdivision (A-12-22/RZ-14-22/PP-21-22).
On June 24, 2025, the Eagle City Council approved a preliminary plat extension of time for Cascade
Springs Subdivision (PP-2022-21-EXT-1).
E. COMPANION APPLICATIONS:
DR-2025-38 (subdivision entry signage application).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
DESIGNATION
ZONING
DESIGNATION
LAND USE
Existing
Mixed Use
RUT (Rural -Urban Transition
— Ada County Designation)
Proposed residential
subdivision
Proposed
No Change
R-6-DA (Residential with a
development agreement) &
MU-DA (Mixed Use with a
development agreement)
Proposed residential
subdivision
North of site
Neighborhood
R-2-DA-P (Residential with a
development agreement)
Single -Family Residential
Subdivisions (Snoqualmie
River Subdivisions Nos. 1,
2, and 3)
South of site
Professional Office/
Business Park
R-5-DA (Residential with a
Development agreement) and
RUT (Rural -Urban Transition
— Ada County Designation)
Future Residential
Subdivisions (Talega
Village Subdivision and
Fountain Park Subdivision
[City of Star])
East of site
Neighborhood
R-2-DA-P (Residential with a
Development Agreement —
PUD) and RUT (Rural -Urban
Transition — Ada County
Designation)
Single -Family Residential
Subdivision (Snoqualmie
Falls Subdivision No. 14)
West of site
Estate Rural Residential
(City of Star)
RUT (Rural -Urban Transition
— Ada County Designation)
and R-3PUD-DA (Residential
— City of Star Designation)
Single Family Residential
Homes, a Future
Residential Subdivision
Rosti Farms Subdivision
No. 7 (City of Star
Designation), and State
Highway 16
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located within the city-wide Design Review Overlay District.
H. URBAN RENEWAL DISTRICT:
The site is not located within the Urban Renewal District.
I. EXISTING SITE CHARACTERISTICS:
The site has one existing residential dwelling within this phase of the development that is to remain.
There are existing trees around the existing house that will be retained and protected.
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J. SITE DATA:
Total Acreage of Site — 138.99-acres
Total Number of Lots — 470
Residential — 400
Commercial — 0
Industrial — 0
Common — 70
Total Number of Units —
Single-family - 270
Single-family attached - 130
Two-family - 0
Multi -family — 0
Total Acreage of Any Out -Parcels — none
ADDITIONAL SITE DATA
PROPOSED
REQUIRED
Dwelling Units Per Gross Acre
2.86-units per acre
2.86-units per acre maximum
(as limited by the development
agreement)
Minimum Lot Size
MU: 7,419-square feet
R-6: 2,586-square feet
MU: 5,000-square feet
R-6: 1,600-square feet
Minimum Lot Width
MU: 65-feet
R-6: 26-feet
MU: 50-feet
R-6: 20-feet
Minimum Street Frontage
MU: 40-feet
R-6: 20-feet
MU: 35-feet
R-6: 20-feet
Total Acreage of Common Area
37.69-acres (inclusive of planter
strips)
27.80-acres (minimum)
Percent of Site as Common Area
27.1%
20% (minimum)
Percent of Common Area Space as
90.3%
15% (minimum)
Active Open Space
K. PARKING ANALYSIS:
Thirteen parking spaces have been proposed at the pool house and pool area.
L. GENERAL SITE DESIGN FEATURES:
Landscape Screening:
The applicant is proposing a 75-foot-wide landscaped buffer along the east side of State Highway 16
(SH16) that is located outside of a 100-foot-wide ITD right of way setback. The applicant is also
proposing a 50-foot-wide landscaped buffer along the west side of North Palmer Lane.
Common Area Open Space:
A total of 37.69-acres (approximately 27.1 %) of open space is proposed within the subdivision.
Approximately 34.03-acres (90.3%) 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 an
extensive network of community micro and multi -use pathways adjacent to the Middleton Mill Ditch
Company canals and Drainage District No. 2 canals that traverse through the site. Additionally, large
central common areas are located throughout the site and include:
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• A pool facility with changing rooms and a parking lot (Lot 1, Block 6; 2.38-acres)
• Workout stations and a covered seating area with a barbeque (Lot 5, Block 7; 2.46-acres)
• Covered seating areas with large open space (Lot 1, Block 5; 1.49-acres)
• Children's Play Area (Lot 1, Block 12; 1.34-acres)
• Pickleball and Shuffleboard Courts (Lot 8, Block 13; 1.45-acres)
• Existing pond to remain (Lot 19, Block 4; 0.71-acres)
• Public Parking with Trailhead (Lot 18, Block 4; 2.28-acres)
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 easements to be not less than 10-feet wide.
Eagle City Code section 9-4-1-8 requires all utilities be located underground.
Fire Hydrants and Water Mains:
Hydrants are to be located and installed as required by the Eagle Fire District.
On -site Septic System — yes; the existing septic systems on site are to be removed.
Pressurized Irrigation:
The subject property has water rights (139 shares) with the Middleton Mill Ditch Company and the
development will contain a pressurized irrigation system that utilizes those water shares.
Preservation of Existing Natural Features:
The subject property has two existing detached single-family residences that have mature trees that are
proposed to remain within the proposed development within Lot 25, Block 4, and Lot 34, Block 4,
respectively.
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.
Number and Uses of Proposed Buildings:
The applicant is proposing to construct twelve (12) buildings to be utilized as a pool house, four shade
pavilions, a pump house, and six mailbox structures.
Height and Number of Stories of Proposed Buildings:
One Pool House — 13' 10", single -story
Four Shade Pavilion — 12' 5 3/4", single -story
One Pump House — 12' 7", single -story
Six Mailbox structure — 10' 3", single -story
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Gross Floor Area of Proposed Buildings:
Pool House — 2,070-square feet
Shade Pavilion — 230-square feet
Pump House — 256-square feet
Mailbox structure — 64-square feet
On and Off -Site Circulation:
A 5,223-square foot (approximately) paved parking lot is proposed near the pool and pool house. One
24-foot wide driveway is located along the west property line providing access to West Panco Drive.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Craftsman
Pool House
Roof: Asphalt Shingles (Charcoal)
Walls: Cultured stone (Platinum), Lap Siding (SW7067 Cityscape), Board and Batten (SW7063
Nebulous White), Wood (SW3507 Riverwood)
Windows/Doors: Aluminum (SW7005 Pure White)
Fascia/Trim: Hardie Board (SW7005 Pure White)
Shade Pavilion
Roof: Asphalt Shingles (Charcoal)
Columns: Cultured stone (Platinum), Wood (SW3507 Riverwood)
Fascia/Trim: Hardie Board (SW7005 Pure White), Wood (SW7005 Pure White), Cedar Soffit (SW7067
Cityscape)
Pump House
Roof: Asphalt Shingles (Charcoal)
Walls: Board and Batten (SW7063 Nebulous White), Lap Siding (SW7067 Cityscape)
Windows/Doors: Aluminum (SW7005 Pure White)
Fascia/Trim: Hardie Board (SW7005 Pure White)
Mailbox Structure
Roof: Asphalt Shingles (Charcoal)
Columns: Cultured stone (Platinum), Wood (SW3507 Riverwood)
Fascia/Trim: Hardie (SW7005 Pure White), Wood (SW7005 Pure White), Cedar Soffit (SW7067
Cityscape)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are 101-existing trees on the site. The
applicant is proposing to retain and protect 68 trees and remove 33 trees.
Below is a list of existing trees on the site that are proposed to be removed.
Tree Specie
Caliper/
Height
Condition
Remove/
Retained
Replacement
Inches/Feet
per ECC
Amur Maple
12"
Good
Remove
12"
Blue Spruce
16"
Good
Remove
16"
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18"
8"
Good
Good
Remove
Remove
18"
8"
Elm, Russian
Olive, Black
Locust,
Maples
3'-15'
clumps
dead, dying, and undesirable
species
Remove
0"
Total caliper inches/feet of trees required to be replaced on site
TBD by the
Design
Review
Board and
City Council
Total caliper inches removed from the site
—54" (good)
—29 trees (3 '-
15' clumps of
dead/dying/
undesirable)
Total caliper inches proposed for mitigation
54"
Tree Replacement Calculations: The applicant is proposing to retain and protect 68 trees and remove
33 trees. Twenty-nine of the trees proposed for removal are dead, dying, or undesirable species and
volunteer shrubs/trees. Four of the trees are Amur Maple and Blue Spruce trees in good condition. The
applicant is proposing to mitigate for the four trees in good condition totaling 54-caliper inches. The
applicant is proposing an additional 104 additional trees within the common areas of the development
which exceed the required mitigation. See discussion on page 16 for more information.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along North Palmer Lane and internal streets within the
development.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 5% interior landscaping is required, 1.3% is proposed.
O. TRASH ENCLOSURES: No trash enclosures are proposed with this application.
P. MECHANICAL UNITS:
Q.
The site plan for the pool house does not show the location of the mechanical units. All mechanical
units will be required to be screened from view with landscaping, screen wall, or parapet walls.
OUTDOOR LIGHTING:
The landscape plan shows the location of streetlights throughout the subdivision; however, the plan
does not show all streetlight locations as approved with the preliminary plat. A detailed lighting cutsheet
showing the style, height, color, illumination type, etc. of the streetlights was not provided.
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R. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR-2025-38) has
been submitted for the approval of subdivision entry signage.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Star Fire Department has not been received by the City. The site is
located within City of Eagle Water service area and within the boundaries of the Eagle Sewer District.
T. PUBLIC USES PROPOSED:
No public uses are proposed.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:
No future acquisition map currently exists.
V. SPECIAL ON -SITE FEATURES:
Areas of Critical Environmental Concern — none
Evidence of Erosion — no
Fish Habitat — no
Floodplain — no
Mature Trees — yes
Riparian Vegetation — no
Steep Slopes — no
Stream/Creek — yes — Middelton Mill Canal and Drainage District No. 2
Unique Animal Life — none discovered through natural features analysis
Unique Plant Life — none discovered through natural features analysis
Unstable Soils — unknown
Wildlife Habitat — no
W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
An environmental assessment is not required for this application.
X. AGENCY RESPONSES:
The following agencies have responded, and their correspondence is attached to the staff report.
Drainage District No. 2
Eagle Sewer District
Idaho Department of Environmental
Idaho Transportation Department
Y. LETTERS FROM THE PUBLIC:
No letters from the public have been received to date.
Z. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions, if any, that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator, Design Review Board, or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
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showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
c. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district;
d. Will not interfere with the visual character, quality, or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
e. Will have facades, features, and other physical improvements that are designed as a whole,
when viewed alone as well as in relationship to surrounding buildings and settings;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
Will provide safe and convenient access to the property for both vehicles and pedestrians
through patterned traffic circulation and connectivity to abutting development;
h. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly
and walkable environment in balance with protecting a viable commercial center in the area;
g•
and
i. Will have signs, if proposed, that are harmonious with the architectural design of the building
and the adjacent buildings, and will not cover or detract from desirable architectural features.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF
THE CITY COUNCIL'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Mixed Use
Suitable for a mixture of uses including limited office, limited commercial, and residential. Residential
densities within the designation is up to 20 units per acre, but density will be determined on a site by
site basis. Uses should complement and not take away from downtown Eagle. Development within this
land use designation should be required to proceed through the PUD and/or development agreement
process. See the planning area text for a complete description of site specific uses.
Professional Office / Business Park
Suitable primarily for the development of technical park/research and development facilities,
professional office/office complexes, and limited manufacturing activities, including small-scale
production, distribution, and storage of goods. Support activities may also be permitted. Retail may be
permitted as an ancillary use within this land use category. Smaller medical uses such as dentist offices
and other outpatient clinics are also encouraged. All development within this land use shall be
designed to be within a landscaped setting and be free of hazardous or objectionable elements such as
noise, odor, dust, smoke, or glare. Such development should be operated entirely within enclosed
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structures and generate minimal industrial traffic. Development within this land use designation should
be required to proceed through the PUD process.
B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
3.5 The conditions, covenants and restrictions for the Property shall contain at least the following:
(b) A requirement for all fencing to be installed as shown on the Fencing Plan (Exhibit E). All
other fencing (i.e. dog-eared cedar fencing, chainlink) shall be prohibited.
3.6 The applicant shall be required to construct the following amenities as shown on the Concept
Plan (Exhibit C) with the associated subdivision phase:
• Lot 1, Block 6 - Pool facility with changing rooms and a parking lot (Phase 2)
• Lot 18, Block 4 - Public Parking with Trailhead (Phase 2)
• Lot 1, Block 5 - Covered seating area (Phase 2)
• Lot 5, Block 7 - Workout stations and a covered seating area with a barbeque (Phase 5)
The amenities shall be constructed prior to the City Clerk signing the final plat for the associated
subdivision phase.
3.7 The applicant shall comply with the site specific conditions as outlined in the Parks, Pathways,
and Recreation Commission Pathway Recommendations memo, dated February 16, 2023, except
that the gravel parking lot within Lot 18, Block 4, shall be surfaced with asphaltic concrete in
lieu of gravel and the 12-foot (12') wide natural surface trail located within the future ITD right
of way area shall be removed and the inclusion of a 10-foot (10') wide concrete sidewalk within
the 75-foot (75') wide buffer area located along the western edge of the property (per the exhibit
below) shall be included. The required pathways shall be completed with the associated
subdivision phase prior to the City Clerk signing the final plat.
From the PPRC Memo dated 02/16/23
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Proposed Revised
4
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3.8 Open Space:
3.10.2. All open space areas are subject to the Eagle Design Review process and standards of
Eagle City Code 8-2A.
3.11 Owner shall submit a design review application showing at a minimum: 1) proposed development
signage, 2) planting details within the all common areas throughout the development, 3)
landscape screening details and buffering for the common lots located adjacent to State Highway
16 and North Palmer Lane, 4) elevation plans for all proposed common area structures and
irrigation pump house (if proposed), 5) landscape screening details of the irrigation pump house
(if proposed), and 6) useable amenities such as picnic tables, covered shelters, benches, gazebos,
and/or similar amenities. The design review application shall be reviewed and approved by the
Design Review Board and City Council prior to the submittal of a final plat application.
3.12 A letter of approval shall be provided to the City from the Middleton Mill Ditch Company
approving any encroachments of the canal company's facilities. The owners shall also provide a
copy of any License Agreement associated with the site prior to the commencement of
construction of any improvements on the site.
C. PRELIMINARY PLAT CONDITIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
5. 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. Any and all drainage swales and/or seepage beds shall be placed
so as to not interfere with the required placement of street trees. 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.
6. All living trees shall be preserved, unless otherwise determined by the Design Review Board and
the City Council. A detailed landscape plan showing how the trees will be integrated into the open
space areas or private lots (unless approved for removal by the City Council) shall be provided for
City Council final 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.
11. The applicant shall work with the Middleton Mill Ditch Company to implement an approved traffic
control device five feet (5') to the west of the western most parking stall to restrict unauthorized
vehicular traffic from accessing the trail beyond the provided parking area. The applicant shall
include a traffic control device at the time of the design review application submittal.
12. All overhead utilities on the site shall be removed and/or placed underground prior to the City Clerk
signing the first final plat. (ECC 9-4-1-8)
13. 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).
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D. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi -family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-2A-6(A)(5): Utilities:
Utility service systems shall not detract from building or site design. Cable, electrical, and
telephone service systems shall be installed underground, and the design review board shall
consider:
a. Size and location of all service systems for appropriate appearance and maintenance
accessibility;
b. The location and design of transformers, pad mount and roof mounted mechanicals and
electrical equipment shall be reviewed and approved by the design review board. All roof
mounted mechanicals shall be completely screened from view through the use of a parapet wall
when utilizing a flat roof design or shall be enclosed within the building when utilizing a roof
design other than a flat roof. "Screened from view" shall mean "not visible" at the same level
or elevation of the parapet wall (e.g., the perspective generally as shown on an elevation plan);
c. The location and sizes of all utility lines, manholes, poles, underground cables, gas lines, wells,
and similar installations; and
d. The continued maintenance of these service systems.
• Eagle City Code Section 8-2A-6(A)(4): Decks and patios:
a. Concrete (stamped finish and smooth finish);
b. Brick pavers;
c. Wood -polymer composite lumber;
d. Wood (pressure treated, redwood).
• Eagle City Code Section 8-2A-7(C): Retention, Removal, and Replacement of Trees:
1. Retention Of Existing Trees:
a. Existing trees shall be retained unless removal is approved in writing by the city.
2. Removal And Replacement Of Existing Trees:
a. Where trees are approved by the city to be removed, replacement with a species identified
in section 8-2A-7Q of this article is required. For each caliper inch of deciduous tree
removed, an equivalent amount of caliper inches shall be replanted. For each vertical foot
of coniferous tree removed, an equivalent amount of vertical feet shall be replanted.
Example: An eight inch (8") caliper deciduous tree is removed, an acceptable replacement
would be four (4) two inch (2") caliper deciduous trees. A twelve foot (12') tall coniferous
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tree is removed, an acceptable replacement would be two (2) six feet (6') tall coniferous
trees.
c. Unless it is determined by the city that replacement is necessary to preserve and/or restore
riparian and wildlife habitat, removal of the following trees shall not otherwise require
replacement: black locust, poplar, cottonwood, willow, tree of heaven, elm, and silver
maple. Trees which are weak wooded, weak branched, suckering, damaged, diseased,
insect infested, or containing similar maladies may be exempt from replacement if removal
is first approved by the city.
e. Planting within public rights of way shall be with approval from the city and the public
entity owning the property.
3. Damage During Construction: Existing trees or shrubs that are retained shall be protected from
damage to bark, branches, or roots during construction. Construction or excavation occurring
within the drip line of any public or private retained tree or shrub may severely damage the tree
or shrub. Any severely damaged tree shall be replaced in accordance with subsection C2 of this
section.
4. Grade Changes And Impervious Surfaces: Grade changes and impervious surfaces shall be
allowed at a distance from the trunk of a retained tree equal to the diameter of the tree trunk
plus six feet (6'), or to the drip line, whichever is furthest from the trunk.
5. Minimum Landscaping: Existing vegetation which is to be retained may be used to satisfy the
minimum required landscaping.
• Eagle City Code Section 8-2A-7(J): Buffer Areas/Common Lots:
4. Major Roadways: New residential developments, including, but not limited to, subdivisions
and multi -family developments, shall be buffered from streets classified as collectors, arterials,
freeways, or expressways, to protect residential communities from noisy, potentially
dangerous, high speed roads. The "buffer area" shall be defined as a common lot located
between the residential lots within the subdivision and the right of way line of the adjacent
roadway. This buffer is required as part of the common area open space owned and maintained
by a homeowners' association. Any landscaping proposed to be within the public right of way
shall not be included as a part of the buffer area required below. The height for
berming/fencing, as noted below, shall be measured from the elevation of the final grade of the
adjacent roadway (measured at the centerline) to the top of the proposed berming/fencing. The
required buffer area width, plantings, and fencing are as follows:
a. Any road designated as a collector on the master street map typologies map in the Eagle
comprehensive plan:
A minimum of thirty five feet (35') wide buffer area (not including right of way) shall be
provided with the following plants per one hundred (100) linear feet of right of way: four
(4) shade trees, five (5) evergreen trees, and twenty four (24) shrubs. Each required shade
tree may be substituted with two (2) flowering/ornamental trees, provided that not more
than fifty percent (50%) of the shade trees are substituted.
A minimum five foot (5') high, maximum eight foot (8') high, berm, decorative block wall,
cultured stone, decorative rock, or similarly designed concrete wall, or combination thereof
shall be provided within the buffer area. The maximum slope for any berm shall be three
feet (3') horizontal distance to one foot (1') vertical distance. If a decorative block wall,
cultured stone, decorative rock, or similarly designed concrete wall is to be provided in
combination with the berm, a four foot (4') wide flat area shall be provided for the
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placement of the decorative wall. Chainlink, cedar, and similar high maintenance and/or
unsightly fencing shall not be permitted.
• Eagle City Code Section 8-2A-7(K): Parking Lot Landscaping:
4. Parking Lot Interior Landscaping:
a. Calculated Amount: Interior parking lot landscaping shall be required on any parking lot
with ten (10) spaces and above. The required amount of landscaping is based on a sliding
scale, as follows:
Total Number Of Spaces
Percent Of Total Area Of A Lot That Must
Be An Interior Landscaped Area
10 - 20
5 percent
b. Additional Requirements:
(1) No interior planter shall be less than five feet (5') in any dimension.
(2) No parking space shall be more than sixty feet (60') from an interior landscaped area.
(3) Parking islands are to be as evenly spaced as feasible throughout the lot to consistently
reduce the visual impact of long rows of parked cars.
(4) Deciduous shade trees and ground covers or low shrubs are recommended as primary
plantings in interior landscaped areas. Deciduous shade trees are to be clear branched to a
height of six feet (6').
(5) A terminal island for a single row of parking spaces shall be landscaped with at least one
tree and shrubs, ground cover, or grass. A terminal island for a double row of parking
spaces shall contain not less than two (2) trees and shrubs, ground cover, or grass.
• Eagle City Code Section 8-2A-7(0): Alternative Methods of Compliance:
1. Project Conditions: It is not the intent of these landscape requirements to inhibit creative
solutions to land use problems. Under certain site conditions, a strict interpretation of
requirements may be either physically impossible or impractical. Alternative compliance is a
procedure that allows certain modifications to existing regulations within this section. Requests
for use of alternative landscaping schemes are justified only when one or more of the following
conditions apply:
a. The sites involve space limitations or unusually shaped parcels;
b. Topography, soil, vegetation, or other site conditions are such that full compliance is
impossible or impractical;
c. Due to a change of use of an existing site, the required buffer yard is larger than can be
provided; and
d. Safety considerations are involved.
2. Request For Alternative Method Of Compliance: The applicant must provide the city with a
written request if an alternative method of compliance is proposed. The request shall state
which requirement as set forth within this section is to be modified, what project conditions
stated within subsection 01 of this section justify using the proposed alternative, and how the
proposed alternative equals or exceeds said requirement.
3. Tree Fund: Persons applying for an alternative method of compliance for relief from regulations
that require all existing trees to remain on site may elect to make a financial contribution to the
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Eagle city tree fund in lieu of retaining all trees on site. The condition(s) which warrants the
need for the tree fund alternate method of compliance shall be specified in the application
submitted under subsection 02 of this section. If the application is approved, the amount to be
contributed by the applicant will be based upon the total caliper inches of deciduous tree(s)
removed from the site and the total vertical feet of coniferous trees removed from the site. Cost
per caliper inch for deciduous trees and cost per vertical foot for coniferous trees shall be
determined by resolution of the city council. The applicant shall have the right to review and
consider the value determination, and following said review, to reapply for other alternative
methods of compliance, without prejudice, in accordance with subsection 02 of this section.
• Eagle City Code Section 9-3-10: Fences:
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, unless the fence is located on the property line between the required roadway buffer area
and the residential lot, in which case the fence may be a solid wood picture frame or premium vinyl
picture frame fence as identified in the EASD book. If the buffer area is designed so that the fence
is visible from the adjacent roadway, then the fence shall include decorative columns spaced a
maximum of sixty feet (60') apart. Specific buffer area fences and decorative walls may be allowed
as otherwise required in subsection 8-2A-7J of this code. Chain link, cedar, and similar high
maintenance and/or unsightly fencing shall not be permitted within the above designated areas. A
section within the subdivision CC&Rs shall be created for the regulation of fences to this effect.
E. DISCUSSION:
• The applicant is requesting design review approval for the common area landscaping and amenities
within Cascade Springs Subdivision, a 470-lot (400-buildable, 70-common) residential
subdivision. Two tot lots, buffer areas, pathways throughout the development, and street trees are
proposed along the frontage of North Palmer Lane, North Hamlin Road, West Panco Avenue, and
internal streets within the development. One 2,070-square foot pool house, four picnic shelters, one
pump house, and six mailbox covers are proposed within the development. The architectural style
of the buildings and structures is Craftsman style which is one of the architectural styles within the
Eagle Architecture and Site Design book.
The proposed buildings should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 8-2A-13(B)(2)(d)&(e), the proposed buildings should be
designed to not interfere with the visual character, quality or appearance of the surrounding area
and City, and where possible, enhance the continuity of thematically common architectural
features, and will have facades, features, and other physical improvements that are designed as a
whole, when viewed alone as well as in relationship to surrounding buildings and settings. Staff
defers comment of the proposed building regarding the harmonious nature and relationship of the
buildings to the surrounding vicinity to the Design Review Board.
• The site and landscape plan do not show the location of the mechanical units associated with the
pool house and how they will be screened from view pursuant to Eagle City Code Section 8-2A-
6(A)(5)(b). The applicant should be required to provide a revised site and landscape plan showing
the location of all mechanical units and how they are screened from view. The revised site and
landscape plan should be reviewed and approved by staff and one member of the Design Review
Board prior to the submittal of a final plat application.
• The site and landscape plan do not show the material of the pool deck. The applicant should be
required to provide a revised site and landscape plan showing the material of the pool deck. The
revised site and landscape plan should be reviewed and approved by staff and one member of the
Design Review Board prior to the submittal of a final plat application.
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• The applicant is proposing to protect and retain 68 trees and remove 33 trees. The trees proposed
for removal include Amur Maple, Blue Spruce, Elm, Russian Olive, Black Locust, and Maple trees.
The existing tree plan indicates all existing trees are dead, dying, and undesirable with the exception
of one Amur Maple and three Blue Spruce trees. The applicant is proposing mitigation for the Amur
Maple (12") and Blue Spruce (42") trees and not proposing mitigation for the dead, dying, and
undesirable trees. The proposed mitigation includes an additional x-trees within the common areas
of the development. Pursuant to Eagle City Code Section 8-2A-7(C)(1)(a), existing trees are
required to be retained on site unless removal is approved in writing by the City. Pursuant to Eagle
City Code Section 8-2A-7(C)(2)(c), unless it is determined by the city that replacement is necessary
to preserve and/or restore riparian and wildlife habitat, Elm, Black Locust, and Silver Maple trees
do not require mitigation. Trees that are weak wooded, weak branched, suckering, damaged,
diseased, insect infested, or containing similar maladies may be exempt from replacement if
removal is first approved by the City. Pursuant to Eagle City Code Section 8-2A-7(C)(2)(a), for
each caliper inch of deciduous tree removed, an equivalent amount of caliper inches is required to
be replanted and for each vertical foot of coniferous tree removed, an equivalent amount of vertical
feet is required to be replanted.
Staff defers comment regarding the removal of the Amur Maple, Blue Spruce, and undesirable trees
to the Design Review Board.
If the City approves the removal of the trees and approves the proposed mitigation for the Amur
Maple and Blue Spruce Trees, no additional trees are required.
-OR-
If the City approves the removal of the trees and requires mitigation for the undesirable trees, the
applicant should be required to provide a revised existing tree plan including information regarding
the size of each undesirable tree to determine the exact mitigation total. The applicant should
provide a revised landscape plan showing mitigation for the trees in compliance with Eagle City
Code Section 8-2A-7(C) or the applicant may opt to pay an in lieu fee into the tree fund in
compliance with Eagle City Code Section 8-2A-7(0). The revised existing tree plan and revised
landscape plan should be reviewed and approved by staff and one member of the Design Review
Board or the in lieu fee paid into the tree fun prior to the submittal of a final plat application.
-OR-
Any other combination of planting additional trees on site and/or a contribution to the tree fund as
may be approved by the City. A revised landscape plan and/or contribution to the tree fund should
be reviewed and approved and/or submitted to the City prior to the submittal of a final plat
application or commencement of any construction/demolition on the site, whichever occurs first.
• Sheets L2, L5, and L8 show a 22-foot wide buffer area on the north side of West Panco Avenue
planted with trees and shrubs and no berm. Pursuant to Eagle City Code Section 8-2A-7(J)(4)(a),
35-foot wide buffer area planted with four shade trees, five evergreen trees, and twenty-four shrubs
per 100 linear feet of right of way and a 5-foot tall to 8-foot tall berm is required along a residential
collector road. The applicant has submitted an alternative method of compliance request for the
buffer area along West Panco Avenue due to the location of the Middle Mill Canal located on the
north side of the roadway and that the ditch company will not allow berms or trees within their
easement area. The applicant is proposing a 22-foot wide buffer area, planted with trees and shrubs
in compliance with 8-2A-7(J)(4)(a) with no berm. Staff defers comment regarding the Alternative
Method of Compliance request to the Design Review Board.
• Sheet L5 of the landscape plan shows one interior landscape island which totals 1.3% interior
landscaping. Pursuant to Eagle City Code Section 8-2A-7(K)(4)(a), a parking lot with 10 to 20
parking spaces is required to have 5% interior landscaping. The applicant should be required to
provide a revised landscape plan showing a minimum of 5% interior landscaping. The revised
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landscape plan should be reviewed and approved by staff prior to the submittal of a final plat
application.
• Sheet L5 of the landscape plan shows an interior planter at 4-feet wide and planted with shrubs.
Pursuant to Eagle City Code Section 8-2A-7(K)(b)(1), an interior planter is required to be a
minimum of 5-feet wide and is required to be planted with one tree and shrubs, sod, or ground
cover. The applicant should be required to provide a revised landscape plan showing the interior
planter located at the southeast corner of the pool house parking lot a minimum of 5-feet wide. The
revised landscape plan should be reviewed and approved by staff prior to the submittal of a final
plat application.
• Sheet L5 of the landscape plan shows a parking lot north of the pool house with parking spaces that
are more than 60-feet from an interior landscaped area. Pursuant to Eagle City Code Section 8-2A-
7(K)(B)(2), no parking space is permitted to be more than 60-feet from an interior landscape area.
The applicant should be required to provide a revised landscape plan showing an interior
landscaped area planted with one tree and shrubs, ground cover, or grass located at the west end of
the parking lot. The revised landscape plan should be reviewed and approved by staff prior to the
submittal of a final plat application.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date, if the requested design review application is approved,
staff recommends the site specific conditions of approval and standard conditions of approval provided
within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on July 10, 2025, at
which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that:
• The Board is in favor of the proposed landscaping and amenities with the addition of site specific
condition nos. 15, 16, and 18.
• The Board is in favor of the proposed tree removal and tree mitigation that exceeds the required amount
of plantings.
• The Board is in favor of the alternative method of compliance request for the buffer area on the north
side of West Panco Avenue with no berm due to the location of the Middleton Mill Canal.
BOARD DECISION:
The Board voted 3 to 0 (Grubb, Lindgren, Mihan, and Norton absent) to recommend approval of DR-2025-
37 for a design review application for the common area landscaping within Cascade Springs Subdivision,
with the following site specific conditions of approval and standard conditions of approval provided within
their findings of fact and conclusions of law document, dated July 24, 2025.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on August 12, 2025, at which
time the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2025-37 for a design review application for the common area
landscaping within Cascade Springs Subdivision, with the following Design Review Board recommended
site specific conditions of approval and standard conditions of approval.
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SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of A-12-22/RZ-14-22/PP-21-22.
2. The City approves the removal of the trees and approves the proposed mitigation for the Amur Maple
and Blue Spruce Trees, no additional trees are required.
3. Provide a revised landscape plan showing a minimum of 5% interior landscaping. The revised
landscape plan shall be reviewed and approved by staff prior to the submittal of a final plat application.
4. Provide a revised landscape plan showing the interior planter located at the southeast corner of the pool
house parking lot a minimum of 5-feet wide. The revised landscape plan shall be reviewed and approved
by staff prior to the submittal of a final plat application.
5. Provide a revised landscape plan showing an interior landscaped area planted with one tree and shrubs,
ground cover, or grass located at the west end of the parking lot. The revised landscape plan shall be
reviewed and approved by staff prior to the submittal of a final plat application.
6. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
7. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
8. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
9. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
10. No rooftop mechanical units are proposed with this application and none are approved.
11. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
12. No signs are proposed with this application and none are approved.
13. Provide physical material samples and colors for all materials and colors proposed for the common area
structures. The material samples and color shall be reviewed and approved by staff and two members
of the Design Review Board prior to the submittal of a final plat application.
14. Provide revised building elevations showing chain downspouts in lieu of downspouts or show the
gutters and downspouts to be a color that matches the building. The revised building elevations shall
be reviewed and approved by staff and two members of the Design Review Board prior to the submittal
of a final plat application.
15. The alternative method of compliance for the reduced buffer width and no berm along the north side of
West Panco Avenue is approved.
16. Provide revised pump house elevations adding exterior finishes and colors that match the pool house.
The revised elevations shall be reviewed and approved by staff and two members of the Design Review
Board prior to the submittal of a final plat application.
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 requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs, gutters,
streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be
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submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on -site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or interested
in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works Construction. A
copy of such written approval and certification shall be filed with the construction drawing and
submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever
occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, or other irrigation entity associated with such ditch,
pipe or other structure, or canal. The applicant shall submit a copy of the written approval from the
irrigation entity prior to the City Clerk signing the final plat.
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10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the City
Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights
used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining
property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle Fire
Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the
City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The
letter shall include the following comments and minimum requirements, and any other items of concern
as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
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18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those required
by the above conditions, will require submittal of an application for modification and approval of that
application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Use, or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations", and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application, shall require the applicant to submit
a Zoning Permit application to the City and comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the City of Eagle of its intent to changes the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City Code
(one year from approval date).
26. All ground -mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed design review application
(DR-2025-37) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Council reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
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A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and subdivision landscaping and amenities are permitted with the approval of
a design review application within the R-6-DA (Residential with a development agreement) and
MU-DA (Mixed Use with a development agreement) zoning districts;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed common area landscaping is designed to
complement the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district — Not applicable for a landscape plan;
D. Will not interfere with the visual character, quality, or appearance of the surrounding area and city,
and where possible, enhance the continuity of thematically common architectural features;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings — Not applicable for
a landscape plan;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development — Not applicable for a
landscape plan;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, and will not cover nor detract from
desirable architectural features.
Regulatory Takings Analysis Notice: Applicant has the right to request a regulatory takings analysis
pursuant to section 67-8003.
DATED this 12th day of August 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad Pike, Mayor
A l EST:
: . ' • •
•
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It :ycSA-
EAL .• Trac . Osborn, Eagle City Clerk * '�`0'
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