Minutes - 2025 - Planning & Zoning Commission - 07/07/2025 - RegularTHE CITY OF EAGLE
PLANNING AND ZONING COMMISSION
July 7, 2025
Regular Meeting Minutes
1. CALL TO ORDER: Chairman Wright calls the meeting to order at 6:00pm.
2. ROLL CALL: Present: WRIGHT, GUERBER, OLAND, MCCAULEY Absent: SMITH. A
quorum is present.
3. CONSENT AGENDA: ALL CONSENT AGENDA ITEMS ARE CONSIDERED ACTION ITEMS. Consent
Agenda items are considered to be routine and are acted on with one motion. There will be no separate discussion
on these items unless the Chairman, a Commissioner, member of City Staff, or a citizen requests an item to be
removed from the Consent Agenda for discussion. Items removed from the Consent Agenda will be placed on the
Regular Agenda in a sequence determined by the Rules of Order. Any item on the Consent Agenda that contains
written recommendations from the City of Eagle shall be adopted as part of the Planning & Zoning Commission's
Consent Agenda approval motion unless specifically stated otherwise.
A. Minutes of July 16, 2025. (SLS)
Commissioner Oland moves to accept the consent agenda as written.
Motion seconded by Vice Chairman Guerber.
ALL AYES...MOTION CARRIES.
4. UNFINISHED BUSINESS: None.
5. PUBLIC HEARINGS: ALL PUBLIC HEARING ITEMS ARE CONSIDERED ACTION ITEMS:
• Public Hearings are legally noticed hearings required by state law. The public may provide
formal testimony regarding the application or issue before the City Council. This testimony will
become part of the hearing record for that application or matter.
• Public hearing testimony time limit: Individuals testifying are allotted three (3) minutes for
non -repetitive testimony.
• Disclosure of ex parte and/or conflict of interest.
A. CPA-2025-04/A-2025-03/RZDA-2025-04/CUP-2025-02/PPUD-2025-02/PP-2025-03 -
Comprehensive Plan Amendment, Annexation, Rezone with a Development Agreement,
Conditional Use Permit, Preliminary Planned Unit Development, And A Preliminary Plat for
Evian Subdivision - Rob R. Nash: Rob R. Nash, represented by South Beck and Baird, is requesting
a comprehensive plan amendment, annexation and rezone from RUT (Rural Urban Transition — Ada
County Designation) to R-2-DA (Residential with a development agreement), conditional use permit,
preliminary development plan, and preliminary plat approvals for Evian Subdivision, a 61-lot (50-
buildable, 11-common [1-private street]) residential planned unit development. The 45.88-acre site is
generally located north of Trout Road, approximately 2,100-feet east of South Linder Road. (HSD)
Evian Subdivision - Staff Packet
Commissioner McCauley recuses himself from the meeting due to his involvement in the project.
Mike Williams with South Beck and Baird provides overview of the application and responds to questions
from the commission.
City Planner, Hailey Durham, provides an overview of the application and responds to questions from the
commission.
Chairman Wright opens public hearing.
Sandy Kock, 1623 Artesian Road Eagle, ID 83616, testifies in opposition of the project — environmental
concerns specifically availability of water and untreated water. They worry they will not have water with the
construction of 50 homes.
Doug Foote, 656 Pitkin Lane mobile park Eagle, ID 83616, testifies in opposition of the project — concerned
that new homes will increase cost of water and sewer, and roads won't be widened.
Mary Gragg, 1893 Artesian Road Eagle, ID 83616, testifies in opposition of the project - 2006 flood water
over property concerned with poor management of the river, and with the new properties being elevated could
cause flooding and potential of losing property value.
Lorri Kaiser, 1621 Artesian Road Eagle, ID 83616, testifies in opposition of the project — worried about the
increase in traffic and higher density. There is concern that building homes will increase traffic and safety
concern given that their neighborhood is not high density.
Brady Wilhite, 1550 Artesian Road Eagle, ID 83616, testifies in opposition of the project — concern with
heavy traffic leaving and entering down artesian at high speed, mostly has safety concerns.
Chris Pitkin, 480 Pitken Lane Eagle, ID 83616, testifies in opposition of the project — concerned about losing
private property ownership.
Noah Edvalson, 1300 Artesian Road Eagle, ID 83616, testifies in opposition of the project - Has a small farm
concerned with heavy traffic as it's already hard to get out with horses and utility trailers. He appreciates the
quiet home and worried about high density moving into Eagle Island.
Elizabeth Olsen, 5340 West Overland Road, Meridian, ID 83642, testifies in support of the project - for the
proposed neighborhood will resolve the shortage for big lots, in support of high density eases the pressure of
the housing market.
Anna Cox, 1200 South Artesian Road, Eagle, ID 83616, testifies in opposition of the project - Deep concern
about water availability, flooding. Deep concern for waterways for wildlife, believes it will increase pollution
that will be in the river. Worried about traffic on hatchery road that will affect the community.
Mike Ysursa, 1450 Artesian Road, Eagle, ID 83616, testifies in opposition of the project - mobile park homes
need to be light residential not high density. Doesn't feel the project complies with the Comprehensive Plan.
Josh Liddell, 1485 Artesian Road, Eagle, ID 83616, testifies in opposition of the project - Ditch company
wishes to remain neutral to the development. Ditch Company would like to work with the applicant. Traffic
concern on Linder and Hatchery feels that there needs to be an independent evaluation of the compensatory
storage plan flooding needs to be under control. Feels that the project does not comply with the
Comprehensive Plan.
Shelby Blackburn, 1735 South Countyy Terrace, Meridian, ID 83642, testifies in support of project -
significant need of large acre lot acres and the project provides opportunities for young families to raise their
children.
Nacy Merrill, 3268 W Skywood Lane, Eagle, ID 83616, testifies in support of the project - Support the project
as it will bring water and sewer across the subdivisions and looking forward to having those utilities for the
mobile homes. In support of the large lots.
Maleki Birgh 11238 West Royal Ridge Ct, Nampa, ID 3686, testifies in support of project — believes it is well
planned and aligned with city wide vision and goals. Contribute positively to the city's growth.
Jason Royce, 2445 Himark Way, Caldwell, ID 83607, testifies in support of project - Eagle is unique a great
community looking at the project it is unique to Eagle and draws people to Eagle and like that it offers bigger
lot. Great opportunity to be next to the river and raise their family.
Jaron Langston, 1831 East Overland Road Merdian, ID 83642, testifies in support of the project- Believes the
application is in conformance to Eagle City Code and is in support of the conditions that has been placed for
the development. Having bigger lots is needed and not everyone can afford bigger lots but this proposal
provide opportunities for families to purchase large lots.
Jason Miller, 2055 Artesian Road, Eagle, ID 83616, testifies in opposition of the project — Worried about the
Artesian Road, concerned about increase in accidents and increase in traffic. Worried about half his house is
flooding.
Emma lsset, 2743 West Peak Cloud Lane, Meridian, ID 83642, testifies in support of the project - Would like
to raise their family in a bigger lot. Love the nature surrounded this development and still be part of the
community.
Haden Blackburn, South Country Terrace Place, Meridian, ID 83642, testifies in support of the project -
There's a shortage of half acre lot. This proposal is along the river, they believe provides opportunities for the
wildlife.
Trevor Lawhorn, 811 North Thirteen Street in Boise, ID 83702, testifies in support of the project — Idaho has
Housing shortages the project will help reduce housing shortages.
Jackie Puckett, 1305 Trout Rd Eagle, ID 83616, testifies in opposition of the project - Concern with heavy
traffic due to only having one entrance into hatchery. Flooding is a big issues pasterus and houses have all
been flooded. Wildlife impacts and not in support of gated communities in the open space.
Applicant Robert Nash, 10365 West Highlander Road Boise, ID 83709, responds to public concerns.
Chairman Wright closes public hearing.
Mike Williams with South Beck and Baird responds to concerns of those who testified in opposition of the
project and responds to questions from the commissions.
Discussion amongst commissioners.
City Planner, Hailey Durham responds to questions from the commission.
Victor Villegas responds to questions from the commission.
Vice Chairman Guerber moves to recommend for approval item 5A CPA-2025-04/A-2025-03/RZDA-
2025-04/CUP-2025-02/PPUD-2025-02/PP-2025-03 - Comprehensive Plan Amendment, Annexation,
Rezone with a Development Agreement, Conditional Use Permit, Preliminary Planned Unit
Development, And A Preliminary Plat for Evian Subdivision with the following considerations or
suggested changes first of all that we accept the site conditions of approval and the standard conditions
of approval with adjustments that would include dropping the gated community concept and reducing
the number of lot from 50 to 45 to be developed and utilizing the suggested R-2 DA residential
development agreement conditional use permit.
Commissioner Oland Seconds.
City Planner, Hailey Durham asks commission for further clarification on the motion.
Discussion amongst commissioners.
Chairman Wright asks Vice Chairman Guerber if he would amend the original motion to include the
language reflecting the large lot designation over neighborhood residential.
Vice Chairman Guerber agrees to amend motion.
Chairman Wright asks Commissioner Oland if his second still holds.
Commissioner Olands confirms his second still holds.
Discussion amongst commissioners.
ALL AYES...MOTION CARRIES.
B. A-2024-03/RZDA-2024-06/CUP-2024-10/PPUD-2024-02/PP-2024-07 - Annexation. Rezone
with a Development Agreement, Conditional Use Permit. Preliminary Planned Unit
Development, And A Preliminary Plat for Flicker Pointe Subdivision - A Team Land
Consultants: Steve Arnold, A Team Land Consultants, is requesting annexation, rezone from RUT
(Rural -Urban Transition — Ada County designation) to R-2-DA-P (Residential with a development
agreement— PUD), conditional use permit, preliminary development plan, and preliminary plat
approvals for Flicker Pointe Subdivision, a 12-lot (9-buildable [I -existing], 3-common) residential
planned unit development. The 6.88-acre site is located on the south side of West Floating Feather
Road, approximately 875-feet east of North Linder Road at 1435 Weldon Place. (ASG)
Flicker Pointe Subdivision - Staff Packet
Commissioner McCauley returns to the dais.
Steve Arnold, with A Team Land Consultants provides overview of the application and responds to questions
from the commission.
City Planner, Andrew Glaspell, provides an overview of the application and responds to questions from the
commission.
Chairman Wright opens public hearing.
Valerie Ruxtun, 4552 West Briar Rock Drive, Eagle, ID 83616, testifies in opposition of the project —
concerned about the light of oncoming coming through their windows, and worried that two stories homes that
are to be built in their backyard will reduce their privacy. Will like to see screening for the new development.
Responds to Vice Chairman Guerber questions.
Denice Elliot, 447 West Briar Rock Court, Eagle, ID 83616, testifies in opposition of the project - two lots
being built behind her home and concerned it will be two stories high and will be looking down into her
backyard which will reduce her privacy. They would like to see more trees planted.
Nacy Merril, 3268 West Sky Wood Lane, Eagle, ID 83616, provides questions regarding the project. Would
like to know the type of landscaping strip that will be provided to differentiate between the proposed
development and the property of the west side.
Rulin Ramsay, 4604 Floating Feather Road, Eagle, ID 83616, testifies in opposition of the project - has
questions about the landscape berm concerned about the access being closed off on Flickr Road to access the
properties to the west.
Steve Arnold, with A Team Land Consultants, addresses questions from the public and responds to questions
from the commission.
Curtis Gonzalez, 1435 N Weldon Place, Eagle, ID 83616, addresses questions from the public and responds to
questions from the commission.
Deputy Planning and Zoning Administrator, Daniel Miller, provides clarification on the deliberation and
responds to questions from the Commission.
Chairman Wright closes public hearing.
Discussion amongst Commissioners.
City Planner, Andrew Glaspell, provides clarification and responds to questions from the Commission.
Commissioner Oland moves to recommend for approval item A-2024-03/RZDA-2024-06/CUP-2024-
10/PPUD-2024-02/PP-2024-07 - Annexation, Rezone with a Development Agreement, Conditional Use
Permit, Preliminary Planned Unit Development, And A Preliminary Plat for Flicker Pointe Subdivision
- A Team Land Consultants subject to standard and special conditions, with the following modifications.
One that staff work with the applicant to determine if headlights will actually intrude into the
neighboring property given the geometry and elevation differences, and if that is a legitimate concern
then work with the applicant to come up with a landscape solution that provides meaningful screening.
Second, that the if there is a second story on the three southern lots, one, two, and four that it be
recessed from the first story, in order to provide additional mitigation of visual access to the home to the
south. That site specific condition number thirteen which I believe makes that stripe not access
controlled that, that be included.
Vice Chairman Guerber seconds the motion.
Commissioner McCauley asks for further discussion.
Discussion amongst Commissioners
Commissioner McCauley recommends for approval item 5B with the standard conditions and the site -
specific conditions as written with the following amendments. Number one that there is a landscape
buffer not specified by us but landscape material put into the lots that are directly adjacent to or in the
line of sight of Flickr Road. I guess that would be lot number one so that it blocks the light going down.
Number two that we add an additional five foot rear setback to whatever it is now onto lots one, two,
and three, if a second story home is selected there. Number three that we just leave that eight -foot strip
as written now.
Vice Chairman Guerber seconds the substituted motion.
Discussion amongst Commissioners
Chairman Wright opens it to vote on the substituted motion.
ALL AYES...MOTION CARRIES.
C. CUP-2021-01-MOD1/PPUD-2021-01-MOD1/PP-2021-02-MODI - Conditional Use
Permit, Preliminary Development Plan, and Preliminary Plat Modification for Torrente
Secco Subdivision - Toll Southwest, LLC: 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 units, 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. (DLM)
Torrente Secco -, PtJD Modification Staff Packet
Becky McKay with Engineering Solutions, LLP, provides overview of the application and responds to
questions from the commission.
Deputy Planning and Zoning Administrator, Daniel Miller, provides an overview of the application and
responds to questions from the commission.
Chairman Wright opens public hearing.
Dean Jaegerman, 6345 West Redland Drive, Eagle, ID 83616, has questions about the development that would
like the applicant to address regarding the grain silo and cell tower. Also wants the applicant to address if
phase 10, lot 45 will remain as a common area.
Jen Combe, 6440 West Beacon Light Road, Eagle ID 83616, has questions about the development regarding
the height of the two-story homes and questions about the tower being removed or not. Prefers that the tower
stays.
Dean Jaegerman, 6345 West Redland Drive, Eagle, ID 83616, clarifies his testimony regarding support of
keeping the grain silo and cell tower.
Becky McKay with Engineering Solutions, LLP, addresses questions from the public and responds to
questions from the commission.
Chairman Wright closes public hearing.
Discussion amongst commissioners.
Commissioner Oland moves to recommend approval for item 5C CUP-2021-01-MOD1/PPUD-2021-01-
MOD1/PP-2021-02-MOD1 - Conditional Use Permit, Preliminary Development Plan, and Preliminary
Plat Modification for Torrente Secco Subdivision - Toll Southwest, LLC subject to standard and site
specific conditions.
Commissioner McCauley Seconds
Vice Chairman Guerber requests further discussion regarding the grain silo. Would like to see it stay.
ALL AYES... MOTION CARRIES.
6. NEW BUSINESS: None.
7. REPORTS:
A. Commission Reports: None.
B. City Attorney Reports: None.
C. Staff Reports: Deputy Planning and Zoning Administrator, Daniel Miller, comments that there are
no public hearings for the next Planning and Zoning meeting.
8. ADJOURNMENT
Chairman Wright moves to adjourn.
Vice Chairman Guerber seconds motion
Hearing no further business, the meeting adjourned at 10:45 pm.
ARELI MORFIN
CLERK OF THE MEETING
APPROVED:
TRENT WRIGIli'f,
CHAIRMAN L,"
CITY OF EAGLE PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
Flicker Pointe Subdivision
A-2024-03/RZDA-2024-06/CUP-2024-10/PPUD-2024-02/PP-2024-07 - Annexation, Rezone with a Development
Agreement, Conditional Use Permit, Preliminary Planned Unit Development, And A Preliminary Plat for Flicker Pointe
Subdivision - A Team Land Consultants
NAME (PLEASE PRINT)
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ADDRESS
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July 7, 2025
TESTIFY (Y/N) PRO/CON
CITY OF EAGLE PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
Torrente Secco
CUP-2021-01-MODIIPPUD-2021-01-MOD1/PP-2021-02-MOD1 - Conditional Use Permit, Preliminary Development Plan,
and Preliminary Plat Modification for Torrente Secco Subdivision - Toll Southwest, LLC
NAME (PLEASE PRINT)
2:(-,)c.11/14cill)
ADDRESS
July 7, 2025
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VN,
TESTIFY (Y/N) PRO/CON