Findings - CC - 2025 - DR-2025-47 - Design Review for the change of use of a residential dwelling to a tasting room, including a production facilityBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR THE CHANGE )
OF USE OF A RESIDENTIAL DWELLING TO )
A TASTING ROOM, INCLUDING A PRODUCTION )
FACILITY FOR BRUNEEL WINERY )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-47
The above -entitled design review application came before the Eagle City Council for their action on
September 9, 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:
Steven Bruneel, represented by Dominic Pera with JGT Architecture, is requesting design review
approval to change the use of an existing 6,900-square foot residential dwelling to a winery, including
a tasting room, and an addition of a 19,090-square foot production facility for the winery operations.
The 30-acre site is located on the northeast corner of West Homer Road and North Gooder John Lane
at 4952 North Gooder John Lane (Lots 4, 5, and 6, Block 1, Bruneel Subdivision).
B. APPLICATION SUBMITTAL:
The application for this item was received by the City of Eagle on June 6, 2025. A revised parking lot
plan was received by the City on July 7, 2025. Additional site photos and site lighting details were
received by the City on July 10, 2025. A revised landscape plan, revised narrative, tree mitigation plan,
revised elevation plans (including materials and colors) for the production facility were received by the
City on July, 28 2025. A revised floor plan for the wine tasting area was received by the City on July
29, 2025.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on June 19, 2025, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On August 27, 2019, the City Council approved an annexation, rezone from RR (Rural -Residential —
Ada County designation) to R-E-DA (Residential Estates with a Development Agreement) and a
combined preliminary plat/final plat for Bruneel Subdivision (aka Gooder John Subdivision) (A-2018-
07/RZ/2018/ 12&PP/FP/2018/02).
On June 25, 2024, the City Council approved a development agreement modification and a rezone from
R-E-DA (Residential -Estates with a development agreement) to A-R-DA (Agricultural -Residential
with a development agreement) (RZ-2018-12-MOD).
On June 25, 2024, the City Council approved a conditional use permit for a vineyard, winery, and live
entertainment events for Steve Bruneel (CU-2023-11).
E. COMPANION APPLICATIONS:
There are no companion applications.
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
DESIGNATION
ZONING
DESIGNATION
Existing Agricultural / Rural A-R-DA (Agricultural -
Residential with a
development agreement)
Proposed No Change No Change
North of site Agricultural / Rural
South of site Agricultural / Rural
East of site Agricultural / Rural
West of site
R-E-DA (Residential -Estates
with a development
agreement)
R-E-DA (Residential -Estates
with a development
agreement)
R-E-DA (Residential -Estates
with a development
agreement)
Agricultural / Rural R-E-DA (Residential -Estates
with a development
agreement)
LAND USE
Residential subdivision
(Bruneel Subdivision aka
Gooder John)
Vineyard, winery, with
tasting room, and
production building
Single-family residence,
large lot
Agriculture
Residential subdivision
(Garrigan Estates No.2)
Single -Family residence,
large lot
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:
An existing 6,900-square foot residential dwelling with existing vegetation is located near the northeast
corner of the site. The residential dwelling is accessed by a gravel driveway from North Gooder John
Lane. Additionally, vineyards and grapevines are located in the north and east of the existing residential
dwelling and between West Homer Road and the gravel driveway and residential dwelling.
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J. SITE DATA:
SITE DATA
Total Acreage of Site
Percentage of Site Devoted
to Building Coverage
Percentage of Site Devoted
to Landscaping
Number of Parking Spaces
Front Setback (Northeast)
Rear Setback (South)
Side Setback (Northwest)
Side Setback (Southeast)
PROPOSED
30-acres (1,306,800-square feet)
Lot 5, Block 1 - Winery/tasting room:
0.94%
Lot 4, Block 1 - Production facility:
0.17%
76% (approximately) total site
74% (approximately vineyard and
grapevines)
2% (approximately vegetation around
proposed tasting room)
90-parking spaces
375-feet
650-feet
1,650-feet
1,030-feet
REQUIRED
4.7-acres (204,732-square feet)
(minimum)
10% (maximum)
10% (minimum)
88-parking spaces (minimum)
60-feet (minimum)
30-feet (minimum)
30-feet (minimum)
45-feet (minimum)
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Production Facility and Tasting Room:
Production facility - 19,090-square foot that includes a 1,500-square foot storage area on the north and
a 5,590-square feet storage area on the south. There is a 10,000-square foot production and storage
room, along with a 2,000-square-foot breezeway that connects the north storage area to the main
production, storage, and office areas of the facility.
Tasting room — includes 2,042-square feet main level, 1,268 square feet lower level, and the remaining
3,590-square feet for storage.
Parking Requirements Pursuant to Eagle City Code Section 8-4-5:
Wine Tastins Room — 1 for each 3 seats 250/3 = 84-parking spaces
Storage — 1 per 1,000 square feet of gross storage area 2,780/1,000 = 3-parking spaces
Office (Business and Professional) — 1 per 250 square feet of gross floor area 220/250 = 1-parking
space.
• Eagle City Code Section 8-4-5 requires 1 parking spaces for each 3 seats for wine tasting room, 1
parking space per 1,000 square feet of gross storage area, and 1 parking space per 250 square foot
of gross floor area for office (business and professional):
Proposed Parking Spaces: 90
Required Parking Spaces: 88 minimum (as required by the approved conditional use permit associated
with this property (CUP-2023-11).
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L. GENERAL SITE DESIGN FEATURES:
Number of Buildings and Proposed Uses:
• The applicant is proposing to construct one (1) 19,090-square foot production facility and change
the use of one (1) existing 6,900-square foot residential dwelling to a winery/tasting room.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing a single -story production facility that is approximately twenty-three feet
(23') in height.
The existing building proposed as winery/tasting room is three -stories and approximately thirty-five
feet (35') in height.
Gross Floor Area of Proposed Buildings:
The applicant is proposing to construct a production facility that is approximately 19,090-square feet
total.
There is an existing 6,900-square foot residential dwelling, converted to a winery and tasting room.
On and Off -Site Circulation:
The site is accessed by a public road, North Gooder John Lane. The production facility has direct access
off of North Gooder John Lane with a 1,784.96-square foot (approximately ) parking lot for access to
the entrance of the production facility.
The tasting room is accessed by a gravel private driveway from North Gooder John Lane that leads to
the 40,465-square feet tasting room parking lot.
M. BUILDING DESIGN FEATURES:
Proposed Building Design:
Production Facility: Craftsman
Roof: Standing Seam Metal (brown)
Walls: Wood siding horizonal (aspen ridge), metal siding vertical (beige), stone veneer (clearwater),
and wood trellis (western)
Windows/Doors: Vinyl windows (brown) and metal doors (beige)
Fascia/Trim: Steel Metal (brown)
Tasting room: Italianate with a Tuscan influence (existing)
Roof: Terracotta
Walls: Stucco, Stone
N. LANDSCAPING DESIGN:
There are twenty (20) existing trees on the site. The applicant is proposing to remove thirteen (13)
existing trees and protect and retain seven (7) trees. Below is a list identifying the trees to be removed
by species, size, condition, and required replacement inches as identified in the tree mitigation plan,
date stamped by the City on July 28, 2025.
TREE
#
1
2
DECIDUOUS CONIFEROUS
TREE (CAL. (HEIGHT REMOVE/
SPECIES INCH) FT.) CONDITION REPLACE
Pinus Nigra 20' good Remove
Acer Negundo 7" good Remove
REPLACEMENT
REQUIRMENT
PER ECC
20'
7"
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Robinia 4" good Remove 4"
3 Pseudoacacia
4 Pinus Nigra 18' good Remove 18'
5 Pinus Nigra 12' good Remove 12'
6 Pinus Nigra 24' good Remove 24'
Robinia 4" good Remove 4"
7 Pseudoacacia
8 Pinus Nigra 16' good Remove 16'
Robinia 4" good Remove 4"
9 Pseudoacacia
10 Pinus Nigra dead Remove
11 Pinus Nigra 14' good Remove 14'
12 Pinus Nigra 22' good Remove 22'
13 Pinus Nigra 16' good Remove 16'
Total caliper inches of deciduous trees removed from the site 19"
Total height (measured in feet) of coniferous trees removed from the
site
142'
Deciduous tree mitigation replacement None proposed
Coniferous tree mitigation replacement None proposed
Tree Replacement Calculations:
See chart above and discussion on page 14 for further information.
Proposed Tree Mix (Species & Number): To be reviewed by design review board
Street Trees: No street trees are proposed adjacent to North Gooder John Lane.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation is required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
No perimeter landscaping is proposed around the parking lot.
b. Interior Landscaping: 10% interior landscaping is required; 0% is proposed.
O. TRASH ENCLOSURES:
Production Facility: The applicant is proposing two residential type trash bins located adjacent to the
east building elevation of the production facility. The two trash bins are proposed to be screened by the
building and the existing topography of the site.
Tasting Room: The applicant is proposing to utilize residential type trash bins located on the east side
of the tasting room. The trash bins are proposed to be screened by a decorative wood and metal screen
wall and existing landscaping.
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P. MECHANICAL UNITS:
Production Facility: The applicant is proposing two ground mounted mechanical units to be located on
the east building elevation of the production facility. The two mechanical units are proposed to be
screened by the building and by the existing topography of the site.
Tasting Room: Mechanical units for the existing tasting room are located on the east side of the building
and will be screened by a wooden and metal screen wall.
Q. OUTDOOR LIGHTING:
Bronze -colored wall packs are proposed for lighting for the production facility's entrance. The location,
height, and wattage are shown on cutsheet DR-1.1.
"Fresno Rounded" bollard lighting is proposed for use as wayfinding throughout the winery/tasting
room. The lighting plan is required to be reviewed and approved by the Zoning Administrator prior to
issuance of any building permits.
R. SIGNAGE:
No signs are proposed with this application and none are approved. A separate Design Review
application is required to be submitted to the city for review prior to any signs being constructed on the
site.
S. PUBLIC SERVICES AVAILABLE:
The site is located within City of Eagle Water service area. The site is located within the Star Fire
District. This site is not located within the service boundaries of Eagle Sewer District and is serviced
by a septic system.
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 - yes
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
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.
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X. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Ada County Highway District
Central District Health
Department of Environmental Quality
Eagle Sewer District
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
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;
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.
g.
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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:
Agriculture / Rural
Suitable for parcels that are 5 acres or larger in size may include active agriculture, viticulture,
equestrian, and estate or large lot residential. Uses include low -density housing with significant spaces
between homes that are close to native open space and active farmland. Rural uses are not amenity -
based (sewer, water, schools) and are located away from goods services. These areas encourage the
keeping and raising of crops and/or animals and do not necessarily include manicured yards, sidewalks,
bike paths, or planned park and recreation facilities. Density may be limited due to the limited
availability of infrastructure and roadway capacity.
B. CONDITIONAL USE PERMIT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
The following are relevant site specific conditions of approval within the conditional use permit:
6. The applicant shall be required to provide a revised site plan showing a minimum of 88-parking
spaces on Lot 5, Block 1, Bruneel Subdivision prior to the issuance of a primary zoning certificate.
7. The applicant shall pave the 88-space parking area and the driveway providing access to the winery
and tasting room prior to the issuance of a certificate of occupancy.
9. The applicant shall provide a certification letter from a registered professional engineer or a
licensed landscape architect indicating that all drainage will be retained on site. The letter shall be
provided prior to the issuance of a primary zoning certificate.
11. The applicant shall obtain a primary zoning certificate prior to the operation of the vineyard and
winery on the site.
14. Approval of a design review application for the entire site is required prior to the issuance of the
primary zoning certificate.
15. A building permit is required prior to the conversion of the existing single-family dwelling.
16. Outdoor storage is prohibited.
17. Parking shall be prohibited on Gooder John Lane and Homer Road.
18. No signs are proposed with this application, and none are approved.
C. 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
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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-5(E):
Eagle Architecture And Site Design Book-EASD: The purpose of the EASD Book is to show,
through the use of pictures and text, specific period architectural styles, themes, and elements
envisioned through the requirements of this article. The EASD Book, established through a
resolution of the City Council and as may be amended through future resolution(s), contains all
exhibits referenced in this article and is incorporated herein by reference. However, Exhibit A-1
may only be modified through an ordinance amendment. The architecture styles found in the EASD
Book are permitted styles. Architectural styles not shown within the EASD Book will not be
considered. A copy of the EASD Book is available at Eagle City Hall.
• Eagle City Code Section 8-2A-6(B)(1)(k): Metal:
Metal: Metal siding shall be anodized, shall have a concealed fastener system, shall have a factory
finish or equivalent, and shall include special design treatments to enhance its appearance. These
treatments may include brick or masonry wainscot treatments along exterior walls and accent -
colored metals.
Metal siding is prohibited on the portion of any building facing a road. This includes sections within
the front facade that may be perpendicular to the road but within the face of the building oriented
toward the road.
It is not the intent of these metal siding requirements and prohibitions to inhibit creative and
innovative architecture. Therefore, alternative building designs that utilize metal, not specifically
meeting the requirements herein, may be permitted where the applicant shows, and the City Council
finds that the metal is: architecturally compatible with surrounding buildings; architecturally
compatible with other nonmetal buildings in the area; attractively landscaped when feasible; and is
designed to equal or exceed the city requirement to eliminate the stark utilitarian look intended to
be prevented by this subsection.
• 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
tree is removed, an acceptable replacement would be two (2) six feet (6') tall coniferous
trees.
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(0): Alternative Method of Compliance:
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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
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 8-2A-7(J)(2): Buffer Area/Common Lots:
2. Minimum Requirements:
a. When a commercial or industrial use abuts a residential use, a ten foot (10') wide by six
foot (6') high landscaped buffer is required.
b. When a parking lot abuts a residential activity, a five foot (5') wide by six foot (6') high
landscaped buffer is required.
c. To conceal outdoor storage areas, trash receptacles, exposed equipment associated with
any commercial or industrial activity, and off street loading when adjacent to or in view
from a residential activity or public street right of way, a five foot (5') wide by six foot
(6') high landscaped buffer is required.
• Eagle City Code Section 8-2A-7(K): Parking Lot Landscaping:
2. Parking Lot Landscape Strip: A landscape strip shall be provided when a parking lot is located
adjacent to a public right of way. The landscaped strip shall serve to shield views of parked
cars to passing motorists and pedestrians, and to establish coordination among architecturally
diverse buildings, which creates a pleasing, harmonious appearance along the roadway.
Four (4) options are provided for fulfilling this requirement:
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a. Provide a ten foot (10') wide landscaped strip between the right of way and the parking lot,
and plant with a minimum of one shade tree and ten (10) shrubs per thirty five (35) linear
feet of frontage, excluding driveway openings.
b. Provide an earth berm of thirty inches (30") minimum height (do not exceed 3:1 slope)
within a ten foot (10') wide landscaped strip between the right of way and the parking lot,
and plant with a minimum of one shade tree and five (5) shrubs per thirty five (35) linear
feet of frontage, excluding driveway openings.
c. Provide a six foot (6') landscaped strip with a minimum thirty inch (30") grade drop from
the right of way to the parking lot, and plant with a minimum of one shade tree and five (5)
shrubs per thirty five (35) linear feet of frontage, excluding driveway openings.
d. Provide a three foot (3') high fence of wood, brick, stone, or decorative block or concrete
along with a four foot (4') wide landscaped strip between the right of way and the parking
lot, and plant a minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet
of frontage, excluding driveway openings.
3. Parking Lot Perimeter Landscaping: Perimeter landscaping requirements define parking areas
and prevent two (2) adjacent lots from becoming one large expanse of paving. This requirement
does not hinder the ability to provide vehicular access between lots.
a. Provide a minimum five foot (5') wide perimeter landscaped strip between the property lines
and the parking lot, and plant with a minimum of one shade tree and five (5) shrubs per
thirty five (35) linear feet of perimeter.
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:
A parking lot with fifty-one (51) or more spaces requires the percentage of the total area of
a lot to be ten (10) percent of an interior landscaped area.
b. Additional Requirements:
(2) No parking space shall be more than sixty feet (60') from an interior landscaped area.
(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').
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.
(5)
• Eagle City Code Section 8-2A-7(M): Parkway Strips, Separated Sidewalks, And Street Trees:
1. Except as may otherwise be required within the DDA, TDA, CEDA, and DSDA sidewalks shall
be separated from the curb along all streets. An eight foot (8') wide minimum parkway planter
strip planted with shade class (class II) trees shall be required between the sidewalk and street
to provide a canopy effect over streets.
2. In all required applications, excluding residential developments, one street tree, selected from
the approved tree list in subsection Q of this section, shall be planted per thirty five (35) linear
feet of street frontage.
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• Eagle City Code Section 8-4-3: DESIGN AND MAINTENANCE:
A. Paving: The required number of parking and loading spaces as set forth in this chapter, together
with driveways, aisles and other circulation areas, shall be improved with material such as
asphalt or concrete, to provide a durable and dust free surface. Gravel or dirt surfaces shall not
be permitted unless used as part of a home occupation.
D. Maintenance: The owner of property used for parking and/or loading shall maintain such area
in good condition without holes and free of all dust, trash and other debris.
• Eagle City Code Section 8-4-4-2: Additional Design and Maintenance Regulations and
Requirements:
A. Site And Building Lighting:
1. All parking areas shall be illuminated in accordance with the provisions of this chapter.
2. Any lights used to illuminate a site and building shall be arranged to reflect the light away
from the adjoining property.
3. Except as noted in subsection A4 of this section, all site and building lighting shall be
recessed or shielded to direct all light downward and the source of the light (including the
lamp and any nonopaque material/lens covering the lamp) shall not be directly visible by
a person of average height standing on the property line of any public right of way, or any
private street, or on the property line of any residentially zoned parcel of land or parcel of
land used for residential purposes.
a. Twenty feet (20') for parking lots with less than two hundred (200) spaces;
6. Except as otherwise permitted within this title, incandescent lights, two hundred fifty (250)
watt maximum high pressure sodium lights, 3000K maximum LED lights (or approved
equivalent) shall be the only type of site and building lighting permitted.
7. Metal halide lighting shall be permitted with the following additional conditions:
a. Light wattage shall be a maximum of three hundred twenty (320) watts.
b. The light fixture shall be no higher than seventeen feet (17').
c. The design review board shall make the following findings prior to approving metal
halide lighting:
(1) The lighting shall be harmonious with and in accordance with the general
objectives, or with any specific objective of chapter 2, article A of this title;
(2) The lighting shall be installed, operated, and maintained to be harmonious and
appropriate in appearance with the existing and intended character of the general
vicinity and will not change the essential character of the same area; and
(3) The lighting will not be disturbing to existing or future neighboring uses.
• Eagle City Code Section 8-4-4-6: Bicycle Parking:
One bicycle parking space within an approved rack shall be required for each thirty (30) required
automobile parking spaces or fraction thereof for office and commercial developments. Multi-
family residential developments shall provide one bicycle rack space per each ten (10) units.
Bicycle parking racks shall be in a well lit area, and shall be designed in accordance with the
parking facility criteria of the "Bicycle -Pedestrian Design Manual For Ada County" as prepared
for the Ada County highway district with the exception that bicycle racks do not have to be covered
unless required by the design review board, or planning and zoning commission or city council.
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D. DISCUSSION:
• The production facility will include one (1) office and warehouse and two (2) concrete storage
buildings to be constructed in the western portion of the site. The applicant's narrative states the
design of the production facility will be craftsman architectural style as an open warehouse -type
structure used primarily for the fermentation process, wine testing, and bottling. The construction
of the warehouse will be designed to complement the agricultural use and their surroundings. The
north and south storage buildings within the production facility will be earth -enclosed structures
that will be screened with plant material to match the surroundings.
The existing residential dwelling is being converted to a winery/tasting room and was designed
with an Italianate architectural style with a Tuscan influence. The winery/tasting room will utilize
2,042-square foot on the main level and 1,286-square foot on the lower level. The remaining 3,572-
square foot on the upper level, garage, and patio will be utilized for storage. Staff defers comment
regarding building design and colors to the Design Review Board.
• The production facility building elevations show metal siding proposed on the west elevation facing
the road. Pursuant to Eagle City Code Section 8-2A-6(B)(1)(k), metal siding is prohibited on any
portion of the building facing the road unless a waiver of subsection B lk is approved. Staff defers
comment regarding the metal siding on the west building elevation which faces a road to the Design
Review Board.
• The applicant is proposing to protect and retain seven trees and remove 13 trees. The trees proposed
for removal include the Pinus Nigra, Acer Negundo, and Robinia Pseudoacacia. The applicant is
not proposing any mitigation to compensate for the removal of 13 trees (19-caliper inches of
deciduous trees and 142-feet of coniferous trees). The applicant is requesting an alternative method
of compliance for the tree mitigation to allow the existing vineyard to remain and not require
additional trees. Pursuant to Eagle City Code Section 8-2A-7(C)(1)(a), existing trees are required
to be retained unless removal is approved by the City Council. Pursuant to Eagle City Code Section
8-2A-7(C)(2)(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 Pursuant to Eagle
City Code Section 8-2A-7(C)(3), existing vegetation which is to be retained may be used to satisfy
the minimum required landscaping.
Staff defers comment regarding the Alternative Method of Compliance request to the Design
Review Board.
If the City Council approves the removal of the trees and does not require mitigation, no additional
trees are required.
- OR-
If the City Council approves the removal of the trees and requires mitigation, the applicant should
be required to provide a revised landscape plan showing an additional 19-caliper inches of
deciduous trees and 142-feet of coniferous trees to be planted on site. The revised landscape plan
should be reviewed and approved by staff prior to the issuance of a zoning certificate.
- OR-
If the City Council approves the removal of the trees and does require on -site mitigation, the
applicant may elect to make a financial contribution to the Eagle tree fund in the amount of $28,175
(19 x $175 = $3,325, 142 x $60 = $24,850) (per Resolution 25-05 — City of Eagle fee schedule).
The financial contribution to the tree fund should be received by the City prior to the issuance of a
zoning certificate.
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• The applicant is proposing to construct a parking lot north of the winery/tasting room facility. The
landscape plan for the parking lot does not show perimeter landscaping around the proposed
parking lot. Pursuant to Eagle City Code Section 8-2A-7(K)(3)(a), a minimum 5-foot wide
perimeter landscaped strip between the property lines and the parking lot, and plant with a
minimum of one shade tree and five shrubs per 35 linear feet of perimeter is required. The applicant
has submitted an alternative method of compliance application requesting to use the existing
vineyard surrounding the winery to meet the parking lot perimeter landscaping requirement. Staff
defers comment regarding the alternative method of compliance request for the required perimeter
parking lot landscaping to the Design Review Board.
• The landscape plan for the parking lot north of the winery/tasting room does not meet the interior
parking lot landscaping requirements. Pursuant to Eagle City Code Section 8-2A-7(K)(4), interior
parking lot landscaping is required on any parking lot with (10) spaces and above. The required
amount for the winery is 10% interior landscaping, and none is proposed. The applicant has
submitted an alternative method of compliance application requesting to use the existing vineyard
surrounding the winery to meet interior landscaping requirements. Staff defers comment regarding
the alternative method of compliance request to the Design Review Board.
• The site has existing vegetation and no parkway strip or sidewalk along Gooder John Lane.
Pursuant to Eagle City Code Section 8-2A-7(M), a 5-foot wide separated sidewalk from the curb
along all streets and an 8-foot wide parkway strip planted with shade class II trees every 35 feet of
street frontage is required. The applicant should be required to provide a revised landscape plan
showing a 5-foot wide detached sidewalk along Gooder John Lane and an 8-foot wide parkway
strip planted with shade class II trees every 35 feet of street frontage. The revised landscape plan
should be reviewed and approved by staff and one member of the Design Review Board prior to
the issuance of a zoning certificate.
• The landscape plan includes a detail of a bollard light (detail 2); however, the location of the bollard
lighting and details for the height, illumination type, wattage, etc. has not been provided to date.
The applicant should be required to provide a revised landscape plan showing the location of the
bollard lights and provide details for the height, illumination type, wattage, etc. prior to the issuance
of a zoning certificate.
• The site and landscape plans do not identify the location of the required bicycle racks. Pursuant to
Eagle City Code 8-4-4-6, one bicycle parking space is required for every 30 parking spaces. The
applicant should be required to provide a revised site and landscape plan showing the location of
one bicycle rack. A detail cut sheet for the bicycle rack showing the style, color etc. should be
provided. The revised site and landscape plan and cut sheet(s) should be reviewed and approved
by staff prior to the issuance of a zoning certificate.
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 August 14, 2024,
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 design, materials, and colors of the production facility.
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• The Board is in favor of waiving site specific condition of approval no. 3 based on the fact that the Ada
County Highway District Master Street Map does not show North Gooder John Lane extending beyond
its current terminus.
• The Board is in favor of the alternative method of compliance request to waive the required perimeter
parking lot landscaping and allowing the surrounding vineyards to be utilized as the required landscape
buffer.
• The Board is in favor of the alternative method of compliance request for the required interior parking
lot landscaping and not requiring landscape terminal islands and interior landscape islands planted with
trees and shrubs; however, the Board is in favor of having landscaping within the terminal islands at
the east and west ends of the center landscape area withing the parking lot as specified within site
specific condition of approval no. 15.
• The Board expressed concern regarding the proposed parallel parking spaces proposed on the southern
side of the main access drive to the tasting room parking lot. The concern being patrons not fmding a
parking space in the parking lot and the ability for patrons to access the parallel parking spaces as they
head west down the main access drive. The patrons will have to cross over the driveway to park on the
south side of the main access drive and the potential for this to become a problem as other patrons are
trying to access or leave the tasting room. The Board recommends the parallel parking spaces be
located on the north side of the main access drive as noted in site specific condition of approval no. 16.
• The majority of the Board is in favor of the removal of the existing trees, as noted on the landscape
plan dated July 28, 2025, with no required tree mitigation on -site or monetary contribution being made
to the Tree Fund as shown with the modification of site specific condition of approval no. 2.
BOARD DECISION:
The Board voted 5 to 0 (Greer and Sayer absent) to recommend approval of DR-2025-47 for a design review
application for a change of use of a residential dwelling to a tasting room, including a production facility
for Bruneel Winery, 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 August 28, 2025.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on September 9, 2025, at which
time the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2025-47 for a design review application for a change of use of a
residential dwelling to a tasting room, including a production facility for Bruneel Winery, with the
following Design Review Board recommended site specific conditions of approval and standard conditions
of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of CU-2023-11.
2. The City approves the removal of the trees and does not require mitigation, no additional trees are
required.
3. Provide a detailed cutsheet of the bollard lights and provide details for the height, illumination type,
wattage, etc. The details shall be reviewed and approved by staff prior to the issuance of a zoning
certificate.
4. Provide a revised site and landscape plan showing the location of one bicycle rack with three bicycle
parking spaces. A detail cutsheet for the bicycle rack showing the style, color, etc. shall be provided.
The revised site and landscape plan and detail cutsheet shall be reviewed and approved by staff prior
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to the issuance of a zoning certificate.
5. No rooftop mechanical units are proposed with this application and none are approved.
6. No signs are proposed with this application and none are approved.
7. Provide a detailed cutsheet showing the color temperature for the production facility lighting not
exceeding 3000K. The detailed cutsheet shall be reviewed and approved by staff prior to the issuance
of a zoning certificate.
8. Provide a floor plan for the third story of the tasting room identifying the uses. The floor plan shall be
reviewed and approved by staff prior to the issuance of a zoning certificate
9. Prior to the construction of any future buildings or building additions, not shown as part of the
application, a design review application is required. The design review application shall be reviewed
and approved by the city prior to the issuance of a zoning certificate.
10. 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.
11. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
12. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
13. Paint all electrical meters, phone boxes, etc. Located on the building to match the color of the building.
14. The alternative method of compliance request is approved allowing the existing vineyards to be counted
as the required perimeter parking lot landscaping and interior parking lot landscaping, with the
exception of the center landscape island within the parking lot. The applicant shall be required to
provide a revised landscape plan showing trees and plant material to be planted within the terminal
islands at the east and west ends of the center landscape islands within the parking lot. The revised
landscape plan shall be reviewed and approved by staff and one member of the Design Review prior to
the issuance of a zoning certificate.
15. Provide a revised site and landscape plan showing the parallel parking spaces proposed on the south
side of the main access drive to be located on the north side of the main access drive. The revised site
and landscape plan shall be reviewed and approved by staff and one member of the Design Review
Board prior to the issuance of a zoning certificate.
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
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
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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.
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
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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.
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.
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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-2025-47) 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:
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 a tasting room, vineyard, and production facility are permitted with the
approval of a design review application within the A-R-DA (Agricultural -Residential with a
development agreement and conditional use permit) zoning district;
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 tasting room, vineyard, and production
facility are designed to complement the general vicinity;
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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 since the winery/tasting room and production facility
will have onsite parking as required by the conditional use permit;
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 feature since the
existing residential dwelling is being converted to a tasting room and the production facility has
been designed with quality materials to meet the Craftsman architectural style;
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 since the proposed
tasting room and the proposed production facility have been designed to be harmonious with the
other surrounding buildings;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the buildings does not exceed 35-feet as required within Eagle City Code;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity since the parking lot for the tasting room provides
access to the main entry to the tasting room;
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 and agricultural 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 a right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
DATED this 9th day of September 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad Pike, Mayor
ATTEST:
Tracy E.s orn, Eagle City Clerk
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