Findings - CC - 2025 - DR-2025-50 - Design Review for the common area landscaping and amenities within Wildernest River Sub.BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW FOR THE COMMON
AREA LANDSCAPING AND AMENITIES
WITHIN WILDERNEST RIVER SUBDIVISION
FOR TEAL POINT CUSTOM HOMES, LLC
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-50
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:
Teal Point Custom Homes, LLC, represented by Stephanie Hopkins with KM Engineering, LLP, is
requesting design review approval of the common area landscaping and amenities within Wildernest
River Subdivision. The 88-acre site is located at the southern terminus of South Isla Del Rio Way,
South Lago Way, and South Riparian Way at 850 and 856 East Williamson Lane.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on June 13, 2025.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on June 27, 2025, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On August 13, 2024, the Eagle City Council approved an annexation, rezone from RP (Rural
Preservation — 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
Wildernest River Subdivision (A-2023-06/RZ-2023-12/CU-2023-12/PPUD-2023-04/PP-2023-08).
E. COMPANION APPLICATIONS:
There are no companion applications with this application.
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
Existing
Proposed
North of site
South of site
East of site
West of site
COMP PLAN
DESIGNATION
ZONING
DESIGNATION
Neighborhood RP (Rural Preservation — Ada
Residential, Head of County designation)
Eagle Island, and
Floodway
No Change
Neighborhood
Residential and Head of
Eagle Island
Public/Quasi-Public
(Boise City
Comprehensive Plan)
Head of Eagle Island
Neighborhood
Residential and
Floodway
R-2-DA-P (Residential with a
development agreement —
PUD)
R-2-DA-P (Residential with a
development agreement —
PUD)
I-2 (Industrial: Heavy — Boise
City designation)
RP (Rural Preservation — Ada
County designation)
R-2-P (Residential — PUD)
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.
LAND USE
Single -Family Dwelling
and Agriculture
Single -Family Residential
Subdivision
Single -Family Residential
Subdivision (Williamson
River Ranch Subdivision)
City of Boise Wastewater
Treatment Plant
Vacant parcel (Ponds)
Single -Family Residential
Subdivision (Riversend
Subdivision)
I. EXISTING SITE CHARACTERISTICS:
The site is currently undeveloped with two single-family dwelling units, a silo, a barn, and several
agricultural outbuildings. The two single-family dwellings, the barn, and all outbuildings are to be
removed from the site. The silo is being retained to become an amenity within the development.
J. SITE DATA:
Total Acreage of Site — 88-acres
Total Number of Lots — 119
Total Number of Units — 108
Residential — 108
Commercial — 0
Industrial — 0
Common — 11
Single-family — 108
Single-family attached — 0
Two-family — 0
Multi -family — 0
Total Acreage of Any Out -Parcels — 0
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K. PARKING ANALYSIS:
No parking is required for the common area landscaping.
L. GENERAL SITE DESIGN FEATURES:
Common Area Open Space and Greenbelt Areas:
The site is proposed with 45.9-acres (52.1%) of open space. The open space consists of 11-common
lots. The common lots will consist of four (4) community ponds, an historic silo with a seating area and
historical ranch monument, clubhouse and pool amenity, water feature, a greenbelt pathway,
community pathway, and internal subdivision pathways. The two (2) northern ponds are designed to
provide a natural amenity and buffer for future and existing residents within Willamson River Ranch
Subdivision. The large common lot located adjacent to the South Channel of the Boise River is designed
to preserve the riparian forest area.
The common area active open space consists of 16.17-acres (31 %).
The Parks, Pathways, and Recreation Commission (PPRC) has reviewed the proposed pathways and
trails and provide a recommendation (see attached PPRC Action Report, dated May 9, 2024).
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.
Fire Hydrants and Water Mains:
Hydrants are to be located and installed as required by the Eagle Fire District.
On -site Septic System:
The existing home located within the site is served by an individual well and septic system.
Preservation of Existing Natural Features:
Eagle City Code Section 9-3-8 (B) states that existing natural features which add value to residential
development and enhance the attractiveness of the community (such as trees, watercourses, historic
spots and similar irreplaceable assets) shall be preserved in the design of the subdivision.
Preservation of Existing Historical Assets:
The site contains a historic silo which the applicant is proposing to retain and enhance with signage
describing the significance of the structure to the heritage of the property.
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be utilized as a clubhouse. There is an
existing silo that is to remain and be enhanced with signage describing the significance of the structure
and heritage of the property.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately twenty-five foot (25') high single -story structure. The
existing silo is approximately fifty foot (50') high.
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Gross Floor Area of Proposed Buildings:
The proposed clubhouse is approximately 2,355-square feet and the existing silo is approximately 300-
square feet.
On and Off -Site Circulation:
A 4,000-square foot (approximately) paved parking lot provides parking for vehicles using the pool
house site. Two 25-foot wide driveways are located on the southeast property line providing access to
South Lago Way.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Prairie School
Roof: Tile (Dark Gray/Black)
Walls: Stucco (White Mist), Stone (White Ashler), Alder Wood (Natural)
Windows/Doors: Fiberglass (Black)
Fascia/Trim: EFIS (Midnight)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:
This site is located adjacent to the north side of the south channel of the Boise River and there are trees
located throughout the entire site but the majority are located within the floodway and along the river.
For the purpose of this application, the applicant has only identified the trees located on future buildable
lots. There over 110 existing trees that have been identified on this site as well as multiple groves of
trees consisting of Cottonwood, Willow, E1m, and Russian Olive trees that are located where future lots
are proposed to be located. Below is a list identifying the trees to be removed by species, size,
condition, and required replacement inches as identified on the arborist report, date stamped by the City
on June 13, 2025.
DECIDUOUS CONIFEROUS REPLACEMENT
TREE TREE (CAL. (HEIGHT REMOVE/ INCHES/FEET
# SPECIES INCH) FT.) CONDITION REPLACE PER ECC
1 Apple 10" Good Remove 10"
2 Siberian Elm 20" Good Remove TBD
3 Siberian Elm 14" Good Remove TBD
4 Siberian E1m 8" Good Remove TBD
5 Siberian Elm 13" Good Remove TBD
6 Siberian Elm 16" Good Remove TBD
7 Siberian Elm 23" Good Remove TBD
8 Siberian Elm 34" Good Remove TBD
9 Siberian Elm 13" Fair Remove 0"
10 Black Locust 8" Fair Remove 0"
11 Black Locust 11" Fair Remove 0"
12 Silver Maple 16" Good Remove TBD
13 Cottonwood 11" Good Remove TBD
14 Black Locust 10" Fair Remove 0"
15 Black Locust 21" Fair Remove 0"
16 Black Locust 22" Fair Remove 0"
17 Siberian Elm 34" Fair Remove 0"
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Blue Spruce
Black Locust
Silver Maple
Cottonwood
Silver Maple
Blue Spruce
Blue Spruce
Cottonwood
Blue Spruce
Black Locust
Silver Maple
Crabapple
Crabapple
Apple
Mazzard Cherry
Siberian Elm
Pine
Cottonwood
Cottonwood
Pine
Cottonwood
Pine
Cottonwood
Cottonwood
Pine
Pine
Juniper
Cottonwood
Cottonwood
Cottonwood
White Cedar
Cottonwood
Silver Maple
Silver Maple
Black Locust
Cottonwood
Silver Poplar
Siberian Elm
Black Locust
Black Locust
Silver Maple
Crabapple
Cottonwood
8"
40"
36"
20"
40"
16"
17"
6"
8"
6"
15"
20"
11"
23"
48"
18"
16"
49"
16"
8"
45"
24"
21"
14"
18"
16"
13"
14"
20"
11"
8.5"
16"
28'
40'
30'
35'
25'
20'
20'
50'
45'
20'
10'
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28'
0"
TBD
TBD
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40'
30'
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61 Cottonwood 16" Good Remove TBD
62 Cottonwood 16" Good Remove TBD
63 Cottonwood 16" Good Remove TBD
64 Cottonwood 16" Good Remove TBD
65 Cottonwood 16" Good Remove TBD
66 Cottonwood 16" Good Remove TBD
67 Arborvitae 35' Good Remove 35'
Purple Leaf Good Remove 6"
68 Plum 6"
69 Cottonwood 12" Good Remove TBD
Purple Leaf Good Remove 6"
70 Plum 6"
71 Cottonwood 12" Good Remove TBD
Purple Leaf Good Remove 6"
72 Plum 6"
73 Cottonwood 12" Good Remove TBD
74 Crack Willow 12" Fair Remove 0"
75 Crack Willow 50" Poor Remove 0"
76 Hawthorn 5" Good Remove 5"
77 Willow 12.5" Dead Remove 0"
78 Crabapple 7.5" Good Remove 7.5"
Box Elder Remove
79 Maple 13" Fair 0"
80 Russian Olive 11.5" Dead Remove 0"
81 Magnolia 7" Good Remove 7"
82 Sugar Maple 10.5" Good Remove 10.5"
83 Magnolia 3" Good Remove 3"
84 Cherry 3.5" Good Remove 3.5"
85 Linden 8" Good Remove 8"
86 Crack Willow 40" Poor Remove 0"
87 Crabapple 12" Good Remove 12"
88 Pine 23' Good Remove 23'
89 Cottonwood 9.5" Good Remove TBD
90 Cherry Plum 4.5" Good Remove 4.5"
91 Pine 25' Good Keep 0'
92 Red Maple 2" Good Remove 2"
93 Crabapple 2" Good Remove 2"
94 Pine 12' Good Remove 12'
95 Crabapple 5.5" Good Remove 5.5"
96 Crabapple 5.5" Good Remove 5.5"
97 Willow 24" Good Remove TBD
98 Blue Spruce 10' Good Remove 10'
99 Crabapple 10.5" Fair Remove 0"
100 Crabapple 9" Good Remove 9"
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101 Crabapple 17"
102 Crabapple 13.5"
103 Crabapple 7.5"
104 Crabapple
105 Crabapple 6"
106 Crabapple 3.5"
107 Crabapple 2.5"
108 Crabapple 7.5"
109 Crabapple 18"
110 Crack Willow 40"
111 Cottonwood 28"
711
Poor Remove
Poor Remove
Good Remove
Good Remove
Good Remove
Good Remove
Good Remove
Good Remove
Fair Remove
Poor Remove
Poor Remove
Total caliper inches/feet o'trees required to be replaced on site
Total caliper inches and feet removed from the site
Total caliper inches proposed for mitigation
Total height feet proposed for mitigation
Tree Replacement Calculations:
The applicant is proposing to remove all trees noted on the arborist report (date stamped June 13, 2025)
with the exception of one evergreen tree that is to be retained and protected. The trees proposed to be
removed are Cottonwood, Crabapple, Silver Maple, Crack Willow, Willow, Black Locust, Juniper,
Pine, Blue Spruce, Siberian Elm, Apple, Red Maple, Cherry Plum, and Magnolia. As noted in the
arborist report, the trees range in condition from good to dead. The applicant is proposing to plant 110,
2-inch caliper trees for a total of 220-caliper inches and 59, 6-foot high evergreen trees for a total of
354-feet. The caliper inches and tree height being proposed meets the required mitigation of trees noted
to be a desirable species and/or in good condition. See discussion on page 13 for more information.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along all internal streets within the development.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
0"
0"
7.5"
711
6"
3.5"
2.5"
7.5"
0"
0"
0"
TBD by the
Design Review
Board and City
Council
—147" (good)
—691. 5 "
(undesirable/fair)
—328' (good)
110 - 2" caliper
deciduous trees =
220"
59 — 6' high
evergreen trees =
354'
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Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 0% interior landscaping is required, 13% is proposed.
O. TRASH ENCLOSURES:
No trash enclosure is proposed with this application.
P. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The ground mounted mechanical
units are proposed to be screened by screen walls.
Q. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage 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. A separate design review application is required prior to
the construction of any signs on this site.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within Veolia 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 — Yes — Located adjacent to the South Channel of the Boise
River
Evidence of Erosion — No
Fish Habitat — Yes — South Channel of the Boise River
Floodplain — Yes — South Channel of the Boise River, FEMA Firm Panel #16001CO162J, Effective
June 20, 2020
Mature Trees — Yes — Located within the southern portion of the property and adjacent to the existing
dwelling located at the northern portion of the site.
Riparian Vegetation — Yes - Located adjacent to the South Channel of the Boise River
Steep Slopes — No
Stream/Creek — Yes — South Channel of the Boise River
Unique Animal Life — Yes — Red-tailed Hawk nest located within the riparian forested area
Unique Plant Life — Yes — Riparian area located adjacent to the South Channel of the Boise River
Unstable Soils — unknown
Wildlife Habitat — Yes — Adjacent to the South Channel of the Boise River
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.
Department of Environmental Quality
Eagle Fire Department
Eagle Sewer District
Flood Control District 10
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
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:
Chapter 6 — Land Use
6.3 Land Use Designation
Neighborhood Residential
Suitable for single-family residential. Densities range from 2 units per acre to 4 units per acre.
Floodway
Floodway areas are defined as specifically shown on the newest edition of the Federal Emergency
Management Administration Flood Insurance Rate Maps (FIRM) along the Boise River and Dry
Creek (generally shown as floodway on the Land Use Map). These areas are to remain open space
because of the nature of the floodway which can pose significant hazards during a flood event.
Floodway areas are excluded from being used for calculating residential and development densities.
Any portion of the floodway developed as a substantially improved wildlife habitat and/or wetlands
area that is open to and usable by the public for open space, such as pathways, ball fields, parks, or
similar amenities, as may be credited toward the minimum open space required for a development,
if approved by the City Council.
When discrepancies exist between the floodway boundary shown on the Land Use Map and the
floodway boundary shown on the FIRM maps so that the floodway area is smaller than that shown
on the Land Use Map, the adjacent land use designation shown shall be considered to abut the
actual floodway boundary.
Head of Eagle Island
The head of Eagle Island possesses a recognized function as a wildlife habitat, floodway and scenic
natural resource reflective of Eagle's rural character. This area is to remain open to the sky and to
the mountains to protect the unique environmental and natural features, wildlife habitat and natural
lay of the land. The development of streets, buildings and other covered structures within this area
should be prohibited.
Regional Open Space
Open space should be designed to capitalize on and expand the open space areas around natural
features and environmentally sensitive areas. Priorities for preservation include: The most sensitive
resources — floodways and floodplains (including riparian and wetland areas), slopes in excess of
25%, locally significant features, and scenic viewpoints. Fragmentation of open space areas should
be minimized so that resource areas are able to be managed and viewed as an integrated network.
Open space areas within the Foothills and along Dry Creek and the Boise River should be designed
to function as part of a larger regional open space network. Where possible, open space should be
located to be contiguous to public lands and existing open space areas.
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B. DEVELOPMENT AGREEMENT PROVISION WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
3.8 Owner shall provide a clubhouse and pool located within a common lot centrally located within
the development prior to the City Clerk signing the final plat. The intent of the pool and clubhouse
is to provide a venue for activities for the residents of the development. The building architecture
and associated landscaping shall be reviewed and approved by the Eagle Design Review Board
prior to submittal of a final plat application. Owner shall preserve the historic silo located within
the site and provide a historical ranch monument and seating area prior to the City Clerk signing
the final plat.
3.9 Owner shall retain and enhance the historic silo to include signage describing the significance of
the structure to the heritage of the property and the area. The common lot containing the historic
silo and signage shall include a seating area as identified on the Concept Plan (Exhibit C). The
retention and enhancement of the historic silo (inclusive of the signage) and seating area shall be
completed prior to the City Clerk signing the final plat.
3.10 Owner shall submit a design review application showing at a minimum: 1) proposed development
signage, 2) planting details within the proposed and required landscape islands and all common
areas throughout the development, 3) elevation plans for all proposed common area structures
and irrigation pump house (if proposed), 4) landscape screening details of the irrigation pump
house (if proposed), 5) useable amenities such as picnic tables, covered shelters, benches,
playground equipment, gazebos, and/or similar amenities, 6) design of ponds to be constructed
in reference to mosquito abatement, 7) preservation of the historic silo (inclusive of signage) and
seating area, and 8) all proposed fencing throughout the development. The design review
application shall be reviewed and approved by the Eagle Design Review Board prior to the
submittal of a final plat application.
C. CONDITIONAL USE, PRELIMINARY DEVELOPMENT PLAN, AND PRELIMINARY PLAT
PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARIDNG THIS PROPOSAL:
8. 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.
9. 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.
10. 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
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ECC Section 8-2A-7 (J).
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-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.
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. DISCUSSION:
• The applicant is requesting design review approval for the common area landscaping within
Wildernest Ranch Subdivision, a 119-lot (108-buildable, 11-common) planned unit development.
Street trees are proposed along the lot frontages. A 2,355-square foot clubhouse, pool, 300-square
foot historic silo, and walking paths are proposed within this development. The architectural style
of the proposed clubhouse is Prairie School style which is one of the approved architectural styles
within the EASD book.
The proposed building 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 building 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
building to the surrounding vicinity to the Design Review Board.
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• This site is located adjacent to the north side of the south channel of the Boise River and there are
trees located throughout the entire site but the majority are located within the floodway and along
the river. For the purpose of this application, the applicant has only identified the trees located on
future buildable lots. There over 110 existing trees that have been identified on this site as well as
multiple groves of trees consisting of Cottonwood, Willow, Elm, and Russian Olive trees that are
located where future lots are proposed to be located. The applicant is proposing to remove all trees
noted on the arborist report (date stamped June 13, 2025) with the exception of one evergreen tree
that is to be retained and protected. The trees proposed to be removed are Cottonwood, Crabapple,
Silver Maple, Crack Willow, Willow, Black Locust, Juniper, Pine, Blue Spruce, Siberian Elm,
Apple, Red Maple, Cherry Plum, and Magnolia. As noted in the arborist report, the trees range in
condition from good to dead. The applicant is proposing to plant 110, 2-inch caliper trees for a
total of 220-caliper inches and 59, 6-foot high evergreen trees for a total of 354-feet. The caliper
inches and tree height being proposed meets the required mitigation of trees noted to be a desirable
species and/or in good condition.
Staff defers comment regarding the removal of the trees and the proposed mitigation to the Design
Review Board.
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, 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 building architecture, colors, and materials as submitted with the
clarification of the type of roof as specified in site specific condition no. 10.
• The Board is in favor of the applicant's proposed tree mitigation plan.
BOARD DECISION:
The Board voted 5 to 0 (Sayer and Greer absent) to recommend approval of DR-2025-50 for a design review
application for the common area landscaping and amenities within Wildernest River 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 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-2025-50 for a design review application for the common area
landscaping and amenities within Wildernest River 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-2023-06/RZ-2023-12/CU-2023-12/PPUD-2023-04/PP-
2023-08.
2. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
3. 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.
4. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
5. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
6. No rooftop units are proposed with this application and none are approved.
7. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
8. No signs are proposed with this application and none are approved.
9. Provide building elevation and landscaping plans of the proposed pump house and surrounding
landscaping. The building elevation 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.
10. Provide the color and specifications of the concrete tile roof proposed on the clubhouse. The color and
specifications shall be reviewed and approved by staff and one member of the Design Review Board
prior to the issuance of a zoning certificate.
11. If any lighting is proposed on the clubhouse, the applicant shall be required to provide detailed light
cutsheets showing the style, color, illumination type, wattage, etc. The lighting cutsheets shall be
reviewed and approved by staff and one member of the Design Review Board prior to the issuance of
a zoning certificate.
12. The tree mitigation plan, as presented, is approved.
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
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
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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
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.
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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.
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.
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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-2025-50) 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 subdivision landscaping is permitted with the approval of a design review
application within the R-2-DA-P (Residential with a development agreement - PUD) 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 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;
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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 since the
clubhouse has been designed to complement the area;
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 clubhouse is
in conformance with the Eagle Architecture and Site Design Book and will enhance the proposed
buildings within the vicinity;
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 since the clubhouse does not
exceed 35-feet permitted within Eagle City Code;
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 a right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
DATED this 9tn day of September 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad Pike, Mayor
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