Findings - PZ - 2026 - A-2024-01/RZDA-2024-02/CUP-2025-12/PP-2024-01 - Cedarbrook Commerical Subdivision - Annexation, rezone from RUT to MU-DA, Prelim Plat & Cond Use Permit for a waiver of the sidewalk requirement BEFORE THE EAGLE PLANNING AND ZONING COMMISSION
IN THE MATTER OF AN APPLICATION )
FOR AN ANNEXATION,REZONE FROM )
RUT [RURAL URBAN TRANSITION— )
ADA COUNTY DESIGNATION] TO MU-DA )
[MIXED USE WITH A DEVELOPMENT )
AGREEMENT-IN LIEU OF A CONDITIONAL USE )
PERMIT],PRELIMINARY PLAT,AND CONDITIONAL )
USE PERMIT FOR A WAIVER OF THE SIDEWALK )
REQUIREMENT FOR CEDARBROOK COMMERCIAL )
SUBDIVISION FOR CEDAR CREEK WEALTH )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER A-2024-01/RZDA-2024-02/CUP-2025-12/PP-2024-01
The above-entitled annexation,rezone with a development agreement(in lieu of a conditional use permit),
and preliminary plat applications came before the Eagle Planning and Zoning Commission for their
recommendation on October 6, 2025, and again on January 5, 2026. At the public hearing on October 6,
2025, the applicant requested that the applications be remanded to staff to allow for the addition of a
conditional use permit, and no public testimony was taken. Following submittal of the conditional use
permit application, the annexation, rezone with a development agreement, conditional use permit, and
preliminary plat applications came before the Commission on January 5, 2026, at which time public
testimony was taken and the public hearing was closed. The Eagle Planning and Zoning Commission,
having heard and taken oral and written testimony, and having duly considered the matter, makes the
following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Cedar Creek Wealth, represented by Kimley-Horn and Associates, Inc., is requesting approval of
annexation,rezone from RUT(Rural Urban Transition—Ada County designation)to MU-DA(Mixed
Use with a development agreement [in lieu of a conditional use permit]), preliminary plat, and
conditional use permit for a waiver of the sidewalk requirement for Cedarbrook Commercial
Subdivision, a 7-lot (6-commercial, 1-common) commercial development. The 21.95-acre site
consists of three (3) parcels and is located on the northwest corner of State Highway 55 and East
Beacon Light Road, on both the east and west sides of Brookside Lane.
B. APPLICATION SUBMITTAL:
A Neighborhood Meeting for the annexation,rezone, and preliminary plat applications was held at
Eagle City Hall at 6:00 PM,on June 4,2024,in compliance with the application submittal
requirement of the Eagle City Code. The applications for these items were received by the City of
Eagle on August 7,2024.
A revised narrative,revised preliminary plat, and conceptual site plans were received by the City on
June 9,2025.
A second revised preliminary plat and Natural Features Analysis were received by the City on August
8, 2025.
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A Neighborhood Meeting for the conditional use permit was held at Eagle City Hall at 6:15 PM, on
November 13,2025, in compliance with the application submittal requirement of the Eagle City
Code. The conditional use permit application and a revised narrative was received by the City of
Eagle on November 14, 2025.
C. CONTIGUOUS TO CITY LIMITS:
The subject property is contiguous to Eagle City limits along the southern boundary. The owner of the
property has consented in writing to the annexation into the City of Eagle.
D. NOTICE OF PUBLIC HEARING:
Requests for agencies' reviews for the annexation, rezone, and preliminary plat were transmitted on
August 12, 2024, in accordance with the requirements of the Eagle City Code. Notice of the first
Public Hearing on the applications for the Eagle Planning and Zoning Commission was published in
accordance with the requirements of Title 67, Chapter 65, Idaho Code and the Eagle City Code on
September 5, 2025. Notice of the first public hearing was mailed to property owners in accordance
with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on September 5,
2025. The site was posted in accordance with the Eagle City Code on September 24, 2025.
At the October 6,2025,Planning and Zoning Commission public hearing,the applicant requested that
the applications be remanded to staff to allow for the addition of a conditional use permit application
for a waiver of the sidewalk construction requirement. Additional time was required to conduct a
neighborhood meeting and to provide public notice for all applications in advance of the second
public hearing.
Requests for agencies' reviews for the conditional use permit were transmitted on November 19,
2025. Notice of the second public hearing on the applications for the Eagle Planning and Zoning
Commission was published in accordance with the requirements of Title 67, Chapter 65, Idaho Code
and the Eagle City Code on December 19, 2025. Notice of the second public hearing was mailed to
property owners in accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle
City Code on December 17, 2025. The site was posted in accordance with the Eagle City Code on
December 24, 2025.
E. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On May 9, 2023, City Council approved a Comprehensive Plan Map and Text Amendment to change
the land use map designation from Neighborhood Residential to Mixed Use, and to include language
within Section 6.15.1: Brookside Land Uses, which identifies the three parcels comprising roughly
23-acres (located northwest of the intersection of Beacon Light Road and State Highway 55 and east
of Dry Creek) as most appropriate for low-intensity, low-traffic generating uses such as storage,
limited office, limited commercial, limited retail,and flex space. (CPA-01-22; Resolution 23-09)
F. COMPANION APPLICATIONS: All applications are inclusive herein.
G. APPLICANT'S STATEMENT OF JUSTIFICATION OF A DEVELOPMENT AGREEMENT:
See the applicant's narrative, dated November 14,2025.
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H. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use RUT (Rural-Urban Transition— Vacant/undeveloped land
Ada County Designation)
Proposed No Change MU(Mixed Use) Mixed-Use development
(including an enclosed storage
facility)
North of site Neighborhood RUT (Rural-Urban Transition— Agricultural and Large lot
Residential and Ada County Designation) residential
Agriculture/Rural
South of site Neighborhood R-2(Residential)and A-R Single-family residential and
Residential and (Agricultural Residential) gas station(Chevron)
Mixed Use
East of site No Designation RUT(Rural-Urban Transition— Residential
Ada County Designation)&RR
(Rural Residential—Ada County
Designation)
West of site Agriculture/Rural RUT (Rural-Urban Transition— Agricultural and Large lot
Ada County Designation) residential
I. DESIGN REVIEW OVERLAY DISTRICT:
The site is located within the City-wide design review overlay district.
J. SITE DATA:
Total Acreage of Site— 21.95-acres
Total Number of Lots— 7
Residential—0
Commercial—6
Industrial—0
Common— 1
Total Number of Units— 0
Single-family—0
Single-family attached—0
Two-family—0
Multi-family—0
Total Acreage of Any Out-Parcels—none
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ADDITIONAL SITE DATA PROPOSED REQUIRED
Dwelling Units Per Gross Acre No residential units are proposed N/A
Minimum Lot Size 74,067-square feet(1.70-acres) 5,000-square feet(min.)
Minimum Lot Width 50-feet 50-feet
Minimum Street Frontage 50-feet N/A
Total Acreage of Common Area 4.65-acres N/A
Percent of Site as Common Area 21% N/A
K. PARKING:
The applicant has not yet submitted a Concept Plan for Lots 1-5, Block 1. Lot 6, Block 1 is proposed
for a self-storage facility, including enclosed climate-controlled storage units and RV/boat storage.
Accordingly, the following parking calculations apply only to the proposed development of Lot 6,
Block 1. Parking requirements for the remaining lots will be evaluated at the time a revised Concept
Plan is submitted.
LAND USE AREA REQUIREMENT SPACES REQUIRED
Storage
Climate Controlled Storage Units 21,500-sq ft. 1 space per 1,000-sf 21.50-spaces
RV/Boat Storage 32,975-sq ft. 1 space per 1,000-sf 32.98-spaces
Total Spaces Required 54.48-spaces
Eagle City Code Section 8-4-5 requires 1-parking space per 1,000-square feet of gross storage area
for Storage(enclosed building and/or fenced area).
L. GENERAL SITE DESIGN FEATURES:
Open Space,Green Belt Areas and Landscape Screening:
A common lot of approximately 4.65-acres is proposed along the north side of Brookside Lane,which
includes a 10-foot (10') wide concrete walking path adjacent to the roadway. Since this property is
located within the Scenic Corridor, as designated in the Comprehensive Plan, the applicant should be
required to incorporate and provide enhanced landscaping adjacent to State Highway 55.
Storm Drainage and Flood Control:
Detailed drainage system plans shall be submitted to the City Engineer for review and approval prior
to the City Engineer's signature on the final plat. The plans shall illustrate the construction of swales
and/or drain piping within the designated drainage easements. In addition, the CC&Rs shall include
provisions, subject to review and approval by the City Engineer and City Attorney, requiring that all
lots be graded so that stormwater runoff flows either over the curb or into a designated drainage
easement, and prohibiting runoff from crossing lot lines except within such easements.
Regarding flood control, portions of the site are located within the floodway and Special Flood
Hazard Area(SFHA), also known as the 100-year floodplain. The applicant has indicated an intent to
submit a Letter of Map Revision (LOMR) to revise the mapped location of the Dry Creek floodplain
and floodway. A FEMA-approved LOMR shall be required prior to submittal of the initial final plat
application for the Cedarbrook Commercial Subdivision.
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.
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Fire Hydrants and Water Mains:
Hydrants are to be located and installed as required by the Eagle Fire District.
On-site Septic System:
The applicant is proposing to temporarily serve the development with on-site septic system(s), until
central sewer is available to connect on site. Infrastructure for future connection to central sewer is
proposed to be installed during construction of the development.
Pressurized Irrigation:
In accordance with Eagle City Code Section 9-4-1-7(C)(4), the applicant is requesting a waiver from
Eagle City Code Section 9-4-1-9(C)(1), which requires pressurized irrigation for common lots, based
on the absence of an irrigation district to supply surface water to the development. The applicant is
proposing to irrigate the site using potable water.
Preservation of Existing Natural Features:
Staff is not aware of any existing natural features on the site which would be required to be preserved.
Preservation of Existing Historical Assets:
Staff is not aware of any existing historical assets on the site. If any historical artifacts or assets are
discovered during excavation or development of the site, state law requires immediate notification to
the State.
M. STREET DESIGN (based on the preliminary plat, date stamped by the City on December 8, 2025):
Private or Public Streets: Public
Blocks Less Than 500':None
Cul-de-sac Design:
One (1) temporary cul-de-sac with a 50-foot (50') radius is proposed at the terminus of the collector
road extending east from the proposed realignment of Brookside Lane, which will be removed once
the roadway is extended to connect with future development to the northeast. The applicant is
requesting approval of an alternate cul-de-sac design pursuant to the provisions of Eagle City Code
Section 9-3-2-1(G)(1). The proposed cul-de-sac design does not include the required ten-foot (10')
radius landscape island.
Sidewalks:
Beacon Light Road—Five-foot (5') wide detached sidewalk is proposed on the north side of Beacon
Light adjacent to the site, separated by a sixteen-foot(16')wide planter strip.
Brookside Lane — Five-foot (5') wide detached sidewalk is proposed on the south side of the
realigned Brookside Lane, separated by a eight-foot (8') wide planter strip, measured from the back
of curb. In lieu of a sidewalk on the northwest side of Brookside Lane, a ten-foot(10')wide detached
concrete pathway is proposed adjacent to the street, separated by an eight-foot (8') wide planter strip.
The applicant is proposing to provide a crosswalk, pedestrian ramp, and sidewalk connection so that
both sides of Brookside Lane are accessible.
No sidewalk is proposed on the north side of the eastern extension of Brookside Lane (shown as
Proposed Collector Road on the preliminary plat). Pursuant to Eagle City Code Section 9-4-1-7(A),
sidewalks are required on both sides of a collector road. The applicant has requested a waiver of this
requirement as part of this application.
Curbs and Gutters:
Curbs and gutters which meet ACHD standards are proposed for the interior streets.
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Lighting:
Lighting for the proposed public streets is required. Location and lighting specifications incorporating
a "Dark Sky" style of lighting shall be provided to the City Zoning Administrator prior to the
submittal of the final plat.
Street Names:
Street names should be approved by the Ada County Street Naming Committee prior to submittal of a
final plat application.
N. ON AND OFF-SITE PEDESTRIANBICYCLE CIRCULATION:
Pedestrian Walkways: Sidewalks are proposed adjacent to Beacon Light Road and Brookside Lane.A
ten-foot (10') wide multi-use pathway is proposed within Lot 1, Block 2, which extends northeast
from Beacon Light Road and terminates at the north-south extension of Brookside Lane.
O. PUBLIC USES PROPOSED:
No public uses are proposed with this application.
P. AVAILABILITY AND ADEQUACY OF UTILITIES AND SERVICES:
The applicant is proposing to serve the commercial development with individual on-site septic
systems. The Eagle Sewer District has confirmed that its collection system does not currently extend
to this area; the nearest point of connection to the central sewer system is located 0.75-miles west of
the site, within the Vizcaya Subdivision. Although immediate service through central sewer is not
available, the applicant has indicated that they will construct the necessary infrastructure to enable
future connection to the Eagle Sewer system and will rely on individual septic systems on an interim
basis until such a connection becomes feasible through subsequent system expansion or adjacent
development. As stated in the applicant's response memo, dated June 30, 2025, "The septic system
restriction has been noted as preliminary plat standard note #1 per our coordination with CDH
[Central District Health]. We have not been able to size septic systems for each lot, since we do not
know the proposed sewer demand, but we have done preliminary calculations on septic sizing, and
are confident that septic will be able to be used for the anticipated uses."
Potable water service will be provided by the City of Eagle, with public safety services provided by
the Eagle Police Department and Eagle Fire District. The property is not located within an irrigation
district; therefore, the applicant has requested a waiver from the requirement to provide pressurized
irrigation for the common areas. In the absence of a pressurized irrigation system, the common areas
are proposed to be irrigated with potable water supplied by the City of Eagle.
Q. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern—yes; floodplain and floodway
Evidence of Erosion— no
Fish Habitat— no
Floodplain — yes; 100-year floodplain and floodway adjacent to Dry Creek (FIRM panel
16001C0152H)
Mature Trees—yes; adjacent to Dry Creek
Riparian Vegetation—no
Steep Slopes— no
Stream/Creek— yes; Dry Creek along the northwest boundary of the site
Unique Animal Life— no
Unique Plant Life— no
Unstable Soils— no
Wildlife Habitat—no
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R. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN:
See the applicant's Natural Features Analysis, dated July 16,2024(attached).
S. AGENCY RESPONSES:
The following agencies have responded, and their correspondence is attached:
City Engineer
Ada County Highway District
Initial report dated May 19, 2025
Second report dated December 30, 2025 (associated with the Conditional Use Permit)
Central District Health Department
Department of Environmental Quality
Eagle Fire District
Eagle Sewer District
Historical Preservation Committee
Idaho Transportation Department
T. RESPONSE FROM THE EAGLE PARKS,PATHWAYS,AND RECREATION COMMISSION:
These applications went before the Parks, Pathways, and Recreation Commission (PPRC) for their
recommendation on September 9, 2024. The PPRC action letter, dated September 9, 2024, is
attached.
U. LETTERS FROM THE PUBLIC:
No letters from the public have been received to date.
THE PLANNING AND ZONING COMMISSION RECEIVED AND REVIEWED THE
FOLLOWING STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS
THE STAFF REPORT AS PART OF THE PLANNING AND ZONING COMMISSION'S FACTS:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
SCENIC CORRIDOR OVERLAY
An overlay designation that is intended to provide significant setbacks from major corridors and
natural features through the City. These areas may require berming, enhanced landscaping, detached
meandering pathways, and appropriate signage controls. This designation includes the Willow Creek
Scenic Corridor that is to provide increased setbacks and buffering of development including natural
vegetation and restoration,regional trails, and connectivity.
REGIONAL OPEN SPACE OVERLAY
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—floodway 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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6.3 LAND USE DESIGNATION
MIXED USE: Suitable for a mixture of uses including limited office, limited commercial, and
residential. Residential densities within the designation is up to 20-units per acre but density will be
determined on a site by site basis. Uses should complement and not take away from Downtown
Eagle. Development within this land use designation should be required to proceed through the PUD
and/or development agreement process. See the planning area text for a complete description of site
specific uses.
6.15 BROOKSIDE PLANNING AREA
The Brookside Planning Area is an area of transition between the Eagle Foothills to the north and the
rural areas along Beacon Light Road. The areas needs to provide efficient access from the State
Highway system to the foothills. The alignment and location for the northern and western portion of
Brookside Lane is ideal for a new and consolidated access point to State Highway 55. Due to the
intensity of the transportation impacts to this area it is important to look at a new mix of land uses that
address the impacts to the intersection of State Highway 55 and Brookside while buffering and
transitioning to the established large lot development along Beacon Light.
The Brookside Planning Area is designated for mixed use combining residential, office, and limited
retail within a community center as designated in the Foothills Planning Area. Transitioning and
buffering to the area immediately to the west of the planning area will be paramount in the
development and approval process. The Brookside Planning Area is subject to the policies of this
planning area and the policies of the Foothills Planning Area.
6.15.1 BROOKSIDE LAND USES
A. Uses in the Planning Area should be sensitive to the topography and limitations of the site as well
as to the surrounding residential uses to the south and west. The area is seen as a true mixed-use
area providing a combination of residential, office, and community commercial to serve the
incorporated residential and neighboring residential uses.
B. The western portion of the planning area should be retained as residential transitioning from the
existing 5-acre lots along Brookside into a mixed-use center at the northern intersection of
Brookside Lane and State Highway 55. The use of lofts of second story residential above office
areas may be used to capture some vehicle trips generated from the development.
C. The existing 5-acre lots along State Highway 55 that take direct access to the highway should be
limited in development options until a parallel collector road can be established to remove access
to the highway.
D. Single use commercial should be discouraged in this area.
E. The future land uses in the Brookside Planning Area are contingent on developers working with
ITD, ACHD, and the City of Eagle to resolve access limitations to State Highway 55 and
promoting the construction of an internal access road connecting north to Brookside Lane south to
Beacon Light. Changes of use for a single/lot parcel should be limited due to the transportation
constraints in the area.
F. Master planning for the individual lots along State Highway 55 is encouraged and single lot/single
parcel rezones should be discouraged unless the access and design issues are acceptable to the City
and ITD.
G. The three parcels comprising roughly 23 acres located northwest of the intersection of Beacon
Light Road and State Highway 55 and east of Dry Creek, should be limited to low-intensity, low-
traffic generating uses such as storage, limited office, limited commercial, limited retail, and flex
space.
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6.15.2 BROOKSIDE DESIGN
A. The Brookside Lane Planning Area should be master planned as much as possible to provide
innovative solutions to the access limitation issues in this planning area.
B. The design of the area should be internally focused capturing some trips from Highway 55, the
Foothills, and Beacon Light Road through a limited access frontage road while providing a
mixture of residential uses to allow pedestrian circulation and vehicle trip capture.
C. Common parking areas to the sides of buildings with shared parking should be encouraged to
minimize walking distance between businesses and providing a welcoming feel to pedestrians and
bicyclists entering the area.
D. Signage for non-residential uses should be incorporated as a master sign plan rather than
individual signs when located along State Highways and entry corridors.
E. The area between the frontage road and existing highway at the northern intersection of
Brookside Lane and State Highway 55 should be landscaped and treated as an entry corridor to
the City of Eagle.
6.15.3 BROOKSIDE ACCESS
A. The future land uses in the Brookside Planning Area are contingent on developers working with
ITD, ACHD, and the City of Eagle to resolve access limitations to the State Highway 55 and the
future need for an interchange at this location. Changes of use for a single lot/single parcel should
be discouraged. Due to the transportation constraints, it is unlikely a single parcel will be able to
achieve alternative access alone.
B. Access to State Highway 55 should be limited to the existing northern intersection at
Brookside Lane and a realignment of the southern intersection of Brookside Lane to
connect with Beacon Light Road.
C. A frontage/backage road should be developed from the northern intersection of Brookside Lane
and State Highway 55 to the new intersection of Brookside Lane and Beacon Light Road.
D. A western extension of the northern alignment of Brookside Lane should be developed to provide
access to the Foothills sub-area.
E. A grade separated interchange should be encouraged at the northern intersection of Brookside
Lane and State Highway 55.
6.15.4 ISSUES OF CONCERN
A. Due to the limited access allowed under the ITD Access Restrictions, the area must be reviewed
as a whole to ensure that individual lot access points are removed and alternative access is
provided for as development occurs.
B. All of the property owners in the area are encouraged to coordinate and cooperate to address the
site limitations with the affected agencies (ITD, ACHD, and Eagle) to avoid a situation where the
Brookside Planning Area may be limited to existing residential land uses.
C. The Regional Long-Range Transportation Plan identifies that Highway 55 will be at capacity by
2020. Intensification of the development along this corridor could further congest this route.
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MAP 8.6 CONCEPTUAL FUTURE ROADWAY NETWORK:
/ It.t 7
r 1
P *U''--- - ' 4.... \ ; I ,,..,....., .
A0 0275 0�1 111 Mies
r
CONCEPTUAL FUTURE ROADWAYS • ..( \ I
•---BUILT BY PUBLICPUBLICAGENCY OR AT TIME Of DEVELOPMENT t SCITOULS 1 \
SECONDARY ROADS TO BE BOAT If REDEVELOPMENT OCCURS PARKS • \
PARR AND RIDE WATER ~ }
L) EXISTING PARR AND RIDE LOT `--•. '+
EAGLE CITY LIMITS r ® `.
PLANNED PARK AND RIDE LOT PM 2040) EAGLE AREA Of ~"
BIM CONCEPTUAL FUTURE ROADWAY NETWORK sp
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2-1: Districts Established, Purposes and Restrictions:
MU MIXED USE DISTRICT: To provide for a variety and mixture of uses such as limited
office, limited commercial, and residential. This district is intended to ensure compatibility of
new development with existing and future development. It is also intended to ensure
assemblage of properties in a unified plan with coordinated and harmonious development
which shall promote outstanding design without unsightly and unsafe strip commercial
development. Uses should complement the uses allowed within the CBD zoning district. All
development requiring a conditional use permit in the MU zoning district, as shown in
section ti-27 of this chapter, shall occur under the PUD and/or development agreement
process in accordance with chapter 6 or 10 of this title unless the proposed development does
not meet the area requirements as set forth in section -6 -1 of this title. In that case a
cooperative development, in conjunction with adjacent parcels (to meet the minimum area
requirements), shall be encouraged. Otherwise a conditional use permit shall be required
unless the proposed use is shown as a permitted use in the MU zoning district within section N-_
of this chapter. Residential densities shall not exceed twenty (20) dwelling units per gross
acre. When a property is being proposed for rezone to the MU zoning district, a development
agreement may be utilized in lieu of the PUD and/or conditional use process if approved by
the city council,provided the development agreement includes conditions of development that
are required during the PUD and conditional use process.
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• Eagle City Code Section 8-2-3: Official Schedule of District Regulations
Land Uses Districts
A A-R R-E R L-O C-A C-I C-2 C-3 CBD M-I BP M-2 M-3 MU
Commercial:
Flex space P P P P P
Office,business and P P P P P C P
professional
Office,medical and dental P P P P P P
Retail sales(limited) P P P P P C
Storage(enclosed P P P P P C P P C
building)
Storage(fenced area) C C C C C C C P P C
• Eagle City Code Section 8-2-4: Schedule of Building Height and Lot Area Regulations:
Minimum Yard Setbacks Minimum Minimum
Zoning Maximum Maximum Lot Area Lot
District Height Front Rear Interior Street Lot Covered (Square width
Side Side Feet)
MU 35' 20' 20' 7.5' 20' 50% 5,000 50'
• Eagle City Code Section 8-2A-7(J): Buffer Areas/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.
• Eagle City Code Section 8-2A-7(L): Landscaped Commercial Strips:
1. Landscaped strips shall be provided between all building development and public rights of
way to lend continuity among different architectural styles, screen unsightly views,
establish a pleasing view for motorists, and create a safe and pleasant corridor for
pedestrians.
a. The landscaped strip shall be ten feet (10') wide minimum and planted with one shade
tree and ten (10) shrubs for every thirty five feet (35') of street frontage. Two (2)
ornamental or two(2) evergreen trees may be substituted for one shade tree.
• Eagle City Code Section 8-4-5: Schedule of Parking Requirements:
Type Of Use _ Off Street Parking Spaces Required
Storage(enclosed building and/or fenced area) 1 per 1,000 square feet of gross storage area
• Eagle City Code Section 8-7-3-1: Purpose and Interpretation of Conditional Use:
A. Purpose: It is recognized that an increasing number of new kinds of uses are appearing
daily, and that many of these and some other more conventional uses possess
characteristics of such unique and special nature relative to location, design, size, method
of operation, circulation and public facilities that each specific use must be considered
individually.
B. Interpretation Of Conditional Use: Any use which is permitted as a conditional use in a
district under the terms of this title shall not be deemed a nonconforming use in such
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district,but shall, without further action,be considered a conforming one.
C. Exceptions or waivers of standards within Title 8 or Title 9, other than use, inclusive of
the subject matter addressed by Section 8-7-4-2 or Section 9-6-3 "Variances" may be
permitted through issuance of a conditional use permit.
• Eagle City Code Section 8-7-3-2: General Standards for Conditional Uses:
The commission/council shall review the particular facts and circumstances of each proposed
conditional use in terms of the following standards and shall find adequate evidence showing
that such use at the proposed location:
A. Will, in fact, constitute a conditional use as established in section 8-2-3 of this title for the
zoning district involved, or section 8-7-3-1 (C) of this chapter, or as may otherwise be
established by this title;
B. Will be harmonious with and in accordance with the general objectives or with any
specific objective of the comprehensive plan and/or this title;
C. Will be designed, constructed, operated and maintained to be harmonious and appropriate
in appearance with the existing or intended character of the general vicinity and that such
use will not change the essential character of the same area;
D. Will not be hazardous or disturbing to existing or future neighboring uses;
E. Will be served adequately by essential public facilities and services such as highways,
streets,police and fire protection,drainage structures,refuse disposal,water and sewer and
schools; or that the persons or agencies responsible for the establishment of the proposed
use shall be able to provide adequately any such services;
F. Will not create excessive additional requirements at public cost for public facilities and
services and will not be detrimental to the economic welfare of the community;
G. Will not involve uses, activities, processes, materials, equipment and conditions of
operation that will be detrimental to any persons,property or the general welfare by reason
of excessive production of traffic,noise, smoke, fumes,glare or odors;
H. Will have vehicular approaches to the property which shall be so designed as not to create
an interference with traffic on surrounding public thoroughfares; and
I. Will not result in the destruction, loss or damage of agricultural lands or any natural open
space, scenic, cultural, or historic feature of major importance without adequate mitigation
as determined by the city council.
• Eagle City Code Section 8-7-3-5: Conditional Use Permit
E. Conditions Of Permit: Upon the granting of a conditional use permit, conditions may be
attached to said permit including,but not limited to,those:
1. Minimizing adverse impact on other development;
2. Controlling the sequence and timing of development;
3. Controlling the duration of development;
4. Assuring that development is maintained properly;
5. Designating the exact location and nature of development;
6. Requiring the provision for on site or off site public facilities or services; and
7. Requiring more restrictive standards than those generally required in this title.
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C. SUBDIVISION CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
• Eagle City Code Section 9-3-2-1:
Stub Streets: Where adjoining areas are not subdivided, the arrangement of streets in new
subdivisions shall be such that said streets extend to the boundary line of the tract to make
provisions for the future extension of said streets into adjacent areas, and shall have a cul-de-
sac or temporary cul-de-sac. A reserve street may be required and held in private ownership.
• Eagle City Code Section 9-4-1-7
A. Sidewalks, a minimum five feet (5') wide, shall be required on both sides of the street;
except, that where the average width of lots, as measured at the street frontage line or at
the building setback line, is over one hundred feet (100'), and the street is designated a
local street, sidewalks on only one side of the street may be allowed. This sidewalk
exception shall not be permitted on collectors,arterials, or section line streets.
• Eagle City Code Section 9-4-1-9: Water Supply and Sewer Systems:
A. Pressurized Irrigation Facilities:
1. All residential dwelling units and subdivision common areas shall be provided with a
pressurized irrigation system to be served with irrigation water from a surface water right
unless a waiver, as outlined herein, is approved by the city council.
The city has adopted supplemental standards and regulations (titled "Pressure Irrigation
Standards", incorporated herein by reference and available at Eagle city hall)pertaining to
the design, construction and maintenance of pressurized irrigation systems. Plans and
documents reflecting the required standards and regulations shall be submitted with the
application for a preliminary plat.
The following design requirements and the requirements provided within the supplemental
"Pressure Irrigation Standards" shall apply to the pressurized irrigation system. These
standards shall supplement all other regulations, and where at variance with other laws,
regulations, ordinances or resolutions, the more restrictive requirements shall apply. The
council may determine that revisions to the supplemental standards are warranted and
make such revisions by act of a resolution.
a. The pressurized irrigation system may have a backup connection to a potable water
system with the approval of the city, city engineer, and the potable water purveyor,
and the installation of a state approved reduced pressure backflow prevention
assembly or an air gap separating the irrigation system and the potable water system.
The operation, maintenance, associated costs, and annual inspection of the backup
connection and the backup system's reduced pressure backflow prevention assembly
shall be the responsibility of the entities as determined in "Pressure Irrigation
Standards" of this section. Individual backup connections to individual lots by
individual lot owners shall be prohibited with the exception of the common area lots
owned and maintained by the homeowners' association.
b. The pressurized irrigation system shall be designed by a licensed professional
engineer registered in the state of Idaho, and the construction plans for the system
shall be reviewed and approved by the city engineer.
2. The requirement for installation of a pressurized irrigation system may be waived by the
city council when the applicant has established that any of the following situations exist
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(the sale or transfer of an existing water right shall not be grounds for requesting a waiver
pursuant to this provision):
a. Where a sufficient surface irrigation water right does not exist for the property. The
lack of surface irrigation water right shall be documented in writing by the
appropriate irrigation district or canal company and the department of water
resources and shall be submitted with the subdivision preliminary plat. In this case a
waiver shall only be granted for that portion of the subdivision that cannot be served.
b. Where an existing surface water right cannot be delivered to the property by an
irrigation district or canal company due to current delivery capacity or scheduling. In
these situations the city council may still require the installation of the pressure
irrigation system, provided water rights can be made available to the property and
delivery system modifications can be made so irrigation water can be supplied within
two (2)years.
c. Where the applicant has provided for another means of delivery such as flood
irrigation, if approved by the city engineer. The applicant shall present the proposed
alternative delivery system to the city engineer at the time the waiver is requested.
d. That due to the specific circumstances surrounding a new subdivision, the cost of
obtaining water rights, reestablishing water rights or developing the system would
impose an undue economic hardship on the developer. For purposes of this section,
an undue economic hardship shall consist of a showing that the cost per lot to
develop the pressurized irrigation system would be twenty five percent (25%) higher
than the cost per lot for providing a pressurized irrigation system to subdivisions of
similar size and density constructed in the city within the previous two (2) years; or
the cost per lot of the pressurized irrigation system would exceed five percent (5%)
of the expected per lot market value of the subdivision.
The developer shall bear the burden of providing documentation, acceptable to the
city engineer and city council, demonstrating and supporting the estimated costs of
construction of the pressurized irrigation system, and the cost per lot for irrigation
systems in those subdivisions built in the last two (2) years as noted above, and the
expected market value of the subdivision lots. For phased developments, costs will be
analyzed over all phases of the development rather than the first phase only.
3. Should installation of a pressurized irrigation system be waived by the city engineer, as
outlined herein, compliance to Idaho Code 31-3805 is still required.
4. Requests for waivers shall be submitted to the city with the preliminary plat application
and shall be accompanied by an irrigation report, prepared by a licensed Idaho registered
professional engineer, stating the location and availability of surface irrigation water and
documenting the basis for the waiver request. If applicable, the irrigation report shall be
accompanied by a letter from the irrigation district or canal company stating that water
rights and/or a delivery system are not available to the property.
• Eagle City Code Section 9-5-7: Subdivision within a Floodplain:
In addition to the provisions of this title, any subdivision within the designated floodplain of
the City shall comply with all applicable provisions of the floodplain regulations of the City as
now in effect or as may hereafter be amended.
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• Eagle City Code Section 9-5-8: Subdivision within an Area of Critical Concern:
A. Designation Of Areas Of Critical Concern: Hazardous or unique areas may be designated
as areas of critical concern by the city council or by the state of Idaho. Special
consideration shall be given to any proposed development within an area of critical
concern to assure that the development is necessary and desirable and in the public interest
in view of the existing unique conditions. Hazardous or unique areas that may be
designated as areas of critical concern are as follows:
1. Earthquake location;
2. Unstable soils;
3. Unique animal life;
4. Unique plant life;
5. Scenic areas;
6. Historical significance;
7. Floodplain;
8. Center city;
9. Areas within the area of city impact but outside city boundaries; and
10. Other areas of critical concern.
B. Environmental Assessment Plan: The developer shall prepare and submit an
environmental assessment along with the preliminary plat application for any development
that is proposed within an area of critical concern.
The contents of the environmental assessment shall be prepared by an interdisciplinary
team of professionals that shall provide answers to the following questions:
1. What changes will occur to the area of environmental concern as a result of the
proposed development?
2. What corrective action or alternative development plans could occur so as not to
significantly change the area of environmental concern?
3. What changes in the area of environmental concern are unavoidable?
4. What beneficial or detrimental effect would the development have on the environment
including, but not limited to, animal life, plant life, social concerns, economic, noise,
visual, available farmland and other?
C. Areas Of Critical Concern: The following areas are specifically identified as areas of
critical concern:
1. Boise River Floodplain: The Boise River floodplain and certain intervening and
immediately adjacent areas are designated as areas of critical concern due to their
ecological and scenic significance. This area comprises the two (2) channels of the
Boise River and intervening and immediately adjacent areas, as depicted on the land
use designation map of the most recently adopted comprehensive plan, as a "special
area", including that portion in the Eagle impact area.
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D. FLOOD CONTROL CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
• Eagle City Code Section 10-1-2: Objectives and Methods of Reducing Flood Losses:
In order to accomplish its purposes,this chapter includes methods and provisions for:
A. Restricting or prohibiting uses which are dangerous to health, safety, and property due to
water or erosion hazards, or which result in damaging increases in flood heights, velocities,
or erosion;
B. Requiring that development which is vulnerable to floods, including structures and
facilities necessary for the general health, safety, and welfare of citizens, be protected
against flood damage at the time of initial construction;
C. Preserve and restore natural floodplains, stream channels and natural protective barriers
which help accommodate or channel floodwaters;
D. Control filling, grading, dredging and other development which may increase flood damage
or erosion; and
E. Preventing or regulating the construction of flood barriers which will unnaturally divert
floodwaters or which may increase flood hazards in other areas.
• Eagle City Code Section 10-1-4: Compliance with Provisions:
No structure or land shall hereafter be constructed, located, extended, converted, developed, or
altered without full compliance with the terms of this chapter and other applicable regulations.
• Eagle City Code Section 10-1-5: Rules and Definitions:
FLOODWAY: The channel of a river or other watercourse and adjacent land areas that must be
reserved in order to discharge the base flood without cumulatively increasing the water surface
elevation more than one foot(1').
RIPARIAN ZONE: That area along the banks of any waterway twenty five feet (25') in width
measured landward from the mean high water mark.
• Eagle City Code Section 10-1-8-5(F): Subdivisions
All subdivision plats shall contain note(s) that refer to the required twenty five foot (25')
setback from all waterways, called the riparian zone, in which no improvement is permitted and
require that riparian vegetation shall be maintained in its natural state for the protection and
stabilization of the riverbank and that removal of trees or other vegetation is regulated.
E. DISCUSSION:
• The applicant has proposed to construct a realignment of Brookside Lane with the development
of this subdivision. This realignment is consistent with the alignment identified on the City's
Comprehensive Plan Future Roadways Map and is intended to remove direct access to State
Highway 55, thereby improving traffic safety and circulation by consolidating access through
the local street network. The applicant should be required to construct the realignment of
Brookside Lane as shown in the proposed Concept Plan and in accordance with the standards
and requirements of the Ada County Highway District.
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• The applicant has submitted a Concept Plan for Lot 6, Block 1, proposing an enclosed storage
facility, including climate-controlled self storage, and RV and boat storage. The land uses and
design of Lots 1-5, Block 1, have not yet been determined and are therefore not included in the
submitted Concept Plan. Given that the project site is located directly adjacent to State
Highway 55, and is designated within the Scenic Corridor within the Comprehensive Plan, the
development's landscaping, design, and visual appearance as viewed from State Highway 55
warrant careful consideration.
Future development of Lot 6, Block 1 should remain generally consistent with the Conceptual
Site Plan, shown as Exhibit"C" herein. Prior to development of Lots 1-5, Block 1, the Owner
should be required to submit a Concept Plan for the remaining portion of the Property as a
modification to this Development Agreement for review and approval by the City Council. This
Concept Plan should demonstrate the Owner's development intent for Lots 1-5, Block 1, and
compliance with Scenic Corridor policies, including, but not limited to: general building
locations and orientations; intended land uses and square footage ranges; internal roadways,
drive aisles, and access points; parking layout; the location, type, and size of landscaped areas;
and conceptual building elevations and architectural character. Any application for a
development agreement modification will be subject to review and approval by the City
Council, and approval is not assured.
• The preliminary plat shows a portion of the temporary cul-de-sac extending beyond the
proposed dedicated right of way. As proposed, only a two-foot (2') access easement is shown
along the edge of the cul-de-sac, which is insufficient to ensure that the entirety of the cul-de-
sac functions as a public street. The applicant should be required to submit a revised
preliminary plat showing a public access easement encompassing the full extent of the cul-de-
sac prior to submittal of a design review application.
• The preliminary plat depicts a temporary cul-de-sac that terminates approximately 20-feet west
of the eastern property boundary. Eagle City Code Section 9-3-2-1(C) states that where
adjoining areas are not subdivided, streets shall extend to the boundary line of the development
property to allow for future extension into adjacent areas. To ensure compliance and provide
for future roadway connectivity, the applicant should be required to submit a revised
preliminary plat showing the temporary cul-de-sac extended to the eastern property line prior to
submittal of a design review application.
• Upon development of the parcel adjoining to the east, and at such time as the roadway
connection to the east is extended to the shared boundary, the Owner should: (a) remove the
temporary cul-de-sac; and (b) construct the remaining portion of the public street within the
subject property to the eastern boundary, including pavement, curb, gutter, and any required
utilities, in accordance with Eagle City Code Section 9-4-1.
• Concurrent with the removal of the temporary cul-de-sac and construction of the roadway
connection described above, the applicant should install five-foot(5') wide detached sidewalks
and eight-foot (8') wide planter strips within the area formerly occupied by the cul-de-sac, to
provide continuous sidewalk and streetscape improvements in accordance with Eagle City
Code.
If a waiver of Eagle City Code Section 9-4-1-7 is approved with this application, sidewalk
will not be required to be constructed on the north side of the eastern extension of
Brookside Lane(shown as Prop. Collector Road on the preliminary plat).
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• The proposed Concept Plan for Lot 6,Block 1, shows RV storage units approximately four-feet
(4') from the curb line of the temporary cul-de-sac. Eagle City Code Section 8-2A-7(L)
requires minimum ten-foot (10') wide landscape strips to be provided between all building
development and public rights of way to lend continuity among different architectural styles,
screen unsightly views, establish a pleasing view for motorists, and create a safe and pleasant
corridor for pedestrians. The applicant should submit a revised Concept Plan showing a
minimum 10-foot (10') distance between the back of curb and any structures, including fences,
walls, or storage units prior to execution of the development agreement associated with
Cedarbrook Commercial Subdivision. Additionally, the applicant should be required to
landscape the area between the cul-de-sac and the storage units in accordance with Eagle City
Code Section 8-2A-7(L), or a surety should be provided for said landscape improvements,prior
to the City Clerk signing the final plat.
• The Concept Plan for Lot 6, Block 1 does not identify the location or configuration of the
required parking spaces associated with the proposed storage facility. The applicant should be
required to submit a revised Concept Plan showing the location and configuration of the
minimum required parking, totaling 55-spaces, in accordance with the requirements of the
Eagle City Code prior to submittal of a design review application.
• The applicant has submitted an application for a floodplain development permit for the portion
of Cedarbrook Commercial Subdivision that is located within the Dry Creek floodplain. The
applicant is proposing to apply for a Letter of Map Revision (LOMR) with the Federal
Emergency Management Agency (FEMA) to revise the location of the Dry Creek floodplain
and floodway and is not proposing to conduct grading specific to floodplain revisions. The
applicant should provide the FEMA approved LOMR with the submittal of the initial Final Plat
application associated with Cedarbrook Commercial Subdivision.
• The applicant is proposing to serve the commercial development with individual on-site septic
systems. The Eagle Sewer District has confirmed that its collection system does not currently
extend to this area; the nearest point of connection to the central sewer system is located 0.75-
miles west of the site, within the Vizcaya Subdivision. Although immediate service through
central sewer is not available, the applicant has indicated that they will construct the necessary
infrastructure to enable future connection to the Eagle Sewer system and will rely on individual
septic systems on an interim basis until such a connection becomes feasible through subsequent
system expansion or adjacent development. As stated in the applicant's response memo, dated
June 30, 2025, "The septic system restriction has been noted as preliminary plat standard note
#1 per our coordination with CDH[Central District Health]. We have not been able to size
septic systems for each lot, since we do not know the proposed sewer demand, but we have
done preliminary calculations on septic sizing, and are confident that septic will be able to be
used for the anticipated uses."
If individual septic systems are approved, Central District Health (CDH) will require sanitary
restrictions to be placed on the final plat, which will remain until the septic systems are
property sized and designed to meet CDH standards. Since the applicant is unable to determine
the exact septic requirements for each lot at this stage due to uncertainties regarding the future
land use of Lots 1-5, Block 1, and the associated sewer demand, CDH has advised that the
systems must be sized prior to fmal plat recordation. Additionally, while the applicant has
identified enclosed storage as the only confirmed land use for the site at this time, any future
development or land use changes will require further review and approval from CDH to ensure
that adequate on-site wastewater disposal is provided. Any additional land uses proposed after
plat approval will also be subject to further evaluation and may require modifications to the
septic systems to comply with health and safety standards.
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If individual septic systems are not sized and approved by Central District Health prior to
submittal of the final plat application, the applicant should: (a) place a note on the face of the
final plat reflecting the required sanitary restrictions in accordance with CDH requirements; and
(b) include within the narrative accompanying the initial final plat application submittal a
description of the proposed wastewater service for the subdivision, identifying whether service
will be provided by individual on-site septic systems on an interim basis or through connection
to the Eagle Sewer District, and the status of approvals or coordination with the applicable
agencies.
The following discussion items are regarding the Parks, Pathways, and Recreation
Commission's recommendations:
• The applicant has requested a waiver of Eagle City Code Section 9-4-1-7 to waive the
requirement for a sidewalk on the north side of the proposed collector road extending to the
northeastern boundary of the property. Pursuant to Eagle City Code Section 9-4-1-7(A),
sidewalks with a minimum width of five feet(5') are required on both sides of a collector road.
The preliminary plat does not depict a sidewalk on the north side of the temporary cul-de-sac,
shown as the eastern extension of the realigned Brookside Lane and labeled "Prop. Collector
Road"on the preliminary plat.
If the waiver is not approved, the applicant shall be required to construct a detached sidewalk
with a minimum width of five-feet (5') and an eight-foot (8') wide planter strip on the north
side of the eastern extension of the realigned Brookside Lane, in accordance with Eagle City
Code Section 9-4-1-7, prior to the City Clerk's signature on the final plat. In addition, the
applicant should submit a revised preliminary plat depicting the required sidewalk and planter
strip prior to submittal of a design review application.
• Condition 21 herein (condition 22 within the Parks, Pathways, and Recreation Commission
Action Report, dated September 9, 2024), states, "Construction of the sidewalk on the north
side of Beacon Light shall be suspended until the Ada County Highway District (ACHD) and
the Idaho Transportation Department(ITD) identify a crossing of Highway 55."
This recommendation was made by the Parks, Pathways, and Recreation Commission (PPRC)
prior to issuance of the ACHD staff report for Cedarbrook Commercial Subdivision. Site
Specific Condition #2 within the ACHD staff report, dated December 30, 2025, requires the
applicant to improve Beacon Light Road with: seventeen feet (17') of pavement; a three-foot
(3') wide gravel shoulder abutting the site where it does not exist; and a five-foot (5') wide
detached concrete sidewalk on the north side of Beacon Light Road, located a minimum of
forty-one feet (41') from the centerline of the roadway. Additionally, pursuant to Eagle City
Code Section 9-4-1-7, sidewalks are also required along arterial roadways, which includes
Beacon Light Road. To ensure compliance with ACHD conditions of approval and
conformance with the requirements of Eagle City Code, staff recommends that the sidewalk on
the north side of Beacon Light Road be constructed concurrently with the proposed roadway
improvements.
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PUBLIC HEARING OF THE COMMISSION (October 6, 2025):
A. The Planning and Zoning Commission conducted an initial public hearing on the annexation, rezone,
and preliminary plat applications on October 6, 2025, at which time the applicant requested that the
applications be remanded to staff to allow for the addition of a conditional use permit application. The
Commission voted to remand the applications to staff, and the applications were subsequently re-
noticed for a second public hearing held on January 5, 2026. No public testimony was taken at the
initial(October 6,2025)hearing.
COMMISSION DELIBERATION:
Upon closing the public hearing, the Commission made a motion based on the information provided by
staff and the applicant. A summary of the deliberation can be found at the following link:
(Granicus time: 00:23:05)https://eagle-id.granicus.com/piayer/clip/2144
COMMISSION DECISION REGARDING THE ANNEXATION, REZONE WITH A
DEVELOPMENT AGREEMENT,AND PRELIMINARY PLAT:
The Commission voted 3 to 0 (Oland and Guerber absent) to remand to staff A-2024-01/RZDA-2024-02/
PP-2024-01 for an annexation, rezone with a development agreement, and preliminary plat for
Cedarbrook Commercial Subdivision to allow for the addition of a conditional use permit application.
SECOND PUBLIC HEARING OF THE COMMISSION (January 5, 2026):
A. The second public hearing on the applications (including a conditional use permit for the waiver of
the requirement to construct a sidewalk) was held before the Planning and Zoning Commission on
January 5, 2026, at which time testimony was taken and the public hearing was closed. The
Commission made their recommendation at that time.
B. A total of nine (9) individuals signed the public hearing sign-in sheet, all in opposition to the
applications. Signing the public hearing sign-in sheet does not necessarily indicate that the individual
provided oral testimony.
C. Oral testimony in favor of the application was presented to the Planning and Zoning Commission by
no one.
D. Oral testimony in opposition to the application was presented to the Planning and Zoning
Commission by eight(8)individuals who expressed concerns regarding:
• Disagreement with the 2023 Comprehensive Plan Amendment that redesignated the subject
property to Mixed Use since the area is not suitable for commercial uses;
• The proposed RV and boat storage facility and future development of the site would negatively
impact the rural and agricultural character of the surrounding area, which is more suitable for
open space, agricultural uses,horses, and rural residential development;
• The existing Brookside Lane is already used as a cut-through route to avoid traffic congestion on
State Highway 55. The proposed realignment of Brookside Lane together with the proposed
storage use would increase traffic volumes, especially for RVs and boat trailers, and exacerbate
existing safety concerns along Highway 55 and Beacon Light Road;
• Details of the new intersections of Highway 55, Beacon Light Road, and Brookside Lane have
not yet been established by ACHD or ITD, and development should not proceed in this area until
access, safety,and intersection improvements are fully addressed by the responsible agencies;
• The sheep trail that traverses Brookside Lane is the only officially recognized sheep trail within
the City of Eagle and is used seasonally for the movement of livestock. Preserving the continued
functionality of the sheep trail should be a requirement if this development is approved;
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• Land uses for Lots 1-5, Block 1, are not yet known. Therefore, compatibility with adjacent
properties cannot be determined;
• Feasibility of on-site septic systems is unknown;
• RV and boat storage may attract criminal activity and negatively affect neighborhood safety,
particularly given the rural nature of the area and limited existing security measures;
• The proposed development will diminish the scenic qualities and visual experience of the area,
given its location at the beginning of the Payette River Scenic Byway; and
• Concerns about the applicant and ownership entity, including assertions regarding financial
motivations,business practices,and publicly available information about the ownership group.
E. Rebuttal was presented to the Commission by the applicant who indicated the following:
• The ITD District 3 Highway Project List identifies the intersection of Beacon Light Road and
State Highway 55 as a location for future improvements. This is the basis for requesting
flexibility regarding landscape buffering and sidewalk construction along Beacon Light Road,
given the potential for future roadway modifications;
• Sidewalks on the north side of a rural collector road are not required by ACHD standards. The
sidewalk requirement in this location is a City of Eagle standard, which is the subject of the
requested waiver;
• The Comprehensive Plan amendment redesignating the property to Mixed Use was adopted in
2023 and is not part of the current application. The applicant is willing to address concerns
regarding permitted land uses through the development agreement process;
• Realignment of Brookside Lane (both a residential collector and a future rural collector) are
identified on the Ada County Highway District Master Street Map and the City's Comprehensive
Plan, and development of the property, regardless of use, would require construction of these
roadways;
• Extension of the Dry Creek Pathway to the east is not proposed because Dry Creek is not located
on the subject property(it is located on the adjacent property to the north);
• Coordination has occurred with Central District Health to verify that on-site septic systems are
considered appropriate for the proposed development, and the applicant will continue working
with CDH as necessary; and
• The existing sheep trail currently traverses the portion of the property proposed for the storage
facility. The applicant is not aware of other properties containing recorded easements for the
sheep crossing.
COMMISSION DELIBERATION:
Upon closing the public hearing, the Commission made a motion based on the information provided by
staff and the testimony provided. A summary of the deliberation can be found at the following link:
(Granicus time: 01:13:54)https://eagle-id.granicus.com/player/clip/2175
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COMMISSION DECISION REGARDING THE ANNEXATION AND REZONE WITH A
DEVELOPMENT AGREEMENT(IN LIEU OF A CONDITIONAL USE PERMIT):
The Commission voted 2 to 1 (McCauley against, Smith and Wright absent) to recommend approval of
A-2024-01/RZDA-2024-02 for an annexation and rezone from RUT (Rural Urban Transition — Ada
County designation) to MU-DA (Mixed Use with a development agreement, in lieu of a conditional use
permit), for Cedarbrook Commercial Subdivision with the following staff recommended conditions to be
placed within a development agreement, with underlined text to be added by the Commission and
strikethrough text to be deleted by the Commission:
3.1 Applicant will develop the Property subject to the conditions and limitations set forth in this
Development Agreement. Further, Applicant will submit such applications regarding floodplain
development permit review, design review, preliminary and final plat reviews, and/or any
conditional use permits, if applicable, and any other applicable applications as may be required by
the Eagle City Code, which shall comply with the Eagle City Code, as it exists at the time such
applications are made except as otherwise provided within this Agreement.
3.2 The Concept Plan (Exhibit"C") and preliminary plat(Exhibit"D")represent the Owner's current
concept for development of the Property. The Concept Plan illustrates the proposed development of
Lot 6, Block 1, as well as the general configuration of shared access, internal roadways, and
common-area landscaping. The specific land uses and development design for Lots 1-5, Block 1,
have not yet been determined and are therefore not depicted in detail in the Concept Plan. As the
Concept Plan evolves, the City understands and agrees that certain changes may occur. If the City
determines that any such changes warrant additional public comment due to potential impacts on
surrounding properties or the community, a public hearing shall be held and notice shall be
provided as required by the City.
3.2.1 Prior to development of Lots 1-5, Block 1, the Owner shall submit a Concept Plan for the
remaining portion of the Property as a modification to this Development Agreement for
review and approval by the City Council. This Concept Plan shall demonstrate the Owner's
development intent for Lots 1-5, Block 1, and compliance with Scenic Corridor policies,
including, but not limited to: general building locations and orientations; intended land uses
and square footage ranges; internal roadways, drive aisles, and access points;parking layout;
the location, type, and size of landscaped areas; and conceptual building elevations and
architectural character.
3.3 The following uses which are shown as"P"permitted uses under the MU zoning designation within
Eagle City Code Section 8-2-3 "Official Schedule of District Regulations," shall be permitted on
the Property:
• Flex space
• Office,business and professional
• Office,medical and dental
The following uses which are shown as "C" conditional uses under the MU zoning designation
within Eagle City Code Section 8-2-3 "Official Schedule of District Regulations," shall be
permitted uses on the Property:
• Retail sales(limited)
• Storage(enclosed building)
• Storage(fenced area) [Boat and RV Storage only]
All other uses listed as "C" conditional uses under the MU zoning designation within Eagle City
Code Section 8-2-3 "Official Schedule of District Regulations," including residential uses, shall
require a conditional use permit.
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All other uses which are shown as "P" permitted, excluding those uses listed above, in addition to
all uses which are prohibited under the MU zoning designation within Eagle City Code Section
8-2-3 shall be prohibited on the Property.
3.4 Prior to submittal of a development agreement modification application to update the Concept Plan
for Lots 1-5, Block 1, the Owner shall submit a traffic impact study evaluating the proposed land
uses. The traffic impact study shall demonstrate that the proposed uses are low-traffic-generating
and consistent with the policies of the Brookside Planning Area within the Comprehensive Plan.
Only those land uses determined by the City to be low impact and low-traffic-generating shall be
permitted on Lots 1-5,Block 1.
3.5 The storage facility shall be constructed utilizing one of the nine (9) architectural design styles
identified within the Eagle Architecture and Site Design (EASD) book. Owner acknowledges that
the architecture of all proposed structures and buildings on the Property is subject to change at the
discretion of the Design Review Board and/or City Council. As individual buildings go through the
design review process, Owner shall demonstrate the complementary relationship, in terms of
building height and style, to adjacent existing or proposed buildings within the development to
produce a harmonious and aesthetically compatible development.
3.6 Owner shall provide a minimum three foot (3') high landscaped berm along State Highway 55 and
Beacon Light Road to provide a buffer between the parking areas, proposed buildings, and the
respective roadways. The landscape plan and required berms shall be reviewed and approved by the
Design Review Board and City Council prior to issuance of a zoning certificate associated with the
first building permit.
3.7 Building placement shall be designed such that parking areas are not concentrated between the
buildings and roadways designed as a collector status or greater. The building placement and
parking area locations, for each phase or proposed improvement thereafter, shall be reviewed and
approved by the Design Review Board and City Council prior to issuance of a zoning certificate.
3.8 Owner acknowledges that the Property is currently not annexed into or served by the Eagle Sewer
District and shall rely on individual on-site septic systems on an interim basis until such time as the
central sewer system is extended and connection becomes feasible. The Owner shall design, install,
and maintain all interim septic systems in accordance with Central District Health (CDH)
requirements. All future development or change of use on any lot shall require review and approval
by CDH to verify adequate wastewater disposal capacity and compliance with applicable health and
safety standards. Owner shall construct the necessary infrastructure within their subject Property to
enable future connection to the Eagle Sewer District when service is available and shall bear all
costs associated with extending and connecting to the central sewer system within their subject
Property, including permitting and any off-site improvements. Owner shall abandon all septic
systems in accordance with CDH and Eagle Sewer District requirements upon connection to the
central sewer system.
3.9 Owner shall construct the realignment of Brookside Lane in accordance with the alignment shown
in Exhibit "D", and in accordance with the requirements and specifications of the Ada County
Highway District. The realignment shall be designed and constructed to eliminate direct access to
State Highway 55 and to provide additional access to Beacon Light Road.
3.10 Upon development of the parcel adjoining to the east (Parcel No. R5488500150), and at such time
as the roadway connection is extended to the shared boundary from the east, the Owner shall: (a)
remove the temporary cul-de-sac; and (b) reconstruct the remaining portion of the public street
within the subject property to the eastern boundary, including pavement, curb, gutter, and any
required utilities, in accordance with Eagle City Code Section 9-4-1.
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3.11 Concurrent with the removal of the temporary cul-de-sac and construction of the roadway
connection described above, Owner shall install five-foot (5') wide detached sidewalks and eight-
foot (8') wide planter strips on the south side of the rural collector road within the area formerly
occupied by the cul-de-sac, to provide continuous sidewalk and streetscape improvements in
accordance with Eagle City Code. Sidewalk shall not be required on the north side of the rural
collector street. Owner shall install street trees within the planter strip area formerly occupied by
the temporary cul-de-sac in a manner consistent with the existing streetscape alignment.
3.12 Owner shall construct all improvements so that a minimum ten-foot (10') distance is maintained
between the back of curb of the temporary cul-de-sac and any structures, including but not limited
to fences, walls, or storage units. Owner shall landscape the area between the cul-de-sac and the
storage units in compliance with Eagle City Code Section 8-2A-7(L), including the required
landscape strip, trees, and shrubs, or a surety shall be provided for said landscape improvements,
prior to the City Clerk signing the final plat.
3.13 Owne shall str ct fi e f of (5'\ id„ detachea ide alk with ht f t (8')
l J
as Prop. Collector Road within Exhibit"C"),in accordance with Eagle City Code Section 9 '1 1 7.
The a p➢icant has ested a o f this item
3.14 In lieu of constructing a sidewalk along the north side of the realigned Brookside Lane, Owner shall
construct a ffleandefing ten-foot (10') wide multi-use pathway adjacent to Brookside Lane, as
depicted in the Pathways and Trails Plan (Exhibit "E"), in accordance with Eagle City Code
Section 9-4-1-6. Owner shall also construct an east-west crosswalk, pedestrian curb ramps, and
sidewalk connections to ensure that both sides of Brookside Lane are accessible and integrated into
the subdivision's pedestrian circulation system. The pathway shall be completed, or surety shall be
provided in accordance with Eagle City Code Section 8-2A-18, prior to the City Clerk signing the
first final plat associated with Cedarbrook Commercial Subdivision.
3.15 Owner shall provide a property use and common area maintenance agreement ("Agreement")
containing conditions, covenants, and restrictions for the Property which shall contain at least the
following:
(a) An allocation of responsibility for maintenance for all community and privately owned
irrigation facilities,parking lots, including striping,pathways,plaza areas, and amenities. The
repair and maintenance requirement shall run with the land and that the requirement cannot
be modified and that the Agreement cannot be dissolved without the express consent of the
City.
(b) A requirement that all common landscaped areas are to be privately owned but shall be
described in and subject to a reciprocal easement allowing for common use by all property
owners within the development. The Agreement shall provide that a designated property
owner or group (i.e.business owner's association) shall have the duty to maintain and operate
all the landscaped areas in a competent and attractive manner, including watering, mowing,
fertilizing,and caring for shrubs and trees in accordance with Eagle City Code, in perpetuity.
(c) A maintenance manual for the drive aisles requiring that the association(s) shall have the duty
to maintain and operate all of the drive aisles providing access to the individual lots including
the repair and replacement of asphalt and sidewalks.
The Owner shall provide a copy of the Agreement for review and approval by the City Attorney at
the time of the submittal of the first final plat associated with Cedarbrook Commercial
Subdivision.
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3.16 Owner shall nsFall - of , (,) water mete. na (1) Cis. d b ,.rt e _---
\ J
preventer where potable water is to be utilized for irrigation purposes, as approved by the City.
I„d:via,,al 1..,ckflnw preventers per b 'la b1 1 + h 11 t b t+ a
Where potable water is utilized for the purpose of providing irrigation water to the Property, Owner
shall install a minimum of one (1) water meter per buildable lot. The overall development shall be
limited to a single, City-approved backflow preventer for potable water used for irrigation. The
design and location of the backflow preventer shall be reviewed and approved by the City prior to
issuance of a Notice to Proceed with Construction (NTP) letter. Individual backflow preventers per
buildable lot shall not be permitted.
3.17 Owner shall have all backflow preventers inspected by an authorized third-party inspector
(managed and paid for by the Owner's Association) on an annual basis, at a minimum. The
inspection reports produced by the inspector shall be submitted to the City of Eagle Water
Department on an annual basis to substantiate compliance.
3.18 Owner shall comply with all requirements of ACHD and/or ITD, as applicable, including, but not
limited to, dedication of right-of-way, access approaches on Beacon Light Road, curb, gutter, and
sidewalk.
3.19 Owner shall place 4' x 8' sign(s) containing information regarding the proposed development. The
sign(s) shall be located along each roadway that is adjacent to the Property. The sign(s) shall be
located on the Property outside of the public right-of-way and remain clearly visible from the
roadway.
COMMISSION DECISION REGARDING THE CONDITIONAL USE PERMIT AND
PRELIMINARY PLAT:
The Commission voted 2 to 1 (McCauley against, Smith and Wright absent) to recommend approval of
CUP-2025-12/PP-2024-01 for a conditional use permit and preliminary plat for Cedarbrook Commercial
Subdivision with the following staff recommended site specific conditions of approval and standard
conditions of approval, with underlined text to be added by the Commission and strikethrough text to be
deleted by the Commission:
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all conditions within the development agreement for rezone application
RZDA-2024-02.
2. Comply with all requirements of the City Engineer.
3. The applicant shall submit payment to the City for all engineering and legal fees incurred for
reviewing this project, prior to the City Clerk signing the final plat and/or upon receipt of an invoice
by the City,whichever occurs first.
4. The applicant shall submit a revised preliminary plat showing a public access easement encompassing
the full extent of the cul-de-sac prior to submittal of a design review application.
5. To ensure compliance and provide for future roadway connectivity, the applicant shall submit a
revised preliminary plat showing the temporary cul-de-sac extended to the eastern property line prior
to submittal of a design review application.
6. The applicant shall submit a revised Concept Plan showing a minimum 10-foot (10') distance
between the back of curb and any structures, including fences, walls, or storage units prior to
execution of the development agreement associated with Cedarbrook Commercial Subdivision, and
prior to submittal of a design review application. Additionally, the applicant shall be required to
landscape the area between the cul-de-sac and the storage units in accordance with Eagle City Code
Section 8-2A-7(L).
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7. The applicant shall submit a revised Concept Plan showing the location and configuration of the
minimum required parking associated with the storage facility, totaling 55-spaces, in accordance with
the requirements of the Eagle City Code prior to submittal of a design review application. Spaces
within RV or boat storage units, storage bays, or individual storage spaces shall not be considered or
credited as required off-street parking.
err yr y
The a plicant has r ested a f phi i* .
9. The applicant shall provide the FEMA approved LOMR with the submittal of the initial Final Plat
application associated with Cedarbrook Commercial Subdivision.
10. If individual septic systems are not sized and approved by Central District Health prior to submittal of
the final plat application, the applicant shall: (a)place a note on the face of the final plat reflecting the
required sanitary restrictions in accordance with CDH requirements; and (b) include within the
narrative accompanying the initial final plat submittal a description of the proposed wastewater
service for the subdivision, identifying whether service will be provided by individual on-site septic
systems on an interim basis or through connection to the Eagle Sewer District, and the status of
approvals or coordination with the applicable agencies.
11. 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.
12. 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.
13. The applicant shall provide a license agreement from ACHD approving the landscaping located
within the public rights-of-way abutting and within this site prior to approval of a final plat.
14. Any fencing located adjacent to common area open spaces and on the street side of all corner lots
shall be an open fencing style such as wrought iron or other similar decorative style, durable fencing
material. Specific buffer area fences and decorative walls may be allowed as otherwise required in
ECC Section 8-2A-7(J).
15. The Cedarbrook Commercial Subdivision shall remain under the control of one Property Owner's
Association.
16. The applicant shall place a note on the final plat that all common lots are to be owned and maintained
by the Property Owner's Association.
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17. The applicant shall provide CC&Rs that the Property Owner's Association shall have the duty to
maintain all common landscape areas in the subdivision in a competent and attractive manner,
including the watering,mowing, fertilizing and caring for shrubs and trees in perpetuity.
18. To allow for the future installation of municipal fiber-optic cable, the applicant shall be required to
install municipal fiber-optic conduit lines along all streets in accordance with the City's Fiber Master
Plan. The applicant shall conduct a pre-application meeting with the City of Eagle Fiber Department
prior to submittal of a final plat application. Upon completion of the installation of the municipal
fiber-optic conduit lines,the applicant shall provide GIS coordinates of the locations of the municipal
fiber-optic conduit lines. The municipal fiber-optic conduit lines shall be installed, GIS coordinates
provided, and the fiber-optic conduit lines shall be dedicated to the City prior to the City Clerk
signing the final plat.
19. All plat notes that are required on the preliminary plat shall be transferred to the final plat prior to
submittal of a final plat application.
20. The applicant shall coordinate with the entity responsible for the management of the existing sheep
trail to evaluate whether the proposed realignment of Brookside Lane, as a public right of way, will
maintain the continued functionality of the sheep trail. If it is determined, though such coordination,
that the realignment would impair the continued function of the sheep trail,the applicant shall provide
a non-exclusive agricultural easement of sufficient location and width to reasonably accommodate the
continued use of the sheep trail. Documentation of coordination and any required easement agreement
shall be provided to the City prior to submittal of a design review application.
21. TheaYY l; nt shall ub,.,.it aeaY'elim „l t she the e a o f t (5') fle
the-fealigned-Bfeekside-hane-prier-te-submittal-ef-a-design-r-eview-apfylieatien,
The a pl,'can♦has ested a o f phis item
A waiver of Eagle City Code Section 9-4-1-7 is granted with this application, and a sidewalk shall not
be required on the north side of the rural collector street.
o B T ht h ll b d ,l til th A,l
22. G6HSt�6ti6i3-Af-t132 SiE12Wi'�llf•�Ji3 t132�-t�9i�S�E�C�ernruvvizz�rrc Sxxarr-vo saopcnac -a:xcxx cxrc�raa
,+atio« Departme„t(ITD) •.l t'
of Highway 55.
23. For all alignments shown as REGIONAL — 10', the developer shall provide a 10-foot-wide (10')
concrete pathway built to approved City standards, at a minimum.
24. For all alignments shown as SIDEWALK, the developer shall provide sidewalks that comply with
ACHD requirements. The location and type of sidewalk (attached or detached) shall be determined
at the time of subdivision plat approval.
25. All development shall comply with all applicable provisions of Title 10, Flood Control, of the Eagle
City Code. A floodplain development permit shall be obtained prior to the commencement of any
development within the floodplain.
26. The developer shall provide dog waste bag dispensers/waste receptacles (at locations agreed upon
by City staff in writing)at the time of a design review application submittal.
27. Curb ramps shall be provided where pathways meet streets, alleys, or other curb cuts, or where they
are permitted by ACHD.
28. The intersections of pathways, sidewalks, and trails shall have a minimum radius of 8-feet to
eliminate sharp turns or blind corners.
29. Signage, including the physical form, materials, placement, and message, that they developer or
HOA wishes to display within public access easement(s)must be approved in writing by the City.
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30. Public trails and pathways that are anticipated to connect to an adjacent trail or pathway in the
future shall employ a cul-de-sac design at its terminus, as is described in detail in the CITY OF
EAGLE TRAIL AND PATHWAY DESIGN AND CONSTRUCTION STANDARDS. The public access
easement shall extend to the parcel boundary and allow possible connection to adjacent
development and allow the City, or City authorized parties, and adjacent developers, to make
alterations within the easement. Such alterations to elements include, but are not limited to,
connection to other trails and pathways, landscaping, fencing, irrigation equipment,and signage.
31. The developer shall provide public access easements in favor or the City of Eagle for all alignments
shown as "REGIONAL", "COMMUNITY", and "NATURE". Public use shall be limited to the
pathway tread and connecting facilities and equipment intended for trail users which may include,
but are not limited to, benches, drinking water sources, dog bag dispensers/waste receptacles, and
bike repair stations.
32. If trails or pathways are to be maintained by the City, the developer shall provide maintenance
access easements 25-feet in width in favor of the City of Eagle, with a minimum 4-foot margin on
each side of the pathway tread within any part of the easement where possible for all alignments
shown as "REGIONAL", "COMMUNITY", and "NATURE" in Exhibit "E". These easements
shall not limit the developer in landscape design beyond the standards established in the trail and
pathway standards and Title 9. Staging and vehicle access locations shall be determined and
included in the maintenance agreement and related easements.
33. Easement provision language shall include the following: "The City of Eagle may construct,
connect, or continue within these easements, public pathways as part of future system expansion,
and may authorize staff, contractors, or neighboring developers to facilitate such improvements
within these easements from any boundary to another public pathway easement or easements, or to
parcels included in any public access agreement."
34. The developer shall be permitted to obtain easements for pathway and/or trail construction that is
outside of the current project footprint as long as the integrity of the existing pathway and trail
network would not be compromised by any proposed additions and necessary realignments, as is
determined by City staff.
35. Public access easement agreements and an associated survey (that depicts the location of each
pathway or trail located within the easement) shall be submitted to the City prior to the City Clerk
signing the final plat associated with the first phase of the development.
36. Pathways and trails shall be constructed and a survey (that depicts the location of each pathway or
trail located within the easement) shall be submitted to the City prior to the City Clerk signing the
final plat for each phase of development.
37. The developer and future Property Owners Association shall provide maintenance of all
REGIONAL pathways shown in Exhibit"E",in perpetuity.
38. Trailhead location and design shall be submitted by the developer, or its assigns, at the time of a
design review application submittal and approved by City Council.
39. Within all public access easements,the City shall reserve the right to display signage similar to what
is shown in Exhibit"E2"below.
40. Maintenance vehicle access (for City maintained trails) is to be provided. Design to be approved by
the City in writing prior to the beginning of construction of that portion of the trail.
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41. Hammerheads (for maintenance vehicle turnaround) shall be provided for all City maintained trails
where only one access is available or where a trail terminates without access to a public roadway.
42. Material staging areas for large maintenance projects shall be designed and documented, and
available for use within 30-days of written notice provided by the City, for any pathway that will be
maintained by the City.
EXHIBIT"E"-PATHWAYS
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EXHIBIT"E2"—STANDARD CITY SIGNAGE
This public pathway is built on PRIVATE PROPERTY
an eas.ment granted to the
Thanks to an easement
City of Eagle by the adoceit NO TRESPASSING granted by this
property owners to enhance- development the City of
our quality of life ALL AREAS THIS SIDE OF Eagle has the option of
Please respect theirs. THE►ATHWAYARE CLOSED continuing this public
TO THE PUBLIC pathway in the future.
Stay on the path PLEASE RESPECT OUR
leash roue pets NEIGHIO&S
leave no trace AC3.E /,�.1 r,_ 1
�` t:w!iLt E:A(:1 T:
•
•
For the hoahh red safety of everyone rot the heath and safety of revery*** AI
DOC MUST BE ON A LEASH ON DOGS MUST BE ON A LEASH INCI
AND AROUND PATHWAYS THIS PARK AT ALL TIMES
AT ALL TIMES INCLUDING TRAILS
Downtown
Pet waste must be packed up Pet waste must be picked up ♦ Eoise
Immediately and placed in waste immediately and placed In waste Ial NI
receptacles. receptacles.
netatessane_ ib NeY w gsa toprankasSaau, Lucky Peak
c._..,are i..e..e came.—Om owed
� `� �"' Dam
raw tees ear.e F.•e r. AGLE Celli r..re/r.e11•..1 EAGLE
Oa MI
Aiterante
• e IUnpavedj +
The primary purpose of this For the health and
pathway is to maintain the canal. safety cf everyone
This is private prooerty and it will
tiCCSIIIRLISLItM9uQl CA IEMtlid. PET WASTE MUST
Please stay on the path and out of BE PICKED UP 1114111111144144444p Illpo
the canal IMMEDIATELY
AND PLACED IN
The City thanks thisdereloprreed and to.. RECEPTACLES
Irrpetteis IN[eh Coot parry for*Morrell.;rt.,
pabtk to use Iheir AMntfY6ente toad,
Chkes.tions or co.cewtsr Contort en M L.aUOns May be Ksaed.
grower eelwsnapN.orf Oe a taeM Coy Cadet
11(1a/eR9-6l61 r oi aS1aaS7
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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.
2. Correct street names, as approved by the Ada County Street Name Committee, shall be placed on the
plat prior to the City Engineer signing the final plat.
3. Complete water and sewer system construction plans shall be reviewed and approved by the City
Engineer. Required improvements shall include, but not be limited to, extending all utilities to the
platted property. The developer may submit a letter in lieu of plans explaining why plans may not be
necessary.
4. Department of Environmental Quality approval of the sewer and water facilities is required prior to
the City Engineer signing the final plat(I.C. Title 50, Chapter 13 and I.C. 39-118).
5. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources prior to the City Engineer signing the final plat.
6. 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 the City Engineer signing the final plat.
7. All homes being constructed with individual septic systems shall have the septic systems placed on
the street side of the home or shall have their sewer drainage system designed with a stub at the house
front to allow for future connection to a public sewer system.
8. Per Idaho Code, Section 31-3805, concerning irrigation rights, transfer and disclosure, the water
rights appurtenant to the lands in said subdivision which are within the irrigation entity will be
transferred from said lands by the owner thereof; or the subdivider shall provide for underground tile
or other like satisfactory underground conduit to permit the delivery of water to those landowners
within the subdivision who are also within the irrigation entity.
a. See Eagle City Code Section 9-4-1-9(C), which provides overriding and additional specific
criteria for pressurized irrigation facilities.
b. Plans showing the delivery system must be approved by a registered professional engineer and
shall be approved by the City Engineer prior to the City Engineer signing the final plat.
9. 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 the City Engineer signing the final plat. A copy of
the construction drawing(s) shall be submitted with the letter.
10. Drainage system plans shall be submitted to the City Engineer for review and approval prior to the
City Engineer signing the final plat. 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 surety
shall be submitted to the City Clerk, prior to the City Engineer signing the final plat. The CC&R's
shall contain clauses to be reviewed and approved by the City Engineer and City Attorney, prior to
the City Engineer signing the final plat,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.
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11. No ditch, pipe or other structure, or canal, or drain, for irrigation water or irrigation waste water
owned by an organized irrigation district, canal company, ditch association, drainage district,
drainage entity, 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 Engineer prior to
the City Engineer signing the final plat.
12. 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, or
drain, used for irrigation water or irrigation waste water without the express written approval of the
organized irrigation district, canal company, ditch association, drainage district, drainage entity or
other irrigation entity associated with such ditch, pipe or other structure, drainage or canal. The
applicant shall submit a copy of the written approval from the irrigation entity, drainage district, or
drainage entity prior to the City Clerk signing the final plat.
13. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer prior to the City Engineer signing the final plat. All construction shall comply with the
City's specifications and standards.
a. The applicant shall delineate on the face of the final plat an 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 the City Engineer signing the final plat.
Whether located inside or outside of the public right-of-way the perpetual maintenance of the
street lights shall be the responsibility of the applicant, subdivider, business owner, homeowner,
or homeowner's/business owner's association,whichever the case may be.
b. The applicant shall pay applicable street light inspection fees on the proposed subdivision prior to
signing of the final plat by the Eagle City Engineer.
c. The applicant shall submit cut sheets showing street lighting details for review and approval by
the Zoning Administrator prior to the submittal of the final plat. The plans shall show how the
streetlights will facilitate the"Dark Sky"concept of lighting.
14. The applicant shall provide utility easements as required by the public utility providing service, and
as may be required by the Eagle City Code,prior to the City Engineer signing the final plat.
15. An approval letter from the Eagle Fire Department shall be submitted to the City prior to the City
Engineer signing the final plat. 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 proposed 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 (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.
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d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire
Department prior to issuance of a building permit.
16. Covenants, homeowner's association by-laws or other similar deed restrictions, acceptable to the
Eagle City Attorney which provide for the use, control and mutual maintenance of all common areas,
storage facilities, recreational facilities, street lights or open spaces shall be reviewed and approved
by the Eagle City Attorney prior to the City Engineer signing the fmal plat.
a. A restrictive covenant must be recorded and a note on the face of the final plat is required,
providing for mutual maintenance and access easements.
b. Appropriate papers describing decision-making procedures relating to the maintenance of
structures, grounds and parking areas shall be reviewed and approved by the Eagle City Attorney
prior to the City Engineer signing the final plat.
17. Should the homeowner's association be responsible for the operation and maintenance of the storm
drainage facilities, the covenants and restrictions, homeowner's association by-laws or other similar
deed restrictions acceptable to the Eagle City Attorney shall be reviewed and approved by the Eagle
City Attorney prior to the City Engineer signing the fmal plat.
18. The applicant shall submit an application for Design Review, and shall obtain approval for all
required landscaping, common area and subdivision signage prior to the City Engineer signing the
final plat.
19. 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 Parks, Pathways, and Recreation Commission for a
path or walkway shall be approved in writing by the Eagle City Parks, Pathways, and Recreation
Commission prior to approval of the final plat by the City Council.
20. Conservation, recreation and river access easements (if applicable) shall be approved by staff and the
City Engineer and shall be shown on the final plat prior to approval of the final plat by the City
Council.
21. The applicant shall place a note on the face of the plat which states: "Minimum building setback lines
shall be in accordance with the applicable zoning and subdivision regulations at the time of issuance
of the building permit or as specifically approved and/or required".
22. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations(if applicable)prior to the City Engineer signing the fmal plat.
23. The development shall comply with the Boise River Plan (if applicable) in effect at the time of City
Council consideration of the final plat.
24. The applicant shall obtain written approval of the development relative to the effects of the Boise
River floodplain (if applicable) from the Corps of Engineers prior to approval of the final plat by the
City Engineer.
25. 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 the City Engineer signing the final
plat.
26. Basements in homes in the floodplain are prohibited.
27. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, Eagle
Comprehensive Plan, 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 Commission and/or Council.
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28. 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. Any change by the applicant in the
planned use of the property which is the subject of this application, shall require the applicant to
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 submits application to the City of Eagle for a
change to the planned use of the subject property.
29. No public board, agency, commission, official or other authority shall proceed with the construction
of or authorize the construction of any of the public improvements required by the Eagle City Code
Title 9 "Land Subdivisions"until the final plat has received the approval of the City Council (ECC 9-
6-5 (A) (2)).
After Council approval of the final plat, the applicant may construct any approved improvements
before the City Engineer signs the final plat. The applicant shall provide a financial guarantee of
performance in the amount of 150% of the total estimated cost for completing any required
improvements (see resolution 98-3) prior to the City Engineer signing the final plat. The financial
guarantee shall be a Letter of Credit,Certificate of Deposit, cash deposit or certified check.
30. In accordance with Eagle City Code, if a final plat application is not filed within two (2) years
following City Council approval the preliminary plat application shall be null and void,unless a time
extension is granted by the City Council.
31. Prior to submitting the final plat for recording, the following must provide endorsements or
certifications: Owners or dedicators, Registered Land Surveyor, County Engineer, Central District
Health Department, Ada County Treasurer, Ada County Highway District Commissioners, City
Engineer, and City Clerk.
32. 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.
33. The applicant shall take care to locate and protect from damage existing utilities,pipelines and similar
structures. Documentation indicating that "Digline" has performed an inspection of the site shall be
submitted prior to the issuance of any building permits for the site.
34. Place a note on the final plat which states in general that surrounding land with farm uses and related
activities shall be protected pursuant to the Idaho Right to Farm Act.
35. The applicant shall install at the entrance to the subdivision a 4' x 4' plywood or other hard surface
sign (mounted on two 4"x 4"posts with the bottom of the sign being a minimum of 3-feet above the
ground)noticing the contractors to clean up daily,no loud music, and no dogs off leash.
36. Owner shall provide a "Heavy Truck Traffic Plan" to be followed by any vehicle or equipment over
8000 GVWR. The plan shall show all designated routes and hours of operation. The heavy truck
traffic routes shall maximize use of highways and major arterials while minimizing use of smaller
residential streets. The plan will also cite that compression braking is prohibited everywhere in Ada
County. Owner is responsible for communicating the approved plan to all sub-contractors and for
monitoring compliance.
37. The applicant shall provide a construction site dust control mitigation plan to be reviewed and
approved by staff prior to the issuance of a"Notice to Proceed"with construction letter.
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CONCLUSIONS OF LAW:
1. The Commission reviewed the particular facts and circumstances of this proposed rezone upon
annexation (A-2024-01/RZDA-2024-02) with regard to Eagle City Code Section 8-7-5 "Action by
the Commission and Council", and based upon the information provided concludes that the proposed
rezone upon annexation is in accordance with the City of Eagle Comprehensive Plan and established
goals and objectives because:
a. The requested zoning designation of MU-DA (Mixed Use with a development agreement) is
consistent with the Mixed Use future land use designation and the Brookside Planning Area as
described within the Comprehensive Plan. The Mixed Use designation anticipates a mixture of
limited commercial, office, and other low-intensity uses developed through a planned or
coordinated approach, and the Brookside Planning Are policies specifically identify low-
intensity, low-traffic generating uses, including storage, as appropriate within this area. The
development agreement provides assurance of site-specific design, access, buffering, intensity of
land uses, and Scenic Corridor considerations consistent with the Comprehensive Plan objectives.
Land uses permitted through the development agreement(in lieu of a conditional use permit) will,
in fact, constitute a conditional use as established in Section 8-7-3-1(C) of the Eagle City Code,
since the proposed uses (Storage, enclosed; Storage, fenced area; and Retail, limited) are
conditionally permitted within the MU(Mixed Use)zoning designation;
b. The information provided from the agencies having jurisdiction over the public facilities needed
for this site indicates that adequate public facilities will be provided, as conditioned in the
development agreement, to serve all uses allowed on this property under the proposed zone.
Specifically, central water service will be provided by the City of Eagle via its municipal water
system. The development will utilize on-site septic systems at the time of initial development;
however, central sewer infrastructure will be installed to allow for future annexation and
connection into the Eagle Sewer District when it becomes available. All on-site septic systems
shall be permitted and regulated by the Central District Health Department in accordance with all
applicable requirements and as conditioned within the development agreement. The Eagle Fire
Department and Ada County Highway District have reviewed the application and submitted
written comments outlining conditions of approval necessary to ensure adequate fire protection
and compliance with roadway standards;
c. The existing MU-DA (Mixed Use with a development agreement) zoning district is compatible
with the RUT (Rural-Urban Transition — Ada County designation) zoning designation and land
uses to the north, which include large lot residential and agricultural uses, because the only
identified use at this time consists of a low-intensity, low-traffic-generating storage facility, and
the development agreement includes provisions requiring future land uses on Lots 1-5, Block 1,
to be evaluated through a traffic study and additional review to ensure compatibility with
surrounding land uses and existing transportation constraints;
d. The existing MU-DA (Mixed Use with a development agreement) zoning district is compatible
with the R-2 (Residential) and A-R (Agricultural Residential) zoning designations to the south,
since the proposed development includes a low-intensity storage use and is subject to
development agreement provisions requiring landscaping, buffering, and design standards, as
well as additional review of future land uses for Lots 1-5, Block 1, to ensure an appropriate
transition to existing residential development;
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e. The existing MU-DA (Mixed Use with a development agreement) zoning district is compatible
with the RUT (Rural-Urban Transition — Ada County designation) and RR (Rural Residential —
Ada County designation) zoning designations to the east, as the proposed development is limited
to low-intensity, low-traffic-generating uses and is required, pursuant to City Code and the
development agreement, to incorporate landscaped buffers, setbacks, and screening to provide
appropriate separation from adjacent residential uses;
f. The MU-DA (Mixed Use with a development agreement) zoning district is compatible with the
RUT (Rural-Urban Transition—Ada County designation) zoning designation and land use to the
west, as the western portion of the site (Lots 1-5, Block 1) is subject to future review through the
development agreement modification process, including required traffic studies for all proposed
land uses, and is further regulated by development agreement provisions requiring low intensity
and low traffic-generating-uses and increased landscape buffering to ensure compatibility with
adjacent rural and low-density residential uses; and
g. The land proposed for this development agreement modification is partially located within a
"Hazard Area" and"Special Area" as defined by the Comprehensive Plan, due to the presence of
mapped floodplain, designated floodway associated with the Dry Creek floodplain, and potential
wetland areas. Development within these sensitive areas is subject to all applicable local, state,
and federal regulations. Floodplain development is regulated pursuant to Eagle City Code Title
10, and the applicant is required to comply with all provisions therein. Any disturbance of
wetlands must comply with applicable regulations of the U.S. Army Corps of Engineers and shall
not occur without proper review and mitigation. Conditions of approval incorporated into the
Development Agreement and this action require compliance with these standards to ensure
appropriate protection of environmentally sensitive features.
2. The Commission reviewed the particular facts and circumstances of this proposed conditional use
permit and preliminary plat(CUP-2025-12/PP-2024-01) in terms of Eagle City Code Section 8-7-3-2,
"General Standards for Conditional Uses", and Title 9(Subdivisions),and based upon the information
provided has concluded that the proposed development:
a. Will, in fact, constitute a conditional use as established in Eagle City Code Section 8-7-3-1(C),
which states exceptions or waivers of standards within Title 8 or Title 9, other than use, inclusive
of the subject matter addressed by Section 8-7-4-2 or Section 9-6-3 "Variances"may be permitted
through issuance of a conditional use permit;
b. Is in the public interest, advances the general welfare of the community and neighborhood, and
will not be detrimental to the economic welfare of the community. The development will be
constructed in accordance with an approved development agreement and conditions of approval,
and the applicant is responsible for all costs associated with required infrastructure improvements
and extensions, including water, wastewater/sewer, and roadway facilities. As a result, the
proposed development will be served by adequate public facilities without imposing an undue
financial burden on the City or the public;
c. Will be designed, constructed, operated and maintained to be harmonious and appropriate in
appearance with the existing or intended character of the general vicinity. All buildings are
required to comply with one of the nine (9) approved architectural styles identified in the Eagle
Architecture and Site Design Book. In addition, the development agreement, together with the
conditions of approval herein, establishes site-specific requirements for enhanced landscaped
buffering and screening to ensure a cohesive and compatible visual character within the
development, within the Scenic Corridor, and in relation to adjacent land uses, including along
State Highway 55;
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d. Will not be hazardous or disturbing to existing or future neighborhood uses, since the only
identified use at this time is a low-intensity storage facility, which is not anticipated to generate
adverse traffic, noise, lighting, or operational impacts. Future land uses will be subject to
additional review through the development agreement process, including required traffic studies
and compliance with applicable noise, lighting,buffering, and operational standards;
e. Does not involve uses, activities, processes, materials, equipment, and/or conditions of operation
that will be detrimental to any persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors, as the proposed storage use is low-
intensity in nature and is not anticipated to result in adverse operational impacts. Future land uses
will be subject to additional review through the development agreement modification process,
including required traffic studies and compliance with appliable City standards governing traffic
generation, noise, lighting, and operational impacts. Additionally, pursuant to the conditions of
development within the development agreement, all land uses within the development are
required to be low-intensity, low-traffic-generating uses, consistent with the objectives of the
Brookside Planning Area within the Comprehensive Plan;
f. Will be adequately served by essential public facilities, including law enforcement by the Eagle
Police Department and fire protection by the Eagle Fire District. Central water service will be
provided by the City of Eagle via its municipal water system. The development will utilize on-site
septic systems regulated by the Central District Health Department, with central sewer
infrastructure installed to allow for future connection to centralized sewer when available, which
the applicant is required to install at their own cost. Street and right of way improvements have
been reviewed and conditioned by ACHD, and no deficiencies in other public services have been
identified;
g. Will not create excessive additional requirements at public cost for public facilities and services,
since all infrastructure and utility extensions are to be financed and constructed by the applicant;
h. The Conceptual Future Roadway Map within the Comprehensive Plan depicts the realignment of
Brookside Lane as part of the planned transportation network within the Brookside Planning
Area. As described in the Comprehensive Plan planning area policies,the realignment is intended
to provide consolidated access, improve internal circulation, and reduce direct access to State
Highway 55. The proposed development is consistent with this planned roadway alignment, since
the applicant proposes to construct the Brookside Lane realignment in conjunction with
development of the site,with Brookside Lane serving as the primary access point for the project.
The Ada County Highway District has reviewed the proposal and has provided conditions of
approval, which include completion of ACHD's required public hearing process for the vacation
of the existing right of way associated with Brookside Lane. The applicant will be required to
obtain all necessary approvals from ACHD prior to construction of the roadway improvements.
A traffic impact study was not required for the proposed subdivision or the development of Lot 6,
Block 1, as a storage facility. The Commission concludes that the enclosed storage use proposed
for Lot 6, Block 1, is appropriate since it is low-intensity in nature and is not anticipated to
generate significant traffic impacts. However, to ensure consistency with the transportation
objectives of the Comprehensive Plan and the Brookside Planning Area, the Commission has
recommended a condition of development requiring a traffic impact study for any future land uses
proposed on Lots 1-5, Block 1. The required traffic impact study will ensure that future
development is evaluated for transportation impacts and remains consistent with the
Comprehensive Plan;
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i. The development is not anticipated to result in the destruction or loss of any natural, scenic, or
historic features of major importance. Development within the designated floodway is prohibited
pursuant to Eagle City Code Title 10, unless an engineered no-rise certification can be provided.
Sensitive wetland areas must be preserved unless properly mitigated in accordance with
applicable federal and local regulations.
No other natural, scenic, or historic features of major importance associated with these
applications have been identified;
j. The proposed development will be harmonious with and in accordance with the general
objectives or with any specific objective of the Comprehensive Plan. The subject property is
designated as Mixed Use within the Comprehensive Plan, a land use category intended to
encourage limited office, limited commercial, and residential development. In addition, the
property is located within the Brookside Planning Area, which further refines the Mixed Use
designation description by identifying low-intensity, low-traffic-generating uses — including
storage, limited office, limited commercial, limited retail, and flex space—as appropriate for this
area. The proposed zoning designation, use type, infrastructure provisions, and open space
preservation measures are consistent with the goals and policies specified for this designation;
k. Conditions established through the development agreement and conditional use permit are
intended to ensure that the proposed development complies with the use allowances and
dimensional standards of the MU (Mixed Use) zoning district, thereby preventing the creation of
any non-conforming lots, structures, or uses; and
1. The applicant has requested a waiver of the requirement to construct a sidewalk on the north side
of the rural collector road. The Commission finds that pedestrian connectivity throughout the
development is sufficient as proposed, based on the provision of sidewalk along the south side of
Brookside Lane, the availability of pedestrian crossings across Brookside Lane, and the
applicant's agreement to provide internal pedestrian accommodations, such as marked
crosswalks, to facilitate safe pedestrian movement within the development. The Commission
concludes that granting the waiver is appropriate, provided that required street trees are installed
on the north side of the rural collector road, in accordance with the requirements of the Eagle City
Code. Approval of this application, together with the associated waiver and conditions of
approval, is therefore harmonious with and in accordance with the Eagle City Code.
3. Failure to comply with all provisions and any condition of approval of this conditional use permit
may result in a compliance hearing in front of the City Council at which time the Council may add
conditions to the permit,modify existing permit conditions, or revoke all or part of the permit.
4. In accordance with Eagle City Code Section 8-7-3-1(C), the Commission concludes that a waiver of
Eagle City Code Section 9-4-1-7 to waive the requirement to construct a sidewalk on the north side of
the rural collector street is appropriate, since pedestrian access is provided along the south side of
Brookside Lane, and since the applicant has agreed to provide internal pedestrian accommodations,
such as marked crosswalks,to facilitate safe pedestrian movement within the development.
5. Pursuant to Eagle City Code Section 8-7-3-5(F), a conditional use permit shall not be considered as
establishing a binding precedent to grant other conditional use permits.
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DATED this 20th day of January 2026.
PLANNING AND ZONING COMMISSION
OF THE CITY OF EAGLE
Ada County, Idaho
Trent Wright, Chairma
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Tracy E. GV,om,Eagle City Clerk : �' • - -I ••rn
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