Findings - DR - 2026 - DR-2025-93 - Avimor McLeod No. 1 - Design Review for the Common Area Landscaping within Avimor McLeod Subdivision No 1 BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR THE COMMON )
AREA LANDSCAPING WITHIN AVIMOR )
MCLEOD SUBDIVISION NO. 1 FOR )
AVIMOR DEVELOPMENT,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-93
The above-entitled design review application came before the Eagle Design Review Board for their action
on January 22,2026. The Eagle Design Review Board 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:
Avimor Development, LLC, represented by Sarah Martz, is requesting design review approval for the
common area landscaping within Avimor McLeod Subdivision No. 1. The 313-acre site is located on
the northwest corner of State Highway 55 and North McLeod Way (portions of the following
properties: Gem County parcel # RP06N01E367200, Boise County parcel #'s RPE00000310601,
RPE5NO2E062502, RPE00000010050, RPE5NO2E064902 and RPE5NO2E065202, and Ada County
parcel#'s S0106436000, S0106336050, and S0201449050).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on November 25, 2025.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on December 9, 2025, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On November 20, 2007, the Eagle City Council approved a Comprehensive Plan Amendment
application to adopt the Eagle Foothills Sub-Area Plan and associated text and maps, including the
entirety of the Avimor lands in all three counties(CPA-2007-06).
On November 27, 2007, the Eagle City Council approved Resolution No. 07-36 amending the 2007
Comprehensive Plan and adopting and including the North Foothills Planning Area in the Future Land
Use Map.
On April 25, 2023,the Eagle City Council approved an annexation application and rezone application
rezoning the property from RP(Rural Preservation—Ada County designation), RR(Rural Residential
—Ada County designation),Multiple Use Zone(Boise County designation),and Al (Prime Agriculture
— Gem County designation), to APD-DA (Avimor Planned Development with a Development
Agreement)and a zoning ordinance amendment to establish development standards and processes for
the Avimor Planned Development Zoning District(A-2022-06/RZ-2022-06&ZOA-2022-01).
On April 25, 2023,the Eagle City Council approved an annexation application and rezone application
rezoning the property from PC (Planned Community — Ada County designation) to APD (Avimor
Planned Development)for portions of Avimor Subdivision No. 1,Avimor Subdivision Nos.4-11, and
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Avimor Townhomes North Subdivision(A-2022-14/RZ-2022-19).
On April 25,2023,the Eagle City Council approved Ordinance 895 for the creation of Title 11B—City
of Eagle: an ordinance adding a new Title 11B"Avimor Zoning Ordinance".
On January 14, 2025, the Eagle City Council approved Sub-Area Plan (SAP) No. 1 for Avimor for
Avimor Development,LLC(SAP-2024-01).
On April 8, 2025, the Eagle City Council approved a preliminary plat application for McLeod
Subdivision No. 1 (PP-2024-03).
E. COMPANION APPLICATIONS:
There are no companion applications.
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Foothills Residential APD-DA(Avimor Planned Vacant Land(Designated
Development with a for Future Re-Subdivision)
development agreement)
Proposed No Change No Change Single Family Residential
Subdivision
North of site Foothills Residential APD-DA(Avimor Planned Vacant Land(Designated
Development with a for Future Re-Subdivision)
development agreement)
South of site Foothills Residential APD-DA(Avimor Planned Vacant Land(Designated
Development with a for Future Re-Subdivision)
development agreement)
East of site Foothills Residential APD-DA(Avimor Planned Future Subdivision
Development with a (Avimor Boise County
development agreement) Phase 2 West)
West of site Foothills Residential APD-DA(Avimor Planned Vacant Land(Designated
Development with a for Future Re-Subdivision)
development agreement)
G. DESIGN REVIEW OVERLAY DISTRICT:
The site is located within the city-wide Design Review Overlay District.
H. URBAN RENEWAL AREA:
The site is not located within an Urban Renewal Area.
I. EXISTING SITE CHARACTERISTICS:
The site has been graded for future lots and roadways and is ready for infrastructure.
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J. SITE DATA:
Total Acreage of Site—313.00
Total Number of Lots—375
Residential—337 [(39)in Gem County [(39) SF3], (258)in Boise County
[(23) ER, (161) SF1, (50) SF2, and (24) SF3], and (32) in Ada County
[(32) SF3]]
Commercial- 11 [(11) in Ada County]
Industrial—0
Common—27
Total Number of Units-
Single-family—337
Single-family attached—0
Two-family—0
Multi-family—0
Total Acreage of Any Out-Parcels—78-acres [Conservation Open Space]
K. PARKING ANALYSIS: N/A
L. GENERAL SITE DESIGN FEATURES:
Greenbelt Areas and Landscape Screening:
North Crowfoot Road,West McLeod Way,and East Pfannmuller Street are identified as collector roads
and require a minimum of an 8-foot-wide landscape buffer,pursuant to Eagle City Code Section 11 B-
3-7(2)(a).
West McLeod Way and the portion of North Crowfoot Road that is south of North McLeod Way where
the streets are adjacent to the Highway Mixed Use (HMU) lots,the developer may designate them as
"Urban Streets". In these instances the developer may include an attached 9'-0"W sidewalk with curb-
adjacent tree wells or a 5'-0"W to 8'-0"W landscape buffer with a detached 5'-0"W to 8'-0"W
sidewalk,pursuant to Eagle City Code Section 11B-3-7(3).
Open Space:
The preliminary plat designates twenty-seven (27) open space common lots totaling (171.00-acres).
Those(2)open space lots consist of twelve (12) Community Open Space lots(4.07-acres)and one(1)
Regional Open Space lots (11.64-acres). The total open space accounts for 54.6% of the total area
associated with the preliminary plat.
Storm Drainage and Flood Control:
Specific drainage system plans are to be submitted to the City Engineer for review and approval prior
to the City Engineer signing the final plat. The plans are to show how swales, or drain piping,will be
developed in the drainage easements. Also, the CC&R's are to contain clauses to be reviewed and
approved by the City Engineer and City Attorney, requiring that lots be so graded that all runoff runs
either over the curb,or to the drainage easement,and that no runoff shall cross any lot line onto another
lot except within a drainage easement.
Utility and Drainage Easements,and Underground Utilities:
Eagle City Code section 11B-11D-8 requires utility easements to be not less than 10 feet wide.
Fire Hydrants and Water Mains:
Hydrants are to be located and installed as may be required by the Eagle Fire District.
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On-site Septic System:
On-site septic systems are not contemplated as part of this application. All commercial and residential
dwellings will connect to central services through the Avimor Water Reclamation Company(AWRC).
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 are discovered
during excavation or development of the site, state law requires immediate notification to the state.
Number and Uses of Proposed Buildings:
Five mailbox pavilions and two park shade structures are proposed.
Height and Number of Stories of Proposed Buildings:
The mailbox pavilions will have an overall height of 8-feet. The park shade structures will be 11-feet
and 5-inches in height.
Gross Floor Area of Proposed Buildings:
The mailbox pavilions will vary in size from 40-square feet, 60-square feet,to 84-square feet. The park
shade structures will be approximately 196-square feet.
On and Off-Site Circulation: N/A
M. BUILDING DESIGN FEATURES:
Mailbox Pavilions
Proposed Building Design: Craftsman
Materials: Steel tube (powder coated Charcoal)
Park Shade Structures
Proposed Building Design: Craftsman
Roof: Metal(Charcoal/Flagstone Grey)
Posts: Wood(Sherwin Williams Banyon Brown)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
Tree Replacement Calculations: N/A
Proposed Tree Mix(Species &Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along all internal roads within this phase.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping: N/A
O. TRASH ENCLOSURES:N/A
P. MECHANICAL UNITS: N/A
Q. OUTDOOR LIGHTING:
A landscape plan showing the location, height, color, style, and wattage of the pedestrian lighting was
received and complies with Eagle City Code Section 11B-3-9.
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R. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
submitted for the approval of signs on the site.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within Violia Water Company service area and within the boundaries of the Avimor Water
Reclamation Company.
T. PUBLIC USES PROPOSED:
No public uses are proposed.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:
No future acquisition map exists.
V. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern— There are no areas of critical environmental concern, as
noted within the environmental evaluation report submitted with the preliminary plat application.
Evidence of Erosion—There is no evidence of erosion
Fish Habitat—None within the application specific subject property.
Floodplain—None within the application specific subject property.
Mature Trees—None identified within the application specific subject property.
Riparian Vegetation—There is regionally valuable riparian and riverine habitat associated with Willow
Creek located on the north side of the development. The development plan indicates a crossing of
Willow Creek which will require coordination with the U.S.Army Corps of Engineers to obtain proper
permitting for the crossing. An Approved Jurisdictional Determination(AJD)has been developed and
is in internal review prior to being submitted to the Army Corps. Avimor Development and subject-
matter-experts will move forward with the Army Corps to obtain any necessary permitting, as
appropriate.
Steep Slopes — Yes — Natural slopes exceed 25% at various locations. Slopes have been evaluated
through the Mass Grading review and are addressed in the hillside and grading standards within the
Avimor Grading Guidelines and Hillside Development Standards.
Stream/Creek—Yes,the subject property abuts Willow Creek. Coordination with the U.S. Army Corps
of Engineers will be needed for any anticipated impacts associated with the crossing of Willow Creek.
If Willow Creek is determined to be jurisdictional waters,as defined by the Clean Water Act,a Section
404 permit will be needed for any actions resulting in impacts to the creek, creek edge, or associated
vegetation within the delineated area.
Unique Animal Life—None identified within the required environmental evaluation report submitted
with the preliminary plat application.
Unique Plant Life—None,pursuant to the required environmental evaluation report submitted with the
preliminary plat application.
Unstable Soils—None currently identified.
Wildlife Habitat—Yes
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W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):
The subject property is located in the Snake River Basin Level III ecoregion,which is characterized by
its semi-arid climate, shrub- and grass-covered foothills, and sandy alkaline soils. The average
precipitation ranges between 10-15 inches annually on average while average temperatures can range
between 25°F and 92°F. The subject property is currently made up of undeveloped uplands that have
been used for rangeland and recreational activities (hiking, biking, equestrian use). The proposed
development is clustered to preserve open space and connectivity.A weed management plan is in place,
focusing on controlling whitetop and poison hemlock. There were no Endangered Species Act(ESA)-
listed species or culturally sensitive sites found and surveys found no Aase's Onion plants in the area.
Planned open space will protect potential habitat.
X. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Ada County Highway District
Department of Environmental Quality
Eagle Fire Department
Idaho Transportation Department
Y. LETTERS FROM THE PUBLIC:
No letters from the public have been received to date.
Z. EAGLE CITY CODE 11B-3-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions, if any,that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator, Design Review Board, or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
c. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district;
d. Will not interfere with the visual character, quality, or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
e. Will have facades, features, and other physical improvements that are designed as a whole,
when viewed alone as well as in relationship to surrounding buildings and settings;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
g. Will provide safe and convenient access to the property for both vehicles and pedestrians
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through patterned traffic circulation and connectivity to abutting development;
h. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly
and walkable environment in balance with protecting a viable commercial center in the area;
and
i. Will have signs, if proposed,that are harmonious with the architectural design of the building
and the adjacent buildings,and will not cover or detract from desirable architectural features.
THE DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFF
ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT
AS PART OF THE DESIGN REVIEW BOARD'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Foothills Residential
A unique combination of land uses within the Eagle Foothills that strives to balance residential, non-
residential, and open space (developed and natural) use to create unique hamlets of development that
place urban development within the natural environment without overcrowding or significantly altering
the natural features found on the site.
The overall density in the foothills should be approximately 1 unit per two acres. Residential densities
should be calculated to be commensurate with the existing land conditions. Priorities for open space
areas should be lands with slopes of 25%or greater and important habitat areas.No residential density
should be granted for areas located within the Floodway. Units should be arranged in accordance with
the transect plan as described in the Foothills planning area.
B. PRELIMINARY PLAT PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
8. 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.
9. 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, unless otherwise approved with the plat. 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 or surety bond 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 within that phase. 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.
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10. The applicant shall provide a license agreement from ACHD approving the landscaping located
within the public rights-of-way(for development within Ada County) abutting and within this site
prior to approval of a final plat(ECC 11 B-11 C-1).
11. Where fencing is required adjacent to improved open spaces and on the street side of all corner lots,
the fencing shall be an open fencing style such as wrought iron or other similar decorative style,
durable fencing material as required in Eagle City Code Section 11B-3.
C. SUBDIVISION PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 11B-11C-8: Fences:
A. If any fencing is required,per the landscape plan,adjacent to improved 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 as required in Chapter 3 of this Title.High
maintenance and/or unsightly fencing shall not be permitted per Chapter 3.
D. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 11B-3-1: GENERAL APPLICABILITY:
This Chapter applies to all development within Avimor. The design review process and standards
set forth in this Chapter apply to all development or redevelopment of nonresidential uses,
multifamily residential, and community signage. Including, but not limited to, commercial uses,
industrial, institutional, office, multi-family and single-family attached residential, signs,
subdivision signage, exterior remodeling or repainting with a color different that what is existing,
exterior restoration,and enlargement or expansions of existing Buildings,Signs or site,and requires
the submittal of a design review application pursuant to this Chapter and any fees as established by
resolution of the Council.Single-family residential development is not subject to this Chapter.Such
development Design review applications for a change in paint color are subject to review and
approval by the Avimor Design Review Committee and the City of Eagle but otherwise shall not
be required to comply in all respects to the requirements of this Chapter.
• Eagle City Code Section 1 1B-3-1(B)(8)(a):
(3) Metal standing seam(concealed fasteners are required).
• Eagle City Code Section 11B-3-7(L)(2)Collector Streets:
a. The landscape buffer for collector streets shall be eight feet(8') minimum See Exhibit 3.5 for
example;
b. A detached sidewalk shall be provided on both sides of the street at least five feet(5')from the
back of curb. The sidewalk shall be a minimum of five feet (5') wide and may or may not
meander depending on the Streetscape concept shown on the preliminary plat. Sidewalks may
be attached to the curb in front of bus pullouts, drop-off areas, On Street Parking areas, and
similar circumstances as approved by Local Highway Department and the City but shall be six
feet(6')minimum width in such locations. One (1)eight foot(8')wide pathway is allowed, in
lieu of sidewalks,on either side of the road;
c. Landscape buffers adjacent to Natural Open Space shall not be irrigated landscape.These areas
shall be reseeded back to their natural state; and
d. The following plant material shall be provided, at a minimum, within the limits of the buffer
area along collector streets:
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(1) One(1)tree per eighty(80) linear feet of street frontage on each side of the street,except
next to single-family residential uses where there shall be one(1)tree per sixty(60)linear
feet.
(2) One(1)shrub/ground cover per one hundred(100)s.f.of buffer area(excluding sidewalks,
drives and other Hardscape areas). Turf may be used in place of shrubs/ground covers,
but the amount used shall not exceed twenty-five percent(25%)of the landscape area on
a plat by plat or phase by phase basis.
Exhibit 3.5
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JIJ�� ,Attached va,ement Area
Saver*OpOm .. .
COLLECTOR STREETS
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• Eagle City Code Section 1 1B-3-7(L)(4) Local Residential Streets:
a. There shall be a minimum five-foot(5')wide landscape buffer for local residential streets were
detached sidewalks are located.Trees shall not be planted in landscape buffers unless the buffer
is a minimum six feet (6') wide. Trees planted in landscape buffers at six feet (6') in width
require root barriers to be installed. No root barrier is required when the landscaped buffer
exceeds eight feet(8')in width.The minimum Setback for local streets(both public and private)
in multi-family residential uses shall correspond to the Setbacks identified in Chapter 2, Land
Use Standards,Table 2.2;
b. An attached or detached sidewalk shall be provided on both sides of the roadway, unless the
City waives the requirement per the below conditions,as shown on example Exhibit 3.7 below;
c. The sidewalk shall be a minimum of five feet(5')wide and may or may not meander depending
on the Streetscape concept.The sidewalk requirement may be waived as part of the preliminary
plat approval in one of the following conditions;
(1) A single-loaded street adjacent to a slope (sidewalk shall be required on the loaded side
only);
(2) A double-loaded street in a hillside area where topographic constraints allow sidewalk on
one side of the street only to minimize grading;
(3) A Single Family Special Lot(SFSL)neighborhood Plat as detailed in Section 11B-2-5 of
this Title(sidewalk shall be required on at least one side of the street);
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(4) Low Density (one(1)acre and larger Lots)neighborhoods(sidewalk requirement may be
waived entirely where a striped four-foot(4')wide shoulder is provided); and
(5) One eight-foot(8')pathway is allowed in lieu of sidewalks on either side of the road.
d. Landscape buffers adjacent to Natural Open Space shall not be irrigated landscape.These areas
shall be reseeded back to their natural state.
e. The following plant material shall be provided, at a minimum, within the limits of the buffer
area along local streets:
(1) One (1) shade class (class II or class III) selected from the approved tree list in 11B-3-7
W of this Section shall be located on all streets with a landscape strip between the sidewalk
and the curb. If the sidewalk is attached, then the tree shall be planted a minimum five
feet(5') in back of the sidewalk. Trees shall be planted at the front of each Lot generally
located on each side of the Lot line corner with the distance between trees to be a minimum
of thirty-five feet(35')and a maximum of eighty feet(80')of street frontage.
Exhibit 3.7
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b.I.c,.d PaMr11e14 Area r Attached
SrOs,wr Option
LOCAL RESIDENTIAL STREETS
• Eagle City Code Section 11B-3-7(P)(3)(b):
Total Number of Parking Spaces Percent of Total Interior Parking Lot Landscaping
10-20 5 percent
21 - 50 8 percent
51+ 10 percent
E. DISCUSSION:
• The applicant is requesting design review approval of the common area landscaping and amenities
within Avimor McLeod Subdivision No. 1, a 375-lot (337-residential, 11-commercial, 27-
common)subdivision. The amenities include benches,picnic tables,mailbox pavilions,park shade
structures, and pathways within the common space.
• The applicant is proposing a metal roof on the park shade structures; however, the elevation plans
do not specify if the metal roof will have concealed fasteners. Pursuant to Eagle City Code Section
11B-3-1(B)(8)(a)(3), metal standing seam (concealed fasteners are required) for roofs. The
applicant should be required to provide revised elevations of the park shade structures noting that
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the metal roof will have concealed fasteners. The revised park shade structure elevations should
be reviewed and approved by staff prior to the submittal of a final plat application.
• Sheet L 1.9 shows a future clubhouse and pool are to be located at the intersection of Crowfoot and
Brenda. The parking lot shown on sheet L 1.9,is proposed to be constructed with this phase of the
development. The plan as submitted shows a total of 15% landscaping to be located within the
interior parking lot; however, only the eastern landscape islands are shown with landscaping with
this phase of the development which is 7% interior landscaping. The landscape islands proposed
on the west side of the parking lot are shown to be unimproved with this phase of the development
until the clubhouse and pool are constructed. Pursuant to Eagle City Code 11B-3-7(P)(3)(b),
parking lots with 21-50 parking spaces are required to provide an 8% interior parking lot
landscaping. The landscaping required within the landscape islands,proposed on the west side of
the future clubhouse and pool area, should be reviewed and approved when the design review
application for the clubhouse and pool is submitted. Staff defers comment regarding the required
interior landscaping within the parking lot at the intersection of Crowfoot and Brenda to the Design
Review Board.
• The landscape plans noted as"Builder Landscape Plans" show the style and locations of fences to
be located within this phase of the development. There are numerous locations where the plans
show a solid fence to be located adjacent to open space and the fence should be an open style fence.
Pursuant to site specific condition of approval no. 11 of the preliminary plat approval and Eagle
City Code Section 11B-11C-8, if any fencing is required, per the landscape plan, adjacent to
improved 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 as required in Chapter 3
of this Title. High maintenance and/or unsightly fencing shall not be permitted per Chapter 3. The
applicant should be required to provide a revised"Builder Landscape Plan"set showing open style
fencing to be installed on the residential lots when they are located adjacent to open space and on
the street side of all corner lots. The revised"Builder Landscape Plan"set should be reviewed and
approved by staff prior to the submittal of a final plat application.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date,if the requested design review application is approved,
staff recommends the site specific conditions of approval and standard conditions of approval provided
within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on January 22, 2026,
at which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staff's presentations,the Board discussed during deliberation that:
• The Board is in favor of the proposed landscaping and common area amenities as proposed and with
the conditions noted herein.
BOARD DECISION:
The Board voted 5 to 0 (Grubb absent) to recommend approval of DR-2025-93 for a design review
application for the common area landscaping within Avimor McLeod Subdivision No. 1,with the following
staff recommended site specific conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of PP-2024-03.
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2. Provide revised elevations of the park shade structures noting that the metal roof will have concealed
fasteners. The revised park shade structure elevations shall be reviewed and approved by staff prior to
the submittal of a fmal plat application.
3. Provide a revised `Builder Landscape Plan" set showing open style fencing to be installed on the
residential lots when they are located adjacent to open space and on the street side of all corner lots.
The revised`Builder Landscape Plan"set shall be reviewed and approved by staff prior to the submittal
of a final plat application.
4. A separate design review application shall be submitted for the clubhouse and pool as noted on Sheet
L1.9. The design review application for the clubhouse and pool shall be reviewed and approved prior
to the issuance of a zoning certificate.
5. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
6. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
7. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
8. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
9. No signs are proposed with this application and none are approved.
10. Provide a revised landscape plan showing landscaping within the landscape islands on the west side of
the parking lot of the future clubhouse and pool.The landscaping shall be installed with the construction
of the parking lot. The revised landscape plan shall be reviewed and approved by staff and one member
of the Design Review Board prior to the submittal of a final plat application.
11. Provide a revised landscape plan specifying the specific trees, shrubs, and perennials to be planted
within the common areas,streetscape,etc. The revised landscape plan shall be reviewed and approved
by staff and one member of the Design Review Board prior to the submittal of a final plat application.
12. Provide a revised landscape plan specifying what each plant type is (i.e.: tree, shrub, perennial, etc.).
The planting size of the plant species shall be labeled. The revised landscape plan shall be reviewed
and approved by staff and one member of the Design Review Board prior to the submittal of a final
plat application.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department,including but not limited to approval of the drainage system,curbs,gutters,
streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy,whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District& Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy,whichever occurs first.
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4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
5. Unless septic tanks are permitted,wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property,accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage;or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site.Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy,whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch;(2)will not otherwise injure any person or persons using or interested
in such ditch or their property; and(3)satisfied the Idaho Standards for Public Works Construction. A
copy of such written approval and certification shall be filed with the construction drawing and
submitted to the City prior to issuance of any building permits or Certificate of Occupancy,whichever
occurs first.
9. Encroachments including,but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch,pipe or other structure,or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company,ditch association,or other irrigation entity associated with such ditch,
pipe or other structure, or canal. The applicant shall submit a copy of the written approval from the
irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way,prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first.
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The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location,height and wattage by the City
Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights
used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining
property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust,trash,weeds and other debris.
13. One set of building plans,for any non single-family residential use,shall be submitted to the Eagle Fire
Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the
City prior to issuance of any building permits or Certificate of Occupancy,whichever occurs first. The
letter shall include the following comments and minimum requirements,and any other items of concern
as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet,and 1,500
gallons per minute for non-residential uses(i.e.;Commercial,Industrial, Schools,etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
14. Any recreation area,greenbelt area or pathway area along the Boise River,Dry Creek or any other area
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
15. Conservation,recreation and river access easements(if applicable)shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy,whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
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DRBAvimor McLeod Sub No.1 Findings DR.docx
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based,other than those required
by the above conditions,will require submittal of an application for modification and approval of that
application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Use, or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 11B-
2-3, "Permitted Uses", and any use and subsequent change by the applicant in the planned use of the
property which is the subject of this application, shall require the applicant to submit a Zoning Permit
application to the City and comply with all rules,regulations,ordinances,plans,or other regulatory and
legal restrictions in force at the time the applicant or its successors in interest advises the City of Eagle
of its intent to changes the planned use of the subject property unless a waiver/variance of said
requirements or other legal relief is granted pursuant to the law in effect at the time the change in use
is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date,as stipulated in Eagle City Code
(one year from approval date).
26. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-2025-93)with regard to the Eagle City Code Title 11 B,Chapter 3,DR Design Review, and based
upon the information provided with the conditions required herein,concludes that the proposed design
review application is in accordance with the Eagle City Code and the Eagle Comprehensive Plan.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 11B-3-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and subdivision landscaping is permitted with the approval of a design review
application within the APD-DA (Avimor Planned Development with a development agreement)
zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed landscaping is designed to complement
the general vicinity;
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C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district—Not applicable for a landscape plan;
D. Will not interfere with the visual character,quality,or appearance of the surrounding area and city,
and where possible,enhance the continuity of thematically common architectural features since the
community structures have been designed to complement the area and meet the Mountain Modern
style of architecture identified in the Avimor Design Guideline Book;
E. Will have facades, features, and other physical improvements that are designed as a whole,when
viewed alone as well as in relationship to surrounding buildings and settings since the community
structures are in conformance with the Avimor Design Guideline Book and will enhance the
proposed buildings in the vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the community structures do not exceed 35-feet permitted within Eagle City
Code;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the development has
been designed with public streets connecting to future roadways and pathways have been provided
throughout the development;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, and will not cover nor detract from
desirable architectural features.
Regulatory Takings Analysis Notice: Applicant has a right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
DATED this 12th day of February 2026.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County,Idaho
lter Li dgr , Chairman
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