Findings - PZ - 2026 - RZDA-2021-18-MOD1/PP-2021-19-MOD1 - Farmstead Landing Subdivision - Rezone with Development Agreement Modification and Preliminary Plat Modification BEFORE THE EAGLE PLANNING AND ZONING COMMISSION
IN THE MATTER OF AN APPLICATION FOR )
A REZONE WITH DEVELOPMENT )
AGREEMENT MODIFICATION AND )
PRELIMINARY PLAT MODIFICATION FOR )
FARMSTEAD LANDING SUBDIVISION FOR )
BOISE HUNTER HOMES )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER RZDA-2021-18-MOD1/PP-2021-19-MOD1
The above-entitled rezone with a development agreement modification and preliminary plat modification
applications came before the Eagle Planning and Zoning Commission for their recommendation on
February 2,2026, 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:
Strikethrough and underline text represents proposed changes to the previous approval as a part of the
modification application.
A. PROJECT SUMMARY:
Bowen Grange with Boise Hunter Homes is requesting development agreement modification and
preliminary plat modification approval to modify the required subdivision amenities, reduce the
landscape buffer along Linder Road to fifty (50) feet, modify lot sizes, and construct private streets
with gated entrances for Farmstead Landing Subdivision, a 165-lot (141-buildable, 24-common)
residential subdivision. The 80.23-acre site is located north of West Floating Feather Road between
North Linder Road and North Park Lane.
B. APPLICATION SUBMITTAL:
A Neighborhood Meeting was held at Eagle Senior and Community Center, 312 East State Street, at
6:30 PM on Thursday, June 12, 2025, in compliance with the application submittal requirement of
Eagle City Code.The applications for this item were received by the City of Eagle on August 29,2025.
A revised preliminary plat was received by the City on December 15,2025.
C. NOTICE OF PUBLIC HEARING:
Notice of 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 January 16,2026. Notice of this public hearing was mailed to property owners in accordance
with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on January 16, 2026.
The site was posted in accordance with the Eagle City Code on January 20,2026.Requests for agencies'
reviews were transmitted on September 12, 2025, in accordance with the requirements of the Eagle
City Code.
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D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On July 12, 2022, the Eagle City Council approved an annexation, rezone from RUT (Rural-Urban
Transition)to R-2-DA(Residential with a development agreement),and preliminary plat for Farmstead
Landing Subdivision(A-12-21/RZ-18-21 &PP-19-21).
On February 28, 2023, the Eagle City Council approved a design review application for the common
area landscaping and amenities plan within Farmstead Landing Subdivision(DR-78-22).
On May 9, 2023, the Eagle City Council approved a final plat application for Farmstead Landing
Subdivision No. 1 (FP-02-23).
On May 14, 2024, the Eagle City Council approved a one-year extension of time for the final plat for
Farmstead Landing Subdivision No. 1 (FP-2023-02-EXT1).
E. COMPANION APPLICATIONS:
All applications are inclusive herein.
F. COMPREHENSIVE PLAN LAND USE AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Neighborhood R-2-DA(Residential with a Single-Family Residential
Residential with development agreement) Planned Unit Development
Transition Overlay
Proposed No change No change Single-Family Residential
Planned Unit Development
North of site Neighborhood R-2-P(Residential Planned Single Family Residential
residential with Unit Development)and R- Subdivision(Bella Terra
Transition Overlay E(Residential Estates) Subdivision No. 2)
South of site RUT(Rural-Urban
Neighborhood Transition—Ada County
Residential with designation)and R1 Single Family Residential
Transition Overlay (Residential—Ada County
Designation)
East of site Neighborhood Rl (Residential—Ada Single Family Residential,
Residential with County Designation)and
Transition Overlay R-E(Residential Estates) Elementary School, Church
West of site R-3-DA-P(Residential Single Family Residential
Neighborhood Subdivision(Lanewood
Residential with a development
agreement—PUD) Subdivision No.4)
G. DESIGN REVIEW OVERLAY DISTRICT:
The site is located within the city-wide design review overlay district.
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H. SITE DATA:
Total Acreage of Site—80.23 acres
Total Number of Lots— 9 165
Residential—440 141*
Commercial—0
Industrial—0
Common—29 24
Total Number of Units—
Single-family— 140 141*
Duplex—0
Multi-family—0
Total Acreage of Any Out-Parcels—0
*The preliminary plat previously approved for Farmstead Landing Subdivision depicted 141 single-
family residential lots. However, the application materials, staff report, and City Council findings for
Farmstead Landing noted 140 residential lots. The applicant is seeking approval of 141 residential lots
to reflect what was depicted in the previously approved preliminary plat.
Additional Site Data Proposed Required
1.74 dwelling units per
4774 1.75 dwelling units per (as limited within the
Dwelling Units Per Gross Acre acre acre
development agreement)
Minimum Lot Size 10,000 square feet* 17,000 square feet
Minimum Lot Width 75 feet 75 feet
Minimum Street Frontage 40 feet 35 feet
Total Acreage of Common Area 22.27 20.65 acres 16.05 acres(minimum)
Open Space
20%(minimum)
u Except that,according to ECC
Percent of Site as Common Area
32.80%25.74% Section 9-3-8(C)the City may
Open Space require additional public and/or
private park or open space
facilities in PUDs
Percent of Common Area Open 60.8%65.9% 15%(minimum)
Space as Active OS**
*A reduction in minimum lot sizes may be permitted within a Planned Unit Development with an
offsetting increase in open space.
**Up to fifteen percent(15%)of the total area of water bodies(i.e.,ponds)within a development may
be considered active open space provided there is a finding that the ponds employ active recreation
capabilities such as fishing,rafting,canoeing, and the like. (ECC 9-1-6)
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I. GENERAL SITE DESIGN FEATURES:
Landscape Screening:
The landscape plan,dated March 8,2022, shows a seventy five foot(75')wide landscape buffer along
the . esterly perty li e f o ting Tin er Doa ., f fty f of (50') wi a landscape buff r .,long tL
buffer along the easterly property line fronting Park Lane.
The revised preliminary plat,date stamped December 15,2025,shows a fifty-foot(50')wide landscape
buffer along North Linder Road and West Floating Feather Road(classified as minor arterial streets),
and a thirty-five-foot (35') wide landscape buffer along North Park Lane (classified as a collector
street).
Open Space:
A total of 13.67 acres of open space is proposed within the common lots and another 8.8 acres is
0
A total of 20.65 acres of open space is proposed,inclusive of common areas,buffer areas,and parkway
strips,totaling 25.73%of the site. Eagle City Code requires a minimum of 20%open space,which the
application exceeds. Through the development agreement in lieu of a PUD,the applicant is requesting
a reduction of lot sizes below the 17,000 square feet required by code for the R-2 zone. This is allowed
with an offsetting increase in open space.With the offsetting increase in open space,the required open
space for the application is 21.97 19.74 acres,which the applicant is exceeding with 20.65 acres.
Eagle City Code requires that a minimum of 15%of all open space is active.The applicant is proposing
many active amenities including: pickleball courts, a playground, gazebo gathering areas, a pool, a
community center, ponds with access for paddle boarding and other active uses, and pathways. The
total active open space is 13.67 13.61 acres,or 60.8%65.9%of the open space area,which is in excess
of the code requirement.
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 graded in such a way that all
runoff runs either over the curb, or to the drainage easement, and that no runoff shall cross any lot line
onto another lot except within a drainage easement.
Utility and Drainage Easements,and Underground Utilities:
Eagle City Code section 9-3-6 requires utility easements to be not less than 10 feet wide, except that
lesser easement widths, to coincide with respective setbacks, may be considered as part of a planned
unit development.
Fire Hydrants and Water Mains:
Hydrants are to be located and installed as required by the Eagle Fire District.
On-site Septic System:
There is no on-site septic.
Preservation of Existing Natural Features:
There are no existing trees on site.
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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.
J. STREET DESIGN:
Streets:
public. Two cul de sacs are proposed, both to be private and gated and, are located in the northern
portion of the plat. The total number of lots to access off the private streets is eleven,which is less than
0
streets may be permitted provided they access no more than 10%of the lots.
Access will be taken from Park Lane and Floating Feather Road, as well as through Livorno Avenue to
the north(Bella Terra Subdivision No. 2).
The applicant is proposing a private street network for the entirety of Farmstead Landing Subdivision,
with controlled access(gates) at all points of vehicular access (West Floating Feather Road and North
Park Lane). The applicant is also proposing a gated emergency access road where North Livorno
Avenue (a public street stubbed at the Bella Terra Subdivision boundary to the north) extends into
Farmstead Landing and connects to West Frenchglen Lane(see image below).
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8EELATEfOA SU8DIVIS101 Noe � ,
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See the applicant's narrative, date stamped by the City on August 29, 2025, for the applicant's
justification of private roads and gated access (attached hereto).
The applicant is requesting a waiver of Eagle City Code Section 9-3-2-1(I), which states that no more
than 10% of the lots within a subdivision may be served by private streets. The applicant is proposing
that 100%of the lots be served by private streets.
See revised ACHD staff report, dated November 18, 2025, attached hereto.
Blocks Less Than 500':
Five blocks are proposed that are less than 500 feet each. Each of these blocks are approximately 250
feet in length each. They are created by loop roads that separate them from the larger blocks. Three of
the blocks (Blocks 4, 5, and 9) are squares with four residential lots each, while the other two blocks
(Blocks 6 and 8)are comprised entirely of common area.
No blocks less than 500' are proposed.
Cul-de-sac Design:
Two (2)private cul-de-sacs are proposed of approximately 300 feet in length each with 10-foot radius
planter islands.
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Sidewalks:
Detached 10-foot-wide concrete sidewalks are proposed along Linder Road and Floating Feather Road.
All other streets have a 5-foot-wide sidewalk(separated by an 8-foot-wide curb adjacent planter strip).
Curbs and Gutters:
Curbs and gutters which meet Ada County Highway District standards are proposed for the interior
streets.
Lighting:
Lighting for the proposed public streets is required. Location and lighting specifications incorporating
a"Dark Sky" style of lighting shall be submitted as part of the design review application and the final
design and specifications are to be provided to the City Zoning Administrator prior to the submittal of
the final plat.Any modifications made to the lighting shall be completed before the final plat approval.
Street Names:
Street names should be approved by the Ada County Street Naming Committee prior to submittal of a
final plat application.
K. ON AND OFF-SITE PEDESTRIANBICYCLE CIRCULATION:
Pedestrian Walkways:
Decre.,tio issioplic r � e e '
2022, with conditions as described in the attached Parks, Pathways, and Recreation Commission
The pathways plan, dated October 10, 2025, shows six-foot-wide (6'W) pedestrian pathways
connecting sidewalks to amenities within the development. The Parks, Pathways, and Recreation
Commission (PPRC) recommended approval of the application on October 16, 2025, with the
recommended conditions of approval on page 8 of the staff report.
L. PUBLIC USES PROPOSED:
No public uses are proposed.
M. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:
No map currently exists.
N. AVAILABILITY AND ADEQUACY OF UTILITIES AND SERVICES:
The site will be annexed into the Eagle Sewer District and the developer will install sewer infrastructure
within the site to accommodate the development. A sewer main line is located in Linder Road.
Central water service will be provided by Veolia.
Emergency services will be available through the Eagle Police Department,which is contracted through
Ada County,and the Eagle Fire District.The nearest fire station is less than 0.5 miles from the site.The
site abuts Park Lane, Floating Feather, and Linder Road; all major public streets, which will allow for
disbursement of traffic.
Stormwater conveyance and facilities will be designed in accordance with City of Eagle and ACHD
requirements.
A traffic impact study has been completed and has been reviewed and approved by ACHD and the
developer is required to comply with all requirements of the traffic study and ACHD.
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O. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern—no
Evidence of Erosion—no
Fish Habitat—no
Floodplain—no
Mature Trees—no
Riparian Vegetation—no
Steep Slopes—no
Stream/Creek—no
Unique Animal Life—no
Unique Plant Life—no
Unstable Soils—no
Wildlife Habitat—no
P. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):
No review is required.
Q. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached. Comments which appear
to be of special concern are noted below:
City Engineer:All comments within the engineer's letter dated January 16,2026,are of special concern
(see attached).
Parks, Pathways, and Recreation Commission: All comments within the Parks, Pathways, and
Recreation Commission's action letter, dated October 22, 2025,are of special concern(see attached).
The following agencies provided comments on the proposed modifications:
Ada County Highway District
Department of Environmental Quality
Eagle Fire Department
Eagle Sewer District
Idaho Transportation Department
Marathon Pipeline, LLC
West Ada School District
The following agencies provided comments on the original submittal of the application:
Ada County Development Services
Ada County Highway District
Ballentyne Ditch
Central District Health Department
COMPASS (Communities in Motion 2040)
Department of Environmental Quality
Eagle Fire Department
Idaho Department of Fish and Game
Marathon Pipeline, LLC
R. LETTERS FROM THE PUBLIC:
Correspondence received from Residents of Loch Lomond Estates, dated October 14, 2025 (see
attached).
Correspondence received from Katrina and Justin Jones,dated November 18, 2025 (see attached).
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S. PROPOSED TIME SCHEDULE FOR THE DEVELOPMENT OF THE SITE:
The subdivision is proposed to be platted in three phases, with 59 residential lots in phase one, 36
residential lots in phase two, and 46 residential lots in phase three.
T. EAGLE CITY CODE FINDINGS FOR A PLANNED UNIT DEVELOPMENT PRELIMINARY
DEVELOPMENT PLAN AND CONDITIONAL USE PERMIT:
1. That the proposed PUD 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.
2. That the development be designed, constructed, operated and maintained to be harmonious and
appropriate in appearance with the existing or intended character of the general vicinity and how
such use will not change the essential character of the same area.
3. That the development will not be hazardous or disturbing to existing or future neighborhood uses.
4. That the development 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.
5. That the development will be served adequately by essential public facilities such as highways,
streets, police and fire protection, drainage structures, refuse disposal, water and sewer, and
schools.
6. That the development will not create excessive additional requirements at public cost for public
facilities and services.
7. That the development is provided with parks,ponds,open areas,areas of special interest,floodplain
preservation, and/or other special features which would not typically be provided in a non-PUD
proposal.
8. That the vehicular approaches to the property are designed to not create an interference with traffic
on surrounding public thoroughfares.
9. That the development will not result in the destruction, loss, or damage of a natural, scenic or
historic feature of major importance.
10. That the proposed development will be harmonious with and in accordance with the general
objectives or with any specific objective of the Comprehensive Plan.
11. That the proposed development will be harmonious with and in accordance with the general
objectives or with any specific objective of Eagle City Code Title 8.
12. That the benefits,combination of various land uses,and interrelationship with the surrounding area
for this proposed development justifies any proposed deviation from any standard district
regulations.
In cases of large-scale PUDs (incorporating eleven (11) or more lots or dwelling units):
13. That public services shall be provided to the development including, but not limited to, fire
protection,police protection,central water,central sewer,road construction,parks and open space,
recreation,maintenance, schools and solid waste collection.
14. That an estimate of the public service costs to provide adequate service to the development has
been provided by the developer.
15. That an estimate of the tax revenue that will be generated from the development has been provided
by the developer.
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16. That suggested public (or private) means of financing the services for the development if the cost
for the public services would not be offset by the tax revenue received from the development has
been provided by the developer.
For a request of up to 10%of the gross land area to be directed to uses other than residential(i.e.;
commercial, industrial,public and quasi public uses that are not allowed in the land use district):
No such request was provided with this application
17. That the uses are appropriate with the residential uses.
18. That the uses will serve principally the residents of the PUD.
19. That the uses are planned to be an integral part of the PUD.
20. That the uses located and designed to provide direct access to a collector or arterial street.
21. That the proposed street connections will not create congestion or traffic hazards.
U. EAGLE CITY CODE FINDINGS FOR PRIVATE STREETS AND PRIVATE ALLEYS:
1. Unique or special circumstances exist with respect to the proposed use, design, location,
topography, or other features of the development or its surroundings such that private streets and
or private alleys will serve to enhance the overall development.
2. Safe and effective movement of both vehicular and pedestrian traffic, sidewalks, and parking are
provided.
3. Adequate access for service and emergency vehicles is provided.
4. Access and good transportation planning to adjacent property and to the area travel networks is not
adversely affected.
5. Adjacent property will not be landlocked by the site layout.
6. Other than to provide emergency access, the private streets, or private alleys, do not connect one
public street to another,thereby encouraging travel through the development served by the private
street;provided,however,that in order to provide secondary access,a private street may have more
than one connection to a public street and/or may be connected to more than one public street if
access thereto is controlled by automatic gates or other control devices approved by the council.
7. The use or alignment of the private streets or alleys do not interfere with the continuity of public
streets.
8. An appropriate mechanism has been established for the repair and maintenance of the private streets
and private alleys, including provisions for the funding thereof.
9. Private streets and private alleys are only permitted within a planned unit development and are
limited to providing access to no more than ten percent(10%)of the lots,except that private streets
and private alleys may serve all single family attached dwelling lots.
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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
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:
Neighborhood Residential
Suitable for single family residential. Densities range from 2 units per acre to 4 units per acre.
Residential Transitional Overlay
Residential development that provides for a transition between land use categories and uses.Commonly
requires a transition/change in density, lot sizing,and building scaling with a specific parcel or project.
Base densities may be reduced, or units may be clustered to increase open space within a portion of a
site when property is in this overlay.Neighborhood design will be paramount in this overlay to ensure
appropriate transition between uses.
CHAPTER 6: LAND USE
6.4.3 General Land Use Implementation Strategies
X. Require design treatments to provide compatibility of new development with existing
development by considering such issues as transitional lot sizing, building orientation,
increased setbacks, height limitations, size restrictions, design requirements, fencing,
landscaping or other methods as determined through the development review process.
CHAPTER 8: TRANSPORTATION
8.4.1 Roadway Strategies
P: Local and collector streets through residential neighborhoods are recommended to provide
connectivity while being designed to preserve the character of the surrounding
neighborhoods through appropriate design techniques, including street width, traffic
calming, and traffic control. The goal of the local street system is to provide for local
circulation within Eagle and not for regional traffic. Cul-de-sac streets and private streets
should be discouraged. In order to provide this connectivity,new developments should be
required to stub access to adjacent undeveloped or underdeveloped parcels consistent with
ACHD road spacing standards. All new developments should be reviewed for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2-1: DISTRICTS ESTABLISHED, PURPOSES AND
RESTRICTIONS:
R RESIDENTIAL DISTRICT: To provide regulations and districts for various residential
neighborhoods. Gross density in an R district shall be determined according to the numeral
following the R. The numeral designates the maximum number of dwelling units per acre. Multi-
family and two-family units/developments are prohibited in R-1,R-2,R-3,R-4 and R-5 zoning
districts,unless approved as part of a planned unit development(PUD). Centralized water and
sewer facilities are required for all subdivision and parcel division applications submitted after
the effective date hereof in all zoning districts except the city council may permit the use of
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individual well(s)and septic system(s)in the A,A-R and R-E zoning districts upon a
determination that the public health, safety,and welfare will not be negatively impacted.
Whenever there is a conflict or difference between the provisions of this section and those of
other chapters and/or other titles, the chapter or title with the more restrictive provision shall
prevail.When a property is being proposed for rezone to the R 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.
P PLANNED UNIT DEVELOPMENT: This designation, following any zoning designation
noted on the official zoning map of the city(i.e.,R-4-P), indicates that the development was
approved by the city as a planned unit development. Density transfers may have been permitted
as a part of the overall development.
DA DEVELOPMENT AGREEMENT: This designation, following any zoning designation noted
on the official zoning map of the city(i.e.,C-2-DA), indicates that the zoning was approved by
the city with a development agreement. Specific provisions,as may have been incorporated
within the development agreement, are applicable to development within this zoning designation.
• Eagle City Code Section 8-2-4: Schedule of Building Height and Lot Area Regulations:
Minimum Yard Setbacks
Note Conditions A To E* Maximum Minimum Lot
Zoning Lot Area Minimum
District Maximum Front Rear Interior Street Covered F (Acres Or Square Lot
Height Side Side And J* Feet)H* Width I*
R-2 35' 30' 30' 10' 20' 40% 17,000 75'
B. Except for single-family attached dwellings, an additional 5 feet per story side setback is
required for multi-story structures. Height not to exceed maximum allowed within the zone.
G. All front load garages shall be set back a minimum of 25 feet from the back of sidewalk.
• Eagle City Code Section 8-2A-7-J: LANDSCAPE AND BUFFER AREA REQUIREMENTS:
4. Major Roadways: New residential developments, including,but not limited to, subdivisions
and multi-family developments, shall be buffered from streets classified as collectors,
arterials, freeways, or expressways,to protect residential communities from noisy,potentially
dangerous,high speed roads. The"buffer area" shall be defined as a common lot located
between the residential lots within the subdivision and the right of way line of the adjacent
roadway. This buffer is required as part of the common area open space owned and*
maintained by a homeowners'association. Any landscaping proposed to be within the public
right of way shall not be included as a part of the buffer area required below. The height for
berming/fencing,as noted below, shall be measured from the elevation of the final grade of
the adjacent roadway(measured at the centerline)to the top of the proposed berming/fencing.
The required buffer area width,plantings, and fencing are as follows:
a. Any road designated as a collector on the master street map typologies map in the Eagle
comprehensive plan:
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A minimum of thirty five feet(35')wide buffer area(not including right of way) shall be
provided with the following plants per one hundred(100) linear feet of right of way: four(4)
shade trees, five(5)evergreen trees, and twenty four(24) shrubs. Each required shade tree
may be substituted with two(2)flowering/ornamental trees,provided that not more than fifty
percent(50%) of the shade trees are substituted.
A minimum five foot(5')high,maximum eight foot(8')high,berm, decorative block wall,
cultured stone, decorative rock, or similarly designed concrete wall,or combination thereof
shall be provided within the buffer area. The maximum slope for any berm shall be three feet
(3')horizontal distance to one foot(1')vertical distance. If a decorative block wall, cultured
stone,decorative rock, or similarly designed concrete wall is to be provided in combination
with the berm, a four foot(4')wide flat area shall be provided for the placement of the
decorative wall. Chainlink,cedar, and similar high maintenance and/or unsightly fencing
shall not be permitted.
b. Any road designated as a minor arterial on the master street map typologies map in the
Eagle comprehensive plan:
A minimum of fifty feet(50')wide buffer area(not including right of way)shall be provided
with the following plants per one hundred(100) linear feet of right of way: five(5) shade
trees, eight(8)evergreen trees,three (3) flowering/ornamental trees, and twenty four(24)
shrubs. Each required shade tree may be substituted with two(2)flowering/ornamental trees,
provided that not more than fifty percent(50%)of the shade trees are substituted.
A minimum five foot(5')high,maximum eight foot(8')high,berm,decorative block wall,
cultured stone,decorative rock, or similarly designed concrete wall, or combination thereof
shall be provided within the buffer area. The maximum slope for any berm shall be three feet
(3')horizontal distance to one foot(1')vertical distance. If a decorative block wall, cultured
stone,decorative rock, or similarly designed concrete wall is to be provided, in combination
with the berm, a four foot(4')wide flat area shall be provided for the placement of the
decorative wall. Chainlink,cedar, and similar high maintenance and/or unsightly fencing
shall not be permitted.
c. Any road designated as a principal arterial on the master street map typologies map in the
Eagle comprehensive plan:
A minimum of seventy five feet(75')wide buffer area(not including right of way)shall be
provided with the following plants per one hundred(100)linear feet of right of way: six(6)
shade trees,ten(10)evergreen trees, four(4)flowering/ornamental trees,and twenty four
(24)shrubs. Each required shade tree may be substituted with two(2)flowering/ornamental
trees,provided that not more than fifty percent(50%)of the shade trees are substituted.
A minimum ten foot(10')high,maximum twelve foot(12')high,berm, decorative block
wall,cultured stone,decorative rock,or similarly designed concrete wall, or combination
thereof shall be provided within the buffer area. The maximum slope for any berm shall be
three feet(3')horizontal distance to one foot(1')vertical distance. If a decorative block wall,
cultured stone, decorative rock, or similarly designed concrete wall is to be provided, in
combination with the berm,a four foot(4')wide flat area shall be provided for the placement
of the decorative wall. Chainlink,cedar,and similar high maintenance and/or unsightly
fencing shall not be permitted.
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• Eagle City Code Section 8-3-3: SUPPLEMENTAL YARD AND HEIGHT REGULATIONS:
B. Fences:
1. In any front yard area,no fence or wall shall be permitted which materially impedes vision
across such yard above the height of two and one-half feet (21/2') measured from the
centerline grade of the adjacent street.Picket style fences where fifty percent(50%)of the
fence remains open may be permitted up to four feet (4') in height. Chainlink fencing is
prohibited in any front yard area.
2. Fencing located adjacent to any street identified as a collector or arterial on the
transportation and pathway network plan in the Eagle comprehensive plan,and on the street
side of all corner lots, shall be an open fencing style such as wrought iron or other similar
see through,decorative,durable fencing material,except as otherwise may be permitted in
subsection 8-2A-7J of this title.
3. Chainlink fencing is prohibited in the R(Residential)Zoning District.
4. A permit is required prior to the construction of a fence in any front yard area and along
any street within the City subject to the application requirements established in section 8-
7-2 of this title.
G. Transitional Lot Sizing:
When development is planned with residential lots that directly abut existing residential lots
that the Council finds are not likely to be re-subdivided based upon the Comprehensive Plan
and other evidence provided as part of any application,a transition shall be provided to ensure
lot compatibility. Transitions shall take into consideration site constraints that may exist.
Examples of transition options, subject to City approval, include development of similar lot
sizes along the boundary, clustering of the new lots in order to provide open space directly
abutting the existing lots, including setbacks for the new lots similar to the lots directly
abutting, or other elements in the site design and building design that the city finds will soften
the impact and create a compatible transition.
• Eagle City Code Section 8-6-1: PLANNED UNIT DEVELOPMENTS: PURPOSE, GOALS,
AND OBJECTIVES:
A. Purpose: The purpose of this chapter is to establish clear development standards that will
achieve the city of Eagle's vision for development as presented in the Eagle comprehensive
plan. The standards will be designed to create livable communities that provide exemplary
open spaces and recreational opportunities,that encourage a diversification of housing types,
styles and living options for a wide range of income levels and lifestyles, and thereby
enhance the living experience within the city of Eagle.
B. Goals: To provide guidance and establish expectations for development within the city of
Eagle. The PUD provides clear standards and options for development within the city
including lot sizing, open space and the diversification of housing types.
C. Objective: To guide land development and construction through the planned unit
development(PUD)to achieve the following:
1. A maximum choice of living environments by allowing a variety of housing and building
types, lot dimensions,yards,building setbacks and area requirements;
2. A more useful pattern of open space and recreation areas and, if permitted as part of the
project,more convenience in the location of accessory commercial uses, office uses and
services;
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3. A development pattern which preserves and utilizes natural topography and geologic
features, scenic vistas,trees and other vegetation,and prevents the disruption of natural
drainage patterns;
4. A more efficient use of land than is generally achieved through conventional
development resulting in substantial savings through shorter utilities and streets;and
5. A development pattern in harmony with the objective for land use density,transportation
and community facilities as presented in the comprehensive plan.
• Eagle City Code Section 8-6-5-2: COMMON AREA OPEN SPACE
A. Required Common Area Open Space: A minimum of twenty percent(20%)of the gross land
area developed in any residential PUD project shall be reserved for common area open space
and recreational facilities for the residents or users of the area being developed.
B. Active Open Space: A minimum of fifteen percent(15%)of the common area open space
shall be developed as active open space,as defined in title 9 of this code.
C. Compliance: All common area open space shall be evaluated for its compliance with the
following:
1. Landscaping: Streetscape, open spaces and plazas,use of existing landscaping,
pedestrianway treatment and recreational areas;
2. Siting: Visual focal points,use of existing physical features such as topography,view,
sun and wind orientation, circulation pattern,physical environment.
D. Direct Access: A minimum of fifty percent(50%)of all lots shall be designed to be adjacent
to, or at a minimum,have direct access to common area open space. The term"direct access"
means all building lots are to be located a maximum of two hundred fifty feet(250') away
from a pathway connecting to a common area open space lot. Building lots separated from a
common area open space lot by a local roadway shall be deemed to have achieved direct
access. The required planter strip located between the sidewalk and the street will not be
permitted to fulfill this requirement.
• Eagle City Code Section 8-6-5-5: ARRANGEMENT OF RESIDENTIAL UNITS:
To encourage land use plans to be submitted as a planned unit development(PUD)so as to
provide an enhanced integration of open space and a variety of housing options,the following
design criteria shall be considered by the city:
A. All lots within the PUD shall comply with the minimum lot size in the underlying zone as
established in section 8-2-4 of this title, except that a decrease in the minimum lot size may
be allowed if there is an"offsetting increase" of the same square footage in open space and a
favorable finding is made by the council that the smaller lots are appropriately integrated into
the overall design and that the building product type is compatible with the PUD and
surrounding area.
As an incentive to submit a PUD versus a standard subdivision,the initial starting point for
minimum open space,prior to any"offsetting increase"being added, shall be the area that is
equal to ten percent(10%)of the site. This allowance shall only be permitted under the
following criteria:
1. The total common area open space shall be equal to or greater than twenty percent(20%),
inclusive of the "offsetting increase" square footage.
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2. A favorable finding by the council must be obtained assuring that character, identity and
architectural and siting variation are incorporated into the development and that these factors
make up a substantial contribution to the objectives of the PUD. These design elements are as
follows:
a. Landscaping, streetscape,open spaces and plazas,use of existing landscaping,
pedestrianway treatment and recreational areas;
b. Siting,visual focal points,use of existing physical features such as topography,view, sun
and wind orientation, circulation pattern,physical environment, variation in building
setbacks and building grouping(such as clustering); and
c. Design features, street sections, architectural styles,harmonious use of materials,parking
areas broken by landscaping features and varied use of housing types.
3. Setbacks for modified lots sizes shall conform with the closest compatible base zone under
section 8-2-4 of this title.
B. An area equal to the square footage utilized to create lots that are larger than the minimum lot
size may be credited toward the creation of lots which are proportionally smaller than the
minimum lot size in the underlying zone established in section 8-2-4 of this title,provided:
1. There is a favorable finding by the council that the smaller lots are appropriately
integrated into the overall design and that the building product type is compatible with
the PUD and surrounding area.
2. The number of lots below the minimum lot size do not exceed twenty percent(20%)of
the total number of lots within the development.
• Eagle City Code Section 8-10-1: DEVELOPMENT AGREEMENTS: REQUIREMENTS AND
RESTRICTIONS:
A. Purpose: Development agreements are a discretionary tool to be used by the council as a
condition of rezoning. Development agreements allow a specific project with a specific use to
be developed on property in an area that is not appropriate for all uses allowed or conditional
in the requested zone.
B. Initiation Of Development Agreement:
1. A development agreement may be initiated for the rezoning of a particular parcel of land
or collection of parcels of land through the following methods:
a. On application by the property owner.
b. On recommendation of the zoning administrator.
c. On recommendation of the commission.
d. Required by the council.
2. In the event of a determination by the commission that a development agreement should
be entered into,the commission shall retain jurisdiction of the matter, defer consideration
of the rezone applied for and set a time limit for submittal of the development agreement.
The commission shall then proceed as specified in this section.
3. In the event of a determination by the council that a development agreement should be
entered into,the council shall remand the matter back to the commission for submittal of
the development agreement. The council may direct the commission on remand of the
matter to the commission. The commission shall then proceed as specified in this section.
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4. In the event of either of the above, all time limits required by this code may be stayed upon
affirmative vote of the commission or council.
C. Form Of Development Agreement: A development agreement shall be in the form required
by the zoning administrator.No agreement shall be accepted by the zoning administrator
which does not include the following:
1. An affidavit by the owner of the parcel agreeing to submit the parcel to a development
agreement.
2. The specific use or uses of the parcel for which the development agreement is sought.
3. The allowed or conditional use in the conditional zone for which application has been
made.
4. A concept plan of the project to be developed on the parcel. The concept plan may
include:
a. A description of the density allowed or sought; and
b. Maximum height,size, and location of any structures on the property.
5. The time required to begin the use on the property.
6. A statement by the owner of the parcel that failure to comply with the commitments in
the development agreement shall be deemed consent to rezone the use to the preexisting
zone or, in the case of an initial zone at annexation,a zone deemed appropriate by the
council.
7. Any other matter mutually agreeable to the parties.
C. SUBDIVISION CODE PROVISIONS WHICH OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 9-1-6: RULES AND DEFINITIONS:
OPEN SPACE, ACTIVE: Common area which includes, but is not limited to, athletic fields,
buildings or structures for recreational activities including picnic areas,community garden,courses
or courts, children's play area, dog play area, and pathways, excluding passive open space areas.
Landscape buffer areas not required pursuant to subsection 8-2A-7J of this code may be considered,
in part, as active open space provided a pathway or other active amenity is located within and
incorporated into the buffer area.Up to fifteen percent(15%)of the total area of water bodies(i.e.,
ponds)within a development may be considered active open space provided there is a finding that
the ponds employ active recreation capabilities such as fishing,rafting, canoeing,and the like.
OPEN SPACE, PASSIVE: Common area which includes, but is not limited to, landscaped buffer
areas required pursuant to subsection 8-2A-7J of this code(including the sidewalk within the buffer
area), natural areas, wetland areas, ornamental gardens, decorative fountains, and water bodies,
excluding active open space areas.
• Eagle City Code Section 9-3-1: MINIMUM STANDARDS REQUIRED:
All plats submitted pursuant to the provisions of this title, and all subdivisions,improvements and
facilities done, constructed or made in accordance with said provisions shall comply with the
minimum design standards set forth in this chapter; provided, however, that any higher standards
adopted by any highway district,the Idaho transportation department or health agency shall prevail
over those set forth herein.
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• Eagle City Code Section 9-3-2-1: LOCATION AND DESIGN:
Street and road location and design shall conform to the following standards:
G. Cul-De-Sac Streets: Cul-de-sac streets shall not be more than seven hundred fifty feet(750')in
length and shall terminate with an adequate circular turnaround having a minimum radius of
fifty feet(50') of right of way including a landscape island with a minimum radius of ten feet
(10'). A minimum of forty feet (40') of pavement shall be provided between the landscape
island and the outside edge of the street as measured from the face of curb of the island to the
face of curb located on the outside edge of the street. One traffic control sign stating that on
street parking is prohibited within the turnaround shall be installed at the entrance of the
turnaround on the driver's side of the street.
I. Private Streets: Private streets that provide access to no more than ten percent(10%)of the lots
may be permitted within planned unit developments provided that the standards within
section 9-3-2-5 of this chapter are met.
• Eagle City Code Section 9-3-2-5: PRIVATE STREETS:
Private streets and private alleys may be permitted, in the discretion of the council, subject to the
following:
A. Compliance: The council must find that any proposed private streets or private alleys are in
compliance with each of the following criteria:
1. Unique or special circumstances exist with respect to the proposed use, design, location,
topography, or other features of the development or its surroundings such that private
streets and or private alleys will serve to enhance the overall development.
2. Safe and effective movement of both vehicular arid pedestrian traffic, sidewalks, and
parking are provided.
3. Adequate access for service and emergency vehicles is provided.
4. Access and good transportation planning to adjacent property and to the area travel
networks is not adversely affected.
5. Adjacent property will not be landlocked by the site layout.
6. Other than to provide emergency access, the private streets, or private alleys, do not
connect one public street to another, thereby encouraging travel through the development
served by the private street;provided,however,that in order to provide secondary access,
a private street may have more than one connection to a public street and/or may be
connected to more than one public street if access thereto is controlled by automatic gates
or other control devices approved by the council.
7. The use or alignment of the private streets or alleys do not interfere with the continuity of
public streets.
8. An appropriate mechanism has been established for the repair and maintenance of the
private streets and private alleys, including provisions for the funding thereof.
9. Private streets and private alleys are only permitted within a planned unit development and
are limited to providing access to no more than ten percent(10%) of the lots, except that
private streets and private alleys may serve all single family attached dwelling lots.
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B. Construction And Design Standards: Private streets and private alleys shall conform to the
following construction and design requirements:
1. All private street and private alley construction shall be in accordance with Ada County
highway district's structural standards for streets and alleys including base course and
asphaltic concrete mat thickness utilizing the appropriate traffic index or as may be
recommended by the city engineer and approved by the city council, and shall further be
in accordance with Ada County highway district's intersection design and drainage
requirements, or as may be recommended by the city engineer and approved by the city
council.
2. Except as may be otherwise set forth in this section,private streets and private alleys shall
meet such design and dimensional requirements as the council may determine are
appropriate considering the proposed use and the site upon which the private streets are to
be placed,however,all private streets shall contain paved travel lanes a minimum of twelve
feet(12')in width and private alleys shall contain paved travel lanes a minimum of ten feet
(10') in width and shall provide for the safe, convenient, and effective movement of both
vehicular and pedestrian traffic for private streets and vehicle traffic for private alleys.
Vertical curbing shall be provided for private streets that are less than thirty-four feet(34')
in total width. Alleys must utilize other curb types.
3. Sidewalks shall be required in accordance with subsection 9-4-1-6F of this title. However,
alternative sidewalk and landscape strip designs may be approved by the City Council
based upon a finding made by the Council that characteristics and qualities of the
development justify the alternate design. Sidewalks and planter strips,as referenced within
subsection 9-4-1-6F of this title, shall not be required along alleys.
4. The design engineer shall identify on the construction drawings for the review and approval
by the city engineer, all traffic signs needed for the project, including, but not limited to,
designated parking and"no parking"areas,speed,stop,and such other signs as are required
for safe pedestrian and vehicle travel.
5. All private streets and private alleys shall,during the progress of construction,be inspected
and tested, at the expense of the owner or developer, by a qualified inspector in order to
ensure compliance with the construction and design standards set forth in this section, the
construction drawings as prepared by the registered professional engineer, and good
engineering and construction practices. Reports of such inspections and tests shall be
submitted,together with a certification of such compliance,for the review and approval by
the city engineer.
6. All dead end private streets and private alleys shall terminate at one of the following
approved turnaround areas:
a. A cul-de-sac designed in accordance with the provisions of subsection 9-3-2-1G of this
chapter and subject to the approval of the Eagle fire district and city engineer and
provided further that proper maintenance of the island is provided for;
b. A hammerhead/tee type turnaround or as may be otherwise approved by the Eagle fire
district and the city engineer; or
c. Such other turnaround area as may be approved by the Eagle fire district,city engineer,
and city council.
d. Private streets and private alleys not exceeding 150-feet may terminate with no turn-
around if approved by the Eagle Fire District.
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7. The design of all private streets and private alleys and related storm drainage facilities shall
be prepared by a licensed professional engineer in the state in substantial conformance with
engineering and design standards in effect at the time of preparation of the design.
Construction drawings,together with a certification of such conformity,shall be submitted
for the review and approval by the city engineer.No part of this section shall be construed
as allowing a private street that is not in conformance with current engineering and design
standards.
8. If any provision of this section is found to be in conflict with any other applicable provision
of this title, the provision which establishes the higher and/or more restrictive standard
shall prevail,unless specifically determined otherwise by the city council.
C. Access And Maintenance Requirements: Provisions shall be made for the future maintenance
of and access to private streets and private alleys as follows:
1. A plan and schedule for the future repair and maintenance of the private street and private
alley and drainage facilities for the period of the expected lifetime thereof and a cost
estimate therefor prepared by a licensed professional engineer in the state,together with a
proposed method for funding the same, including, but not limited to, the creation and
maintenance of a reserve fund for that purpose, shall be submitted with the final plat
application for review and approval by the city engineer and city council.
2. The location of private streets and private alleys shall be clearly depicted on the face of the
plat and notes shall be included on the face of the plat which shall:
a. Act to convey to each lot owner within the subdivision to be served by the private
streets or private alleys the perpetual right of ingress and egress over the described
private street;
b. Provide that such perpetual easement shall run with the land; and
c. Provide that the restrictive covenant for maintenance of the private streets or private
alleys cannot be modified and the homeowners'/property owners'association or other
entity cannot be dissolved without the express consent of the city.
3. A restrictive covenant for repair and maintenance of the private streets or private alleys
shall be recorded at the time of recording the plat which said covenant shall create a
homeowners'/property owners' association or substantially similar entity and make
provision for the perpetual maintenance of the private streets or private alleys in accordance
with the approved plan as provided for in subsection C 1 of this section. Said restrictive
covenant shall also provide that the said covenant shall run with the land and that the said
covenant cannot be modified and that the homeowners'/property owners' association or
other entity cannot be dissolved without the express consent of the city.The said restrictive
covenant shall be reviewed and approved by the city attorney prior to certification and
signing of the final plat by the city engineer.
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4. The council may,in the reasonable exercise of its discretion,order the owners or the entity
responsible for the maintenance of any private streets or private alleys approved in
accordance with the provisions of this section to undertake such repair and maintenance
activities as it may determine is necessary to protect the public health, safety, or welfare
and make such expenditures from the funds reserved therefor as may be required thereby;
and the owner or responsible entity shall, as a condition of approval of any such private
street, be deemed to have agreed to comply with any such order and to reimburse the city
all of its costs, including attorney fees, incurred in obtaining or enforcing any such order.
Any order entered by the council pursuant to this subsection may be enforced by a court of
competent jurisdiction and the city shall be entitled to recover its costs and attorney fees
incurred in connection therewith.
D. Conformity To Comprehensive Plan: All private streets and private alleys shall,in all respects,
conform to all applicable components of the comprehensive plan.
E. Waiver: The council may waive or modify any of the standards or requirements of this section
when the private streets or private alleys have been determined to be an integral element of the
overall plan and scheme of the development or will serve to enhance the overall development;
provided,however,that any such waiver shall not be injurious to public health or safety.
• Eagle City Code Section 9-3-10: FENCES:
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,unless the fence is located on the property line between the required roadway buffer area
and the residential lot,in which case the fence may be a solid wood picture frame or premium vinyl
picture frame fence as identified in the EASD book. If the buffer area is designed so that the fence
is visible from the adjacent roadway, then the fence shall include decorative columns spaced a
maximum of sixty feet(60')apart. Specific buffer area fences and decorative walls may be allowed
as otherwise required in subsection 8-2A-7J of this code. Chain link, cedar, and similar high
maintenance and/or unsightly fencing shall not be permitted within the above designated areas. A
section within the subdivision CC&Rs shall be created for the regulation of fences to this effect.
• Eagle City Code Section 9-4-1-5: STREETLIGHTS:
Unless determined otherwise by the city council as part of the design of the subdivision, all
subdividers within the city limits shall be required to install,at the subdividers'expense,streetlights
in accordance with city specifications and standards at locations designated by the administrator.
After inspection and confirmation of installation and operation by the administrator,the subdivider
(and subsequent homeowners' association)shall assume ownership of the streetlights and shall pay
the cost of maintenance and power in perpetuity.
• Eagle City Code Section 9-4-1-6: PATHWAY AND TRAIL REGULATIONS:
C. Management and Regulations:
1. All Pathways and Trails that are not deemed to be private, by the City, shall have public
access.
2. Such access shall be perpetual and non-revocable but may be relocated by the landowner
so long as the connectivity provided by the original access is not materially affected.
3. Pathways within a platted area shall be identified on the plat with a note,creating a public
access easement for the pathway.
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• Eagle City Code Section 9-4-1-7: SIDEWALK DESIGN AND MAINTENANCE:
B. Sidewalks and crosswalks shall be constructed and maintained in accordance with the standards
and specifications of the Ada County Highway District.
C. Sidewalks shall be separated from the edge of the abutting roadway and/or back of curb by a
minimum eight foot(8')wide landscape strip.The landscape strip shall be completed with sod,
automatic irrigation, and planted with two inch (2") minimum caliper shade class trees along
all streets within the subdivision.Installation of landscaping shall be in accordance with section
8-2A-7 of this code. The area within the eight foot (8') wide landscape strip may be counted
toward the minimum required common area open space.
• Eagle City Code Section 9-4-1-8: UNDERGROUND UTILITIES:
Underground utilities are required.
• Eagle City Code Section 9-4-1-12: LANDSCAPE BUFFER AREAS:
Landscape buffer areas,in accordance with section 8-2A-7 of this code, shall be required for the
protection of residential properties from streets classified as collectors, arterials,
freeways/expressways,waterways,railroad rights of way or other features. Subdivision plats
shall show the location of all buffer areas.
D. DISCUSSION (Based on the proposed modifications to the development agreement and the
preliminary plat/PUD, received by the City on August 29, 2025, and the revisions to the preliminary
plat received on December 15, 2025):
• With this modification application, the applicant is proposing to modify the lot configuration and
lot sizes within the subdivision. The modification application includes a proposed 141 buildable
lots. The preliminary plat previously approved for this subdivision showed 141 buildable lots,but
the application materials, staff report, and development agreement for Farmstead Landing
Subdivision incorrectly noted 140 buildable lots. The applicant is not proposing any additional
buildable lots than what the approved preliminary plat shows,but is requesting that the approvals
reflect the amount of buildable lots shown on the plat. The lot configuration is changing but the
total amount of buildable lots proposed is remaining the same.
• The R-2 zone requires minimum lot sizes of 17,000 square feet.The applicant is requesting reduced
lot sizes,the minimum of which is 10,000 square feet,through the development agreement in lieu
of a PUD.Eagle City Code requires an offsetting increase in open space for lots under the minimum
lot size.A total of 19.74%of the development is required to be open space based on the amount of
offsetting increase required.The applicant is proposing 20.65 acres of open space,and of the 20.65
acres, 13.61 acres(or 65.9% of the open space) is proposed as active open space. A total of 22.27
acres of open space was previously approved,resulting in a 7.3%reduction in open space with the
proposed modifications,but the applicant is still exceeding the total amount of open space required
for the development.
• The applicant is requesting to waive portions of Eagle City Code regarding the requirements for
private streets. The applicant is proposing a private street network for the entirety of Farmstead
Landing Subdivision and is requesting to waive Eagle City Code Section 9-3-2-1(I), which states
that no more than 10% of the lots may be served by private streets. Since only private streets are
proposed,the applicant is requesting that 100%of the lots be served by the proposed private street
network.
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• Also regarding private streets,Eagle City Code Section 9-3-2-5(A)(6)states that Council must find
that the private streets do not connect one public street to another; however, a private street may
have more than one connection to a public street if access is controlled by automatic gates as
approved by Council. The applicant is requesting approval for private gated entrances at the two
vehicular access points on Floating Feather Road and Park Lane. If gated access is approved with
this application, the final design and configuration of the gate should meet ACHD's requirements
for gated access and be reviewed and approved by the Design Review Board and City Council prior
to submittal of a final plat application.
Gated entrances may pose challenges for services such as trash collection,utility maintenance,mail
delivery, and parcel delivery. If gated access for the subdivision is approved,the applicant should
provide written confirmation from all applicable service providers (i.e. Eagle Fire Department,
Hardin Sanitation,and the US Postal Service)verifying that the proposed private streets and gated
access are acceptable for the agencies' operational needs.
• Per the City's Pressurized Irrigation Standards, a minimum 30-foot perimeter easement from the
top of bank shall be required for maintenance of all storage ponds used for irrigation.As part of the
development agreement in lieu of a planned unit development, the applicant is requesting the
easement around the two ponds be reduced to 12 feet. The ponds are not needed for irrigation
storage but instead irrigation water flows through to increase water flow and reduce stagnation.The
ponds have good access from multiple points from streets to the ponds and a full 30 feet is not
required to gain access to the pond edges for maintenance.
• The applicant is proposing to reduce the approved buffer width along North Linder Road as an
element of the modification application. The subdivision was approved with a seventy-five-foot
wide (75'W) landscape buffer along North Linder Road, to be built to the requirements of a
principal arterial road per Eagle City Code Section 8-2A-7(J)(4)(c). The applicant is proposing a
fifty-foot-wide (50'W) landscape buffer built to the standard for a minor arterial street per Eagle
City Code Section 8-2A-7(J)(4)(b), in alignment with the buffer constructed for Bella Terra
Subdivision along Linder Road to the north.
• Eagle City Code Section 8-3-3(G) states, "When development is planned with residential lots that
directly abut existing residential lots that the Council finds are not likely to be re-subdivided based
upon the Comprehensive Plan and other evidence provided as part of any application, a transition
shall be provided to ensure lot compatibility. Transitions shall take into consideration site
constraints that may exist. Examples of transition options, subject to City approval, include
development of similar lot sizes along the boundary, clustering of the new lots in order to provide
open space directly abutting the existing lots,including setbacks for the new lots similar to the lots
directly abutting, or other elements in the site design and building design that the city finds will
soften the impact and create a compatible transition."
The preliminary plat previously approved shows approximately 26,000 square-foot to 38,000
square-foot lots in the northwest corner of the subdivision where Farmstead Landing abuts lots
within Loch Lomond Subdivision that range in size from approximately 84,300 square-feet to
89,900 square-feet. The proposed modifications to the preliminary plat show a range of 18,000
square-foot to 24,000 square-foot lots in the northwest corner where Farmstead Landing abuts Loch
Lomond Subdivision. Per Eagle City Code, City Council is to make a determination on the
proposed transition of lot sizes. Should Council determine that the proposed lot size transition does
not meet the intent of code, the applicant should be required to submit a revised preliminary plat
that provides transitional lot sizing as directed by Council,prior to the submittal of a design review
application.
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Proposed Lot Transition
• The subdivision with the proposed modifications includes pedestrian sidewalks and pathways that
provide connections internally and externally through the subdivision and to neighborhood
amenities. The site was reviewed by the Parks,Pathways, and Recreation Commission on October
16,2025,where they made their recommendation,including a recommended site-specific condition
of approval that all sidewalks be publicly accessible (site-specific condition of approval#23). See
the attached PPRC action letter for the deliberation and motion made by the PPRC regarding
Farmstead Landing Subdivision. Staff has provided the recommendations made by the PPRC to the
City Council for their action.
PUBLIC HEARING OF THE COMMISSION:
A public hearing on the application was held before the Planning and Zoning Commission on February 2,
2026, at which time testimony was taken and the public hearing was closed. The Commission made their
recommendation at that time.
A. Oral testimony in opposition to the applications was presented to the Planning and Zoning Commission
by no one.
B. Oral testimony in favor of the applications was presented to the Planning and Zoning Commission by
no one.
C. Oral testimony neither in opposition to nor in favor of the applications was presented to the Planning
and Zoning Commission by ten(10)individuals who provided the following comments and questions:
• Additional access should be granted on Linder to alleviate traffic onto Park Lane and Floating
Feather Road. Only two access points in and out of the neighborhood is a point of concern.
• Gating the neighborhood will reduce connectivity and regional pathway connections, create more
traffic, contribute to an isolated community and create a perception of exclusivity which does not
align with Eagle's values. There are high amounts of pedestrian traffic in this area of the city,
especially in proximity to the schools,and gating the neighborhood would not contribute positively
to the sense of community.
• If vehicular access points are gated,will sidewalks be inaccessible to the public as well?
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• The lots adjacent to Loch Lomond subdivision are too small and do not provide an appropriate
transition.
• If a landscape buffer adjacent to Loch Lomond Subdivision is constructed who is responsible for
maintenance?What quantity and types of plants are proposed?
• What buffer is proposed where Farmstead Landing abuts Bella Terra Subdivision?
• The site contains a well that encroaches into one individual's property. What is intended for the
well once development begins?
• What is the intent for sidewalk connections where Livorno Avenue connects into Farmstead
Landing?
D. Rebuttal was presented to the Commission by the applicant who indicated the following:
• The intent of the gated community is to increase a sense of security.
• Man-gates can be added at neighborhood entrances, open dawn to dusk, to allow pedestrian and
bike access to sidewalks to maintain pedestrian connectivity. Public access to the sidewalks will be
restricted at night.
• The well on the property will be abandoned.
• A privacy fence will be constructed where lots in Farmstead Landing abut lots in Bella Terra
Subdivision.
• Eagle City Code doesn't specify criteria for lot transition dimensions but notes that transitions
should be taken into consideration.
• The proposed landscape buffer would have trees every ten feet on center to create a natural buffer
and mitigate lot transition concerns.
• The proposed vehicular gates are located approximately 100-feet into the subdivision entrance,
measured from the right away of the corresponding street,which would assist with the stacking of
cars and alleviate the potential for cars being backed up onto either Park Lane or Floating Feather
Road as they enter the property.
• An additional access point on Linder Road was not be supported by ACHD when the original
Farmstead Landing application was processed.
COMMISSION DELIBERATION:
A summary of the deliberation can be found at the following link(Granicus time: 03:16:08):
°_ r,/s;rairrt riscori,hltn't r c//p ?l s-. ricer 1(1 1<li /ircd
Upon closing the public hearing, the Commission discussed during deliberation that:
• Connectivity between adjoining subdivisions should be maintained.
• Traffic in this general area will continue to exist regardless of the outcome of this subdivision.
• A landscape buffer/tree line abutting Loch Lomond is not an appropriate solution to the lot
transition.
• The number of lots in the northeast corner should be reduced.
• The proposed modifications are improvements to the original submittal.
• Gated entrances are acceptable as long as pedestrian access isn't restricted or impaired.
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COMMISSION DECISION REGARDING THE MODIFICATION TO THE REZONE WITH
DEVELOPMENT AGREEMENT:
The Commission voted 3 to 1 (Smith against, Oland absent) to recommend approval of RZDA-2021-18-
MOD 1 for the requested modifications to the development agreement with the following staff
recommended conditions to be placed within the modified development agreement with underline text
recommended to be added by the Commission and strike through text recommended to be deleted by the
Commission:
3.1 The maximum density for the Property shall be 4,-74 1.75 dwelling units per acre (4-40 141 single
family residential lots).
3.2 Owner will develop the Property subject to the conditions and limitations set forth in this
Development Agreement. Further, Owner 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.
3.3 The Concept Plan(Exhibit C)represents the Owner's current concept for completion of the project.
As the Concept Plan evolves,the City understands and agrees that certain changes in that concept
may occur. If the City determines that any such changes require additional public comment due to
potential impacts on surrounding property or the community,a public hearing shall be held on any
proposed changes in the Concept Plan, notice shall be provided as may be required by the City.
3.4 The conditions, covenants and restrictions for the Property shall contain at least the following:
(a) An allocation of responsibility for repair and maintenance of all community and privately
owned landscaping, pressurized irrigation facilities, roads, fences shown, and amenities.
The owner shall provide an operation and maintenance manual including the funding
mechanism as an addendum to the CC&Rs and the repair and maintenance requirement
shall run with the land and that the requirement cannot be modified and that the
homeowners association or other entity cannot be dissolved without the express consent of
the City.
(b) A requirement for all fencing to be installed as approved by the Design Review Board. All
other fencing(i.e. dog-eared cedar fencing, chainlink)shall be prohibited.
(c) A maintenance manual for the streetlight(s) requiring that the association shall have the
duty to maintain and operate the light fixtures including the repair and replacement of the
fixture,any associated electrical supply, and light bulbs, in perpetuity.
(d) A requirement that in the event any of the CC&Rs are less restrictive than any government
rules, regulations or ordinances, then the more restrictive government rule, regulation or
ordinances shall apply. The CC&Rs are subject to all rules, regulations, laws and
ordinances of all applicable government bodies. In the event a governmental rule,
regulation, law or ordinance would render a part of the CC&Rs unlawful, then in such
event that portion shall be deemed to be amended to comply with the applicable rule,
regulation,law or ordinance.
(e) A maintenance manual for the private streets requiring the association to have the duty to
maintain the private streets, including repair and replacement of asphalt and sidewalks,
provisions for snow removal from the road, and the planting and maintenance of any
landscape planter islands within the subdivision,in perpetuity.
If Owner shall work with the City to establish a Conservation and Education Program(CEP)
Funding Plan associated with Farmstead Landing Subdivision.The CEP Funding Plan shall
be executed by the Owner and City prior to the City Clerk signing the final plat.
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An allocation of responsibility for repair and maintenance of the pressurized irrigation
system and all common landscape areas within the subdivision in a competent and
attractive manner, including the watering, mowing, pruning, fertilizing, and caring for
grass, shrubs, and trees in perpetuity.
(h) An allocation of responsibility for repair, maintenance, and annual inspection of fire
hydrants located on private streets. The association shall be responsible for contracting
with an approved Veolia contractor for service and maintenance and for forwarding all
maintenance and inspection records to the Eagle Fire Department.
3.5 Owner shall place a 4'x8' subdivision sign(s) containing information regarding the proposed
development. The subdivision sign(s) shall be located along each roadway that is adjacent to the
Property. The subdivision sign(s) shall be located on the Property outside of the public right-of-
way and remain clearly visible from the roadway.
3.6 Owner shall submit a design review application showing at a minimum: 1)proposed development
signage, 2) planting details within the proposed and required landscape islands and all common
areas throughout the development, 3)elevation plans for all proposed common area structures and
irrigation pump house(if proposed),4)landscape screening details of the irrigation pump house(if
proposed), 5) useable amenities such as picnic tables, covered shelters, benches, playground
equipment,gazebos,and/or similar amenities,6)all proposed fencing throughout the development,
and 7) street lights. The design review application shall be reviewed and approved by the Eagle
Design Review Board and City Council prior to the submittal of a final plat application.
3.7 A letter of approval shall be provided to the City from the Eagle Sewer District indicating that the
property has been annexed into the Eagle Sewer District's service boundaries prior to the submittal
of a final plat application. Owner shall comply with all applicable Eagle Sewer District's
regulations and conditions prior to the submittal of a final plat application. Prior to issuance of any
building permits, Owner shall provide proof of central sewer service to the proposed residential
use.
3.8 Owner shall construct the following neighborhood amenities
P'a" (Exhibit C`p r to the of the first final plat£or submit a financial surety)with each
associated phase of development:
Lot 141,Block 1 —Community center and pool(Phase 1)
Lot 1,Block 1 —Pond,gazebo,pathways, and picnic seating(Phase 1)
Lot 16,Block 1 —Two(2)pickleball courts, gazebo, and playground(Phase 2)
Lot 41,Block 1 —Landscaped plaza(Phase 2)
Lot 46,Block 1 —Pond(Phase 3)
3.9 The single-family dwellings shall be constructed in substantial conformance to the styles of
architecture as shown in Exhibit"D".
To assure compliance with this condition, the applicant shall create an architectural control
committee(ACC)as a component of the development's CC&Rs.Provisions regarding the creation
and operating procedures of the ACC shall be included in the CC&Rs and shall be reviewed and
approved by the City attorney prior to the approval of the first final plat.
The submittal of the building permit application to the City for each structure within the
development shall be accompanied by an approval letter from the Architectural Control Committee.
Building permit applications that do not have an approval letter attached will not be accepted.
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To assure compliance with the conditions of approval herein,the City reserves the right to deny,at
its discretion, any building permit application that does not substantially conform to the design
requirements as shown on the Exhibit"D".If a building permit is denied,the applicant shall have
the right to appeal the decision to the Eagle City Council in accordance with Eagle City Code
Section 8-7-4-1.
3.10 Owner shall not file a protest with the Idaho Department of Water Resources against the City of
Eagle regarding water rights application(s) for the construction of any municipal wells located
within the City of Eagle water service area. Owner shall not apply for additional ground water
rights associated with the Property irrigation system.
3.11 The applicant shall be required to comply with the Eagle Parks, Pathways, and Recreation
Commission's pathway recommendations (Exhibit E), as identified in the Trails and Pathway
Sepefintendentls-memeFarmstead Landing PPRC Action Letter,dated April 21,2021 October 22,
2025.
3.12 Owner shall provide a "Heavy Truck Traffic Plan" (Exhibit F) to be followed by any vehicle or
equipment over 25,000 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.
3.13 The setbacks and lot coverage shall be as follows:
Front(living) 30 feet(19 feet from back of sidewalk)
Front(garage) 36 feet(25 feet from back of sidewalk,front-load garage)
Rear 25 feet
Interior Side 7.5 feet(first story),+5 feet(each additional story)
Street Side 20 feet
Maximum Lot Coverage 50%
3.14 The applicant is permitted twe private cul do sacs streets to access 44 all lots.
3.15 The pond access easements around each pond may be reduced to 12 feet in width.
3.16 No homes within a 5-lot radius may have a similar front elevation.
COMMISSION DECISION REGARDING THE MODIFICATIONS TO THE PRELIMINARY
PLAT:
The Commission voted 3 to 1 (Smith against,Oland absent)to recommend approval of PP-2021-19-MOD1
for modifications to the preliminary plat for Farmstead Landing Subdivision with the following staff
recommended site specific conditions of approval and standard conditions of approval,with underline text
recommended to be added by the Commission and strike through text recommended to be deleted by the
Commission.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all conditions within the development agreement for rezone application RZ-18-21 and
subsequent modifications.
2. 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.
3. The applicant shall comply with all requirements of the City Engineer.
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4. 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.
5. 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).
6. The applicant shall provide a license agreement from ACHD approving the landscaping and any
signage located within the public rights-of-way abutting and within this site prior to approval of a final
plat. (ECC 9-4-1-2)
7. The Farmstead Landing Subdivision shall remain under the control of one Homeowners Association.
(ECC 9-3-8[D][4])
8. The applicant shall place a note on the final plat that the pressurized irrigation system and all common
lots are to be owned and maintained by the Homeowner's Association.
9. All plat notes that are required on the preliminary plat shall be transferred to the final plat prior to
submittal of final development plan and final plat applications.
10. To allow for the future installation of municipal fiber-optic cable, the applicant shall be required to
install fiber-optic conduit lines along all streets in accordance with the City's Fiber Master Plan. 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.
11. The applicant shall adhere to all conditions recommended by the Eagle Parks,Pathways,and
Recreation Commission.
12. The applicant shall modify plat note 43 12 of the preliminary plat addressing common lots on the final
plat to include the language "The common lots are subject to a blanket public utility, drainage, and
irrigation easement. Driveways are prohibited across all common lots."
13. The applicant shall modify plat note 43 12 of the preliminary plat addressing common lots on the final
plat to ensure that the common lot numbering accurately corresponds to the common lots identified in
the final plat notes.
14. The applicant shall include a note on the fmal plat stating "This subdivision is subject to the terms of
ACHD license Agreement Instrument No.
15. The applicant shall update the curve table on the final plat to ensure that it accurately represents all
curve lengths on the final plat.
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16. The applicant shall submit a revised landscape plan showing either an incr se in the height of the berm
to 10 feet along Linder Road constructed to the minor arterial street standards per Eagle City Code
Section 8-2A-7(J)(4)(b)or the inclusion of a 3 foot tall decorative block wall,cultured stone,decorative
rock, or similarly designed concrete wall on the top of the berm to achieve the required 10 foot
minimum height of a buffer along a major arterial prior to submittal of the first final plat application a
design review application.
17. All fencing materials shall be in compliance with City Code and be reviewed and approved by the
Design Review Board prior to submittal of a final plat application.
18. The applicant shall revise the landscape plan to include a 10 foot wide detached sidewalk along Linder
Road and Floating Feather Road in accordance with ACHD's site specific conditions of approval.
The following conditions of approval (19-21) reflect requests made by the applicant for waivers or
deviations from standard code requirements, which are subject to City Council approval in
accordance with Eagle City Code:
19. The applicant shall provide a revised preliminary plat and a revised ACHD staff report showing no
more than 10%of the residential lots served by private streets.
OR
A waiver of Eagle City Code Section 9-3-2-1(I) is
granted with this application, and all proposed residential lots are permitted to be served by private
streets.
20. The applicant shall provide a revised preliminary plat with the gated vehicular access points removed
prior to the submittal of a design review application for Farmstead Landing Subdivision.
OR
If to gatc access i- approved, *The final design and configuration of the gated access points
shall be reviewed and approved by the Design Review Board and City Council prior to submittal of a
final plat application.
21. To avoid future access conflicts and ensure continuity of essential
services,the applicant shall obtain written confirmation from all applicable service providers(including
Eagle Fire Department, Hardin Sanitation, the US Postal Service, and West Ada School District),
verifying that the proposed private street network and gated access configurations are acceptable for
the agencies' operational needs prior to submittal of a final development plan and final plat application.
The following conditions of approval(22-39) reflect the recommendation made by the City of Eagle
Parks,Pathways, and Recreation Commission at the meeting on October 16,2025:
22. All sidewalks shall be publicly accessible. The applicant shall include a public access easement over
all sidewalks within the subdivision and the recorded easement instrument number shall be noted on
the final plat.
23. For all alignments in EXHIBIT A(within the PPRC action letter)shown as five-foot(5')wide detached
sidewalk,the developer shall install detached sidewalks that comply with ACHD requirements.
24. 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.
25. Curb ramps shall be provided where sidewalks and pathways meet streets,alleys, or other curb cuts, or
where they are permitted by ACHD.
26. The intersections of pathways, sidewalks, and trails shall have a minimum radius of eight feet(8') to
eliminate sharp turns or blind corners.
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27. 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
28. 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.
29. 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 four-foot(4')margin on each
side of the pathway tread within any part of the easement where possible for all alignments shown as
"REGIONAL" and "COMMUNITY". 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.
30. 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."
31. 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.
32. 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.
33. 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.
34. Unless pathways are to be maintained by the City, the developer and future homeowner's association
shall provide maintenance of all pathways in perpetuity.
35. Within all public access easements,the City shall reserve the right to display signage similar to what is
shown in Exhibit B (within the PPRC action letter).
36. 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.
37. 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.
38. 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.
39. Signage, including the physical form, materials, placement, and message, that the developer or HOA
wishes to display within public access easement(s)must be approved in writing by the City.
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The following conditions of approval(40-44)reflect site-specific conditions of approval recommended
to be added by the Planning and Zoning Commission at the meeting on February 2,2025:
40. Public bicycle and pedestrian access shall be provided throughout Farmstead Landing Subdivision,and
sidewalk connections shall be installed along Livorno Avenue.
41. The existing well on the property shall be abandoned. Documentation verifying abandonment of the
well shall be provided to the City prior to the City Clerk signing the first final plat.
42. The automatic gates at the subdivision entrances shall be located at least 100 feet from the edge of
pavement on Park Lane and Floating Feather Road.
43. Privacy fencing shall be installed along the northern subdivision border where Farmstead Landing abuts
Bella Terra Subdivision and Loch Lomond Subdivision. The fencing plan shall be reviewed and
approved by the Design Review Board and City Council prior to submittal of a fmal plat application.
44. The number of residential lots in the northeast corner of the development adjacent to Loch Lomond
Subdivision shall be reduced from 8 residential lots to 5 residential lots.
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. Idaho Department of Health & Welfare 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 title 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.
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See Eagle City Code Section 9-4-1-9(C)which provides overriding and additional specific criteria for
pressurized irrigation facilities.
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 fmal 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 performance bond
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.
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.
11. 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.
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 fmal 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.
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.
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14. 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.
15. 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.
16. 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.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit.
17. 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 final plat.
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.
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.
18. 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 final plat.
19. 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.
20. 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 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.
21. Conservation, recreation and river access easements (if applicable) shall be approved by the staff and
the City Engineer and shall be shown on the final plat prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
22. 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".
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23. 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 final plat.
24. The development shall comply with the Boise River Plan (if applicable) in effect at the time of City
Council consideration of the final plat.
25. 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.
26. 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.
27. Basements in homes in the flood plain are prohibited.
28. 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.
29. 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.
30. 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.
31. In accordance with Eagle City Code, failure to obtain a recorded final plat for the subdivision within
one year following City Council approval shall cause this approval to be null and void, unless a time
extension is granted by the City Council.
32. 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.
33. 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.
34. 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.
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35. 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.
36. 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.
37. Owner shall provide a "Heavy Truck Traffic Plan" to be followed by any vehicle or equipment over
25,000 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.
CONCLUSIONS OF LAW:
1. The Commission reviewed the particular facts and circumstances of this proposed modifications to the
rezone with development agreement in lieu of a PUD (RZDA-2021-18-MOD l/PP-2021-19-MOD 1)
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 existing zoning designation of R-2-DA (Residential with a development agreement) is
consistent with the Neighborhood designation as shown on the Comprehensive Plan Land Use Map.
The Neighborhood designation is suitable for single-family residential with densities ranging from
2 to 4 units per acre and the subdivision is proposed with single-family units at 1.75 units per acre;
b. The information provided from the agencies having jurisdiction over the public facilities needed
for this site indicates that adequate public facilities exist or are expected to be provided as
conditioned in the development agreement, to serve all uses allowed on this property under the
proposed zone. Central water service will be provided by Veolia. Correspondence has been
received from Eagle Sewer District, Eagle Fire Department, and Ada County Highway District
stating adequate facilities exist to serve the development with the proposed modifications;
c. The existing R-2-DA (Residential with a development agreement) zoning district is compatible
with the R-E(Residential Estates)zone and land use and R-2-P(Residential—PUD)zone and land
use to the north since that area has been developed with single-family residential homes primarily
of similar size,and a condition of approval has been recommended to reduce the number of lots on
the northeast subdivision border to create a more suitable lot transition to the R-E zoned lots;
d. The existing R-2-DA (Residential with a development agreement) zoning district is compatible
with the R-2-DA-P (Residential with a development agreement—PUD)zone and land use and the
RUT(Rural Urban Transition—Ada County Designation)zone and land use to the south since the
area is also designated as Neighborhood in the Comprehensive Plan and the development of lots of
similar size has been entitled to the south;
e. The existing R-2-DA (Residential with a development agreement) zoning district is compatible
with the R-E (Residential Estates) zone and land use and the R1 (Residential — Ada County
Designation)zone and land use to the east since that area is also designated as Neighborhood in the
Comprehensive Plan with a transition overlay. The R-2-DA zoned lots within Farmstead Landing
Subdivision create a density transition between the R-E zoned lots to the east and the R-3-DA-P
zoned lots to the west. The area to the east also contains uses compatible with a residential area
including a church and a school.
f. The existing R-2-DA (Residential with a development agreement) zoning district is compatible
with the R-3-DA-P (Residential with a development agreement—PUD) zone and land use to the
west since that area has been developed for single-family residential use with lots of similar size;
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g. The land proposed for a modification to the rezone with development agreement is not located
within a"Hazard Area"or"Special Area"as described within the Comprehensive Plan; and
h. The proposed modifications will not create a non-conforming use within the R-2-DA zone, since
single-family residential is the only proposed and approved use for the development.
4. The Commission reviewed the particular facts and circumstances of the proposed modifications to the
development agreement in lieu of a PUD and the proposed modifications to the preliminary plat
(RZDA-202 1-1 8-MOD 1/PP-202 1-19-MOD 1)and based upon the information provided concludes that
the proposed modifications are in accordance with the City of Eagle Title 9(Subdivisions)because:
a. The proposed PUD 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 project
introduces single-family residential development at a gross density that is consistent with
surrounding density patterns and the Neighborhood Comprehensive Plan designation. The
applicant will bear all costs of development including water, sewer, and roadway improvements
with no undue burden placed on the public.
b. The development 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 the
use will not change the essential character of the same area. The single-family residential use is in
alignment with the Neighborhood designation in the Comprehensive Plan and is compatible with
the surrounding single-family residential land uses.
c. The development will not be hazardous or disturbing to existing or future neighborhood uses. The
development is residential in nature and located adjacent to other residential uses or uses
compatible with a residential area. The development is not expected to introduce new land use
types or intensities that would be incompatible with existing or future uses.
d. The development 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. Residential
development is the only intended land use and the development is not anticipated to generate
impacts beyond those typical of surrounding residential areas.
Public testimony identified concerns that the development as proposed would produce an increase
in traffic along Park Lane and Floating Feather Road. During deliberation the Commission
determined that the addition of 141 residential lots would not create a significant increase in traffic
outside of the vehicular congestion that already exists in this area due to the nearby schools and
traffic flow from State Highway 44 south of the site.
e. The development will be served adequately by essential public facilities such as highways,streets,
police and fire protection, drainage structures, refuse disposal, water and sewer, and schools.
Correspondence has been received from Eagle Sewer District, Eagle Fire Department, and Ada
County Highway District stating that adequate facilities exist to serve the subdivision with the
proposed modifications. Veolia will provide central water service, Eagle Police Department will
provide law enforcement services, and Hardin Sanitation will provide trash collection services.
f. The development 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.
g. The development is provided with parks,ponds,open areas,and special features which would not
typically be provided in a non-PUD proposal. The development is proposed with open space in
excess of code requirements and amenities including ponds for recreation, a community center, a
community pool,pickleball courts,a playground, outdoor seating areas and pathways.
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h. The vehicular approaches to the property are designed to not create an interference with traffic on
surrounding public thoroughfares. ACHD has reviewed and approved the proposal, and
conditioned the necessary improvements and roadway requirements.
i. The development will not result in the destruction, loss, or damage of a natural, scenic or historic
feature of major importance.No such features exist on the site.
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 property has a Neighborhood
designation in the Comprehensive Plan and is within the Village Center Planning Area, which
suggests densities between 1 and 2 units per acre in this area of the City, and envisions densities
decreasing as distance from the village center increases.Farmstead Landing is proposed with 1.75
units per acre which is compatible with the provisions of the Comprehensive Plan.
k. The proposed development will be harmonious with and in accordance with the general objectives
or with any specific objective of Eagle City Code Title 8. The development utilizes provisions of
Eagle City Code Title 8 to create a variety of lot sizes through an offsetting increase in open space,
and the setbacks and lot dimensions for this development have been established through the
development agreement in lieu of a PUD process identified in Eagle City Code Title 8.
1. The benefits,combination of various land uses,and interrelationship with the surrounding area for
this proposed development justifies any proposed deviation from any standard district regulations.
The Commission finds that the proposed modifications and requests for deviations from code are
justified and will be improvements to the subdivision's design, and the open space amenities and
housing product proposed will be a positive addition to the community.
In cases of large-scale PUDs (incorporating eleven (11) or more lots or dwelling units):
m. Public services shall be provided to the development including,but not limited to,fire protection,
police protection,central water,central sewer,road construction,parks and open space,recreation,
maintenance, schools and solid waste collection.
The public services that will be provided to the development include the following:
Fire Protection
The Eagle Fire Department will serve the development and has issued a letter with conditions and
requirements specific to this development.
Police Protection
Law enforcement will be provided by the Eagle Police Department.
Water Service
Central water service will be provided by Veolia.
Sewer
Eagle Sewer District will provide central sewer service and has provided a letter stating that the
proposed modifications to the development do not appreciably change their ability to provide
sewer service to the development.
Road Construction
All internal streets are proposed to be private and will be owned and maintained by the Farmstead
Landing Subdivision Homeowner's Association in perpetuity. ACHD has provided a staff report
with conditions of approval and required roadway improvements the applicant will be held to.
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Open Space
Open space and neighborhood amenities will be funded, operated, and maintained by the
homeowner's association as conditioned herein.
Maintenance
Maintenance of all private infrastructure and open space areas will be the responsibility of the
homeowner's association, as conditioned herein.
Schools
Residential development is expected to be served by West Ada School District.
Solid Waste Collection
Waste collection services will be provided by Hardin Sanitation, in accordance with City
requirements.
In cases of the incorporation of private streets or private alleys:
n. The request for a private, gated street network reflects the applicant's intent to develop a high-end
community with premium amenities to serve its residents. The private streets enhance the overall
design by allowing controlled access,compatible amenities and aesthetics,and reduced impacts to
public infrastructure.
o. The proposed internal street system provides safe and effective movement of both vehicular and
pedestrian traffic.Public sidewalks are proposed on both sides of the street,and in accordance with
the Planning and Zoning Commission's recommendation,public bicycle and pedestrian access will
be maintained to ensure regional connectivity. Also in accordance with the Commission's
recommendation, the proposed gates are required to be at least 100 feet from the subdivision's
entrances on Park Lane and Floating Feather Road to alleviate the potential for traffic entering the
subdivision to back up onto public streets.
p. The project provides adequate access for service and emergency vehicles, as confirmed by the
Eagle Fire Department. Approved turnarounds have been incorporated into the roadway design,
and the proposed gates will be equipped with fire department-approved access controls to ensure
emergency entry at all times.
q. Access and good transportation planning to adjacent property and to the area travel networks is not
adversely affected. Since all vehicular access points providing entry to the subdivision are proposed
to be gated, the proposed private street network will not have a significant impact on the existing
roadway network. Existing public street connections are not disrupted.
r. Adjacent property will not be landlocked by the site layout. The private street system only serves
the proposed development and all adjoining properties maintain access from existing public streets.
No property is deprived of access as a result of the public streets proposed.
s. The proposed private streets have connections to Park Lane and Floating Feather Road which are
both public streets. All vehicular access points into the subdivision are proposed to be gated so as
to not disrupt the public street network.
t. The alignment of the private'streets do not interfere with or disrupt the continuity of public streets.
u. The homeowner's association (HOA) will be established as part of the subdivision's covenants,
conditions,and restrictions(CC&Rs) and as required by conditions of approval herein, in order to
ensure long-term repair and maintenance of the private street and associated improvements. The
HOA will be responsible for the funding, management, and enforcement of maintenance
obligations, ensuring compliance with City requirements for functionality and safety of private
infrastructure.
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v. The proposed private streets have been requested through the development agreement in lieu of a
planned unit development process established within City Code. Although the private streets are
proposed to serve all 141 residential lots, exceeding the typical ten percent (10%) limitation, the
City Council may suspend or relax this limitation where appropriate. The Commission finds that
the proposed private street network is appropriate for the intended lifestyle of the subdivision, and
does not create adverse effects on the existing transportation network or surrounding properties.
DATED this 17th day of February, 2026.
PLANNING AND ZONING COMMISSION
OF THE CITY OF EAGLE
Ada Cou/n/ty,,IIdaho
.1_52-- .z..9
Trent Wright, Chairman
ATT ST: •
g ▪ c
•
Tracy E.Oiio ,Eagle City Clerk ▪` t I a a
•• ' ' ?j� /\
'▪.9 ''••....••' '>j
`�O
"Regulatory Taking Notice: In accordance with section 67-6519, Idaho Code, Applicant has the right,
pursuant to section 67-8003,Idaho Code,to request a regulatory taking analysis"
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