Findings - CC - 2026 - CUP-2025-05 - A Conditional Use Permit for a Riding Academy/Stable in the R-E (Residential Estates) Zone Including a Class C Home OccupationBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A CONDITIONAL USE PERMIT FOR )
A RIDING ACADEMY/STABLE IN THE R-E )
(RESIDENTIAL ESTATES) ZONE )
INCLUDING A CLASS C HOME )
OCCUPATION FOR TYLER LAYFIELD )
WITH SUNSET STABLES, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER CUP-2025-05
The above -entitled conditional use permit application came before the Eagle City Council for their action
on September 23, 2025, at which time public testimony was taken and the public hearing was closed. The
Eagle City Council, having heard and taken oral and written testimony, and having duly considered the
matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Tyler Layfield with Sunset Stables, LLC is requesting conditional use permit approval for a horse
boarding and training facility (riding academy/stable) in the R-E (Residential Estates) zone
including a Class C home occupation. The 2.36-acre site is located approximately 330 feet east of
North Ballantyne Lane at 1852 West Hereford Drive.
B. APPLICATION SUBMITTAL:
A Neighborhood Meeting was held at 6:00 PM, on May 2, 2025, in compliance with the application
submittal requirement of Eagle City Code. The application for this item was received by the City
of Eagle on June 11, 2025. A revised narrative was received by the City on July 30, 2025.
C. NOTICE OF PUBLIC HEARING:
Notice of Public Hearing on the application 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 August 3, 2025. 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
August 1, 2025. The site was posted in accordance with the Eagle City Code on August 7, 2025.
Requests for agencies' reviews were transmitted on June 8, 2025, in accordance with the
requirements of the Eagle City Code.
Notice of Public Hearing on the application for the Eagle City Council was published in accordance
with the requirements of Title 67, Chapter 65, Idaho Code and the Eagle City Code on September
5, 2025. Notice of 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 September 3, 2025. The
site was posted in accordance with the Eagle City Code on September 13, 2025.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
There is no history of relevant previous actions at this site.
E. COMPANION APPLICATIONS:
There are no companion applications associated with this application.
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing
Large Lot
R-E-DA (Residential Estates
Single family dwelling,
with a development
horse boarding/training
agreement)
facility
Proposed
No change
No change
Riding academy/stable
North of site
Large Lot
A-R (Agricultural-
Single family dwelling,
Residential)
agricultural land (Baker's
Acres Subdivision)
South of site
Large Lot
A-R (Agricultural-
Single family dwelling,
agricultural land (Baker's
Residential)
Acres Subdivision)
East of site
Large Lot
A-R (Agricultural-
Single family dwelling,
agricultural land (Baker's
Residential)
Acres Subdivision)
West of site
Large Lot
R-E-DA (Residential Estates
Single family dwelling,
with a development
agricultural land (Baker's
agreement)
Acres Subdivision)
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located in the City-wide design review overlay district.
H. URBAN RENEWAL DISTRICT:
This site is not located within an urban renewal district.
I. EXISTING SITE CHARACTERISTICS:
The overall site consists of 2.36 acres and contains a single-family dwelling, a large gravel parking
area, a nine -stall shed row barn with attached paddocks, a three -stall barn, a round pen, a riding
arena, a gazebo, and a grazing pasture.
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SITE DESIGN INFORMATION:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
2.36 acres
1.8 acres (minimum)
Percentage of Site Devoted to Building
Coverage
4.3%
15% (maximum)
Percentage of Site Devoted to
Landscaping
Approximately 10%
0%
Number of Parking Spaces
12 (gravel)
3 (1 space per 4 stalls)
Front Setback
No change
50 feet
Rear Setback
No change
30 feet
Side Setback
No change
20 feet
Street Side Setback
No change
35 feet
K. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
No new buildings are proposed with this application.
The site currently contains four (4) buildings with the following uses:
• One (1) single-family dwelling
• One (1) three -stall horse barn
• One (1) nine -stall shed row barn with attached paddocks
• One (1) small storage shed
Height and Number of Stories of Proposed Buildings:
No new buildings are proposed with this application.
The existing three -stall barn is 16 feet tall, the shed row barn is 10 feet tall, and the storage shed is
approximately nine feet tall.
Gross Floor Area of Proposed Buildings:
No new buildings are proposed with this application.
The existing three -stall barn is approximately 1,296 square feet, the shed row barn is approximately
1,008 square feet, and the storage shed is approximately 160 square feet.
The gross floor area of all existing buildings on the site is 4,454 square feet, which amounts to 4.3%
of the site.
On and Off -Site Circulation:
The site is accessed by West Hereford Drive and the existing driveway access within the lot.
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L. PARKING ANALYSIS:
Total required for Riding Academy/Stable use (per ECC 8-4-5):
1 off-street parking space per 4 stalls
Total required: 3 off-street parking spaces
Total existing: 12 gravel off-street parking spaces
M. PUBLIC SERVICES AVAILABLE:
The site is served by the Eagle Fire Department and the Eagle Police Department, and is served by
a private well and septic system.
N. PUBLIC USES PROPOSED:
No public uses are proposed.
O. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:
No future acquisitions map currently exists.
P. SPECIAL ON -SITE FEATURES:
Areas of Critical Environmental Concern — None
Evidence of Erosion — No
Fish Habitat — No
Floodplain — No
Mature Trees — Yes
Riparian Vegetation — No
Steep Slopes — No
Stream/Creek— No
Unique Animal Life — No
Unique Plant Life — No
Unstable Soils — No
Wildlife Habitat — No
Q. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
An environmental assessment plan is not required for this application.
R. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report:
Ada County Highway District
Central District Health
Department of Environmental Quality
Eagle Sewer District
Idaho Department of Transportation
S. LETTERS FROM THE PUBLIC:
No letters from the public have been received to date.
T. EAGLE CITY CODE 8-7-3-2 GENERAL STANDARDS FOR CONDITIONAL USES:
The Commission/Council shall review the particular facts and circumstances of each proposed
Conditional Use in terms of the following standards and shall find adequate evidence showing that
such use at the proposed location:
A. Will, in -fact, constitute a conditional use as established in Section 8-2-3 of this title (Eagle
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City Code Title 8) for the zoning district involved;
B. Will be harmonious with and in accordance with the general objectives or with any specific
objective of the Comprehensive Plan and/or this title (Eagle City Code Title 8);
C. Will be designed, constructed, operated and maintained to be harmonious and appropriate
in appearance with the existing or intended character of the general vicinity and that such
use will not change the essential character of the same area;
D. Will not be hazardous or disturbing to existing or future neighborhood uses;
E. 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; or
that the persons or agencies responsible for the establishment of the proposed use shall be
able to provide adequately any such services.
F. Will not create excessive additional requirements at public cost for public facilities and
services and will not be detrimental to the economic welfare of the community;
G. Will not involve uses, activities, processes, materials, equipment and conditions of
operation that will be detrimental to any persons, property or the general welfare by reason
of excessive production of traffic, noise, smoke, fumes, glare or odors;
H. Will have vehicular approaches to the property which are designed as not to create an
interference with traffic on surrounding public thoroughfares; and
I. Will not result in the destruction, loss or damage of a natural, scenic or historic -feature of
major importance.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF
THE CITY COUNCIL'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Large Lot:
Suitable for single family residential adjacent to Estate Residential uses. Densities range from 1
unit per acre to 1 unit per 2 acres.. Infrastructure such as sewer and water are required for densities
higher than 1 unit per 2 acres. Open space and parks in this area will be generally limited. Land
uses in this category will tend to appear as suburban large lot and generally less agrarian than the
Estate Residential and Agricultural/Rural designations.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-1-2: Rules and Definitions:
Home Occupation:
An accessory use of a dwelling unit and property that is:
A. Used for gainful employment or commercial purposes that involves the provision,
assembly, processing or sale of goods and/or services; and
B. Incidental and secondary to the residential use of the structure and land and does not
change the essential residential character of the dwelling unit/property; but
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C. Excludes uses that provide shelter or lodging to persons who are not members of the
family residing in the dwelling unit.
Riding Academies/Stables:
Establishments offering facilities for instruction in horseback riding, including rings, stables,
and exercise areas, and facilities for the care and exercise of horses and related equestrian
activities.
• Eagle City Code Section 8-2-1: Districts Established, Purposes and Restrictions:
R-E RESIDENTIAL -ESTATES DISTRICT: To provide opportunities for very low density
residential land use compatible with the topography and public service capacities. Gross
density shall not exceed one single-family dwelling unit per two (2) acres.
• Eagle City Code Section 8-2-3: Schedule of District Use Regulations:
Land (baa
Ofahkts
A
A-R
I R-E
R
L-O
C-A
CJ
C-2
C-3
I CBD
M-1
8P
M 2
M-3
PS
MU
Home occupation, Class C
C
C
C
C
Riding academies/stables
P
C
C
C
• Eagle City Code Section 8-3-5(L): Home Occupations:
3. Class C home occupations:
a. Shall be those uses including activities conducted outside of the dwelling or accessory
structure, except for those uses classified as Class A or B home occupations.
b. Shall require a city issued business license.
c. Shall require City Council approval of a conditional use permit for the home
occupation permit if deemed to be in compliance with Eagle City Code with conditions
assuring said compliance.
d. Shall have the outdoor area of use designed to assure no damage results to adjacent
property.
e. No outdoor display or storage of unregistered vehicles, vehicle parts, materials, goods,
supplies or equipment shall be allowed on the premises, except for lawfully parked
registered vehicles.
f. Shall have a minimum of forty feet (40') between the outdoor area of use and the
property line.
g. Shall have a minimum of two (2) acres for sports fields, sports courts, horse riding
lessons, and other similar uses as may be determined by the City Council.
h. Shall have a minimum of three (3) acres for uses such as small wedding venues and
other similar uses as may be determined by the City Council.
i. Shall include conditions of approval specified by the City Council to regulate the hours
of operation, days of operation, number of events, numbers of employees/
customers/patrons/attendees, and other conditions specifically related to the proposed
use to assure compliance with this chapter.
j. Within seven (7) calendar days after a written decision has been rendered by the City
Council, the Zoning Administrator shall provide the applicant with written notice of
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the action on the request.
k. The home occupation permit shall be valid for a maximum of five (5) years at which
time a new permit shall be required.
4. Regulations Applicable to All Home Occupations:
a. The operator of every home occupation shall reside in the dwelling unit on the property
where the home occupation operates or on an adjacent property owned by the same.
b. A home occupation must be conducted within a dwelling unit, within an approved
accessory structure, or outdoors in accordance with this section. Parcels on which the
home occupation is located may be adjacent to the parcel in which the dwelling unit is
located so long as the adjacent parcels are under the same ownership.
c. For home occupations conducted within a dwelling unit the total area used for the home
occupation shall not exceed twenty five percent (25%) of the total floor area of the
dwelling.
d. For home occupations conducted within an accessory structure, the entire area of an
accessory structure may be used for the home occupation provided the use within the
structure is permitted by the building code adopted by the city.
e. The home occupation business must be clearly incidental to the residential use of the
property.
f. No alteration of the exterior of the dwelling in which the home occupation is being
conducted shall be made which changes the character thereof as a dwelling.
g. No advertising or business signs are permitted in conjunction with the home
occupation.
h. No outdoor display or storage of unregistered vehicles, vehicle parts, materials, goods,
supplies or equipment shall be allowed on the premises, except for lawfully parked
vehicles.
i. On -site parking for any vehicle primarily used in connection with the home occupation
(employees/customers/patrons/attendees) shall be provided on a dust free surface in
addition to parking required for the dwelling unit.
j. The minimum number of covered parking spaces for the dwelling unit shall not be
reduced below the minimum number required by this title.
k. Sale of goods on the premises shall be limited to the products produced by the home
occupation.
1. Deliveries of bulk material other than by mail, local courier, or inter -city courier
pertaining to the home occupation shall not exceed one (1) per week and shall be
limited to the hours between 8:00 a.m. and 5:00 p.m. Monday through Friday. Further,
traffic circulation shall not be restricted or disturbed as a result of a delivery to a home
occupation.
m. The home occupation shall not interfere with the delivery of utilities or other services
to the area.
n. The home occupation shall not generate any noise, vibrations, smoke, dust, odor, heat,
glare or electrical interference with radio or television transmission in the area that
would exceed that which is normally produced by a dwelling unit use.
o. No toxic, explosive, flammable, radioactive or other restricted or hazardous material
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shall be used, sold or stored on the site.
p. The home occupation shall at all times comply with all applicable city codes and the
requirements of other regulatory agencies having jurisdiction.
• Eagle City Code Section 8-7-3-2: General Standards for Conditional Uses:
The commission/council shall review the particular facts and circumstances of each proposed
conditional use in terms of the following standards and shall find adequate evidence showing
that such use at the proposed location:
A. Will, in fact, constitute a conditional use as established in section 8-2-3 of this title for the
zoning district involved, or section 8-7-3-1 (C) of this chapter, or as may otherwise be
established by this title;
B. Will be harmonious with and in accordance with the general objectives or with any
specific objective of the comprehensive plan and/or this title;
C. Will be designed, constructed, operated and maintained to be harmonious and appropriate
in appearance with the existing or intended character of the general vicinity and that such
use will not change the essential character of the same area;
D. Will not be hazardous or disturbing to existing or future neighboring uses;
E. Will be served adequately by essential public facilities and services such as highways,
streets, police and fire protection, drainage structures, refuse disposal, water and sewer
and schools; or that the persons or agencies responsible for the establishment of the
proposed use shall be able to provide adequately any such services;
F. Will not create excessive additional requirements at public cost for public facilities and
services and will not be detrimental to the economic welfare of the community;
G. Will not involve uses, activities, processes, materials, equipment and conditions of
operation that will be detrimental to any persons, property or the general welfare by reason
of excessive production of traffic, noise, smoke, fumes, glare or odors;
H. Will have vehicular approaches to the property which shall be so designed as not to create
an interference with traffic on surrounding public thoroughfares; and
I. Will not result in the destruction, loss or damage of agricultural lands or any natural open
space, scenic, cultural, or historic feature of major importance without adequate mitigation
as determined by the city council.
• Eagle City Code Section 8-7-3-5(D): Conditions of Permit:
Upon the granting of a conditional use permit, conditions may be attached to said permit
including, but not limited to, those:
1. Minimizing adverse impact on other development;
2. Controlling the sequence and timing of development;
3. Controlling the duration of development;
4. Assuring that development is maintained properly;
5. Designating the exact location and nature of development;
6. Requiring the provision for on site or off site public facilities or services; and
7. Requiring more restrictive standards than those generally required in this title.
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C. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
No development agreement provisions are of special concern regarding this proposal.
D. DISCUSSION:
The operation of a riding academy/stable at this property is considered a Class C home
occupation, which also requires a conditional use permit. Eagle City Code Section 8-3-5(L)
(3-4) notes the specific requirements for Class C home occupations and the requirements that
apply to all home occupations. The applicant has noted in their narrative submitted with the
application how each of these requirements will be met.
Eagle City Code Section 8-3-5(L)(3)(f) requires forty (40) feet between the outdoor area of use
and the property boundary. The applicant is requesting to waive this requirement. The dwelling
and barns on the property were constructed in conformance with the setback requirements of
the zone, so the space between the property boundary and the outdoor areas of use falls below
the required forty (40) feet for home occupations in some areas. The horse barn is 30 feet from
the western property line in conformance with the 30-foot side setback requirement in the R-E
(Residential -Estates) zone. A large fenced outdoor arena, which is open space used to exercise
the horses, abuts a portion of the eastern property line.
Eagle City Code Section 8-3-5(L)(3)(i) states that the City Council may regulate hours and
days of operation, number of employees, number of patrons, and number of events associated
with the home occupation. The applicant states in their narrative that the riding academy/stable
use is low intensity with no staff aside from residents of the dwelling on the property. There
are seven (7) clients utilizing the site to board and ride their horses, and no public events are
held on the property. The hours of operation for Sunset Stables are generally 6:30 a.m. to 10:00
p.m. daily. However, due to the health and welfare needs of the horses boarding at the site and
the time needed to adequately care for the animals, as well as factors like patron availability
and weather, the applicant requests flexibility in the hours of operation of the business and is
requesting no posted business hours for the facility.
PUBLIC HEARING OF THE COMMISSION:
A. A public hearing on the application was held before the Planning and Zoning Commission on August
18, 2025, at which time testimony was taken and the public hearing was closed. The Commission made
their recommendation at that time.
B. Oral testimony in favor of the application was presented to the Planning and Zoning Commission by
eight (8) individuals, who indicated the following:
• The Baker's Acres CC&Rs support equestrian activities and agrarian businesses.
• The facility is clean and well -maintained with proactive and communicative owners who maintain
positive relationships with their neighbors and give considerable care and attention to the well-
being of the horses.
• The operations are quiet and respectful with landscaping on the property that acts as a buffer to
keep noise to a minimum, and neighbors have experienced no negative impacts or disruption.
• The business is an asset to the community and contributes to the rural and agricultural character of
the neighborhood.
• Horse boarding is a valuable activity for youth in the community and facilities like Sunset Stables
provide many people with the opportunity to ride and train horses.
• The hours of operation of the business and permitted staff should not be limited at the facility.
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C. Oral testimony in opposition to the application was presented to the Planning and Zoning Commission
by no one.
D. Oral testimony neither in opposition to nor in favor of the application was presented to the Planning
and Zoning Commission by one (1) individual who indicated the following:
• The number of horses allowed on the property should be limited due to environmental concerns
associated with excrement on site.
COMMISSION DELIBERATION:
Upon closing the public hearing the Commission made a motion based upon the information provided by
staff and the testimony received. A summary of the deliberation can be found at the following link (Granicus
time: 01:43:14): https •/%agle-id Qranicus corn/player/clip/2124?view id=1 &redirect=true
COMMISSION DECISION:
The Commission voted 5 to 0 to recommend approval of CUP-2025-05 for a conditional use permit for a
riding academy/stable including a Class C home occupation for Tyler Layfield with Sunset Stables, LLC,
with the site -specific conditions of approval and standard conditions of approval provided within their
findings of fact and conclusions of law document dated September 2, 2025.
PUBLIC HEARING OF THE COUNCIL: (Public Hearing AudioNideo Record [Granicus time
2:40:54]): htWs:lleazle-id.granicus.com/"plaver1clip/2140?view id=1 &redirect=true
A public hearing on the application was held before the City Council on September 23, 2025, at which time
testimony was taken and the public hearing was closed. The Council made their decision at that time.
A. Oral testimony in favor of the application was presented to the Council by three (3) individuals, who
indicated the following:
• The intent of the CC&Rs for Bakers Acres Subdivision was to permit agriculture -related businesses
associated with homes in the subdivision.
• The facility is well -maintained, nondisruptive, and is an improvement to the neighborhood.
• The applicants are proactive and responsive to any complaints or concerns that might arise and
maintain positive relationships with their neighbors.
• The neighbors directly adjacent to the facility lease out their pasture for grazing space for the horses
boarded at the stable, and the neighbors have experienced no negative impacts from daily
operations.
• The facility contributes to the blend of agricultural and residential lifestyle within the neighborhood
and adds value to the community.
• The facility does not produce any additional noise or traffic and has a clean and pleasing
appearance.
B. Oral testimony in opposition to the application was presented to the City Council by two (2) individuals
who indicated the following:
• The applicant uses a neighboring property for pasture without disclosing it in their application.
• This business sets a precedent for other similar horse boarding operations occurring in the
neighborhood without City permission.
• Horses are walked and ridden on the street, and the business creates noise, traffic, and sanitation
concerns.
• The riding arenas and horse activity create dust. What requirements exist for dust mitigation in
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residential areas?
• With more horse boarding facilities, the amount of horses in the neighborhood will grow
substantially. How will the City evaluate compatibility when the neighborhood reaches 100 or 200
horses?
• The Planning and Zoning Commission indicated employees would be allowed in conjunction with
the facility. Will there be a limit on how many Sunset Stables employees will be permitted?
• This scale and commercial nature of the operation is not appropriate for a residential neighborhood
within city limits.
• The applicant is in violation of the Bakers Acres CC&Rs.
• There is a portable toilet on the applicant's site. Will the City limit how many portable toilets are
allowed and where they can be placed?
• There are over 15 garbage bins at the property's entry.
• The applicants are only operating for profit at the expense of the neighbors.
C. Rebuttal was presented to the City Council by the applicant who indicated the following:
• It is rare for horses to be walked down the street and boarders have been asked to only walk horses
on the application site.
• The portable toilet was specifically picked out to match the color of the barn and not be an eyesore
on the property, and only one portable toilet will be located on the property.
• The facility is the second property along Hereford Drive, so it is rare that boarders have to drive all
the way down the street when they visit. If boarders have to drive down Hereford Drive to turn
around, they are driving slowly and cautiously and no mess is left behind from the horses.
• Horses and horse owners are carefully vetted out to only permit well -trained horses and respectful
owners. Any boarders creating messes or causing disruptions would not be permitted since the
facility is first and foremost the applicant's home.
• The outdoor arena contains high quality low -dust footing, and a sprinkler system is planned to be
installed in the spring to also mitigate dust.
• Trash cans are removed from the street as soon as the trash is collected. The applicants have
purchased a large dump trailer to collect manure and it is hauled off -site every four days. The
remaining garbage cans on -site are used for tree trimmings and lawn maintenance, and generally
no more than four are placed on the side of the street.
• There are seven clients currently boarding horses at Sunset Stables. It is a private business that is
not open to the public and not a large commercial operation.
• Profit is not the focus of the facility, rather maintaining the way of life and the culture of the
neighborhood and providing a facility for horses in the community.
• Horse trailer parking for boarders is not permitted on the property. The only trailer located on -site
is used for emergency purposes.
• The neighboring pasture is leased out to allow for horse grazing but is only for horses boarding at
the facility.
• The CC&Rs were reviewed with the previous homeowner, neighbors in the community, and the
attorney who originally drafted them and it was determined that agricultural commercial uses were
permitted.
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COUNCIL DELIBERATION:
Upon closing the public hearing, the Council discussed during deliberation that:
• The facility has a clean and organized appearance.
• Testimony received indicated the original intent of the neighborhood was agricultural and the guidance
the applicants received when establishing the facility was consistent with that designation.
• The waiver request to allow employees outside of immediate family is reasonable.
• The facility is low -intensity and the response to complaints is quick. The facility is efficiently managed.
• Hours of operation for Sunset Stables should be 6:00 a.m. to 10:30 p.m. daily to mitigate noise, traffic,
truck lights, or other disturbances late at night.
COUNCIL DECISION:
The Council voted 4 to 0 to approve CUP-2025-05 for a conditional use permit for a riding academy/stable
including a Class C home occupation for Sunset Stables, LLC, with the following Planning and Zoning
Commission recommended site -specific conditions of approval and standard conditions of approval, with
underlined text to be added by the Council and strikethrough text to be deleted by the Council:
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
2. A riding academy/stable and the associated Class C home occupation are the only approved uses with
this conditional use permit.
3. This conditional use permit is valid for five (5) years. An extension may be granted by the City Council
if they determine the use remains in accordance with Eagle City Code.
4. The applicant shall be required to obtain an annual business license.
5. No advertising or business signs are permitted and none are approved.
6. No outdoor display or storage of unregistered vehicles, vehicle parts, materials, goods, supplies or
equipment shall be allowed on the premises, except for lawfully parked registered vehicles.
7. On -site parking for any vehicle primarily used in connection with the home occupation
(employees/customers/patrons/attendees) shall be provided on a dust free surface in addition to parking
required for the dwelling unit.
8. The hours of operation for Sunset Stables shall be 640 6:00 a.m. to 10 00 10:30 p.m. daily, with the
exception of time outside of operating hours required to address emergency matters related to the health
and welfare needs of the horses.
9. Public events shall be prohibited.
10. No staff shall be empleyed a4 Senset Stables exeept for- the applieafft a -ad inunediate family fneffib
11. No more than ten (10) horses shall be boarded at Sunset Stables.
12. No more than 20 horses shall be permitted on the property at any one time.
13. The applicant shall utilize waste management and manure removal systems to minimize odors at the
site.
14. The applicant shall be permitted to conduct activities related to the riding academy/stable within forty
feet (40') of the property, line.
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NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
l . The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs, gutters,
streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever
occurs first.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District, shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources shall be submitted to the City prior to issuance of any building permits
or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on -site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a surety shall be submitted to the City Clerk, prior
to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The lot shall
be so graded that all runoff runs either over the curb, or to the drainage easement, and no runoff shall
cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure, or canal, 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.
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9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal, 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.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light -fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first. 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 prior to Certificate of Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the City
Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights
used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining
property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle Fire
Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the
City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The
letter shall include the following comments and minimum requirements, and any other items of concern
as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 square -feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall inspected in accordance with all agencies having jurisdiction, and shall be verified in writing
by the Eagle Fire Department prior to issuance of any building permits or certificate of Occupancy,
whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Council or Eagle City Parks and Pathways Development Commission for a path
or walkway shall be approved in writing by the Eagle City Parks and Pathways Development
Commission prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the 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.
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16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
floodplain (if applicable) from the Corps of Engineers prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the
Commission and/or Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and/or the Planning and Zoning Commission for
review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those required
by the above conditions, will require submittal of an application for modification and approval of that
application prior to commencing any change.
23. Any 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 advises the City of
Eagle of its intent to change the planned use of the subject property unless a waiver/variance of said
requirements or other legal relief is granted pursuant to the law in effect at the time the change in use
is sought.
24. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative of
the City of Eagle. The burden shall be upon the applicant to obtain written confirmation of any change
from the City of Eagle.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review, as stipulated in Eagle City Code (one year from the Planning and Zoning
Commission approval date).
26. 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.
27. The conditional use permit approval shall remain valid in the event of a change in ownership. In the
event there is a new owner of the property, the new owner(s) shall be bound by the same conditions of
approval applicable to the conditional use permit that was transferred. The new owner(s) shall provide
written acknowledgment to the City accepting the terms of the transferred conditional use permit within
sixty (60) days of purchase and receipt by the new owners of actual notice of the existence of the
conditional use permit for the parcel, whichever event occurs later; otherwise, the permit may be
declared void after notice and public hearing before the city council.
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CONCLUSIONS OF LAW:
1. The City Council reviewed the particular facts and circumstances of the proposed conditional use
(CUP-2025-05) in terms of Eagle City Code Section 8-7-3-2, "General Standards For Conditional
Uses" and has concluded that the proposed conditional use:
A. Will, in fact, constitute a conditional use as established in Eagle City Code Section 8-2-3, which
establishes that a riding academy/stable and a Class C home occupation are conditionally
permitted uses in the R-E (Residential Estates) zone;
B. Will be harmonious with and in accordance with the general objectives or with any specific
objective of the Comprehensive Plan and/or this title (Eagle City Code Title 8), since the Large
Lot Comprehensive Plan designation supports single-family and agrarian uses and the City
Council determined the proposed conditional use is appropriate for the location;
C. Will be designed, constructed, operated and maintained to be harmonious and appropriate in
appearance with the existing or intended character of the general vicinity and that such use will
not change the essential character of the same area. Public testimony received stated that the
facility is an improvement to the neighborhood, while other public testimony indicated that the
facility is not an appropriate operation for a residential neighborhood. The applicant provided
testimony stating that the facility has been constructed to enhance the aesthetic appeal of the
property with materials and architectural styles similar to the area's design, and the day-to-day
operations are in conformance with the rural identity of the area. The City Council determined
that the proposed conditional use is well -managed and fits the intent of the neighborhood;
D. Will not be hazardous or disturbing to existing or future neighborhood uses. Public testimony
in opposition of the application indicated the commercial use is too intensive and not
appropriate for a residential street, and the facility generates traffic and noise concerns.
Additional public testimony and rebuttal from the applicant stated that activities associated
with the riding academy/stable use are contained entirely within the property boundaries with
minimal noise or traffic impacts. The City Council finds the applicant's representation to be
credible. In addition, testimony from the residents directly adjacent to the facility stated there
have been no negative impacts experienced since the facility was established, and any concerns
or complaints regarding the business operations are quickly mitigated. All parking related to
the riding academy/stable use is provided on -site and boarders are not permitted to keep their
trailers on the property. Vehicular traffic impact is minimal as boarders rarely have to drive
past the facility, which is the second property on Hereford Drive. Hours of operation
established in conditions of approval herein will mitigate disturbances like traffic, truck lights,
and noise at inappropriate hours. The City Council determines that Sunset Stables is a low -
intensity facility and the business will not be a disturbance to the neighborhood;
E. 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; or that the
persons or agencies responsible for the establishment of the proposed use shall be able to
provide adequately any such services. Public facilities and services currently serve the site (i.e.
Eagle Fire, Eagle Police Department, private well, and private septic) and the riding
academy/stable use will not impact the availability of these services as noted in the
documentation provided from said agencies and as required as a part of the conditions of
approval herein;
F. Will not create excessive additional requirements at public cost for public facilities and services
and will not be detrimental to the economic welfare of the community, since the riding
academy/stable is a privately owned and operated business and the existing infrastructure
(including utilities) is adequate to serve the facility. The applicant will bear all costs associated
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with future development, operation, and maintenance of the facility and no additional public
resources will be required;
G. Will not involve uses, activities, processes, materials, equipment and conditions of operation
that will be detrimental to any persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors. Public testimony in opposition of the
application indicated the facility produces dust and sanitary issues like manure on the property
and on the street. However, testimony from the public and the applicant indicated that the
facility has been designed and is operated with procedures to minimize or eliminate any adverse
impacts from the riding academy/stable use. The use of the property and the traffic produced
will be low intensity due to the limited capacity for boarded horses and the restriction of the
number of horses permitted on -site. Low -dust footing is utilized in the outdoor arena to
minimize dust production, and the applicant has stated sprinklers will be installed in the spring
to further minimize dust on the property. Manure is shoveled off the grounds into a dump trailer
twice per day and is hauled off -site every four days, and waste disposal at the facility will
continue to control odors on -site as required by the conditions of approval herein. The City
Council is satisfied with the applicant's explanation of aforementioned mitigation measures
and determines that the facility is clean and operates efficiently, and the response to concerns
about the facility have been quick and effective to minimize negative impacts;
H. The property is served by an existing driveway access from Hereford Drive, which is designed
to avoid interference with traffic on surrounding public thoroughfares as approved by the Ada
County Highway District (ACHD). No changes to access are proposed with this application.
The property contains adequate space on -site for temporary parking of horse trailers and client
vehicles, ensuring that no parking or traffic congestion will occur on public streets; and
I. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major
importance since the applicant is not proposing the removal of any natural features and there
are no designated scenic or historical features located on the property. The applicant intends to
preserve the agrarian character of the area in the design and operation of the facility.
2. Failure to comply with all provisions and any condition of approval of this conditional use permit may
result in a compliance hearing in front of the City Council at which time the Council may add conditions
to the permit, modify existing permit conditions, or revoke all or part of the permit.
DATED this 10th day of March, 2026.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad Pike, Mayor
00�11`e11Y118IPP
OF P
ATTEST: G: °P OR
0S EA L .
Tracy E. Osborn, e City Clerk �°' ��•
?F OF 1� �',.•�
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