Findings - CC - 2026 - RZ-2021-11-MOD1 - Rezone with a developement agreement modification for Aventier (FKA Eventyr Sub.BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION
FOR A REZONE WITH A DEVELOPMENT
AGREEMENT MODIFICATION FOR
AVENTIER (FKA EVENTYR) SUBDIVISION
FOR STEVE SATTERLEE
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER RZ-2021-11-MODI
The above -entitled development agreement modification application came before the Eagle City Council
for their action on April 14, 2026, 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:
Steve Satterlee is requesting to modify the development agreement associated with the Aventier (FKA
Eventyr) Subdivision in order to amend condition of development #3.11 to reduce the required front -
load garage setback for Lot 6, Block 1. The 8.11-acre site is located approximately 1,000 feet south of
the intersection of West Moon Valley Road and State Highway 44 at 5837 West Acrewood Road.
B. APPLICATION SUBMITTAL:
A neighborhood meeting was held on site at 5837 West Acrewood Road, Eagle, at 6:00 p.m. on
Tuesday, January 13, 2026, in compliance with the application submittal requirement of Eagle City
Code. The application for this item was received by the City of Eagle on January 30, 2026.
C. NOTICE OF PUBLIC HEARING:
Notice of Public Hearing on this 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, March 27, 2026.
Notice of this public hearing was mailed to property owners within five hundred feet (500-feet) of the
subject property in accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle
City Code on March 26, 2026. The site was posted in accordance with the Eagle City Code on March
31, 2026.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 25, 2022, the City Council approved an annexation, rezone with development agreement,
and preliminary plat applications for Eventyr Subdivision (A-09-21/RZ-11-21 & PP-13-21).
On March 22, 2022, the City Council approved a design review application for the common area
landscaping within Eventyr Subdivision (DR-56-21).
On March 22, 2022, the City Council approved a design review application for an entry monument sign
for Eventyr Subdivision (DR-57-21).
On July 26, 2022, the City Council approved the final plat for Eventyr Subdivision (FP-2022-07).
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KAPlanning DeptTagle App1ications\RZ&A\2021\Aventier Subdivision Lot 6 - RZDA-2021-11-MODI\03-Working Files\03-City Council\02-CC Packet\Aventier DA mod CC findings.docx
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:
COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
Chapter 6 — Land Use
6.3 Land Use Designations:
The Comprehensive Plan designates this site as Neighborhood Residential:
Suitable for single family residential. Densities range from 2 units per acre to 4 units per acre.
6.8 Land Use Sub Area:
The Comprehensive Plan designates this site to be located within the River Plain Planning Area:
The River Plain Planning Area is designated for residential uses with highly integrated open space.
This area should contain river access, trails, open space, and parks in conjunction with transitional
residential densities. The overall density of the area is 1-2 units per acre. Through clustering and
transitioning, residential densities may be higher (up to 3 units per acre) at the Phyllis Canal
transitioning into clustered and large lot residential uses (1 unit per acre) in the areas adjacent to the
Boise River. A similar transition should occur on the north side of the Boise River with clustered
residential uses (smaller lots with a density of 1 unit per acre) in the areas adjacent to the Boise River
and densities of up to 2 units per acre located adjacent to State Highway 44 and Moon Valley Road.
The focus of development north of the Boise River should be to transition and ensure compatibility
with existing large lot residential uses.
ZONING CODE PROVISISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2-4: SCHEDULE OF BUILDING HEIGHT AND LOT AREA
REGULATIONS
G. All front load garages shall be set back a minimum of 25 feet from the back of sidewalk.
• Eagle City Code Section 8-10-1: DEVELOPMENT AGREEMENTS
G. Modification Of Development Agreement:
A development agreement may be modified by the city council only after complying with the notice
and public hearing provisions of section 67-6509 of the Idaho Code.
DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
3.11 The required setbacks shall be as follows for Lots 1-6 (Lot 7 shall adhere to Eagle City Code):
Front
30-feet (living)
55-feet (garage)
Rear
30-feet
Side
10-feet
Additional Setback for
Multi -Story Structures
5-feet per story
Street Side
20-feet
Maximum Coverage
40%
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KAPlanning DeptTagle Applications\RZ&A\2021\Aventier Subdivision Lot 6 - RZDA-2021-11-MODI\03-Working Files\03-City Council\02-CC Packet\Aventier DA mod CC findings.docx
DISCUSSION:
The applicant is req#esting a development agreement modification to amend the requirement for a 55
foot front -load garage setback for Lot 6, Block 1, of Aventier Subdivision. When the subdivision was
initially approved, the 55-foot front -load garage setback was required as a precautionary measure due
to the varying location of the proposed meandering sidewalk within individual residential lots. At the
time of approval, the sidewalk was intended to meander anywhere between 5-feet to 30-feet beyond
the property lines. Eagle City Code requires all front -load garages to be set back a minimum of 25-feet
from the back of sidewalk, so the most conservative distance was taken into account when determining
the required front -load garage setback. In order to maintain 25-feet from the back of sidewalk within
any lot in the subdivision, the 55-foot front -load garage setback (measured from the property line) was
required and conditioned within the development agreement for Lots 1-6, Block 1.
The 55-foot front -load garage setback significantly restricts the buildable area for Lot 6, Block 1, which
is also encumbered by an 80-foot no -build easement which runs along the southern property boundary.
The applicant is requesting that the setbacks for Lot 6, Block 1, distinguish a 30-foot setback for the
front living area and for a side -load garage, and a front -load garage setback requiring a 25-foot
minimum distance from the face of the garage to the nearest point of the constructed sidewalk.
• Based on the location of the driveway approach in Lot 6, Block 1, and the positioning of the sidewalk
within the driveway area, the farthest distance from the property line to the back of sidewalk is 12-feet.
With the addition of the required 25-foot minimum distance from the back of sidewalk to the face of
the garage, the applicant is requesting that the front -load garage setback for Lot 6, Block 1, be 37-feet
measured from the property line.
PUBLIC HEARING OF THE COUNCIL:
A public hearing on the application was held before the City Council on April 14, 2026, at which time
testimony was taken and the public hearing was closed. The City Council made their decision at that time.
A. Oral testimony in favor of the application was presented to the City Council by no one (not including
the applicant/representative).
B. Oral testimony in opposition to the application was presented to the City Council by no one.
C. No rebuttal was presented by the applicant.
COUNCIL DECISION:
The Council voted 4 to 0 to approve RZ-2021-11 -MOD 1 for a rezone with development agreement
modification for Aventier (FKA Eventier) Subdivision, to amend item #3.11 of the development agreement
as follows:
3.11 The required setbacks shall be as follows for Lots 1-5, Block 1 (Lot 7, Block 1 shall adhere to
Eagle City Code):
Front 30-feet (living)
Rear
Side
Additional Setback for
Multi -Story Structures
Street Side
Maximum Coverage
55-feet (garage)
30-feet
10-feet
5-feet per story
20-feet
40%
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KAPlanning Dept\Eagle Applications\RZ&A\2021\Aventier Subdivision Lot 6 - PZDA-2021-11-MOD I\03-Working Files\03-City Council\02-CC Packet\Aventier DA mod CC findings.docx
The required setbacks shall be as follows for Lot 6, Block 1:
Front 30-feet (front living/side-load garage)
37-feet (front -load garage)
Rear 30-feet
Side 10-feet
Additional Setback for
Multi -Story Structures 5-feet per story
Street Side 20-feet
Maximum Coverage 40%
CONCLUSIONS OF LAW:
The City Council reviewed the particular facts and circumstances of this proposed rezone with
development agreement modification (RZ-202 1 -11 -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 with development agreement modification is in accordance with the City of
Eagle Comprehensive Plan and established goals and objectives because:
a. The zoning designation of R-2-DA (Residential with a development agreement) is consistent with
the Neighborhood Residential designation as shown on the Comprehensive Plan Land Use Map,
and the proposed modification does not alter the land use, so the property remains in conformance
with the R-2 (Residential) zone;
b. The applicant has extended the public facilities needed for this site pursuant to the conditions of
approval of the preliminary plat and final plat;
c. The R-2-DA (Residential with a development agreement) zone has previously been determined to
be compatible with the zoning and land uses to the south, north, west and east,. and the proposed
modification does not consist of any changes to the current land use;
d. The land proposed for modification to the development agreement is not located within a "Hazard
Area" and "Special Area" as described within the Comprehensive Plan; and
e. No nonconforming uses will be created with this modification to the rezone with development
agreement.
Regulatory Takings Analysis Notice: Applicant has a right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
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UPlatu ing Dept\Eagle Applications\RZ&A\202IWventier Subdivision Lot 6 - RZDA-2021-11-MOD I\03-Working Files\03-City Council\02-CC Packet\Aventier DA mod CC findings.docx
DATED this 28`' day of April, 2026.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad Pike, Mayor
ATTEST:
,..-fir 0•` _
Tracy E. Os ity Clerk 1- `' 1'
' t•iy `
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KAPlanning Dept\Eagle Applications\RZ&A\2021\Aventier Subdivision Lot 6 - RZDA-2021-1 I -MOD I \03-Working Files\03-City Council\02-CC Packet\Aventier DA mod CC findings.docz