Resolution - 2026 - 26-06 - Amending The 2017 Eagle Comprehensive Plan. - 05/12/2026RESOLUTION NO. 26-06
A RESOLUTION OF THE EAGLE CITY COUNCIL, EAGLE, ADA COUNTY, IDAHO
AMENDING THE 2017 EAGLE COMPREHENSIVE PLAN, CHAPTER 6: LAND USE,
AMENDING BOTH TEXT AND THE FUTURE LAND USE MAP; AFFIRMING THAT
PRESCRIBED NOTICE AND HEARING REQUIREMENTS WERE MET IN ACCORDANCE
WITH TITLE 67, CHAPTER 65, IDAHO CODE; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, Section 67-6509(b) of the Idaho Code provides that the City Council may
adopt, amend or repeal a Comprehensive Plan;
WHEREAS, The City Council on November 14, 2017, adopted Resolution 17-24 which in
effect repealed the 2015 Comprehensive Plan, and adopted the 2017 Eagle Comprehensive Plan
in compliance with the provisions of Section 67-6508 of the Idaho Code;
WHEREAS, The City Council on September 22, 2020, amended Chapter 4 of the 2017
Eagle Comprehensive Plan by Resolution No. 20-24;
WHEREAS, The City Council on May 9, 2023, amended Chapter 6 and the Future Land
Use Map of the 2017 Eagle Comprehensive Plan by Resolution No. 23-09;
WHEREAS, The City Council on October 10, 2023, amended Chapter 4 of the 2017 Eagle
Comprehensive Plan by Resolution No. 23-31;
WHEREAS, The City Council on April 22, 2025, amended Chapter 4 of the 2017 Eagle
Comprehensive Plan by Resolution No. 25-07;
WHEREAS; Chapter 6: Land Use of the Comprehensive Plan establishes policies,
designations, and mapping that direct land use patterns and development within the City; and
WHEREAS, the proposed amendments to Chapter 6 include revisions to the Future Land
Use Map, updates to land use map designations, the zoning compatibility matrix, and adjustments
to density provisions to better reflect the City's desired development pattern; and
WHEREAS, the amendments also include refinements to land use policies and language
applicable to the Downtown Area to better align with the City Council's vision of maintaining a
pedestrian -scaled and vibrant downtown; and
WHEREAS, the amendments further include minor grammatical and syntactical
corrections; and
WHEREAS, the City of Eagle has completed the notice requirements of Section 67-
0509(b) of Idaho Code to amend the City's comprehensive plan to modify both the text of the Plan
and the Future Land Use Map; and
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K:\Planning Dept\Eagle Applications\CPA\2025\CPA-2025-03-Chapter 6\03-Working Files\03-City Council\Resolution 26-06- CPA - Text and Map Amendment.docx
WHEREAS, after providing legal notice, transmitting notice to other jurisdictions,
agencies, and entities, a public hearing was held on June 2, 2025, before the City of Eagle Planning
& Zoning Commission. At that time, the Commission made a recommendation to approve the
application; and
WHEREAS, after providing legal notice, transmitting notice to other jurisdictions,
agencies, and entities, a public hearing was held on August 26, 2025, the Eagle City Council made
an action to remand the application to staff direction to conduct an open house regarding the
proposed amendments; and
WHEREAS, On October 7, 2025, the City conducted an open house at Eagle City Hall to
engage residents, property owners, and stakeholders to discuss the proposed amendment with staff.
An online survey was also provided for additional engagement; and
WHEREAS, after providing legal notice, a public hearing was held on February 2, 2026,
before the City of Eagle Planning & Zoning Commission. At that time, the Commission made a
recommendation to approve the application; and
WHEREAS, after providing legal notice, a public hearing was held on March 10, 2026,
before the City Council. At that time, the Council closed the public hearing and made a motion
to continue the public hearing until the April 14, 2026, City Council meeting with direction to
make additional edits.
WHEREAS, on April 14, 2026, the Eagle City Council approved the amendment of the
2017 Eagle Comprehensive Plan, Chapter 6: Land Use text and Future Land Use Map
amendments, as identified in Exhibits A and B, attached hereto; and
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
EAGLE, IDAHO, as follows:
The Eagle City Council hereby amends Chapter 6: Land Use of the 2017 Eagle
Comprehensive Plan.
This Resolution shall be in full force and effect upon its adoption and approval.
ADOPTED by the Council of the City of Eagle, Idaho, this the 12t" day of May 2026.
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K:\Planning Dept\Eagle Applications\CPA\2025\CPA-2025-03-Chapter 6\03-Working Files\03-City CounciEResolution 26-06- CPA - Text and Map Amendment.docx
EXHIBIT A
CHAPTER 6: LAND USE
CHAPTER 6: LAND USE
Managing growth and facilitating orderly community
development is a key element of land use planning.
Unplanned growth can result in undesirable land use
patterns, expensive and avoidable infrastructure
investment, and fiscally unstainable communities.
The City's comprehensive land use plan is comprised
of two key components: the written policy plan and
the future land use map. Both elements must be
understood in concert with each other. The written
policy plan expresses the overall values of the
community while the future land use map expresses
the preferred use of a specific property when the land
use policies are applied. All areas within the City and
within the City's planning boundary are given a future
land use designation illustrating the City's desire for
each property. These uses are depicted on the
Comprehensive Plan Future Land Use Map,
hereinafter referred to as the "Land Use Map".
(See Map 6.1)
The Land Use Map is an integral part of the
Comprehensive Plan. It serves as a planning tool that
will assist the City in sustaining responsible growth
and development, ensuring that evolving land use
patterns remain consistent with the goals, objectives
and strategies of the Comprehensive Plan, and that
growth and development reflects the expectations
and desires of the overall community. Land use
designations, as reflected on the Land Use Map, are
based on the existing land use pattern, existing
natural physical features (such as the Boise River, Dry
Creek and the foothills), floodplain areas, capacity of
future and existing community facilities, projected
population and economic growth, compatibility with
other uses of the land, transportation systems, and
the needs and desires of local citizens.
In the late 1990s, the City of Eagle coined the term "Rurban" to describe the City's land use vision. This term was
to represent the City's desire to retain a rural area within the City while recognizing an urbanizing region. This
policy established a land use map that placed the land uses with the highest intensities in downtown Eagle and
south of Dry Creek with densities decreasing as development moved north and west.
EAGLE IS HOME 61
CHAPTER 6: LAND USE
Since the adoption of the 2000 Comprehensive Plan, the City's population has boomed, increasing by nearly 150%,
from just over 11,000 in 2000 to over 26,000 in 2016. As the City's population has expanded, the expectation of its
citizens (new and old) has evolved regarding what the future of the City of Eagle should be.
In 2004, the City adopted the
Figure 6.1: Activity Center/Neighborhood Node
Western Area Plan for the area
west of Linder Road to State
Highway 16. During this process,
3
Transitional Residential
the City established "nodes" along
major transportation corridors.
0
cc
as
These small mixed -use areas were
intended to provide everyday
a
�a A; �~ Collector/Local Roadway
goods and services to the
, (direct lot access)
expanding City and their
Transit Stop .I
surrounding residential areas
State y;ghwaylTr
without requiring citizens to
ansit
(accessrestricredcted oute
travel into downtown Eagle. (See
Neighborhood Node
j
Figure 6.1) In order to guide the
Mixed Use/Commercial/Office
intensity and scale of the nodes,
the City established subareas
(planning areas) that provide
detailed and site -specific goals,
policies, and strategies to balance the residential and non-residential uses as well as roadway access and site design.
Figure 6.2: 2015 Comprehensive Plan Land Uses Allocations
2015 Comprehensive Plan Land Use Designations
Mixed Use Public
7.91 % 6.08
Industrial
0.82
Commercial/Office
4.20%
In 2007, at the urging of Foothills landowners,
the City expanded its planning boundary to
include nearly 49,000-acres north of Homer
Road and into the Foothills. This planning
process established the City's North Eagle
Rural/Agricultural
10.45^r Foothills Planning Area. Due to the limited
preserve 40% of the area as a regional open space area
foothills.
roadway infrastructure within the area any
development of the foothills would result in
impacts to the City of Eagle. The City's goal in
planning for the foothills is to establish a
shared vision for the area between State
Highway 55 and State Highway 16. The
Foothills Plan is a constraint based plan that
directs development into clustered areas
avoiding areas of severe topography, habitat,
and drainage and strives to establish and
As of 2016, the City has annexed over 6,000-acres in the
62u EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
In 2011, the City worked with the Eagle Chamber of Commerce and local businesses to provide a clear vision for
Downtown Eagle. The Downtown Eagle Plan is a subarea plan within this Chapter but has four separate
planning/design areas — Olde Towne, Four Corners, Plaza and Generalized Downtown. While portions of the
infrastructure plans have been implemented, many of the proposed land use and design options require
amendments to the City Code. (See Chapter 11: Implementation)
In the 2000s, nearly 90% of the City's future land use map was designated for residential uses; when coupled with
one of the lowest tax levy rates within the State of Idaho and the residential home owner's tax exemption, the long-
term fiscal sustainability of the City (the City's ability to fund and support the community's and citizens' expectations
for parks, policing, water, and municipal services) was questioned. To address these concerns, the City, in 2004
and 2007, re -allocated land uses through a series of amendments (Western Area, Foothills and Downtown) to
promote a broader mixture of uses and decrease residential uses. This reallocation resulted in the land use
allocations shown in Figure 6.2.
In 2017, the City of Eagle is economically
sustainable, meaning that the City is able to
fund the current City services based on the
current land use distribution and tax levy.
While the land use allocations within the
plan shifted from 2000 to 2016 to address
long term stability of the City, the future
land use allocations do not reflect the City's
current zoning practices. This raises
concerns that through the implementation
Figure 6.3: 2016 City Zoning Designations
2016 Zoning Desingations by Land Area
Mixed Use
10%
Industrial
0.05%
of the plan, the City will move further from
sustainability toward a residential dominant Commercial/Office
land use profile. (See Figure 6.3) 4%
Public
Rural/Agricultural
9%
As a result, the 2017 plan and the 2025
amendment, are drafted to provide a
collection of uses that better balance residential with non-residential and mixed -use areas. The goal is to ensure
proper and adequate land areas to accommodate future residential growth as well as areas for employment, goods
and services, and open space. The goal is to strive for a future land use mix closer to the City's current zoning and
land use mix.
In preparation for the 2017 Comprehensive Plan, along with the 2025 amendment, the City spent a significant
amount of time reviewing the previous plans of the City. Working with citizens and business owners, the City
established a vision statement that reflects the expectations of the overall Eagle community. The Community's
vision statement is contained in Chapter 1 of this plan. The elements of that vision statement that are directly
linked to the future land use elements are highlighted on Figure 6.4:
EAGLE IS HOME 63
CHAPTER 6: LAND USE
Figure 6.4: Eagle is HOME Vision
Eagle is our HOME. We area community that envisions our future as:
LIVABLE: A highly livable City
that successfully balances new
growth with the rural and
natural features that make our
City unique.
ENVIRONMENTAL
STEWARDSHIP:
An environmentally aware
community with distinctive
policies for the foothills, the
Boise River and the community
at large.
ACTIVE COMMUNITY:
A community focused on
recreation, open space, and
parks.
timistic:
HOUSING OPPORTUNITIES:
Provide housing opportunities
for all demographic groups.
ECONOMIC SUSTAINABILITY:
A community focused on
economic sustainability, the
ability for the city to continue to
fund, improve and support itself,
including infrastructure and
parks, without the use of
building permit fees, impact fees
and zoning fees.
M
j,&_cetedv75-
MAINTAIN A RURAL AREA:
A unique community that
maintains a rural residential and
agricultural area within the
community. Establishing clear
rural edge that we wish to
maintain.
DIRECT GROWTH:
Assign and direct growth into
appropriate areas and densities
as designated by this plan.
WELL- DESIGNED ACTIVITY
CENTERS:
Create nodes that benefit the
community and help create
meaningful places.
momically
Viable:
A mixed use City center that
includes both residential and
commercial uses to provide a
center for commerce, culture,
and a social/citizen interaction.
A true main street with small
town charm.
BALANCED COMMUNITY:
A community that balances
residential and commercial
growth and encourages mixed
use activity centers.
The 2017 Eagle Comprehensive Plan strives to balance residential uses with non-residential uses to ensure
the City is economically viable and fiscally sustainable. To this end, the land use designations in this plan
were adjusted. (See Figure 6.5 and Figure 6.6)
Figure 6.5: 2017 Land Use Designations
2017 Plan Future Land Use Desingations
Figure 6.6: Changes in Land Use Designations
Changes in Land Use Designations
2015 to 2017 Plan
It Increase in Light Industrial uses from 0.85% to 2%
Slight increase in Commercial and Office uses from
4% to 5%
tIncrease in Mixed Use from 8%to 10%
tIncrease of Public/Semi-Public from 6% to 14%
tDecrease in Residential land from 70% to 59%
(See Figure 6.2)
64 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
2025 Comp
Plan Amendment
Figure 6.5.1: 2025 Land Use Designations
Figure 6.6.1: Changes in Land Use Designations
2025 Land Use Designations - Excluding
Changes in Land Use Designations
Foothills Residential (59%)
2017 to 2025 Plan
0.6%
c n
i
84% decrease in Compact, from 1.37% to 0.23%
ea
8%decrease in Downtown, from 0.47%to 0.431A
T
31%increase in Estate Residential, from 3.96%to 5.19%
i
21% decrease in Large Lot, from 3.99% to 3.16%
*1111
9%increase in Mixed Use, from 2.15%to 2.34%
5% increase in Neighborhood, from 12.76% to 13.42%
j
20% decrease in Village/Community Center from 0.30% to 0.24%
Historically, the City of Eagle's future land use map and designations were tightly aligned to a
specific/corresponding zoning classification within the City's zoning code. This practice, while providing a
clear direction, was very limiting and discouraged even minor variations in use and density that were
sometimes necessary due to the unique features and circumstances of a parcel. This inflexibility resulted
in many small (0.2 to 1.0-acre) site -specific amendments to the plan and future land use map, opposed to
focusing on implementing the vision of the plan. As part of the 2017 comprehensive plan update, the City
collapsed the future land use map designations. The role of the land use map designations are to provide
a range of appropriate densities for properties within the City, but the future land use designation alone
will not fully implement the City's plan. The general plan policies and subarea policies must also be used to
measure compliance with the comprehensive plan.
The City reserves the right to limit density based on compatibility with existing adjacent uses including, but
not limited to, the transition of lot sizes, compatibility of use, the intensity of use, the overall design of a
project, the impact to infrastructure, and the ability to serve a specific use or project.
The following land use designations correspond with the land uses found on the Future Land Use Map. (See
Map 6.1). Please see the specific subareas for information on nodes and activity centers. The subarea
(planning area) may further limit density or establish design and development criteria that are required as
part of the development approval process.
EAGLE IS HOME
CHAPTER 6: LAND USE
Figure 6.7: Land Use Map Designations
Agriculture/Rural
Agriculture Rural
Intended to be parcels that are 5 acres or larger in size and may include active agriculture, viticulture, equestrian,
and estate or large lot residential. Uses include low density housing with significant spaces between homes that
are close to native open space and active farmland. Rural uses are not amenity based (sewer, water, schools) and
are located away from goods and services. These areas encourage the keeping and raising of crops and/or animals
and do not necessarily include manicured yards, sidewalks, bike paths, or planned park and recreation facilities.
Density may be limited due to the limited availability of infrastructure and roadway capacity.
Residential
Estate Residential
Intended to be single-family residential that provides transition between agriculture and conventional residential
uses with densities up to 1 unit per 2 acres. Small scale agriculture and horticulture uses are encouraged. Density
may be limited due to the limited availability of infrastructure and roadway capacity.
Large Lot
Intended to be single-family residential adjacent to Estate Residential uses with densities up to 1 unit per acre.
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.
Transitional Large Lot
Intended to be single-family residential with densities up to 1.5 units per acre that transitions between
Neighborhood, Large Lot, and Estate Residential designations. Any development within the Transitional Large Lot
designation should be processed through the development agreement and/or PUD process. Development
standards should be commensurate with the Terra View development to the west.
Neighborhood
Intended to be single family residential with densities up to 3 units per acre.
Compact
Intended to be single family residential, row houses, duplex, and four-plexes with densities up to 6 units per acre.
The Compact designation may include senior living opportunities, including 55+ housing, nursing homes, and
retirement homes.
infill/High Density7V
Intended to be lofts, townhouses, and apartments within or adjacent to downtown or as part of a mixed -use
development. This use is generally located in downtown Eagle or along existing or future transit routes with
infrastructure, parks/open space/schools, and service/convenience uses within 1/4 mile of the site. Densities
should be up to 12 units per acre. Density may be limited to ensure compatibility and transition between uses
adjacent to the site. Design specifications may include increased setbacks for multi -story buildings, landscape
buffers and transitional densities.
66 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
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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.
See specific planning areas for further description.
Foothills Residential
A unique combination of land uses within the Eagle Foothills that strives to balance residential, non-residential,
and open space (developed and natural) use to create unique hamlets of development that place urban
development within the natural environment without overcrowding or significantly altering the natural features
found on the site.
The density for unconstrained lands in the foothills should be approximately 1 unit per 2 acres. Residential
densities should be calculated to be commensurate with the existing land conditions. Priorities for open space
areas should be lands with native slopes of 25% or greater and important habitat areas. No residential density
should be granted for areas located within the floodway, slopes more than 25%, or sensitive/critical habitat. These
areas should be used as open space. Units should be arranged in accordance with the transect plan as described
in the Foothills planning area.
Mixed Use / Non -Residential
Mixed Use
Areas designated as Mixed Use should include a balanced combination of residential, limited commercial, and
employment -generating uses. Residential uses should range between 30% (minimum) and 70% (maximum) of the
uses within the site with densities up to 16 units per acre (density will be determined on a site -by -site basis).
Standalone single -use developments (e.g., exclusively residential or commercial) should be discouraged within the
Mixed Use designation unless part of an approved phased development. Uses should complement and not take
away from downtown Eagle. Development within this land use designation should be required to proceed through
the rezone with a development agreement and a PUD process. See the planning area text for a complete
description of site specific uses.
Intended primarily for development that accommodates and encourages further expansion and renewal in the
downtown core. A variety of business, public, quasi -public, cultural, ancillary residential and other related uses are
encouraged. The greatest possible concentration of retail sales and business is to occur in this land use designation.
Pedestrian friendly uses and developments are encouraged. Residential only development should be discouraged.
Land within this district is the only place to utilize the CBD zoning designation. Other zones within Downtown Eagle
may include Mixed Use, Residential, Commercial and Professional Office.
Village/Community
Village and Community Centers are intended to serve as mixed use centers for goods, services and employment
for areas that are removed from downtown Eagle. Uses and residential densities vary based on location. See the
planning area text for a complete description of site specific uses.
EAGLE IS HOME
CHAPTER 6: LAND USE
Intended primarily for the development of a wide range of commercial activities including offices, retail and service
establishments. Uses should complement uses within Downtown Eagle. To support regional accessibility and
minimize impacts on downtown, large-scale and traditional big box commercial development should be located
near the city's periphery.
Jrotessional C
Intended primarily for the development of technical park/research and development facilities, professional
office/office complexes, and limited manufacturing activities, including small-scale production, distribution, and
storage of goods. Support activities may also be permitted. Retail may be permitted as an ancillary use within this
land use category. Smaller medical uses such as dentist offices and other outpatient clinics are also encouraged.
All development within this land use shall be designed to be within a landscaped setting and be free of hazardous
or objectionable elements such as noise, odor, dust, smoke, or glare. Such development should be operated
entirely within enclosed structures and generate minimal industrial traffic. Development within this land use
designation should be required to proceed through the PUD process.
Industrial
Intended primarily for light/custom manufacturing, warehousing, mini -storage and open storage, multi -tenant
industrial park, and similar uses. Limited office and commercial uses may be permitted as ancillary uses. All
development within this land use shall be free of hazardous or objectionable elements such as noise, odor, dust,
smoke, or glare.
Special Use Areas
Floodway
Floodway areas are defined as specifically shown on the newest edition of the Federal Emergency Management
Administration Flood Insurance Rate Maps (FIRM) along the Boise River and Dry Creek (generally shown as
floodway on the Land Use Map). These areas are to remain open space because of the nature of the floodway
which can pose significant hazards during a flood event. Floodway areas are excluded from being used for
calculating residential and development densities. Any portion of the floodway developed as a substantially
improved wildlife habitat and/or wetlands area that is open to and usable by the public for open space, such as
pathways, ball fields, parks, or similar amenities, as may be credited toward the minimum open space required for
a development, if approved by the City Council.
When discrepancies exist between the floodway boundary shown on the Land Use Map and the floodway boundary
shown on the FIRM maps so that the floodway area is smaller than that shown on the Land Use Map, the adjacent
land use designation shown shall be considered to abut the actual floodway boundary.
Head of Eagle Island
The head of Eagle Island possesses a recognized function as a wildlife habitat, floodway and scenic natural resource
reflective of Eagle's rural character. This area is to remain open to the sky and to the mountains to protect the
unique environmental and natural features, wildlife habitat and natural lay of the land. The development of streets,
buildings, and other covered structures within this area should be prohibited.
68 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
Scenic corridor
An overlay designation that is intended to provide significant setbacks from major corridors and natural features
through the city. These areas may require berming, enhanced landscaping, detached meandering pathways, and
appropriate signage controls. This designation includes the Willow Creek Scenic Corridor that is to provide
increased setbacks and buffering of development including natural vegetation and restoration, regional trails and
connectivity.
Intended primarilyforthe development of such uses as golf courses, parks, recreation facilities, greenways, schools,
cemeteries, and public service facilities such as government offices. Support activities may also be permitted.
All development within this land use is encouraged to be designed to accommodate the different needs, interests,
and age levels of residents in matters concerning both recreation and civil activities.
The public/semi-public land use designation is not a residential land use designation. When a project or
development is designed that contains or is adjacent to land holding a public/semi-public land use, this land will
not be included when calculating the allowable residential density.
..........................................................................................................................................
..........................................................................................................................................
...........................................................................................................................................
............................................................................................................................................
Regional.:(
....................................................................................................................................
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Open space should be designed to capitalize on and expand the open space areas around natural features and
environmentally sensitive areas. Priorities for preservation include: The most sensitive resources — floodways and
floodplains (including riparian and wetland areas), slopes in excess of 25%, locally significant features, and scenic
viewpoints. Fragmentation of open space areas should be minimized so that resource areas are able to be managed
and viewed as an integrated network. Open space areas within the Foothills and along Dry Creek and the Boise
River should be designed to function as part of a larger regional open space network. Where possible, open space
should be located to be contiguous to public lands and existing open space areas.
BLM Park
The BLM Park is a nearly 2,000-acre site in the foothills that the City has begun the process to acquire (either own
or manage) as a City park facility. The site is not intended to be developed but to provide recreation uses, as
negotiated between the City and the Bureau of Land Management (BLM).
In addition to the future land use designations, the City uses a zoning compatibility matrix to provide
guidance between the Future Land Use Map designations and the most appropriate zoning classification.
This matrix should be considered when rezoning and developing within the city. (See Figure 6.8)
EAGLE IS HOME
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M
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ZONING COMPATABILITY MATRIX
CITY ZONING CLASSIFICATIONS'
FUTURE LAND USE
DESIGNATIONS'
Agricultural
tA'
Agricultural
Residential
(AR)
Lstete_
iR-E;
Residential
Districts
Limited
Office
(L-0)
Commercia,
Airport
(C-AI
tie,gbborhood
Businesz
(C-11
General
Business
(C-2)
Highway
Business
IC-31
Central
Business
District
{C801
Business
Park
(BP)
tight
Industrial
(M-1)
Heavy
Industrial
(M-2)
Extractive
mdustnal(M
i)
Public)
Semi-Pubkc
{P$)
Mixed
Use
(MU)
R-1
R-7
R3
R-4
R-5
R-6 to
R•10
Agricultural/Rural
X
X
X
X
X,
X
X
X
X
X
X
Foothills"'
X
X
X
X
X
X
X
X
X
Estate Residential
X
X
X
X
Large Lot
X
X
X
x
X
Transitional Large Lot
X
x
X
X
x
Neighborhood
x
x
X
x
x
X
x
x
Compact
x
x
x
X
x
x
X
X
x
x
Infill/High Density
x
X
X
X
x
X
X
X
X
Mixed Use
x
x
X
X
X
X
X
Downtown
X
X
X
X
Village/Community
Center"
X
X
X
X
X
X
X
x
Neighborhood Center'''
X
x
X
X
x
x
X
Commercial'
X
X
X
X
x
X
X
Professional
Office/Business Park -
X
x
x
x
x
x
Industrial
x
X
X
x
X
x
Floodway
X
X
Head of Eagle Island
x
X
Public/Semi•Public
X
BLM/Park
X
X
1: See land use policies for further clarification of uses and potential need for a development agreement.
2: Development agreement is required for all development within the foothills subarea.
3: While a zone from ECC Title 8 may be identified as an implementing zone for a land use designation, the land use designation definition (see Figure .7 or Planning Area text may limit or prohibit specific uses and intensities that
may otherwise be permitted in the zone. In order to find consistency with the plan at time of rezone a development agreement may be required to ensure permitted uses do not exceed the uses envisioned in this plan.
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CHAPTER 6: LAND USE
A. PRESERVE THE RURAL TRANSITIONAL IDENTITY OF THE CITY OF EAGLE.
B. ENSURE THE ABILITY FOR THE CITY TO CONTINUE TO FUND, IMPROVE, AND
SUPPORT ITSELF (INCLUDING INFRASTRUCTURE) WITHOUT THE USE OF
BUILDING PERMIT FEES, IMPACT FEES, AND ZONING FEES.
C. IDENTIFY AREAS THAT, DUE TO THE NATURE OF EXISTING USES, ANTICIPATED
USES, AND/OR TRANSPORTATION CORRIDORS, WILL LEND THEMSELVES TO
INCREASED ACTIVITY AND NON-RESIDENTIAL USES WHILE PRESERVING LARGER
AREAS FOR RESIDENTIAL NEIGHBORHOODS.
D. PRESERVE THE FUNCTION OF REGIONALLY SIGNIFICANT ROADWAYS
TRANSECTING THE CITY WHILE ENSURING COMPATIBILITY WITH LAND USES
AND DESIGN STANDARDS OF THE CITY.
E. IDENTIFY AREAS THAT WILL PROVIDE EMPLOYMENT OPPORTUNITIES TO THE
RESIDENTS OF THE CITY OF EAGLE, THEREBY SUPPORTING THE CITY AS A
DESIRABLE PLACE TO LIVE, WORK, AND RECREATE.
6.4.2 GENERAL LAND USE OBJECTIVES
A. Encourage the conservation and preservation of open spaces (unique areas or those with sensitive plant
and wildlife species) based on diverse values within the City of Eagle.
B. Encourage a mixture of uses and services within Downtown Eagle and identified activity centers with
decreasing residential density transitioning out of these areas, as shown on the Future Land Use Map.
C. Discourage parcel divisions within platted subdivisions.
D. Establish and enforce a Future Land Use Map, and its associated policies, as the official guide for
development in the City of Eagle.
E. Implement the Future Land Use Map, and its associated policies, through the zoning ordinance and
development review process.
EAGLE IS HOME
CHAPTER 6: LAND USL
6.4.3 GENERAL LAND USE IMPLEMENTATION STRATEGIES
A. Conserve the natural features and resources that make Eagle unique.
B. Establish land use patterns and zoning districts that do not exhaust available services such as sewer,
water, police, fire, recreational areas, highways, and transportation systems.
C. Provide for a broad spectrum of housing types.
D. Allow for planned activity centers and nodes to provide commercial and non-residential needs within
the City, discourage the development of strip commercial.
E. Encourage the development of technical park/research and development facilities, office complexes,
and limited manufacturing activities.
F. Locate higher -density residential development closest to Downtown Eagle and activity centers/nodes,
as shown on the Comprehensive Plan Future Land Use Map.
G. Encourage mixed residential use in the area shown along both sides of Eagle Road between Ranch Drive
and Floating Feather Road to allow development such as medium density residential dwelling units
and/or care facilities such as senior assisted housing, nursing homes and convalescent homes.
Commercial uses in this mixed -use area are not permitted except for the northwest corner of Eagle
Road and Floating Feather Road..
H. Encourage residential subdivisions outside the City limits, but within the Impact Area, to comply with
the Land Use Map. Cluster developments located outside the City limits but within the Impact Area
shall not be permitted. Furthermore, residential subdivisions outside the City limits, but within the
Impact area, shall be developed with lot sizes consistent with the respective land use designation as
stated in Section 6.3 of this chapter.
I. Allow cluster development only after properties are annexed into the city.
J. Maintain and update, as needed, a PUD ordinance to facilitate and regulate cluster development and
encourage a diversity of housing types
K. Protect gravity flow irrigation systems including canals, laterals, and ditches to ensure continued
delivery of irrigation water to all land serviced by such systems. Protect these systems as a long-range
economical method for water delivery and drainage.
L. Protect farm -related uses and activities from land use conflicts or from interference created by
residential, commercial, or industrial development. Adhere the Idaho Right to Farm Act.
M. Promote commercial services and retail development within Downtown Eagle that contribute to a
pedestrian friendly environment.
N. Preclude industrial developments that may overburden public services and facilities and will result in
increased public expenditures.
72
EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
O. Encourage the development of environmentally -friendly technical park/research and development facilities,
office complexes, and limited/light manufacturing activities.
P. Support City of Eagle flood and storm drainage regulations to achieve protection of property rights,
environmental protection, and flood damage reduction for community residents.
Q. Consider annexing any parcels of land allowed to be annexed pursuant to Idaho Code 50-222.
R. Encourage the development of high density residential units (up to 10 dwelling units per acre) on the northeast
corner of the State Highway 44 and Ballantyne Lane just south of West State Street. Due to the location of the
property between State Highway 44 (principal arterial), State Street (minor arterial) and Ballantyne Lane
(collector) and the impacts of the regional roadway system, single family uses should be discouraged. Uses in
this area should be developed and controlled through the rezone and development agreement process.
S. Densities on Eagle Island east of Eagle Island State Park should be 2 units per acre or less.
T. Encourage the redevelopment of the area east of Eagle River and south of State Highway 44 as a transit -ready
development that includes a mixture of residential densities, commercial, and health/medical uses connected
and clustered along a parallel collector connecting Horseshoe Bend Road to the intersection of State Highway
55 and State Highway 44.
U. Maintain a Future Land Use Map that encourages higher densities near major transportation corridors, activity
centers, neighborhood nodes, park and ride facilities, and existing and future transit routes, to preserve large
neighborhood residential areas and promote the rural character of the City of Eagle. (See Map 6.1)
V. Use smaller planning areas to help guide development within the City's planning area boundary. (See Planning
Area Map 6.2)
W. Limit non-residential uses to designated areas. The scaling, design, and intensity of these areas will be
paramount to the approval of these uses.
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.
Y. Commercial and subdivision development within the City should be subject to the Design Review process.
Z. Discourage the creation of large-scale single -use commercial and office activity centers; encourage the
development of districts that provide a variety of uses.
AA. Discourage mid -block commercial development along arterials and collectors unless it is specified in the plan.
BB. Encourage high-tech, research and development, and corporate uses to locate in the Moon Valley and Village
Planning Areas.
EAGLE IS HOME 75
CHAPTER 6: LAND USE
CC. Work with other jurisdictions, developers, and landowners to obtain land dedications for a city-wide
trail network connecting the Foothills to the Boise River.
DD. Any future redevelopment within in the area north of the Randall Acres Drainage Ditch and on all
parcels east of South Parkinson Street that abut existing residential uses within the boundary of the
platted Randall Acres Subdivision No. 15, located north of State Highway 44 at South Parkinson Street,
should be residential with a maximum density of 4 units per acre with evidence of appropriate lot size
transitioning to the adjacent, existing residential uses.
74 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
The Park Lane Planning Area is designated as mixed
use combining community commercial, professional
office, and a variety of residential densities. The
vision for the area is to formalize an activity center by
Eagle High School and the existing residential
6.5.1 PARK LANE USES
development in the area. The goal is to establish a
neighborhood center/node with pedestrian scale
design and access to the future transit along State
Highway 44. The following land use and development
policies are specific to the Park Lane Planning Area.
Map 6.3:
Park Lane
Planning Area
A. The area located along Old Valley Road should be a mixture of residential and Professional Office with
Limited Service Commercial. All uses along Old Valley Road should be designed to be oriented to take
access from Old Valley Road and to encourage pedestrian movement through the area.
B. Flint Drive shall be preserved primarily as a residential street.
C. All properties within the Park Lane Planning Area abutting State Street should designed to promote trip
capture by including a mix of residential uses, commercial uses (limited to lease spaces no larger than
30,000 square feet) and office uses. The properties abutting State Street should be reviewed and
conditioned by the City through the use of a development agreement at the time of rezone.
C. The roadway network along State Street east of Park Lane should be designed to provide internal circulation
with access only from the signal at Eagle Island Crossing/Fisher Parkway.
EAGLE IS HOME
CHAPTER 6: LAND USE
D. The land use for the properties north of Flint Drive and extending north to Floating Feather Road, east of
Eagle High School, is designated Neighborhood Residential with a Residential Transition Overlay.
Development in this area should be designed to ensure compatible residential lot sizing (1-acre lots)
adjacent to the Colony Subdivision and transition to a density of up to 3 units per acre near the high school.
The overall density of the area should not exceed 2 units per acre.
F. The area located on the northwest corner of State Highway 44 and Park Lane is designated Mixed Use for
the southern 17-acres, transitioning to neighborhood residential (up to 3 units per acre) for the northern
portion of the property. The transition area between the mixed use and the residential area shall be
reviewed and conditioned by the City through the use of a development agreement at the time of rezone.
G. The area located northwest of Linder Road and State Street intersection is designated as compact
residential to provide for apartments, town homes and patio homes, and transitioning northward to
neighborhood residential (up to 1-2 units per acre). Internal circulation is essential to the development of
this area; a frontage road (Escalante Drive) should be extended from Linder Road west to the intersection
of Moon Valley Road and State Highway 44. Uses should focus on Escalante Drive (not State Street) with
berming and wide setbacks to be used to buffer the residential uses from State Highway 44. Escalante
Drive should not be allowed to have front on housing.
H. Large lot residential with a transitional overlay should be encouraged south of the mixed -use area along
Old Valley Road and north of the Boise River. Lots may be clustered to encourage separation and protection
of wetlands, floodways, and habitat areas as open space. The area should be designed to provide
formalized river access.
6.5.2 PARK LANE DESIGN
A. Old Valley Road Area
1. The development of this area should be designed to focus on the existing Old Valley Road and bring
activities and uses closer to the road, creating a pedestrian friendly area that encourages walking as
well as auto traffic.
2. The Old Valley Road area should include pedestrian amenities such as street trees, benches and
sidewalks.
3. Common parking areas at the side of buildings and joint parking agreements should be encouraged to
minimize walking distances between buildings and provide a pedestrian scale to the area.
4. On -street parking should be encouraged where sufficient right-of-way is available.
5. Formalized river access should be encouraged providing access to the river and the extension of the
Boise River Greenbelt.
76 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
B. Flint Estates Area
1. The Flint Estates area adjacent to State Highway 44 should be designed to provide commercial uses
that encourage pedestrian circulation from the residential and high school areas, to complement the
existing mixed -use area at State Street and Park Lane (Camille Beckman) and planned new residential
uses adjacent to the north.
2. Street trees, benches and sidewalks are encouraged within the Park Lane Planning Area.
3. Common parking areas at the side of buildings and joint parking agreements should be encouraged so
walking distances between buildings are minimized and provide a pedestrian scale to the area.
4. The activity centers and building orientation should focus on internal circulation streets rather than the
regional transportation network.
5. On -street parking should be encouraged where sufficient right of way is available.
6. Transitional lot sizes and design elements (berms, fences, etc.) should be used to provide buffering to
residential areas to the east and north of the mixed -use area.
6.5.3 PARK LANE ACCESS/CONNECTIVITY
A. Access to and through the area should be limited to existing roadways (Old Valley Road, Fisher Parkway,
Park Lane, and Linder Road); direct access from State Street/Highway 44 should not be permitted.
B. The commercial and mixed -use area located on the northeast corner of State Highway 44 and Linder Road
shall be designed with internal circulation and connectivity to the residential areas to the north and extend
Escalante Drive west to the intersection of State Highway 44 and Moon Valley Road.
C. Cross -access agreements and shared service roads should be encouraged throughout the area and should
be a requirement for all non-residential development.
D. New residential roads in the area east of Eagle High School should provide connectivity to Floating Feather
Road to the north, Park Lane to the west, and Breanna Drive to the east.
6.5.4 ISSUES OF CONCERN
A. If individual lot access is allowed to State Highway 44, the ability of the area to function as a node will be a
challenge and may not be fully achieved.
B. The development of non-residential uses in the mixed -use area should be limited as to not over saturate
the area with drive-thrus and auto -oriented businesses without supporting residential.
C. Access limitations should be encouraged to increase the function of State Highway 44 as a regional
transportation route and future transit corridor.
D. Residential development along the north side of the north channel of the Boise River should be designed
to support and protect the habitat and ecosystem of the river. The area should be developed to establish
and enhance habitat areas and wetlands as part of the open space and storm water filtration systems.
EAGLE IS HOME
CHAPTER 6: LAND USE
The Village Planning Area is designated for the
establishment of an employment center at Beacon
Light Road that is oriented to the State Highway 16
corridor and the provision of goods and services in
the northwest portion of the City, so residents are not
required to travel significant distances for basic
amenities. The land uses are intended to be flexible
to encourage corporate office, light manufacturing,
and similar uses into the area and to create a unique
destination within the City. The non-residential area
along Beacon Light Road will transition into similar
sized large lot residential uses as development
approaches Homer Road and the Foothills.
Neighborhood Residential uses are designated south
of Beacon Light to Floating Feather Road. This area is
not intended to be master planned but does require
great care in planning to ensure that uses are
compatible and that the Village Center serves as the
activity center of the area and is not taken over by
residential uses.
Map 6.4:
Village
Planning Area
78 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
6.6.1 VILLAGE PLANNING AREA USES/DESIGN
A. The land use and development policies specific to the Village Planning Area include residential, commercial,
retail, civic, research and development park, corporate and/or educational campus, hospitality, and office
uses. Non-residential uses will be focused in the Village Center.
1. Village Center: The Village Center is generally located along the north and south sides of Beacon Light
Road, extending from State Highway 16 East to Hartley Lane, as shown on the Future Land Use Map
(Map 6.1). All non-residential uses will be focused in the Village Center. This area is comprised of four
key components:
a. A research/development park, educational campus, and/or corporate park area designed to
provide sufficient space for corporate headquarters in a park -like setting with ancillary
commercial uses located in the Village Center; and
b. The village center should include supporting office, retail commercial, hospitality, and civic uses
that will benefit and support the non-residential uses, as well as the larger residential area;
C. Office and restaurant with drive-thru uses are considered a supporting use to the corporate and
campus uses. Office and restaurant uses that are appropriately designed and internally oriented
to the larger development area may be considered on a case -by -case basis. (See Figure 6.9
d. Non-residential development in the northeast portion of the Village Center should be designed
and oriented to capitalize on the needs of users of the future 22-acre Terra View Park.
2. Residential Uses should be developed as follows:
a. New developments proposed near the Village Center in the Neighborhood Residential
designation are encouraged to include apartments, town homes, condominiums, patio homes,
bungalows and live/work units ranging in densities from 1 to 3 units per acre.
b. Densities should decrease as distance increases from the village center. The overall densities in
the Village Planning Area and the Neighborhood Residential designation, south of Beacon Light
Road, should average 1-2 units per acre. The residential area north of Beacon Light is designated
as Large Lot Residential with a Residential Transition Overlay, transitioning (feathering and
clustering) to the north and east ensuring compatibility with existing residential and foothills
development.
C. Lot sizing and compatibility will be paramount as residential development reaches the existing 2-
acre and 5-acre lots in the area east of Linder Road and north of Floating Feather Road. Special
care should be given to the feathering and clustering of residential units as development reaches
the foothills/Farmers Union Canal. (See Figure 6.10)
d. All non-residential use in the Village Planning area should be directed to the Village Center or the
commercial center at State Highway 16 and State Highway 44 (See Moon Valley & State Planning
Area Section 6.10).
EAGLE IS HOME 79
CHAPTER 6: LAND USE
Figure 6.9: Village Center Concept
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Source: Rural by Design by Randall Ardent
6.6.2 VILLAGE PLANNING AREA ACCESS
Figure 6.10: Farmland Cluster
A. The Village Center Planning Area should include the construction of north/south boulevards as entry roads
into the area. These roads should include planted medians, detached sidewalks, and traffic circles.
B. This area will also include the extension of Homer Road from Linder Road to the Village Center. The intent
of this roadway extension is to allow connectivity from the areas north of Beacon Light Road into the Village
Center while decreasing demand on Beacon Light Road. Front -on housing should be discouraged on this
roadway.
C. The Village Planning Area will be dependent upon the interconnectivity of local roads as the area develops.
D. Access to the area from State Highway 16 should be limited to Beacon Light Road and, in the short-term,
Floating Feather Road.
E. Commercial and retail uses should be discouraged from fronting on State Highway 16. Non-residential uses
should be focused internally to the Village Center with residential uses focusing on local/collector roads.
F. ITD should be discouraged from constructing frontage roads along the eastern side of State Highway 16.
Alternatively, development should install landscape berms along State Highway 16 to continue a gateway
feeling similar to Eagle Road.
G. A collector road should be constructed from the Village Center south to Floating Feather Road and into the
commercial development at the State Highway 44 and State Highway 16 intersection.
H. The design of the area should incorporate non -motorized pathways linking residential areas to the Village
Center, foothills, and the existing Eagle Downtown.
80 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
6.6.3 ISSUES OF CONCERN
A. The scaling and compatibility of uses will be of significant concern in this area. In order for non-residential
uses to locate in this area they will require the establishment and development of residential uses prior to
construction. The compact residential designation should be developed to support the planned non-
residential uses in the area. New residents should be made aware that the area is intended to have
research/development park, educational campus, and/or corporate park uses in the area.
B. Special care should be taken to preserve the Village Center area. While residential uses will be the first
demand in the area the City needs to work with landowners and developers to preserve sufficient land for
the non-residential uses that will be needed to serve the area at buildout. If development pressure is not
held back, the City's vision for an employment area will not be achieved.
C. Special care should be taken to ensure that employment uses are incorporated into the Village Center. The
Village Center designation is scaled for the inclusion of employment uses. If the City allows the area to shift
into a retail and/or commercial -only area the size of the land use designation should be re -scaled.
D. Special care should be taken to ensure that non-residential uses area internally oriented to the Village
Center and that buildings and signage do not clutter the State Highway 16 corridor. If special care is not
taken, the vision of the City of Eagle for State Highway 16 to serve as an entry corridor will not be achieved.
EAGLE IS HOME 81
CHAPTER 6: LAND USE
The Floating Feather Planning Area is designated as a
residential area with limited ancillary non-residential
uses to be incorporated as allowed by the planned
unit development standards. This area should
contain trails, open space, and parks in conjunction
with varied housing options. The City will be working
with landowners and developers in this area to site a
6.7.1 FLOATING FEATHER LAND USES
Map 6.5:
Floating Feather
Planning Area
regional community park consistent with the Parks
Master Plan. The designation of the area is
Neighborhood Residential with overall density of up
to 2 units per acre. The following land use and
development policies are specific to the Floating
Feather Planning Area.
A. Encourage the integration of mixed residential lot sizes with an overall density of 1-2 units per acre;
clustering should be used to accommodate open space and unique neighborhood design (i.e. view
corridors, boulevards, and green spaces).
B. Ancillary neighborhood commercial and retail uses should be designed and scaled for serving the
immediate neighborhood within the Floating Feather Planning Area. Non-residential uses should be
designed to create a center that is integrated into the residential community including pedestrian/bicycle
access, continuity of design and scaling with residential uses. Strip commercial should not be allowed.
C Development should be setback from streams and irrigation/drainage canals. These areas should be
incorporated into trails and open spaces.
D. Transitional lot sizes and clustering should be used when new development abuts existing subdivisions,
businesses, and office uses to the south of the planning area.
82 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
E. The clustering of residential lots should be encouraged near school sites and park facilities. The inclusion
of trails and pathways to the school facilities, coupled with increased density of housing, will decrease
busing concerns. Preference will be given to siting elementary schools in this area.
F. The Draft Eagle Parks Master Plan encourages the City to locate a park in this planning area. The City should
work with developers to find and acquire a site in conjunction with or prior to the development of the area.
6.7.2 FLOATING FEATHER ACCESS/CONNECTIVITY
A. Access into the area will be from Floating Feather Road, Linder Road, and a future collector from the Village
Planning Area, and local connections from the % -mile commercial ring road located in the Moon Valley and
State Planning Area. Direct lot or residential development access to the state highway system (SH-44 and
SH-16) should not be allowed.
B. All uses shall rely on the development of a proper street hierarchy, including local and collector streets, to
safely and efficiently move traffic through the area without forcing local trips onto the regional roadway
network.
C. Floating Feather Road is identified as minor arterial from State Highway 16 to State Highway 55. The intent
is for Floating Feather to overpass State Highway-16 and not be connected in the future. Special
consideration should be given for the improvement and realignment of Floating Feather Road. Design
standards should include separated sidewalks and street trees similar to Floating Feather east of Eagle
Road.
D. The State Highway 16 corridor should be designated as a scenic corridor requiring berming and landscaping
within the City of Eagle. Direct lot access to State Highway 16 should not be allowed.
E. Development immediately east of SH-16 should include the construction of a collector, internal to the
planning area, connecting Beacon Light Road to the Moon Valley and State Planning Area.
F. At the western edge of this area, Linder Road is to be developed as a boulevard. The boulevard should be
designed to include street trees, separated sidewalks, and landscaped medians. Sufficient rights -of -way
and setbacks should be preserved to facilitate the construction of this roadway.
6.7.3 FLOATING FEATHER DESIGN
A. This area should be recognized as a signature residential area for the City. The integration of varying lot
sizes, housing types, and uses should be seamless with continuity of street design, open space, and trails
throughout the area.
B. The area is not intended to be developed by a single developer, but connectivity of trails and open space,
as well as local and collector roadways, is expected.
EAGLE IS HOME
CHAPTER 6: LAND USE
C. Floating Feather Road and State Highway 16 are designated as minor entry points to the City of Eagle and
should be developed with appropriate landscaping, entry signage, and place -making features that let
people know they are entering the City.
D. Lot configuration and housing styles should be mixed throughout the area to provide a variety of housing
options within a single neighborhood or development. Lot sizing may be varied as long as the overall density
is not exceeded.
6.7.4 ISSUES OF CONCERN
A. The main concerns in the development of the Floating Feather Planning Area are the integration of varying
lot sizes and housing styles. The vision for the area is contingent on the integration of uses and providing
a flow of housing units throughout the area to avoid creating defined separation from estate areas and
patio home areas. Further, the provision of open space and trails through the area should be a key element
in the approval process for developments that are proposed in the area.
84 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
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. The following land use and development
policies are specific to the River Plain Planning Area.
Map 6.6:
River Plain
Planning Area
6.8.1 RIVER PLAIN LAND USES
A. Overall residential density of up to 1-2 units per acre south of the Boise River.
B. Residential densities may be higher (up to 3 units per acre) north of the Phyllis Canal transitioning to
clustered and large lot residential uses (up to 1 unit per acre) in the areas adjacent to the Boise River.
C. Neighborhood Residential densities (up to 1.5 units per acre) may be allowed at the intersection of State
Highway 44 and Moon Valley Road transitioning into clustered and Large Lot Residential density (up 1 unit
per 2 acres) in the areas adjacent to the Boise River.
EAGLE IS HOME 85
CHAPTER 6: LAND USE
D. The open space and trail system should be located adjacent to the river in conjunction with the
continuation of the regional trail system.
E. The design of development and open space should encourage the protection, expansion and/or creation
of habitat and wetland areas along the river, streams, and irrigation/drainage canals.
F. Use of transitional lot sizes and clustering should be required when new development abuts existing
subdivisions, businesses, and office uses to the north.
G. Cluster subdivisions should include permanent dedicated open space. (See Figure 6.10)
6.8.2 RIVER PLAIN ACCESS & CONNECTIVITY
A. Access to the area will be from Highway 16 (based on ITD access restrictions), Linder Road via Duck Alley
south of the Boise River, and Moon Valley Road. Due to the size of the area and the limited existing access,
new connections should include both collector and local roads.
B. All uses shall rely on internal circulation and a proper street hierarchy to safely and efficiently move traffic
through the area without forcing local trips onto the regional roadway network.
C. A pathway and trails network should be developed to provide pedestrian/bicycle access along the Boise
River corridor and from that corridor north into the Moon Valley Area and south into the higher density
residential area.
D. Development should include formalized sportsman's access to limit the impacts of informal access on
sensitive habitat, wetland, and floodway areas.
E. The Highway 16 corridor is designated as a scenic corridor requiring berming and landscaping within the
City of Eagle.
F. Moon Valley Road to the north of this area will be a mixed -use pedestrian -scale street that will be designed
to include pedestrian and bicycle access from the River Plain Planning Area.
6.8.3 RIVER PLAIN DESIGN
A. The River Plain Planning Area should be recognized as a uniquely "Eagle" residential area providing large
lot residential uses with views of the Boise River combined with moderate density residential (up 3 units
per acre) north of the Phyllis Canal and up to 1.5 units per acre adjacent to State Highway 44.
B. The integration of lot sizes should be seamless with continuity of street design, open space, and trails
throughout the area.
C. All access points along State Highway 16 should be designated as minor gateways to the City of Eagle with
appropriate landscaping, entry features, and place -making features integrated into the design of the area.
86 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
D. Design of lots and homes should take into consideration the scenic, wildlife, and river corridors and provide
sufficient setback and buffering to sensitive habitat, wetland, and floodway areas. Where possible, these
areas should be contained within common lots.
6.8.4 ISSUES OF CONCERN
A. The main concerns in the development of the area are the integration of lot sizes and housing styles. The
vision for the area is contingent on the appropriate transition of lot sizes throughout the area to avoid
creating defined separation between estate areas and moderate density areas. Further, the flow and
provision of open space and trails through the area should be a key element in the approval process for
developments that are proposed.
B. The River Plain Planning Area is the largest undeveloped area within the City's plan containing numerous
"Areas of Special Concern" (see Chapter 7). Special consideration should be given to the design and
development of the area to balance land use, habit protection, wetlands, the Boise River floodplain and
floodways, and drainage/irrigation canals. Special consideration should be given to the protection of these
delicate areas.
C. The City should review options that ensure the preservation and enhancement of sensitive areas (wetlands
banking, habitat restoration, and conservation easements) to meet open space requirements instead of
"active" open space.
EAGLE IS HOME 87
CHAPTER 6: LAND USE
The Eagle Island Planning Area is designated for open
space, recreation and limited residential. This area
should contain trails, open space, and parks in
conjunction with limited residential densities of up to
1 unit per 1-2 acres. The visioning for this area is to
complete a pathway and recreation connection
6.9.1 EAGLE ISLAND LAND USES
across Eagle Island while allowing residential uses
that are sensitive to and set back from critical habitat,
wetlands and Boise River Flood areas. The following
land use and development policies are specific to the
Eagle Island Planning Area.
Map 6.7:
Eagle Island
Planning Area
A. Eagle Island State Park is under the jurisdictional authority of the State of Idaho and is not subject to this
plan. As the State is the largest single landowner on the island, the City should work with Idaho State Parks
and Recreation Department (IP&R) to plan for the park to ensure there is a common vision for the park's
use and development.
B. Due to the sensitive nature of the planning area and the limited availability of utilities and sanitation
services, residential uses should be limited to large lot residential (1-2 acre lots) and/or clustered residential
lots at the same overall density to preserve areas of special concern.
C. A pathway and trails network should be encouraged to provide pedestrians/bicycle access along the Boise
River corridor connecting the City to the State Park and beyond.
88 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
D. Flood control and sportsman's access to the Boise River should be planned for and formalized during the
development approval process to limit the impacts of informal access on sensitive habitat, wetland and
floodway areas.
E. Wetlands, habitat, and floodway issues are of great concern in the Eagle Island Planning Area. Unique land
uses such as Eagle Island State Park and the Idaho Fish and Game Fish Hatchery provide an opportunity to
educate the public on the important functions of the Boise River including habitat, wetlands, and water
quality.
6.9.2 EAGLE ISLAND ACCESS & CONNECTIVITY
A. The primary access to the Eagle Island Planning Area is from Linder Road, Mace Road via Eagle Road, and
the access into Eagle Island State Park at Eagle Island Parkway via State Highway 44.
B. Linder Road is identified as a major mobility corridor. Due to the limited number of river crossings, Linder
Road will continue to be an important arterial roadway within the City and region. Access to Linder Road
should be consolidated to help limit the impacts to the river crossing at Linder Road.
C. Alignment of east/west access points along Linder Road will help to preserve the efficient flow of traffic
along Linder Road.
D. A pathway and trails network should be encouraged to provide pedestrian access along the Boise River
corridor and along the interior of the Island from Eagle Road to Eagle Island State Park. Eagle Island State
Park should be a trail hub providing access from all directions.
E. Special attention should be given to bicyclists and pedestrians crossing of the State Highway and arterial
system into the park. The City should work with ITD, ACHD, and Idaho Parks and Recreation to ensure that
signalized crossings are provided.
F. The City should work with developers east of Eagle Island State Park to provide formalized access to the
area from Eagle Road via Mace Road.
6.9.3 EAGLE ISLAND DESIGN
A. This area should be recognized as a recreation and open space hub within the City. The design of the area
should focus on pedestrian and bicycle accessibility.
B. The area should be developed with recognition of the sensitivity of the island and the opportunity to
implement management practices in storm water, reuse, conservation, and environmental design, and
education.
C. Design of lots and homes sites should take into consideration the scenic, wildlife, and river corridor, and
provide sufficient setback and buffering to accommodate sensitive habitat and floodway areas.
D. The integration of lot sizes should be seamless with continuity of street design, open space, trails and
housing throughout the area.
EAGLE IS HOME
CHAPTER 6: LAND USE
6.9.4 ISSUES OF CONCERN
A. The focus for the City should be balancing and protecting the interests of public ownership, recreational
access, private landowners, and the environmentally sensitive areas (wetlands, habitat, and floodway)
located on the island.
B. With a large state park and thousands of annual visitors the City should work with IP&R to ensure that the
park and surrounding areas are not degraded by overuse or excessive recreational activity. The City should
review options that ensure the preservation and enhancement of the sensitive areas by promoting
wetlands banking, habitat restoration, and conservation easements instead of "active" open space.
90 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
The Moon Valley and State Planning area is located at
the crossroads of two State Highways (State Highway
16 and State Highway 44). Due to the nature of the
existing and proposed regional transportation
network the Moon Valley and State Planning Area is
designated for regional commercial and employment
uses that desire high visibility and traffic counts. The
intent is to provide regional scale uses that are
intended to serve a market area from north Meridian
to Emmett and from western Canyon County to Eagle.
This intensity of use is not desired in other portions of
6.10.1 MOON VALLEY & STATE LAND USES
the City and should be designed to be a signature
Eagle marketplace with landscaping, building
architecture, and signage consistent with Eagle's
design standards. The area, while visible from the
state highway systems, should be internally focused
and will rely on the development of a commercial
collector system connecting from the state highway
system to the local roadway network. The following
land use and development policies are specific to the
Moon Valley & State Planning Area.
Map 6.8:
Moon Valley &
State Planning
Area
A. A Regional Commercial area (not to exceed 40 acres) is designated at the NE intersection of State Highway
44 and State Highway 16. This Regional Commercial is intended to serve the City of Eagle and most of
northwest Ada County.
B. This area may allow for a grocery or retail component and limited big box development, similar to the
center located at State Highway 44 and State Highway 55.
C. Employment use, such as business/technical park uses, should be encouraged north and east of the State
Highway 44 and State Highway 16 intersection and the regional commercial area.
EAGLE IS HOME 91
CHAPTER 6: LAND USE
D. This area should be designed to capitalize on the existing drainage/irrigation canals in the area as amenities
by providing trails and open space throughout the non-residential area. For this reason, the City should
work with drainage districts and irrigation providers to establish standards for these uses.
E. Office uses with a mixture of limited/cottage retail uses should be encouraged between Moon Valley Road
and State Highway 44.
F. In addition to vehicular circulation, Moon Valley Road should be designed to allow safe and efficient
pedestrian and bicycle access.
G. Office and cottage retail uses should be designed to a pedestrian scale to encourage users to park once
and walk between stores, as well as, to encourage pedestrian and bicycle access from the residential uses
located south of Moon Valley Road in the River Plain Planning Area (See Section 6.8).
H. Drive thru and strip commercial uses should be discouraged in this area.
I. This area should be designed and developed as a major entry point to the City of Eagle. Signage and
landscaping similar to the State Highway 44 and Horseshoe Bend Road area should be included in this area.
Additionally, architecture, landscaping, and signage should be designed to make it clear that travelers are
entering the City of Eagle.
6.10.2 MOON VALLEY & STATE ACCESS
A. Access to the Moon Valley & State Planning Area will be limited to the existing access points at the
intersection of Moon Valley and State Street and the %-mile commercial collector ring road connecting
State Street at Palmer Lane to Highway 16 %-mile north of State Highway 44.
B. The business and commercial area to the north of State Highway 44 shall gain access from a Y2-mile ring
road connecting State Street at Palmer Lane to Highway 16 %-mile north of the intersection of State
Highway 16 and State Highway 44. No other full access points should be allowed in the area without
approval from ITD. (See Figure 6.11)
C. Internal circulation should be used to move traffic within the area.
D. Access to Moon Valley Road should be at the signalized intersection of Highway 44 and Moon Valley Road
and a potential right-in/right out at the intersection of State Street and Short Road, unless otherwise
approved by the City, ACHD and ITD. All single parcel direct access points to State Highway 44 should be
eliminated during the development process.
92 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
E. A pathway and trails network should be encouraged to link pedestrian access from the Boise River north to
the Moon Valley area and across State Street to the commercial/business areas as well as the village center
to the north.
Figure 6.11: Regional Commercial Center Layout
aer�\a�
W,
6.10.3 MOON VALLEY & STATE DESIGN
A. Moon Valley Area:
�l
1. The development of the Moon Valley Area should be designed so uses focus on the existing Moon
Valley Road and bring activity and uses to the road by creating a pedestrian friendly area that prioritizes
walking and non -vehicular mobility.
2. The area should include street trees, plazas, benches, and sidewalks.
3. Common parking areas to the sides of buildings with shared parking should be encouraged to minimize
walking distance between businesses and provide a welcoming feel to pedestrians and bicyclists
entering the area from the Boise River greenbelt.
4. On -street parallel and angled parking should be encouraged where sufficient right-of-way is available.
B. State Highway 44 Business Area:
1. The commercial/business area should be designed to be internally focused, capturing some trips from
Highway 16 and Highway 44 into the area from a % mile ring/loop road.
2. The design should provide interconnectivity of roadways and consistency of architectural design.
EAGLE IS HOME 93
CHAPTER 6: LAND USE
3. Parking should be shared when possible. On -street parking should be avoided along the loop road.
4. Signage should be regulated to ensure that highway rights -of -ways are not cluttered with individual
and monument signs.
5. Landscape berms should be required along the north and east side of the loop road to provide a buffer
to the residential uses in these areas.
6.10.4 ISSUES OF CONCERN
A. One of the main concerns in developing this area for a variety of uses is the need to maintain a balance
between the various employment opportunities that this type of mixed use affords. The goal is to create
an environment where a broad range of employment opportunities is available. To achieve this goal,
regional commercial uses must be limited to providing sufficient opportunity for the business/technical
park development. Regional commercial uses should not be allowed to develop as strip commercial along
the State Highways. To ensure the integrity of the plan, regional commercial uses in the area must be
limited to 40-acres in size.
B. Another concern is the access to the Moon Valley Road Area. Short Road currently crosses the area
connecting State Street and Moon Valley Road. If this access point is not removed, it is likely that
development pressures may become very high and force commercial uses to front on State Street. This
would create a strip commercial area north of Moon Valley and south of State Street that is not consistent
with the intent of the plan.
94 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
The Rim View Planning Area contains a large area of
existing residential lots that range between one and
five -acres. The future land uses in the area are
predicated on Linder Road being a major river
crossing, the only north south connection with a river
crossing between Fairview Avenue and State Highway
44 west of Eagle Road.
6.11.1 RIM VIEW LAND USES
While promoting regional connectivity and the needs
for goods and services in the Chinden corridor the
City must also buffer and preserve the existing
residential development in the area. The following
land use and development policies are specific to the
Rim View Planning Area.
Map 6.9:
Rim View
Planning Area
0
I
A. A forty -acre commercial area located at the northeast corner of the intersection of Chinden Boulevard and
Linder Road is to be designed and developed as a single project. This commercial area is intended to serve
the Eagle community as a gateway into the city before crossing the river.
B. The area is designated for Estate, Large Lot, and Neighborhood residential uses south of the Phyllis Canal.
The uses in the area include a Residential Transition Overlay. Units should be clustered to provide for
transitional lot sizing between new neighborhood residential uses (up to 3 units per acre south of Temple
Drive) to the existing 2 acre lots north of Temple Drive.
C. Land uses such as, but not limited to, hotels, fitness centers, laundromats, car washes, and assisted
living/retirement centers that generate excessive wastewater flows (more than normal residential or
commercial uses) should be prohibited in this area.
EAGLE IS HOME
CHAPTER 6: LAND USE
6.11.2 RIM VIEW ACCESS
A. Access to the area should be focused on a new collector that allows adjacent parcels to provide pedestrian
and vehicle connectivity into the Rim View Planning Area.
B. Primary access should be from Temple Drive (a residential collector connecting Linder Road to Meridian
Road) with limited access onto Chinden Boulevard in accordance with ITD's access management policies.
Cross -access and local stub streets should be used to allow the planning area to be interconnected without
the need to access the arterial and state highway network.
C. Internal and interconnected circulation should be used to move traffic within the non-residential area,
helping to mitigate the number of local vehicle trips accessing US 20/26 and Linder Road to access
commercial and mixed -use services and create cross access into adjoining properties.
D. Chinden Boulevard and Linder Road should be recognized as a gateway to the City of Eagle and
development should adhere to proper berming, landscaping, and appropriate setbacks to prevent the
encroachment of abutting uses into future corridor improvements. This would protect the viability of the
regional transportation corridor as well as buffer the abutting uses from the impacts of the corridor.
E. ITD plans for a continuous flow intersection (CFI) at US 20/26 and Linder Road. Special care should be given
to ensure that cut -through traffic avoiding the CFI is not routing through the residential sections of the
planning area. Traffic calming measures, medians, and limited access to the State Highway and arterials
should be used to preserve the residential areas.
6.11.3 RIM VIEW DESIGN
A. This area is recognized as a gateway to the City of Eagle to be integrated with appropriate landscaping,
entry features, and place -making features in its design.
B. Design of this area should be compatible to the existing residential uses currently present in the area. The
professional office/business park designation should be utilized to facilitate a transition between
commercial and existing residential uses.
C. Design of commercial and office uses should be compatible with the existing residential uses and contain
significant landscape buffers and design elements to reduce the negative impacts to residential areas and
promote a cohesive character. Commercial development should provide for indirect vehicle connections
and for safe and efficient pedestrian linkages to the mixed use and residential areas adjacent to the site.
D. Both Chinden Boulevard and Linder Road should be developed with a detached sidewalk and planting strip,
further solidifying the purpose and character of the gateway corridor of Chinden Boulevard.
E. Signage for all non-residential uses should be designed to be consistent and complementary, place -making
being the primary objective and identification of uses being secondary.
F. Non-residential areas should be designed with features and materials to compliment and buffer residential
uses and to avoid creating a tunnel or wall effect along the backside of the large buildings.
96 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
6.11.4 ISSUES OF CONCERN
A. One of the main concerns in the development of this area is the ability to properly balance and buffer the
commercial uses with existing residential uses. The Mixed Use and Transitional Residential areas should be
designed in a manner that provides a cohesive transition and promotes local connectivity between the
commercial and residential uses, incorporating elements that will provide a common and complimentary
identity between such uses.
B. Considering the large amount of undeveloped or underdeveloped land within the planning area, each
proposed project should be evaluated for the potential to provide linkages and connectivity to adjacent
parcels. This is necessary to establish a functioning local and collector roadway system to support the
regionally significant roadways at the south and west of this area.
C. As this area develops, consideration should be given to the transitory uses that have been approved by Ada
County which may be nearing their end.
D. Special care and consideration should be given to the residential areas located along Temple Drive and
Bergman Way to ensure that ITD's proposal of a continuous flow intersection (CFI) does not facilitate cut -
through traffic. If necessary, the City and ACHD should consider the use of speed bumps, bulb outs,
chicanes, or other traffic calming measures to keep speeds at an appropriate level.
EAGLE IS HOME 97
• CHAPTER 6: LAND USE
During the 2004 public visioning process, the
densities around the Eagle Middle School site were
reviewed and an increase in residential density was
6.12.1 MIDDLE SCHOOL LAND USES
recommended. The following land use and
development policies are specific to the Middle
School Planning Area.
Map 6.10:
Middle School
Planning Area
A. The land use designation in the Eagle Middle School Planning Area is Neighborhood Residential with a
Residential Transition Overlay. Allowing minimum lots sizes of 13,330 sq. ft. adjacent to the school site.
B. Transitional densities, feathering, and lot sizing should be used to ensure compatibility to the north and
west of the planning area. Development should include 1 to 1.5-acre lots at the perimeter of the planning
area adjacent to existing large lot development outside of the planning area.
C. The overall residential density of any development in the Middle School Planning area should be 1 to 1.29
units per acre.
6.12.2 MIDDLE SCHOOL ACCESS
A. Access to the area should focus on new internal linkages.
B. Proper setbacks and berming should be used to protect the residential uses from arterials.
98 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
6.12.3 MIDDLE SCHOOL DESIGN
A. The overall residential density of the area should be 1 to 1.29 units per acre with compatible lot sizes
adjacent to the other subdivisions within the planning area.
B. Development in the Eagle Middle School Planning Area should be required to be submitted as a planned
unit development and/or through a development agreement.
C. Open space, pathways, and trails should be developed throughout the development to provide connectivity
to the school site.
D. All uses should include setbacks from streams and drainage/irrigation canals. These facilities should be
used for trails and open space;
E. Use of transitional lot sizes and feathering should be required when new development abuts existing
subdivisions.
F. The City would like to acquire approximately 15-acres of park land and/or ensure proper floodway
protection areas for Dry Creek northwest of the intersection of Floating Feather Road and Eagle Road.
G. Encourage the preservation and adaptive reuse of rural structures and barns within the planning area. (See
Figure 6.36)
H. Setbacks within the planning area should be commensurate with the zoning and lot sizes identified within
this planning area. Setback waivers should be discouraged.
6.12.4 ISSUES OF CONCERN
A. The main concerns in the development of the area are the integration of lot sizes and housing styles. The
vision for the area is contingent on the integration of uses by providing a transition of lot sizes throughout
the area to avoid creating defined separation between estate residential areas and areas of moderate
density.
B. The flow and provision of open space, pathways, and trails through the area should be key elements in the
approval process for proposed developments.
C. Special concern shall be given for the Dry Creek floodway and floodplain to limit uses that are not consistent
with the delicate nature of these areas. Open space and the development of wetlands and habitat areas
should be encouraged in the Dry Creek Floodplain.
EAGLE IS HOME
CHAPTER 6: LAND USE
The Chinden Terrace Planning Area is a neighborhood
in transition. The area is located at the northeast
corner of Eagle Road and Chinden Boulevard and
fronts on Chinden Boulevard for approximately 3/4 of
a mile east of the intersection. The current uses in
this area include commercial (located on the
northeast corner of Eagle Road and Chinden
Boulevard (Highway 20/26), including a small portion
of the Lakemoor Development while the remaining
property is residential. The south side of the Chinden
6.13.1 CHINDEN TERRACE LAND USES
corridor is in Boise City limits and developed as a
combination of big -box commercial, retail, and office
with second tier residential uses. Over the past 10
years the demand for an alternative east -west
commuter route has increased and development in
the west Boise and north Meridian areas has
increased, making the corridor less residential in
nature. The following land use and development
policies are specific to the Chinden Terrace Planning
Area.
Map 6.11:
Chinden
Terrace
Planning Area
A. The Chinden Terrace Planning Area is designated for mixed -use combining residential office, limited retail,
and community commercial uses. Parcel specific commercial (see Map 6.1) shall be located at the
northeast corner of Eagle Road and Chinden Boulevard.
B. Uses in the Chinden Terrace Planning Area should be sensitive to the topography and access limitations of
the site as well as to the surrounding residential uses to the south and west. The area is seen as a true
mixed -use area providing a combination of residential, office, and community -based commercial that
services the incorporated residential and neighboring residential uses.
C. The rim of the bench should retain a residential use capitalizing on the views of the Foothills, Boise River,
and the City of Eagle. Consideration should be given to the transition of uses from residential to the north
to office and commercial along Chinden Boulevard (Highway 20/26). The use of lofts or second story
residential may be used above the office/commercial uses to capture additional vehicle trips generated for
the development.
100 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
D. The eastern edge of the bench near Discovery Lane is greatly limited due to topography. Uses in this area
should be limited to office and residential only.
E. Single use commercial should be discouraged in this area.
F. The future land uses in the Chinden Terrace Planning Area are contingent on developers working with ITD,
ACHD, and the City of Eagle to resolve access limitations to both Eagle Road and Chinden Boulevard
(Highway 20/26). and the phasing of development. Changes of use for a single unit/lot will be limited due
to the topography and transportation constraints in the area.
G. Master planning for the entire bench is encouraged and small lot/single parcel rezones should be
discouraged unless the access and design issues are acceptable to the City and ITD.
6.13.2 CHINDEN TERRACE DESIGN
A. The Chinden Terrace Planning Area should be master planned as much as possible to provide innovative
solutions to the access limitation issues in this planning area.
B. The design of the area should be internally focused, capturing some trips from Chinden Boulevard (Hwy
20/26) and Eagle Road through a limited access frontage road, but providing a mixture of residential uses
to allow pedestrian circulation and vehicle trip capture.
C. Shared parking and cross access agreements should be encouraged to achieve additional parking for
patrons using the area and to reduce the visual impact of individual parking lots.
D. Signage should be regulated to ensure that the perimeter rights -of -ways are not cluttered with individual
monument signs.
E. The area between the frontage road and the existing highway should be well landscaped and treated as an
entry corridor to the City of Eagle.
F. The Chinden Terrace Planning Area should be designed with a frontage/internal access road connecting
from east to west, parallel to Chinden Boulevard (Highway 20/26).
6.13.3 CHINDEN TERRACE ACCESS
A. The development of the Chinden Terrace Planning Area is contingent on working with ITD, ACHD, and the
City of Eagle to resolve access limitations to Chinden Boulevard (Highway 20/26). Zoning and land use
changes of use for a single lot/single parcel should be discouraged due to the topography and
transportation constraints. It is unlikely a single parcel will be able to achieve alternative access alone.
B. Access to Chinden Boulevard (Highway 20/26) should be limited to the existing signal at Discovery Lane, a
single right in/right out access located % mile east of Eagle Road. If possible, a joint access agreement with
Eagle Marketplace may provide additional access to Chinden Boulevard.
EAGLE IS HOME 101
CHAPTER 6: LAND USE
C. A frontage/backage road should be developed from Discovery Lane to Eagle Road to allow access and
visibility for new businesses from Chinden Boulevard (Highway 20/26) without requiring access to the state
highway system.
D. Alternative access points to Eagle Road north of the existing Eagle Marketplace should be pursued to allow
a right in/right out access from the area onto Eagle Road.
E. Access should be encouraged to the Lakemoor Development to the north of this site providing access to
the signal on Eagle Road.
6.13.4 CHINDEN TERRACE ISSUES OF CONCERN
A. Due to topography constraints and the limited access allowed under the ITD Access Restrictions, the area
must be reviewed as a whole to ensure that individual lot access points are removed and alternative
access is provided as redevelopment occurs.
B. All of the property owners in the area are encouraged to coordinate and cooperate to address site
limitations (topography and access) with the affected agencies (ITD, ACHD, and Eagle) to avoid a situation
where the Chinden Terrace Planning Area may be limited to existing residential land uses.
C. The CIM 2040 Long Range Transportation Plan identifies that Chinden Boulevard (Highway 20/26) will be
at capacity in 2020. Intensification of the development along this corridor could further congest this
route.
D. Recent access restrictions (medians and limited turn movements) and long-range plans from ITD will have
impacts on the health and sustainability of commercial uses in this area. ITD and developers should be
required to construct a frontage road parallel to Chinden Boulevard from Eagle Road west to a future
signal east of Discovery Way to provide access to both existing and future uses.
102 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
For over 30 years the Eagle Community has placed
significant value on the foothills which provide
contrast to the green, flat land of the Boise River
corridor. For years, private land owners have
provided access for equestrians, hikers, hunters, and
recreation enthusiasts through an informal trail and
recreation system. In 1999 the Foothills were
designated as an "area of special concern" in the
City's Comprehensive plan.
Over 80% of the Eagle Foothills is held in private
ownership by less than 10 families or groups. Over
the recent years the ranch families who have
historically lived in the Foothills have begun looking
for new options for the land with many pursuing
development. This desire to change the historic use
of their land, coupled with Ada County's significant
shift in focus from a rural preservation agency to
promoting urban development outside of cities,
Map 6.12:
Eagle Foothills
Planning Area
resulted in the urging by landowners, neighborhood
groups, and citizens for the City of Eagle to engage in
a planning process to bring the Foothills into the
City's planning area.
With limited access and transportation options, the
Eagle Foothills are intimately linked to the City and
the Eagle downtown. Willow Creek Road is the only
improved internal road to the area with Highway 55
on the east and Highway 16 on the west establishing
a clear planning area. As the City worked through the
planning of the foothills, a larger geographical area
was noted with large land holdings crossing east of
Highway 55 and north into Gem and Boise Counties.
In 1997 and 2007 the City of Eagle requested Ada
County include the area north of Homer Road into the
City's Area of Impact (AOI), and both times Ada
County requested a full comprehensive plan for the
EAGLE IS HOME 103
CHAPTER 6: LAND USE
area. The North Eagle Foothills Planning Area and
associated amendments are the result of the City's
planning efforts in this area.
In late 2006, the City of Eagle entered into a scenario
building process to look at the opportunities and
constraints within the Foothills. During this scenario
building process, the City used existing data from
public agencies and private groups to analyze the
potential of the Foothills for development. During
this review the City looked at land ownership, existing
recreational uses, land cover, slope, hydrology,
resident and migratory big game (and other wildlife)
habitat and potential migration paths, locations of
sensitive plant species, and potential distribution
visibility, landscape quality, distance zones, and
overall visual sensitivity. The result of these maps
was an overall Opportunities and Constraints Map
(See Map 6.13).
Table 6.1: Foothills Constraints
Foothills
Feature Acres % of area
Slopes 25%+
9,163
19%
Floodway
210
1.0%
Habitat
12,964
26%
BLM
5,398
11%
Total
27,735
57%
Once the constraints mapping was completed the
City worked with a work group comprised of local and
state agencies, land owners, and citizens to discuss
and model potential development scenarios. The
final scenario balanced the natural features of the
land with the following values (See Map 6.14):
• The transfer/trade of public lands for a better
open space network.
• Establishing open space/wildlife corridors.
• Providing/preserving a regional recreation
system.
• Focus development into less visible areas, or
ideally non -visible areas (see the City's Foothills
Visual Sensitivity Analysis).
• Primary access to the area from Highway 55 &
Highway 16; limiting or diminishing access to the
southern part of Willow Creek/Eagle Road.
104 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
Map 6.14: Regional Open Space Concept
4
Though these scenarios provided the City an
overview of the opportunities and constraints of
development it did not prescribe land use densities or
intensities that are needed to determine
infrastructure needs, transportation impacts, build
out/absorption, or population. With Comprehensive
plan amendments being requested (totaling over
20,000 acres both inside and adjacent to the planning
area) the City felt it necessary to begin the process of
a specific area plan for the North Eagle Foothills.
The City's focus was to establish recommendations
and guidelines in order to identify those areas that
could best sustain urban development and those
areas which should be prioritized to be best
maintained as open space based on the vision of the
community and the actual constraints of the land.
Due to the number of existing and potential
applications at the city and county, the interest by
both large and small landowners to provide a detailed
build out plan for the area that both provides
V_ ,s ow .aw„ :
ual 000n0.0 PLM
predictability in long-term land uses and addresses
the City's concerns about downstream effects from
county development, the City agreed to begin
planning for the Foothills through a series of
workgroups using the scenario building process as
the backbone of the process associated with a plan
for development within the foothills.
During the drafting of the plan, the City of Eagle
engaged with over 500 participants through a series
of weekly work groups that discussed the foothills
transportation, habitat and open space,
infrastructure and facilities, water, activity centers,
and landscape and design standards for development
within the Foothills. This sub -area text is based upon
the work of those individuals who were committed to
finding workable solutions and long-term
development options for the Foothills.
The intent of the Eagle Foothills sub -area plan is to be
a guide for future development as it is integrated into
the Eagle Community and part of the City of Eagle.
EAGLE IS HOME
CHAPTER 6: LAND USE
This will be accomplished through incorporation of
the area into the jurisdictional boundaries while also
creating a unique sense of place that is clearly
identifiable as the City of Eagle. It is expected that
specific area plans (Planned Unit Developments) will
be drafted by land owners at the time of
development that provide specific implementation
measures for the broad community policies of this
plan. The north Eagle Foothills encompass nearly
49,000-acres north of Beacon Light Road.
All land is not equal. Overall, it is agreed that portions
of the Eagle Foothills are more suitable for standard
urban development due to the existing land uses,
location to regional transportation corridors, and
overall site characteristics. Conversely, the foothills
are not the flat irrigated farmland that the City has
historically approved for development. The complex
fabric of existing constraints (topography, erosion
potential, location of wetlands, existing sensitive
plant and animal communities, riparian areas, and
visual impacts) must be considered when
urbanization is proposed (See Table 6.2). It is the
vision of the community that development within the
Eagle Foothills will be in a series of small hamlets
providing areas of urbanized development nestled
into the natural environment; establishing
development areas that are unique and spatially
separated by larger natural areas and open spaces in
order to create clusters of great living/urbanized
areas that are connected to and contribute to a larger
interconnected regional open space network. Land
use designs should ensure that each development
area fits into the natural systems of the Foothills
(topography, habitat, and drainage) as opposed to
significantly altering the natural systems in order to
allow for development. These principles are aligned
with the design styles of Randall Arendt in "Rural by
Design".
The build out of the Foothills will be unlike any other
area of the City. Environmentally sensitive areas,
Table 6.2: Foothills Land Uses
Foothills
% of
Acres Area
Unconstrained
12,089
25%
Residential Rural
2,080
4%
Slopes 25%+
16,259
33%
Floodway
210
0%
Habitat
12,964
26%
BLM
5,398
11%
Total
49,000
Community & Neighborhood
Centers Adjustment factor:
690
1%
public lands, and unique features will affect the
overall density and development potential in the
foothills. The overall density of the foothills should
remain rural (1 unit per 40 acres and/or 1 unit per 10
acres as currently allowed in Ada County) until
annexed into the City of Eagle, at which time
development should be reviewed for compliance
with the Eagle Foothills Plan and for the ability to
provide or make use of of adequate public facilities.
The overall density of the unconstrained portions of
the foothills should remain rural (1 unit per 2 acres)
with options for clustering the base density into
transects and density bonuses for the creation of
activity centers and significant open space areas.
Transects are a pre -described guideline or pattern for
constructing the built environment. Transects help
establish a flow from activity centers into natural
open space areas. In transect planning, density is
anticipated to be high in activity centers and decrease
as the distance from the centers increases. The
mixture of land uses also change from mixed use
areas including commercial, office, and housing to
more traditional homogeneous single family
detached units on the fringe. Within the Eagle
Foothills, seven (7) transects have been developed to
106 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
guide the overall development potential into a
pattern that promotes regional open space
connections and discreet community and
neighborhood centers. (See Table 6.3)
6.14.1 EAGLE FOOTHILLS GOALS
A. Design a future land use plan that is rooted in the capability to sustain development while preserving the
natural features that brought people to the area.
B. Establish a significant regional open space network to formalize the existing recreational uses,
environmentally sensitive areas, and connections between them through creative design, voluntary
dedications, , and governmental acquisition or exchange.
C. Create a uniquely identifiable community that blends with the existing city, balances local land uses with
regional growth and services, and preserves the uniqueness of the Eagle Foothills.
6.14.2 EAGLE FOOTHILLS LAND USES
A. Recognizing that the foothills area complex land form, the overall density of the foothills should be limited.
Clustering of the available units into a transect plan that includes regional activity centers with urban type
densities transitioning into permanent open space areas is encouraged.
1. The base residential density for all lands within the Foothills Planning Area should be 1 unit per 40 acres
and 1 unit per 10 acres until annexed into the City of Eagle and the provision of adequate public facilities
is secured or demonstrated.
2. Lands with native slopes in excess of 25%, floodways (due to their sensitive nature and the potential
impacts to the health safety and welfare of the general public), and key habitat areas, as identified by
State and Federal agencies, should be priority areas for open space and sending area for units being
developed in less constrained area as described in the land use transects of this plan.
3. Governmental lands (BLM) that are to be managed for the general use and enjoyment of the public
should be designated as public/semi-public with no residential density.
B. Provide incentives to create development areas that are unique to the foothills, as opposed to standard
suburban development patterns. Provide walkability to services, schools, and employment within distinct
development areas; establishing a series of hamlets that are spatially separated by distance, open space,
and/or topography, but are pedestrian scaled and designed so they maintain connection to the overall
community.
EAGLE IS HOME 1C
CHAPTER 6: LAND USE
1. Provide incremental increases to the base density commensurate with the provision of open space,
adequate public facilities, and the protection of environmentally sensitive areas, public lands and
unique features.
2. Allow for the transfer of densities within a project/development to create and locate
community and neighborhood centers as described in this plan.
3. Density incentive/bonus should be considered for the following:
a. The establishment of a permanent non -city funding source to offset the annual operation
and maintenance of the open space areas. This may include endowment funds, use of land
trusts and institutes, transfer fees, or other mechanisms.
b. Designing the open space to function on both a neighborhood and regional level providing
both internal and external connectivity for multiple user groups including
pedestrians/hikers, bicyclists, and equestrians.
c. Working with adjacent landowners to design and dedicate open space on a large scale in
compliance with the goals of this plan.
d. For the clustering of units into centers and the construction of the land use transect-
planning principles, as describe within this plan.
e. Providing open space that is greater than 20% of the gross site area.
4. Allow for the waiver of the maximum height requirements when a site -specific visual site
analysis shows no impact to the visually sensitive areas described in the visual impact Study
Commissioned by the City.
S. Establish new architectural and site design standards that are unique to the foothills.
C. Use a regional open space overlay to establish areas where clustering and conservation -based
development should be used, as opposed to standard large lot development, in order to provide
for habitat and a regional open space networks that connect the Eagle/BLM land to points inside
and outside the of the immediate area including: Rocky Canyon, Stack Rock, Montour, the Boise
Front, and the Boise National Forest.
D. Development should be designed to fit within the natural features of the area. To maximize the
preservation of these features, development should be clustered in order to preserve as much
open space as possible.
1. Open space should be designed to capitalize on and expand the open space areas around
natural feature and environmentally sensitive areas. Priorities for preservation should include:
a. The most sensitive resources on the property—floodways (including riparian and wetland
areas), native slopes in excess of 25%, locally significant features,and scenic viewpoints.
108 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
b. Fragmentation of open space areas should be minimized so that resource areas are able
to be managed and viewed as an integrated network. This can be accomplished through
various engineering and design tools (i.e., super pads, hillside engineering, and others).
Open space areas should be designed as part of the larger continuous foothills area and
regional open space network. Where possible, open space should be located to be
contiguous to public lands and existing open space areas.
E. Work with landowners and developers to establish a structure for funding the long-term stewardship and
maintenance of large areas of open space.
F. Work with the BLM to leverage the exchange of discontinuous tracts of public land for equal or larger tracts
of contiguous ownership within the regional open space overlay that will build onto the existing public
ownership.
G. Use the Foothills Land Use Transect (see Table 6.3) to provide scaling and a pattern to clustering within
large tracts of land as well as to provide a diversity of housing opportunities within the Foothills including
apartments, town homes, condominiums, and small and large lot single family versus the homogeneity of
large lot development only.
H. Develop Community and Neighborhood scale centers on the principles of mixed use; variety in form and
image; pedestrian orientation; higher density; a focus on transit; and economic diversity that reflects the
patterns of a small town.
1. Community Centers: These are the highest intensity use areas in the foothills. They should act as
density magnets to begin building the transects as described in this section. These are areas for the
clustering of densities from more rural and open space areas.
These centers are the most intensive development that should occur in the Foothills planning area.
There may be several types of mixed -use community centers including commercial, educational, and
research.
Community Centers are the highest density and should integrate the greatest variety of uses, including
civic buildings of regional importance. It may have larger blocks; streets have uniform street tree
planting and buildings set close to the frontages. No minimum lot sizes. These centers are characterized
by the following:
a. Limited in total number due to the need for high connectivity to the state highway system and
regional trip capture.
b. Community centers should be designed to aid in the location, design and construction of grade
separated interchanges along the state highway system. At a minimum Community Centers should
be designed to provide for the right-of-way preservation of these facilities.
EAGLE IS HOME 109
CHAPTER 6: LAND USE
c. Compact and mixed use in nature, these centers should integrate a combination of uses including
office, retail, commercial, institutional, civic, residential, hotel and recreation while focusing on the
paramount community function.
d. These centers should be pedestrian -oriented developments that contain elements of a live, work
and play environment. Walkable communities should have all key amenities or facilities located
within a % mile distance of the majority of the developed units.
e. Mixed Use Community Centers should be approximately 100-150 acres in size and allow up to
350,000 square feet of gross leasable space.
f. If residential uses are provided, they should account for no more than 25% of the gross total area
of the Community Center with allowable densities of up to 8 to 10 units per acres.
g. Community Centers should be designed to integrate and promote the expansion of public
transportation along major regional corridors providing transportation alternatives between
communities in the region.
h. As a guideline for planning urban transition and suburban density patterns should be located with
%2 to 1 mile of these centers. This standard allows for the implementation of the land use transect
and ensure that the overall desired land use pattern of the foothills is implemented. (See Table 6.3
& Figure 6.12)
Table 6.3: North Eagle Foothills Transects
North Eagle Foothills Transects
Transect
Description
Density Illustration
Regional Open Space
Consists of lands that have a higher value for regional open space and are owned by public entities or have been
Permanent
reserved in perpetuity. Consists of lands approximating or reverting to a wilderness condition, including lands
p setP y' FP g g g
0
(
unsuitable for settlement due to topography, h
, hydrology ogy or vegetation. This includes existing BLM ownership and
y.
See Map 6.2)
fioodways.
Consists of lands most suitable for approximating or reverting to a wilderness condition but held in private
Rural Lifestyle
ownership. Development options in this area should include cluster and conservation developments, as well as
1 unit per 40 acres
the abilityto transfer units to more suitable development
opment areas within a project and/or the foothills. Developments
�.-
in this area should include a minimum of 50% open space.
f .
Consists of low density large lot residential areas. Planting is naturalistic and set -backs relatively deep. Blocks
Rural Estates
may be large and the roads irregular to accommodate natural conditions. Lots may be cluster onto 112 acre lots or
1 unit per 2 acres
1y�
fencing restrictions may be used to provide a better open space pattern and protection of natural features.
w•
Primarily suburban residential pattern. Primarily a single family detached housing type. Setbacks and landscaping
-
Suburban
are variable. Streets define medium-sized blocks. Generally located within a 1 mile of community/neighborhood
2.5 units per 1 acre
centers but may vary according to the natural features of the foothills. Clustenng may be used to ensure
significant regional and neighborhood open space.
Consists of a mixed -use but pdmanly residential urban fabric. It has a wide range of building types: single,
Urban Transition
side yard, and row houses. Setbacks and landscaping are variable. Streets define medium-sized docks. Generally
4 units per 1 acre
_
located within a 1/2 mile of community/neighborhood centers but may vary according to the natural features of the
foothills.
t I
40-60 acres in sizes these centers are located at key intersections between arterial and collector roadways.
Min.of 6 and Max. of 10
_
Neighborhood Centers
Consists of higher density mixed -use building types that accommodate retail, offices, row houses and apartments.
units per acre for a
(unmapped)
It has a tight network of streets, with wide sidewalks, steady street tree planting and buildings set close to the
minimum of 50% of the
r
frontages. (See Specific Definition)
area.
_
ti. ;fit
Community Centers
Approximately 100-150 acres in size consists of the highest density, with the greatest variety of uses, and civic
Min, of 8 and Max. of 10
r+
(See Map 6.2
buildings of regional importance. It may have larger docks; streets have consistent and evenly spaced planting
units per acre for max. of
mapped)
and buildings set close to the frontages. No minimum lot sizes. (See Specific definition )
25% of the area.
! t
t:
Source: The Urban Transect by Duany Plater-Zyberk & Company
110 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
2. Neighborhood Centers: These centers have higher density mixed -use building types that accommodate
retail, offices, attached residential dwellings or row houses, and apartments. It has a tight network of
streets, wide sidewalks, uniform street tree planting, and buildings set close to the front property line.
These centers, though not mapped, should be located in areas that can support and provide the
following characteristics:
a. New Mixed -Use Neighborhood Centers should be approximately 40-60 acres in size and allow up
to 150,000 square feet of gross leasable space, though their shape is subject to terrain, access, and
other site variables.
b. Mixed use in nature, these centers will integrate a combination of uses including office, retail,
institutional, civic, residential and recreation while serving as a focal point for the overall
development.
c. Neighborhood Centers are located at key collector and arterial intersections within the residential
areas of the foothills.
d. Neighborhood Centers are to include residential with allowable densities of up to 6 to 10 units per
acres. This clustering/massing adds interest and serves as a magnet for the base density (from more
constrained areas or open space dedications) for the overall project and implements the land use
transects units.
e. These centers should be sized and scaled to be compatible with the surrounding single family uses
ensuring a transition of intensities and massing at the edges.
f. Residential uses should account for a minimum of 50% of the gross developable area of
neighborhood centers.
g. Located on level areas of the foothills that can be developed with the least disturbance of the
sensitive hillsides, natural drainage area, and important open space / habitat areas.
h. The boundaries of these areas normally follow the existing terrain of the immediate surroundings.
i. Neighborhood centers are spatially separated from each other by rural residential uses and/or
significant open space areas that allow for each neighborhood center to be independent and avoid
the unintentional over -intensification of the neighborhood centers into Community Centers or
something more intensive. (See Figure 6.12)
j. Neighborhood centers are normally open-air shopping areas, often sharing a central plaza.
k. Neighborhood centers should have a central focal point that may include open spaces, plazas,
schools, recreational facilities, or civic uses.
I. Buildings in the neighborhood centers should be oriented to the street or public plazas to
encourage pedestrian scaling and access, to promote a neighborhood feel.
EAGLE IS HOME 11
CHAPTER 6: LAND USE
m. As a guideline for planning, urban transition and suburban land uses should be located with % to 1
mile of these centers, or as topography allows. This standard allows for the implementation of the
land use transect and ensures that the overall desired land use pattern of the foothills is
implemented. (See Figure 6.12)
Figure 6.12: Neighborhood Center/Open Space Cluster Concept
Permanent Open Space
Rural
Densities
New Neighborhood
Center
Rural Urban Transition &
Densities Suburban Densities
I. Create an overlay district to highlight a discreet geographic region within Eagle's Comprehensive Plan that
showcases the emerging viticulture industry unfolding in this area. (See Map 6.15
1. Consider modification of the City Code to allow ancillary uses (Bed & Breakfasts, tasting rooms, bistros,
etc.) to be easily applied for and achieved.
2. Consideration in this area should include: uniform signage, modified roadway design, limits on
conflicting land uses (including massing and scaling of buildings and structures [including cell towers]),
and increased limitations on building coverage.
3. Establish City signage and promotion of this emerging agricultural industry.
4. Research how industrial revenue bonding may further the establishment of this region.
J. Due to the unique features of the foothills and the Eagle Foothills American Viticultural Area (AVA),
additional hospitality, resort, and tourist uses may be developed in the foothills. These uses should be sited
so not to deteriorate prime habitat or environmentally sensitive areas and should be exchanged for the
underlying residential densities in the specific area.
K. Due to the unique scenic and economic value of the agricultural/viticulture uses these uses should be
reviewed as a component of the overall open space design.
112 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
L. Work with ACHD to establish a unique road cross section for the district that may include: wider shoulders
for parking, gravel driveways, and limited sidewalks.
M. Design a community that is the pinnacle of water conservation which promotes limited use/extraction,
reuse, and innovative irrigation and landscape design. If necessary, land use entitlements may be limited
until sufficient potable and irrigation water is established.
N. Establish a land use pattern that promotes large scale and regionally significant services located along
existing regional transportation routes (State Highways 16 & 55) while promoting neighborhood scale
services internally to the area.
0. Work with Ada, Gem, and Boise Counties to ensure that the intent of City of Eagle plan is understood by
these jurisdictions.
1. The intent of the Eagle Foothills plan is to provide direction and incentive for land to develop and
incorporate within the jurisdictional boundaries of the City of Eagle.
2. It is the intent of the City of Eagle that all development using this plan as a guide connects to the City
of Eagle municipal water system or be otherwise designated in this plan or waived by the City of Eagle.
3. It is the intent that land uses within the Eagle Area of City Impact remain rurally zoned (RP & RR) until
they are annexed to the City of Eagle.
6.14.3 EAGLE FOOTHILLS ACCESS
A. Design a Foothills transportation network that is sized appropriately for the demands of development in
the foothills. (See Map 6.16)
1. Explore the use of roundabouts, multi -purpose pathways and trails, and water efficient boulevard
treatments throughout the area (see ACHD's NW Foothills Transportation Plan).
2. Promote the use of the unique road cross sections within the Community and Neighborhood Centers
within the foothills. (See Figure 6.13)
3. Work with the development community, ACHD, and ITD to design the following roadways as gateway
corridors for the Foothills and the City of Eagle:
• Willow Creek Road
• State Highway 16
• State Highway 55
B. Promote internal City connections to the foothills to limit the use of the regional transportation system for
local trips, provide connections within the fabric of the overall City, and provide alternatives for emergency
services when needed.
1. Promote Linder Road and Hartley Road as the main north/south internal connections.
EAGLE IS HOME 113
CHAPTER 6: LAND USE
2. Work with landowners, developers, and ACHD to assess the best alignment and connection of N. Eagle
Road/Willow Creek Road into the Foothills.
3. When possible, limit roads across major open space areas.
C. Establish design criteria for pedestrian crossings and the potential separation of vehicular uses from
pedestrians/equestrians at major roadways.
D. Ensure that development plans include both motorized and non -motorized circulation.
E. Establish a mechanism to ensure that transportation impacts are planned for and funded while multi -modal
options are integrated into the design of the overall system.
F. Work with the appropriate transportation agencies to establish an achievable means for the funding and
construction of new rights of way in a previously underserved area. Consideration may include extra-
ordinary impact fees, concurrency ordinances, local improvement districts, and latecomer's fees.
G. Design a foothills transportation network that provides for an east/west roadway connection between
State Highway 16 & 55 to provide internally generated regional trips to move safely and efficiently
to/through the regional system.
H. Work with the Idaho Transportation Department to limit access to the State Highway system through the
development process and to establish thresholds for improvements to the system, including grade
separated interchanges, to limit the impacts on the regional traffic flow.
I. Work with the ITD, ACHD, and landowners to ensure that a regional roadway system is developed to serve
both the proposed development and the City at large.
J. Work with ACHD, ITD, Idaho Fish and Game, and landowners to establish locations and standards for animal
and recreation crossings and corresponding signage to ensure safe migration and recreation throughout
the Eagle Foothills and the region.
1. Locate potential animal and recreational crossings on the transportation and open space maps within
the comprehensive plan.
2. Establish standards for recreation and habitat crossing and signage standards as part of the wildlife
mitigation plan and preliminary plat process.
114 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
Figure 6.13: Roadway Cross-section Community & Neighborhood Centers
1
"Z k
i
L_
6.14.4 EAGLE FOOTHILLS DESIGN
A. The design and development of the Eagle Foothills should include water efficiency, fire resistance, native
plants, drought tolerant plants, and respect for the rural foothills character.
1. Water Efficiency: Develop an ordinance for water efficiency in the foothills that:
a. Establishes appropriate irrigation criteria for the Foothills including maximum irrigated area, plant
types, and evapotranspiration rates.
b. The implementation of water efficient automatic irrigation systems for landscape areas that:
1. Encourages moisture sensors and/or weather -based irrigation sensors
2. Encourages automatic controllers capable of multiple start times/zones
3. Limit the use of spray heads and rotors to turf areas only; encourage drip irrigation in shrub
areas
4. Encourage the use of reclaimed water for irrigation
5. Limits/regulates the use of outdoor water features (fountains/pools)
c. Encourages the use of water efficient fixtures and appliances within buildings.
EAGLE IS HOME
115
CHAPTER 6: LAND USE
2. Landscaping: Develop landscape criteria, guidelines, ordinances, and a community education program
appropriate to Foothills that :
a. Includes a plant list of recommended and prohibited plants
b. Encourages the use of drought resistant native plants
C. Includes a list of recommended plants that are native to the Eagle Foothills
d. Limits/regulates the use of turf (define the maximum percentage of total landscape area that can
be turf) with adjustments based on the type of turf used (i.e., a greater percentage for lawns
utilizing drought tolerant fescue and rye turf rather than more water dependent Kentucky
bluegrass)
e. Encourages public education on progressive landscape principles
f. Establishes policies for the re -vegetation of disturbed areas in the Foothills
g. Establishes policies for the use of native plants on non -irrigated slopes
3. Architecture and Design: Develop a Foothills specific architecture and site design book that includes
the following:
Architectural styles appropriate to foothills
Regulates colors and materials that correspond to the area
Ensure that development relates to surroundings (grade adaptive)
Promote high quality design and workmanship
Provide incentives for "Green" buildings, water efficiency, and development
Establish criteria for individual building siting
Clustering/range of densities and housing types
Forms/massing/scale
Roofs below significant ridgelines
Fire Resistant Materials
Utilization of best practices for defensible space, fire protection, and fire suppression
a. Develop guidelines for development in the foothills that:
1. Establish a pattern language for the Eagle Foothills that gives particular attention to the use of
appropriate forms, massing, and scale that relate to the Foothills landscape and topography.
2. Encourage progressive, creative, high quality and environmentally sensitive development
within a range of product types that are well designed and utilize appropriate materials and
colors.
116 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
3. Develop standards that promote efficient, clustered, varied, and significant architectural
projects.
4. Establish a foothills residential design review board that is composed of highly qualified
informed citizens. All projects submitted to the board should be required to be designed by an
architect licensed in the state of Idaho.
4. Site Planning Criteria: Develop site development plans sensitive to existing foothills characteristics
including visually sensitive areas, open space, and existing sensitive land forms (See Map 6.17)
a. Encourage clustered development to ensure quality, contiguous open space is provided. (See
Figure 6.14)
Figure 6.14: Comparison of Standard versus Cluster Development
Standard Development
VN'[„hl� Tom.
Cluster Development
b. Establish policies for road design and building placement that is sensitive to topography and view
sheds.
b. Establish policies for grade adaptive structure placement to mitigate the visual impact of
development. (See Figure 6.15)
EAGLE IS HOME 117
CHAPTER 6: LAND USE
Figure 6.15: Grade Adaptive Structures
I T SLrre /.-f
Owl
Swale Common
Encourage contour grading that blends into the existing landforms. (See Figure 6.16)
Figure 6.16: Contour Grading
118 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
e. Require lateral and structural grading to be conducted by licensed engineers.
f. Buffer areas and plantings in the foothills should be sensitive to foothills characteristics and should
not include uniform berms with mass plantings. Berms, if used, should be shaped to blend in with
the existing topography and to tie into adjacent contours.
6.14.5 ISSUES OF CONCERN
A. The City recognizes that the placement of development within the foothills will create the need for
significant improvements both internally and externally to the area. These impacts should be adequately
assessed and distributed among the landowners within the foothills.
1. The City and landowners should work with ACHD and ITD to establish a mechanism for the review and
assessment of the transportation costs associated with the development of the Eagle Foothills and the
implementation of this plan.
a. Work with ACHD, ITD, and/or other transportation authorities to pursue the collections and
dedication of impact fees for improvements specific to the Eagle Foothills.
2. All development in the foothills should be limited until the provision of basic municipal services can
be established. These include: sewer, municipal water, and transportation.
a. All development within the Foothills sub -area should connect to the City of Eagle Municipal water
system unless otherwise indicated by the City of Eagle.
3. Development in the Foothills should be evaluated for the impacts it will have to the existing city.
EAGLE IS HOME 119
CHAPTER 6: LAND USE
The Brookside Planning Area is an area of transition
between the Eagle Foothills to the north and the rural
areas along Beacon Light Road. The area needs to
provide efficient access from the State Highway
system to the foothills. The alignment and location
for the northern and western portion of Brookside
Lane is ideal for a new and consolidated access point
to State Highway 55. Due to the intensity of the
transportation impacts to this area it is important to
look at a new mix of land uses that address the
impacts to the intersection of State Highway SS and
Brookside while buffering and transitioning to the
6.15.1 BROOKSIDE LAND USES
established large lot development along Beacon Light
Road to the west.
The Brookside Planning Area is designated for mixed
-use combining residential, office, and limited retail
within a community center, as designated in the
Foothills Planning Area. Transitioning and buffering
to the area immediately to the west of the planning
area will be paramount in the development approval
process. The Brookside Planning Area is subject to
the policies of this planning area and the policies of
the Foothills Planning Area.
Map 6.18:
Brookside
Planning Area
A. Uses in the Brookside Planning Area should be sensitive to the topography and limitations of the site as
well as to the surrounding residential uses to the south and west. The area is seen as a true mixed -use area
providing a combination of residential, office, and community commercial to serve the incorporated
residential and neighboring residential uses.
120 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
B. The western portion of the planning area should be retained as residential which transitions from the
existing 5-acre lots along Brookside Lane into a large lot residential area at the northern intersection of
Brookside Lane and State Highway 55. The use of lofts or second story residential above -office areas may
be used to capture some vehicle trips generated from the development.
C. The existing 5-acre lots along State Highway 55 that take direct access to the highway should be limited in
development options until a parallel collector road can be established that removes direct access to the
highway.
D. Single use commercial should be discouraged in this area.
E. The future land uses in the Brookside Planning Area are contingent on developers working with ITD, ACHD,
and the City of Eagle to resolve access limitations to State Highway 55 and promoting the construction of
an internal access road connecting north to Brookside Lane south to Beacon Light. Changes of use for a
single lot/single parcel should be limited due to the transportation constraints in the area.
F. Master planning for the individual lots along State Highway 55 is encouraged and single lot/single parcel
rezones should be discouraged unless the access and design issues are acceptable to the City and ITD.
6.15.2 BROOKSIDE DESIGN
A. The Brookside Lane Planning Area should be master planned as much as possible to provide innovative
solutions to the access limitation issues in this planning area.
B. The design of the area should be internally focused, capturing some trips from Highway 55, the Foothills
and, Beacon Light Road through a limited access frontage road while providing a mixture of residential uses
to allow pedestrian circulation and vehicle trip capture.
C. Common parking areas to the sides of buildings with shared parking should be encouraged to minimize
walking distance between businesses and providing a welcoming feel for pedestrians and bicyclists entering
the area.
D. Signage for non-residential uses should be incorporated as a master sign plan rather than individual signs
when located along State Highways and entry corridors.
E. The area between the frontage road and existing highway at the northern intersection of Brookside Lane
and State Highway 55 should be landscaped and treated as an entry corridor to the City of Eagle.
F. The Brookside Planning Area should be designed with a frontage/internal access road connecting from the
northern intersection of Brookside Lane and State Highway 55 to a newly re -aligned Brookside Lane and
Beacon Light Road intersection.
G. The design of the Brookside Planning Area should capitalize on utilizing Dry Creek as a significant open
space feature and place -making element within the planning area.
H. Pedestrian and equestrian connections should be encouraged along Dry Creek including a wildlife,
agriculture, and recreation crossing at State Highway 55.
EAGLE IS HOME
CHAPTER 6: LAND USE
6.15.3 BROOKSIDE ACCESS
A. The future land uses in the Brookside Planning Area are contingent on developers working with ITD, ACHD,
and the City of Eagle to resolve access limitations to State Highway 55 and the future need for an
interchange at this location. Change of use for a single lot/single parcel should be discouraged. Due to the
transportation constraints, it is unlikely a single parcel will be able to achieve alternative access alone. (See
Future Roadways Map 8.6)
B. Access to State Highway 55 should be limited to the existing northern intersection at Brookside Lane and
Highway 55 and a realignment of the southern intersection of Brookside Lane to connect with Beacon Light
Road.
C. A frontage/backage road should be developed from the northern intersection of Brookside Lane and State
Highway 55 to the new intersection of Brookside Lane and Beacon Light Road.
D. A western extension of the northern alignment of Brookside Lane should be developed to provide access
to the Foothills Sub -area.
E. A grade separated interchange should be encouraged at the northern intersection of Brookside Lane and
State Highway 55.
6.15.4 ISSUES OF CONCERN
A. Due to the limited access allowed under the ITD Access Restrictions, the area must be reviewed in its
entirety to ensure that individual lot access points are removed and alternative access is provided for as
development occurs.
B. All property owners in the area are encouraged to coordinate and cooperate to address the site limitations
with the affected agencies (ITD, ACHD, and Eagle) to avoid a situation where the Brookside Planning Area
may be limited to existing residential land uses.
C. The Regional Long -Range Transportation Plan identifies that Highway 55 will be at capacity by 2020.
Intensification of the development along this corridor could further congest this route.
122 EAGLE COMPREHENSIVE PLAN
The SH-44 & Ballantyne Planning Area is located
south of State Highway 44 (SH-44) between the
signalized intersection at SH-44 and Ballantyne Road
and the signalized intersection at SH-44 and Eagle
Island State Park (Fisher Park Way). The planning area
is designated as Business Park and Mixed Use to
accommodate a growing technical industry,
6.16.1 SH-44 & BALLANTYNE LAND USES
CHAPTER 6: LAND USE
commercial uses, and residential uses within the City
and valley. The goal is to provide employment options
in an area that is significantly impacted by the
regional transportation network and neighboring
land uses (sewage treatment plant and state park).
The following land uses and development policies are
specific to the SH-44 & Ballantyne Planning Area:
Map 6.19:
SH-44 &
Ballantyne
Planning Area
A. The area is to be developed as a mixed -use node with business/technical park, residential, commercial, and
limited ancillary uses.
B. The area should be designed to capitalize on the proximity to the Boise River by providing pathways, trails,
and open space throughout the area and ensuring public access to the river.
C. The area should be designed to provide sufficient space for corporate headquarters, emerging technical
uses (integrated with commercial uses), and residential uses in a park -like setting.
D. This area is intended to serve as a unique location for business and technical uses within the City of Eagle
to encourage the location of clean industry into the City while buffering between the Eagle Sewer District
Sewer Treatment facility to the east and Eagle Island State Park to the west.
E. Commercial uses may be considered as complementary uses which should not exceed 10% of the total land
area of the SH-44 & Ballantyne Planning Area. Commercial uses are intended to be complementary to the
EAGLE IS HOME
CHAPTER 6: LAND USE
business and technical uses in the planning area and serve as a buffer between the residential uses and SH-
44. Strip commercial uses should be discouraged. Highway -oriented uses should be strategically placed at
signalized intersections and designed to accommodate the goals of the Scenic Corridor.
F. The area north of the Boise River should be improved with pathways and other amenities to encourage
active recreation and passive enjoyment of the river and riparian area, consistent with Chapter 7: Natural
Area.
G. Special care should be taken in riparian areas and the floodway/flood plain to preserve the natural drainage
and filtration of run-off to the Boise River and to allow for undisturbed wildlife areas along the river.
H. All uses in the planning area should be designed with consistent architecture, landscape, and signage, as
well as community design and art elements, to create a campus feel throughout the business and
commercial area.
Residential uses (including single family, live/work, condos, and temporary/corporate housing) should be
considered as complementary uses in this area and should be scaled and designed to be pedestrian -friendly
to establish a village feel along collector roadways.
J. Formalized public access and parking should be developed to provide residents, employees, and guest
access to the greenbelt and river, similar to the access provided in the Eagle River Area.
6.16.2 SH-44 & BALLANTYNE ACCESS
A. Access to the SH-44 & Ballantyne Planning Area will be from the signalized intersections of SH-44 at
Ballantyne Road and SH-44 and Eagle Island State Park (Fisher Park Way). Any approved highway -oriented
uses should be strategically located at the immediate intersections.
B. All access should be reviewed for compliance with the State Street/SH-44 corridor management plan.
C. A new internal collector parallel to SH-44 should be built at the time of development to connect the signal
at Ballantyne Lane to the signal at Eagle Island State Park (Fisher Parkway) to move traffic within the area.
All single -parcel access points to the State Highway should be eliminated during the development process.
(See Future Roadways Map 8.6)
D. A pathway and trails network should be encouraged to provide pedestrian access along the Boise River
connecting the SH-44 & Ballantyne Planning Area to the existing City pathway system.
6.16.3 SH-44 & BALLANTYNE DESIGN
A. All commercial uses in the planning area should be designed to be within an appropriately scaled park -like
setting, to complement, and not overpower, the office and residential uses.
B. The area should be developed with consistent and complementary architecture, landscape, and signage to
enhance the small-scale pedestrian -friendly, mixed -use feel.
124 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
C. The design should capitalize on the extension of Old Valley Road and bring activities and uses closer to the
collector road, creating a pedestrian -friendly area that encourages pedestrian circulation from the
greenbelt and the residential areas, while also servicing auto traffic.
D. The planning area should be designed to be internally focused, providing the ability to capture or collect
vehicular trips for the larger planning area with some limited trip capturing from SH-44 and adjacent
residential areas.
E. Common parking areas located at the sides of buildings with shared parking should be encouraged to
minimize walking distance between businesses and provide a welcoming feel to pedestrians and bicyclists
entering the area.
F. Signage should be uniform and should be focused to the interior of the development along the parallel
collector to ensure that the highway rights -of -way are not cluttered with individual and monument signs.
The planning area should include a single monument entry sign at the signalized intersections to establish
place making reference. Consistent design elements should be repeated throughout the area to establish
and maintain identity. Tall landscape berms should be avoided along SH-44 to prevent business and
commercial buildings from being obscured, but a landscaping buffer should be significant enough to
separate the uses from the State Highway and instill a park -like atmosphere.
6.16.4 ISSUES OF CONCERN
A. One of the main concerns in developing this area for a variety of uses is the need to maintain a balance
among the various employment opportunities that the Business Park and Mixed -Use designations afford.
The goal is to create an environment where a broad range of employment opportunities are available. To
achieve this goal, commercial development must be limited to uses intended to serve the business uses
and should be limited to 10% of the total planning area and should be designed to serve the planning area
and regional greenbelt users; big box uses should be prohibited. Any approved highway -oriented uses must
adhere to stringent design guidelines in order to conform to the goals of the Scenic Corridor where
applicable.
B. If deemed necessary, the planning area should identify a site for an electrical substation. If a substation is
not sited early in the development of the area, it is likely the intent of this planning area to function as a
technical park will be limited.
C. If single-family residential uses are located in this area, special attention should be given to the transition
between business/technical/commercial uses and single-family residential uses. Transitional uses could
include open space, live/work units, or light office uses. Single -use development (i.e., residential only, office
only) should be discouraged in the area. Without a balance of uses, the intent to create a live, work, and
play environment will be compromised.
EAGLE IS HOME 125
CHAPTER 6: LAND USE
The Downtown Eagle Plan is intended to focus and
solidify the City's planning vision, goals, actions, and
investments in support of the growth and continued
revitalization of Downtown Eagle; to help coordinate
private and public investment in the heart of the City
of Eagle. It is the City's primary means of guiding land
uses and development for properties located within
the Downtown Eagle Planning Area. The Downtown
Eagle Plan Area includes all private and public
properties as indicated in the Planning Area Map.
Map 6.20:
Downtown
Eagle Planning
Area
The Plan Area, consisting of approximately 300 acres, is generally defined along its northern edge by the New Dry
Creek Canal, along its southern edge by State Highway 44, along its eastern edge by Edgewood Lane and along its
western edge by Taylor Street.
The Downtown Eagle Planning Area is distinguished by a wide range of public settings and civic facilities of
considerable symbolic and functional significance to the community. Civic uses include the Eagle Senior Center,
City Hall, Eagle Library, and the Eagle branch of the U.S. Post Office making downtown the primary destination for
a wide range of community services.
The planning area is guided by a broad set of goals and objectives but is also further divided into three smaller
focus areas: Olde Towne, Plaza, and the Four Corners, where both the general and specific policies apply.
Downtown Eagle should function as a regional center for destination retail, cultural, education, government, office,
and residential uses. It will have a vital retail core that transitions in use and character to healthy and inviting
residential areas and adjoining employment areas. In addition to serving as a regional center, the Downtown Eagle
Area will provide neighborhood -serving uses that help meet the daily needs of its residents and employees.
126 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
Map 6.21: Downtown Subareas
Development in the Downtown Eagle Area should be designed to:
• Establish a distinctive, well maintained and well -branded downtown;
• Create a well -organized multi -use community that promotes the live, work, play, and recreate lifestyle;
• Promote and support a strong and vibrant business community,
• Create an interconnected community that allows access to and across the regional highway system; and
• Promote and develop a unique downtown that supports pedestrian, bicycle, and transit connectivity.
The Downtown Eagle Area will have multi -modal connectivity to internal assets (such as Heritage Park, Eagle
Elementary, emergency services and commerce) and to external assets (such as adjacent residential areas, the
city parks system, the sports complex, the foothills, and the Boise River).
EAGLE IS HOME
127
CHAPTER 6: LAND USE
The Downtown Eagle Area will be dependent on ongoing reinvestment and compatible redevelopment that
reinforces the community's vision for a vibrant community and regional center. The review of zoning, parking, and
other regulations that guide the form and appearance of Downtown Eagle must be on -going to ensure that new
development and redevelopment implement the vision, goals, and policies of this Plan.
Rom
� aIS
i ��••7M� �
��4iiw��l M' / �a<•
6.17.1 DOWNTOWN EAGLE GOALS
Figure 6.17:
Conceptual Vision
for Downtown
Eagle from U of I
Charrette Process
Clockwise starting at
the top right: Olde
Towne Development
Concept, 1st Street
Concept, Plaza
development
Concept, Transit
Ready Development
Concept, Four
Corners Streetscape.
A. PRESERVE, DESIGN, DEVELOP AND PROMOTE DOWNTOWN EAGLE AS THE
"HEART OF EAGLE" AND THE CENTER OF COMMERCE AND EMPLOYMENT WITHIN
THE REGION: A SOURCE OF PRIDE OR ITS CITIZENS, A SENSE OF IDENTITY FROM
ITS HISTORIC ROOTS, AND A PLACE OF GREAT CHARACTER AND ATTRACTION DUE
TO ITS UNIQUE URBAN FORM AND DIVERSITY OF ACTIVITIES.
B. MAKE DOWNTOWN EASY TO GET TO FOR ALL MODES OF TRANSPORTATION AND
ALL GENERATIONS- SEEK TO EXPAND AND DEVELOP AN INTERCONNECTED
STREET AND PATHWAY SYSTEM.
C. MAINTAIN DOWNTOWN EAGLE AS THE HEART OF THE COMMUNITY, THE
CULTURAL CENTER OF THE CITY, WITH COHESIVE AND COMPLEMENTARY
ARCHITECTURE, PLANNED AND MEANINGFUL OPEN SPACES, PEDESTRIAN
FRIENDLY STREETSCAPES, AMPLE PARKING.
128
EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
D. ECONOMIC DEVELOPMENT GOAL: INCREASE THE CAPACITY OF CITIZENS,
COMMUNITY GROUPS, AND CITY LEADERS TO UNDERSTAND AND RESPOND TO
INTERNALAND EXTERNAL INFLUENCES OF CHANGE THATAFFECTTHE ECONOMIC
VIABILITY OF THE CITY.
E. SEEK, PROMOTE, AND ENCOURAGE THE USE OF DEVELOPMENT INCENTIVES IN
THE IMPLEMENTATION OF THE DOWNTOWN EAGLE PLAN. MAKE IT EASIER TO
DEVELOP IN DOWNTOWN EAGLE THAN ANYWHERE ELSE IN THE CITY AND
REGION.
F. CREATE AN ATTRACTIVE URBAN ENVIRONMENT NECESSARY TO COMPEL THOSE
SEEKING URBAN HOUSING TO LOCATE IN EAGLE.
6.17.2 DOWNTOWN EAGLE GENERAL OBJECTIVES
The following objectives apply to all areas of the Downtown planning area. Properties located in the Olde Towne,
Four Corners or Plaza Planning areas will have additional policies that must also be met, see section 6.16.3, through
6.16.5.
A. Ensure that development in downtown Eagle is designed to enhance the following:
1. Mix of Land Uses: Create synergy between a variety of land uses, activities, and destinations through
the use of diverse land uses (retail, office, a variety of residential, and civic institutions). These uses
provide neighborhood convenience, employment, entertainment, and cultural options that contribute
to a unique urban experience. Development that adheres to this principle encourages a compatible mix
of uses at the town center scale and identifies opportunities for shared uses. Position downtown Eagle
as the most convenient place to live, work, find entertainment, shop, and gather in the City and the
region. (See Figure 6.18)
EAGLE IS HOME
CHAPTER 6: LAND USE
Figure 6.18: General Downtown Land Uses
Guide to Downtown General (unspecified area) Land Use Mixture
Medium/High
Density Residential
8-12 units per acre
General Commercial
and Retail
30,000-150,000 sq. ft.
- a - - - - - - - - - - - - -
Medium NeighborhoodlRetail Development /
t Density Residential I and ServicEmployment
A �
4-8 units per acre 1 10,000-50,000 2-3 stories
1 1
---------------------
1 � -
1 1
1 Local Support /
1 Low Density Boutique ue Low Density
1 Residential Office
1 Up to 5,000 sq. ft.
3-4 units Per acre 1-2 stories 1
1 Niche Market 1
1 1
The highlighed uses above represent the combined uses that are appropriate in areas not contained within a
subarea. The partial inclusion of a land use indiciates a limited potential/opportunity for that land use in the area.
2. Walkability: Create a pedestrian -oriented city center that is interconnected and compact in size with a
variety of uses that encourage citizens to park once and walk between destinations.
3. Active Streets: Create unique social experiences that are not found in other parts of the City and region.
Fill the downtown with businesses, restaurants, entertainment, and services that remain open into the
evening. Encourage first floor retail and public gathering areas (plazas, fountains, and pocket parks)
that attract people to Downtown Eagle.
4. Civic and Community Center: Promote and retain uses in the downtown that serve as an anchor to the
community such as government offices, libraries, museums, parks and open spaces, and community
events.
5. Historical Significance: Promote the continued use of historic structures (when feasible) and establish
design criteria that promotes the incorporation of historical architectural elements into new buildings
to complement and provide support to the historic charter of the area.
a. Encourage innovative designs that complement the setting in which a building is placed as opposed
to strict adherence to a specific architectural style.
130 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
b. Establish unique design criteria for the Downtown Planning Areas that complement each other
without distracting or overpowering each other.
6. Infill Development: Encourage high density and intensity development to locate in Downtown Eagle
creating a more vibrant center. Encourage and promote residential uses in and within walking distance
of Downtown Eagle enabling a more efficient use of the existing infrastructure investment and
resources while offsetting the high cost of land and creating a more convenient place to live and work.
a. Encourage the development of unique and diverse land uses within Downtown Eagle that provide
harmony in form but promote a variety in function.
b. Encourage the use of terraced (stepped back) vertical mixed -use buildings that allow for office,
commercial, retail, and residential within a single building while reducing/avoiding a monolithic
building wall along the street and sidewalk plane.
c. Allow for the intermingling of daily convenience uses (grocery, cleaners) with destination uses
(restaurants, pubs, and art galleries).
d. Take advantage of the existing infrastructure (sewer, water, and roads) to increase the intensity of
downtown (employment and housing) while designing a unique pedestrian environment (wide
sidewalks, cafe seating, trees, and public art) within and adjacent to the existing rights of way.
e. Avoid conventional development and single -use zoning that compartmentalizes housing, shopping,
and business uses; that focuses on large vehicular thoroughfares and limited pedestrian
connectivity.
f. Promote the use of parking structures, rear/alley loaded parking, and on -street parking to
discourage large surface lots within Downtown Eagle.
7. Diversity of Housing Choices: Promote a range of housing types and price levels that bring people of
diverse ages and incomes into daily interaction to strengthen personal and civic bonds, and the
attachment to the community.
a. Encourage a variety of dwelling types such as: houses, bungalow courts, row houses, live/work
units, lofts, and apartments to ensure that younger and older people, singles and families, and all
income levels can find a place to live. Broader housing options within downtown reduce the
pressure for higher density in other portions of the community.
b. Creating an active residential presence downtown reduces the daily transportation issues
(congestion and parking) commonly found in commercially dominated downtowns.
B. Incorporate pedestrian, bicycle, vehicle, and public transit into the transportation plan for the downtown.
C. Encourage the development and expansion of interconnected streets that help disperse traffic rather than
concentrating it onto a few major roadways.
EAGLE IS HOME 131
CHAPTER 6: LAND USE
D. In cooperation with landowners, canal and drain companies and districts develop an integrated system of
trails and public open spaces utilizing and expanding upon the existing features in Downtown Eagle
including sidewalks, pathways, canals, and drains. (See Figure 6.19)
Figure 6.19:
Existing and Proposed Canal
Open Space
Top Left: Spoils Banks Canal
Ri&ht: Estes Park, Co. & Caldwell, ID
E. Seek to connect emergency services (police, fire, and emergency medical services) across the State
Highway 44 bypass ensuring that all areas of the community have appropriate access to these facilities.
F. Maintain Downtown Eagle as the cultural center of the City and expand Eagle's regional presence.
G. Promote attractive, interesting, complimentary, and compatible architecture and make quality design a
priority for the construction and maintenance of all property in Downtown Eagle.
H. Plan for, design, and develop a complete urban open space system in Downtown Eagle including pathways,
greenways, plazas, fountains, and parks that encourage people to visit and linger in Downtown Eagle.
I. Implement a Downtown parking system that coordinates all resources. (See Map 6.22)
J. Establish a system of streets, pathways and open space networks that strengthen connections into and
through Downtown Eagle.
132
EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
K. Both problems and opportunities appear from social and demographic change within a Community as well
as from the outside. By understanding both the concerns and prospects,
L Promote the City's vision to potential employers, developers, and businesses. Work with land owners,
residents and the Chamber to promote Eagle as being Open for Business.
M. Expedite the development approval process creating a competitive development environment when
compared to neighboring jurisdictions. Look at zoning and design review process to ensure that
development that fits the City's vision for the downtown is easily approved.
N. Work with the Eagle Urban Renewal Agency to identify projects that will enhance the development
potential in Downtown Eagle.
0. Encourage and incentivize the use of energy efficient and sustainable construction techniques, materials,
designs and other strategies as part of new activity centers and redevelopment in the downtown. These
include: LEED/green building practice, water reuse, alternative energy sources, and roof -top gardens.
sound decision making may be made by improving the social and economic well-being of citizens.
P. Encourage the use of terraced (stepped back) vertical mixed -use structures that allow for office,
commercial, retail, and residential within a single building while reducing/avoiding a monolithic building
wall along the streets and sidewalk plane.
Q. Allow for the intermingling of daily convenience uses (grocery, cleaners) with destination uses (restaurants,
pubs, and art galleries).
R. Take advantage of the existing infrastructure (sewer, water, and roads) to increase the intensity of
downtown (employment and housing) while designing a unique pedestrian environment (wide sidewalks,
cafe seating, trees, and public art) within and adjacent to the existing rights of way.
S. Establish unique design criteria for the Old Towne and the Plaza Areas that complement each other without
distracting or overpowering each other.
T. Work with landowners, developers, the URA, and ACHD to establish anew street network that is pedestrian
in scale and is reminiscent of a traditional City Center.
U. Streets in the Plaza Area should include the following elements (See Figure 6.20):
Tenant Zone: A businesses front yard, an area for merchandise displays, cafe seating, and tenant
identification.
Walkable Zone: An unfettered area for the express purpose of pedestrian movements through the area.
Furnishing Zone: An area for pedestrian amenities including streetlights, benches, bike racks, and public
a rt.
EAGLE IS HOME 133
CHAPTER 6: LAND USE
Buffer Zone: An area that provides separation between pedestrian uses and vehicles. May include
landscaping, street trees, or stamped/decorative concrete.
Figure 6.20: Required Elements of Downtown Streetscapes
11 '
10 " F'� ■
•
•1.'.
TE:'A T ZUN--- L L iA L I
f ' [ ►' r: 1# IQ Itr a' a- I r to,
I ABLE ZONE
Ft-ti'Q'�HINCT ZONE
B -FF=R ZONE
TR_-%FFIIC' ZO E
V. Plaza Area should be designed to emphasize the use of first floor retail and public gathering spaces (plazas,
fountains, and cafe seating) to draw people onto the sidewalks and outdoor areas. (See Figure 6.20) The
Plaza Area should be designed to focus on the pedestrian experience by creating outdoor rooms and spaces
that increase access and visibility to businesses in the area.
W. Work with the canal/drainage companies/districts and landowners to establish policies for the design of a
canal greenway system connecting through downtown Eagle.
X. Consider options for widening and expanding current drainage easements or providing open space
dedications along canals and drains to include pedestrian and trail uses in lieu of tiling.
Y. Work with landowners, developers, drainage companies, ACHD, and the City to identify locations for
pedestrian crossings/bridges to connect across the drainage and canal system.
Z. All uses within downtown Eagle should be designed with pedestrian movement as a priority. Establish a
system of sidewalks, trails, pathways, and green spaces that allow residents and visitors to move easily
through the area while limiting pedestrian/auto conflicts.
134
EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
AA. All streets (alleys and cross access excluded) should include sidewalks and pedestrian crossing bulb -outs.
BB. Attached sidewalks should be encouraged in areas where retail and commercial is located on the first floor.
CC. In primarily residential areas, detached sidewalks with landscape strips should be used to provide a green
buffer between the streets and the fronts of residential units.
DD. Land uses along State Street, to the north and east of the Plaza Area should be designed with uses, a
building scale, and functions similar to Winding Creek and the Rocky Mountain Business Park. These areas
should include: Shared/joint parking and access, Rear and side located parking to avoid parking areas along
State Street, Land uses should include mixed use office and medium density residential (live/work units,
bungalow courts, row houses, and condominiums).
EE. Avoid conventional development and single -use zoning that compartmentalizes housing, shopping, and
business uses and that focuses on large vehicular thoroughfares and limited pedestrian connectivity.
FF. Discourage large single entity and low activity uses (i.e., storage, distribution, etc.) within downtown Eagle.
GG. Establish design criteria that promotes the incorporation of historical architectural elements into new
buildings to complement and provide support to the historic charter of the area.
HH. Encourage innovative designs that complement the setting in which a building is being placed as opposed
to strict adherence to a specific architectural style. Buildings should primarily be two -stories in height and
utilize stepped back facades which may include upper floor terraces. Buildings should be designed and
scaled to fit the historic development patterns of the area.
II. Consider earmarking park impact fees from Downtown Eagle for use in Downtown Eagle.
JJ. Specific design elements should include bulb outs at intersection crossings and the integration of
pedestrian amenities such as benches, trees, planters, and public art.
KK. Strengthen the distinction between the urbanized Downtown and surrounding residential areas and
corridors.
LL. Transform State Street (from Ballantyne to Taylor and from Edgewood to Stierman) into a boulevard with
detached sidewalks and center planters.
MM. Establish way -finding mechanisms that lead people to Downtown and its businesses.
NN. Discourage the use of one-way streets in Downtown Eagle.
Map 6.22: Downtown Parking Overlays
EAGLE IS HOME 135
CHAPTER 6; LAND USE
V - iir �� s"r' �` ;�I +fie � �!+► �,-(if% of Eagle
* 4r N ` NA RowmWed S-W Po"
Restrxi*d Park"
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t111 t�•
�.- • �� �.�� lift rat i ... . .
�• �� ■Iril lip milli 1�• rIN
►`�%\tell 1111110,
6.17.3 OLDE TOWNE PLANNING AREA
Olde Towne Eagle should maintain the quaint feel of
a traditional town center; as the active community
center and community gathering place for the City.
The character of Olde Towne is generally defined by
its pedestrian -scale (attached sidewalks, store fronts
with large windows at the sidewalk, and open space
amenities), ensuring context sensitive design
complementing the most significant historic
structures. A traditional mix of retail, residential,
office, and public uses is to be maintained. State
Street should be the focus for the highest intensity of
uses in the area (See Figure 6.21).
136 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
Map 6.23: Olde Towne Planning Area
LTIFIT
M
}� �37 �
City of Eagle
Old Towne Planning Area
One of the prominent civic and community land uses in the Olde Towne area is Heritage Park, a 0.48-acre site
located at the southwest corner of State Street and 2nd Street. Heritage Park functions as the Village Commons of
Eagle and the focus of community events such as Eagle Country Christmas, Eagle Fun Days, and the Farmers Market.
Instead of spreading out, the City wants to encourage development to fill-in to the Olde Towne area creating higher
density and a more vibrant center. Encourage and promote people living in and within a reasonable walking
distance of Olde Towne Eagle to enable more efficient use of the existing infrastructure investment and resources,
off -set the high cost of land, and create a more convenient place to live and work.
Within Olde Towne the City wants to promote a range of housing types and price levels that can bring people of
diverse ages and incomes into daily interaction. Thereby, strengthening the personal and civic bonds to the
community.
EAGLE IS HOME
CHAPTER 6: LAND USE
Figure 6.21: Olde Towne Land Uses
73
in
C
aV+
C
N
C
A
J
General Guide: Olde Towne Land Use Mixture
• - - - - - - - - - - - ._ - - - - •
1 1
1
01
Medium/High 1 General Commercial
Density Residential and Retail
8-12 units per acre 30,000-150,000 sq. ft.
1 1
1 1
\------------- \--- - - - - -- - - - - - -a
' 1
1e.
ixed
Medium Neighborhood Retail Development /
Density Residential I and Services Employment -'
4-8 units per acre 1 10,000-50,000 sq. ft. 1
1 2-3 stories 1
1
1 1
1 1
1 1
1 Local Support
Low Density 1 ue Bouti Low Density 1
Residential 1 9 Office /
1 Up to 5,000 sq. ft. /
3-4 units per acre 1 1-2 stories 1
1 Niche Market 1
1 1
The highlighed uses above represent the combined uses that are appropriate in the Olde TowneArea.
Specific appicability will be dependent upon the mixture of uses identified in the sub area text of this plan.
The partial inclusion of a land use indiciates a limited potential/opportunity for that land use in the area.
A. Enhance Olde Towne's visibility and its iconic imagery as the heart of the City, it is important that Old
Towne be easily identified and leave a very positive impression on everyone who sees it. It should look like
a place in which one wants to explore, linger, work, and live.
B. Retain and seek to expand Heritage Park as the City's signature space in the Olde Towne. Its prominent
location and design embodies the small-town character of the community and serves as a central gathering
place.
C. Special care should be taken to ensure that buildings adjacent to the park do not wall in the park and make
it a dark, shadowed area. When feasible, buildings adjacent to the park should be designed to open up to
the park and include stepped back facades and the use of terraces.
D. All efforts should be made for the expansion of Heritage Park to ensure that as the population of Eagle
grows so does the heart of the community.
E. Consider investing in a permanent all -season public market building adjacent to Heritage Park for use by
the farmers' market and other community events. (See Figure 6.22)
138 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
F. Development surrounding the park should be designed to capitalize and incorporate the scenic qualities of
the park.
Figure 6.22: Downtown All -Season Market Concept
G. Design new buildings to punctuate the
fabric of downtown with towers, grand
entrances, and special roof forms that
emphasize the character of the Old
Towne.
H. Land uses in the Olde Towne area
should promote mixed use with retail
and commercial on the first floor and
office and residential uses on upper
floors.
I. Overall, buildings in the Olde Towne should be scaled to fit the historic development patterns in the area
with narrow building widths, store fronts up to the sidewalk, large first floor windows and multiple attached
buildings on a single block.
J. Due to the scale of the Olde Towne, boutique and specialty uses should be encouraged to intermix with
offices and residential.
K. Live/work units and cottage retail/commercial should be used at the perimeter of Olde Towne to provide
a transition to the predominantly residential areas north of Amanita and Mission Streets, west of Olde Park
Place and Taylor Street, and east of Eagle Road from Plaza Drive to the Spoils Banks Canal.
L. Promote Olde Towne as a place to live by entitling most property in the Olde Towne for housing (upper
levels only).
M. Walkability in the Olde Towne should focus on the historical grid and attached sidewalk system that
provides connectivity throughout the Olde Towne area.
N. Whenever reasonable, the use of alleys, cross access easements, and rear service drives should be
incorporated to separate pedestrians from vehicles as well as to allow services, such as garbage and
deliveries, to occur where they will not cause additional congestion, conflicts, or interfere with the livability
of the area.
0. In the Olde Towne area, all buildings should be designed have a presence on the street level including
amenities that invites patrons and residents into the building (See Figure 6.23).
EAGLE IS HOME 139
CHAPTER 6: LAND USE
Figure 6.23: Pedestrian Amenities & Streetscape Features
V
P. Retail, commercial, and restaurant uses should be designed to include large store front windows, patio
dining, and/or tenant displays.
Q. Encourage first floor retail and commercial that attracts people into Olde Towne Eagle as a place to shop,
recreate, and interact.
R. Office and residential uses should use plazas, patios, and fountains to bring their presence to the street.
S. All buildings should be encouraged to incorporate public art, benches, and bike amenities to invite
pedestrians and bicyclists to easily move throughout the Olde Towne area.
T. Pursue developer investment in public open space in the Olde Towne to expand open spaces.
U. In addition to Heritage Park, special consideration should be made for the design of 1st Street to serve as
a community gathering area during community events, similar to the Basque Block or 8th Street in Boise
(See Figure 6.24).
V. The City and the Ada County Highway District should work with landowners and tenants to integrate special
design elements into 1st Street including but not limited to a meandering plaza with offsetting landscape
areas, rolled curbs, stamped concrete and wide sidewalks.
W. Landscape along 1st Street should be designed to avoid creating a barrier between the street and the store
fronts.
140 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
X. Establish unique design criteria for the
Olde Towne Area that complements the
historic character of the area.
Y
Incorporate design elements from
landmark buildings such as the Eagle Bank
and the Eagle Hotel, into the design and
redevelopment of the Olde Towne Area
including: Separated horizontal
articulation and element changes, system
of proportions opens up possibilities to
new designs while maintaining
cohesiveness, separated horizontal
articulation and material changes,
tripartite fagade (See Figure 6.25), and 20-foot high commercial lower band.
Figure 6.24:
Community Gathering Area in Street Design —Boise Basque Block
Figure 6.25: Architectural Styles Complementary to Olde Towne
Z. Encourage the use of terraced (stepped back) vertical mixed -use buildings that allow for office, commercial,
retail, and residential within a single building while reducing/avoiding a monolithic building wall along the
street and sidewalk plane (See Figure 6.26).
EAGLE IS HOME
CHAPTER 6: LAND USE
Figure 6.26: Examples of Terraced Building Design
Residential'
Office Uses
Retaili
Office Uses
AA. Encourage the development of a sculpted skyline that increases building heights at the interior of blocks
while stepping down building heights as they approach the traditional single-family areas at the north and
west of the area. (See Figure 6.27)
Figure 6.27: Example of a sculpted skyline between Aikens Street and Idaho Street in Olde Towne
Live/Work Mixed Use Building height and use transitions
Raised green areas with
Civic Market Heritage Park parking below
Rowhouses
N, r A," #--.�1: itiirfTTIIIITu.rlC, iCy- T � �►r:��. ... l
_..17�,4Y'=--1--t - . �� ..-.I •. « /� I_ �' ' 1 i ' .� dil�Z;'RTAf I��?: l�C a �` �T�':L Tt�".tli'
Carr ailurate«ar yn erar. ee.n M_ Tasks
Livelwork: r-fir Commercial: Row Houses:
3 story bull®reps, resident —ad 3 story structures with dominant street. 23 story single family homes with zero
ercial on the first floor with level windows. Retall and office can- or very HmHed side eatbecka. Bulldogs
living above. Will customs my h• va wme a majority of the builting apace. have vadad ha I" with narrow lot
as
entries in the back. aWldrp will normally include rear or width. (t i-22 test) end parking at the
structured off4te parking. oar in a garage or on the first floor.
Mixed Use: Multi -Family:
3-5 story buildngs with residential above retail 2-3 story bulldings with multiple Iivi
and office I;= on Iowa r floo re. TMw building• sip unlla
_ vAlhin a sirpla buil6np. lMrgn features
will hew ■ promin am flntfloor with large win- - include rats antriss, Interior
dowa and will include buildup u .I.tlora, with courmay iya ssW
wrled hoot astback s that create patlw, plans, Led.tyude, and vary! rag arc hitsctunl M-
taile Nrough orrL
arM patlestrian amenRiaa.
142 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
Live/Work:
2-3 story building, resident -owned commercial on the first
floor with Irving above. Will customarily have service entries in
the back.
Mixed Use:
2-3 story buildings with residential above retail and office uses
on lower floors. These buildings will have a prominent first
floor with large windows and will building undulations with
varied front setbacks that create space for patios, plazas, and
pedestrian -scaled amenities.
Row House:
2 story single family homes with zero or minimal side yard
setbacks. Buildings have varied heights with narrow lot widths
(15-22 feet) and parking in the rear in a garage.
Multi -Family:
2-3 story building with multiple living units within a single
building. Design features may include separate entries, interior
courtyards, and varying architectural details throughout.
BB. Allow for the intermingling of daily convenience uses (grocery, cleaners) with destination uses (restaurants,
pubs, and art galleries).
CC. Promote zero lot line development bringing buildings together to form continuous store frontages within
a block.
DD. Ensure that new residential development adds to the appeal of Olde Towne as a great place to live as well
as to visit. Revise development regulations to specify physical outcomes, including building types and
disposition, block and street pattern, public open space, architectural character and identity. (See Figure
6.28)
EE. Consider establishing a "pay in lieu of parking" standard for Olde Towne.
FF. Require residential uses in Olde Towne to have dedicated parking areas.
GG. Work with the Eagle Urban Renewal Agency to identify, construct, and manage structured parking locations
within the Olde Towne area.
EAGLE IS HOME
CHAPTER 6: LAND USE
6.17.4 PLAZA PLANNING AREA
The Plaza Planning area, while immediately east and
south of the Olde Towne, will have characteristics
that are distinct from, but compatible with, that of
Olde Towne (See Section 6.17.3). The Plaza Area will
provide supporting residential, retail, and
employment uses that are critical to the vitality and
evolving functions of Downtown and together with
Olde Towne, form the Downtown core of the city.
Map 6.24: Plaza Planning Area
The southern portion of Plaza Area is currently being
developed with a mix of single-family attached
homes, multi -family, and commercial land uses. .
Land uses in the northern portion of the planning
area is a mixture of manufactured homes,
apartments, older highway -oriented commercial
(developed before the construction of the bypass),
and newer office development.
By far, the biggest challenge to the development of the Plaza Area will be addressing the redevelopment of areas
along State Street. The development of this area will only occur through the commitment and desires of the
landowners to see a change and work cooperatively in a shared vision.
A. Land uses within the Plaza Area should include residential, office, commercial/retail, and entertainment.
Unlike the other portions of the Downtown, the Plaza Area has the potential to be master -planned to allow
for the purposeful and intentional integration of uses that cannot be achieved in other portions of the
Downtown. These uses include: Hotels, Entertainment venues, Convention Centers, and Limited/Light
Manufacturing/Production.
144
EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
B. Plaza Area land uses should be as broad as possible but should focus on providing a mixture of uses (office,
residential, commercial) on each block and in each building. (See Figure 6.30)
C. Employment uses beyond retail/service commercial within the Plaza Planning Area could include: Call
centers, Research and development, Professional Services, Business Centers, Small Business Incubators.
D. Fill the Plaza Area with residential uses that provide an active audience for local businesses, restaurants,
entertainment, and services thereby giving them a reason to remain open into the evening so residents
and citizens will have a unique social experience that cannot be found in other parts of the City and region.
Figure 6.30: Plaza Land Uses
General Guide: Plaza Land Use Mixture
----------------
1 1
Medium/High General Commercial
Density Residential 1 and Retail 1
1 1
8-12 units per acre 1 30,000-150,000 sq. ft. 1
1 1
1 1
1 1
Medium Neighborhood Retail Dev l ixment / 1
t Density Residential and Services p 1
1 Employment 1
4-8 units per acre 101000-50,000 sy. ft. 2-3 stories
-------------
t 1
Low Density
Residential
3-4 units per acre
Local Support /
Boutique
Up to 5,000 sq. ft,
Niche Market
Low Density
Office
1-2 stories
The highlighed uses above represent the combined uses that are appropriate in the PlazaArea.
Specific appicability will be dependent upon the mixture of uses identified in the sub area text of this plan.
The partial inclusion of a land use indiciates a limited potential/opportunity for that land use in the area.
E. During the public visioning process the Plaza Area was identified by the community as the location to
establish an urban employment center. Higher intensity of uses should be encouraged along the State
Highway 44 corridor that decreases in intensity as the land uses transition north to State Street. A transition
of land uses should create a buffer between the pedestrian friendly Olde Towne and the intensity of the
State Highway 44 corridor while providing a location for uses that can provide jobs for Eagle citizens that
may not want to locate in Olde Towne.
EAGLE IS HOME
CHAPTER 6: LAND USE
F. The redevelopment area located east of 2nd Street and north of Plaza Drive in the northern portion of the
Plaza Area should be developed with residential uses (similar in scale to Paddy Row) that may include
live/work units, bungalow courts, row houses, and condominiums. (See Figure 6.31)
G. Land uses along State Street, to the north and east of the Plaza Area should be designed to include mixed
use office and medium density residential, including live/work units, bungalow courts, row houses, and
condominiums), where thoughtful building scale is considered. Uses should function similar to Winding
Creek and the Rocky Mountain Business Park. These areas should include shared/joint parking and access
and rear and side -located parking to avoid parking areas along State Street.
Bungalow Court:
2-3 story free standing residential units with limited side and
rear setbacks. All units front onto a communal green or garden
area. Will customarily utilize shared parking lots or on -street
parking; no garages.
Row House:
2-3 story single-family homes with zero orvery limited side
setbacks. Buildings have varied heights with narrow lot widths
(15-22 feet) and parking in the rear in a garage.
Multi -Family:
2-3 story building with multiple living units within a single
building. Design features may include separate entries, interior
courtyards, and varying architectural details throughout.
Mixed Use:
2-3 story buildings with residential above retail and office uses
on lower floors. These buildings will have a prominent first
floor with large windows and will building undulations with
varied front setbacks that create space for patios, plazas, and
pedestrian -scaled amenities.
H. Land uses at the northeast intersection of State Highway 44 and Eagle Road (Albertsons area) should
continue to be developed as a community commercial center.
A new collector road should be developed to connect north/south between State Highway 44 between
Edgewood and Eagle Road (Palmetto Avenue extension) as well as east/west connections between the Olde
Towne and the Iron Eagle Area (Plaza Drive extension). (See Transportation Map 8.8D)
146 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
J. Work with ACHD, landowners, developers, and the URA, to design, construct, and maintain a pedestrian
greenway/park area within the median of a boulevard connecting the TRD to State Street.
K. Work with landowners, developers, the URA, and ACHD to design, construct, and maintain a wide boulevard
plaza/village common that will serve as a community gathering area.
L. Work with landowners, emergency service providers, ACHD, and the City to provide connectivity between
civic uses north of the area (city hall, library, and post office) and emergency services to the west and south
of the area (St. Alphonsus, Eagle Fire, and Eagle Police).
M. Emphasize the importance of new north/south connections (pedestrian and vehicular) into the Plaza Area
from State Street and State Highway 44.
N. Work with landowners, emergency service providers, ACHD, and the City in continuing efforts to gain access
to and across State Highway 44 bypass, consistent with the City's long-range planning documents. This
access will promote and expedite the development of the Plaza Area and Downtown Eagle by:
• Increasing visibility and access to Downtown Eagle,
• Increasing access to land uses that are visible from the Highway but not easily accessed by the local
system,
• Increase way finding (people's ability to find and connect) to the Plaza Area,
• Increasing emergency response times and medical access to both sides of the bypass,
• Decrease the traffic demands at the intersections of State Highway 44 and Eagle Road and Edgewood
Lane,
• Provide short term access from the TRD center to the existing ACHD park and ride lot at Riverside
Drive and Edgewood Lane; and
• Provide better bus access to the park and ride facility at Riverside Drive and Edgewood Lane.
0. Work with canal and drain companies to design development to complement the existing system and look
for options to enhance and maintain these systems without piping/tiling drains and canals.
P. Encourage innovative responses and designs that complement the setting in which it is being placed
opposed to strict architectural adherence to a specific architectural style.
Q. Avoid conventional development and single use zoning that compartmentalizes housing, shopping, and
business users that focuses on large vehicular thoroughfares and limited pedestrian connectivity.
R. Promote the use of parking structures, rear/alley loaded parking, and on -street parking to discourage large
surface lots within the Plaza Area.
S. The Plaza Area should include the broadest range of housing options in Downtown Eagle.
T. Housing options should include bungalow courts, row houses, live work units, multifamily, and
lofts/condominiums in vertical mixed -use structures. (See Figure 6.31)
EAGLE IS HOME 147
CHAPTER 6: LAND USE
U. Housing in the Plaza Area should be compatible in form and function with the non-residential uses
proposed for the area.
V. Multifamily and lofts/condominiums in mixed -use buildings should be incorporated into the TRD center
and along the boulevard at the center of the planning area.
W. Live/work units, bungalow courts, row houses, and condominiums (similar in scale to Paddy Row) should
be incorporated in the areas along State Street, east of 2nd Street, and west of Plaza Drive in the northern
portion of the Plaza Area.
X. All housing options within the Plaza Area should be designed with prominent pedestrian connections.
Y. All residential uses in the Plaza Area should be self -parked but utilize shared/joint parking agreements with
non-residential/employment uses. Structured parking is encouraged.
Z. Revise development regulations to specify physical outcomes, including building types and disposition,
block and street pattern, public open space, architectural character, and identity.
AA. Work with utility providers and the Eagle Urban Renewal Agency to focus capital improvement
investments on creating an attractive environment for downtown development and investment in urban
housing.
148 EAGLE COMPREHENSIVE PLAN
6.17.5 FOUR CORNERS PLANNING AREA
The Four Corners Area is located at the intersection
of State Street and Eagle Road (See Map 6.25).
Though located in Olde Towne, it should be treated
as a unique urban design area, serving as an entry and
place marker letting visitors know "You Have Arrived"
in Downtown Eagle. This area, though
complementary to the architecture and designs
found in Olde Towne, should focus on elevated
CHAPTER 6: LAND USE
architectural design that integrates ground level
plazas which feature public art and amenities that
create a unique streetscape. Uses should include
retail, office, and residential (See Figure 6.33). The
mixture of uses at the Four Corners should be similar
to the uses in the Olde Towne incorporating retail,
commercial, and office on the first floor with
residential above.
A. Corner building entries and increased corner setbacks should be used at the intersection of State Street
and Eagle Road to create an open feeling at the intersection, so the adjacent uses can spill out into the
street thereby creating another gathering place in the heart of the community, and establish the
intersection as a place of significance in the City. (See Figure 6.32)
EAGLE IS HOME
CHAPTER 6: LAND USE
Figure 6.32: Examples of Corner Entry Buildings
B. Due to the intensity of the transportation demands on Eagle Road and State Street the Four Corners may
have less residential uses than other portions of Olde Towne.
C. A parking garage should be considered adjacent to the southwest boundary of the Four Corners area to
accommodate the parking demand of the area and to offset the limited on -street parking on Eagle Road
and State Street.
D. In cases where a three-story building is proposed, the architecture should include terracing (stepped
backed with each floor) to avoid the walled canyon effect often associated with monolithic multi -story
buildings (See Figure 6.26).
E. The City should work with ACHD, the URA, and the community to address traffic circulation at the Four
Corners. The design of the intersection should address both the safe and efficient movement of
pedestrians as well as the movement of automobiles through the area. Using Aikens Street and Idaho Street
as quadrant roads to remove the left turns from the intersection.
F. Due to the limited size of the Four Corners Area (9 parcels), community uses will be limited to public art
and the creation of open space within the public realm (sidewalks, cafe seating, plantings, building
entries/plazas, and improvements to the intersection).
G. Architectural design within the Four Corners Planning Area should be elevated in nature and distinguished
from other areas within downtown through the development of landmark buildings.
H. Development of the Four Corners should not distract or overwhelm other areas of downtown.
150 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
Figure 6.33: Four Corners Land Uses
General Guide: Four Corners Land Use Mixture
---------- - ---------------- - -1
1 ,
1 ,
1 Medium/High General Commercial 1
Density Residential and Retail
8-12 units per acre 30,000-150,000 sq. ft.
1 1
1 1
r-------------------------------• •--------------�
Medium Neighborhood Retail Mixed j
Density Residential and Services ' Development / 1
� Employment �
4-8 units per acre 10,000-50,000 sq ft.
2-3 stories 1
1 1
Local Support /
Low Density Boutique Low Density
Residential 9 Office
Up to 5,000 sq. ft.
3-4 units per acre 1-2 stories
Niche Market
The highlighed uses above represent the combined uses that are appropriate in the Four Corners Area..
Specific appicability will be dependent upon the mixture of uses identified in the sub area text of this plan.
The partial inclusion of a land use indiciates a limited potential/opportunity for that land use in the area.
Live/Work:
2-3 story building, resident -owned commercial on the first
floor with living above. Will customarily have service entries in
the back.
Mixed Use:
2-3 story buildings with residential above retail and office uses
on lower floors. These buildings will have a prominent first
floor with large windows and will building undulations with
varied front setbacks that create space for patios, plazas, and
pedestrian -scaled amenities.
Multi -Family:
2-3 story building with multiple Irving units within a single
building. Design features may include separate entries, interior
courtyards, and varying architectural details throughout.
EAGLE IS HOME
CHAPTER 6: LAND USE
Promote the Four Corners as the top priority for development in Downtown Eagle. Provide a streamlined
process for the design, approval, and construction of projects at the Four Corners, establishing this as a
priority for development.
J. Consider establishing an exempt parking district for non-residential uses at the Four Corners.
K. Promote the use of parking structures, rear/alley loaded parking, and on -street parking to discourage large
surface lots within the Four Corners.
L. Due to the limited street frontage and the intensity of traffic at the State Street and Eagle Road intersection
the Four Corners area should be designed with alleys, cross access easements, and rear service drives to
separate pedestrians from vehicles as well as to allow services, such as waste management and deliveries,
so new development will not cause additional congestion or conflicts or disrupt the livability of the area.
M. Unlike other portions of the Downtown, residential uses in the Four Corners should be secondary/ancillary
to the non-residential uses and should only be located on the upper floor(s) of a mixed -use building. (See
Figure 6.34)
N. The density of residential uses within the Four Corners has very little importance provided that the form
and function of the residential uses is accomplished. The form and function includes: no first story
residential use, dedicated residential parking, compatible design with non-residential uses, and appropriate
urban open space (balconies, terraces, roof top gardens, and verandas).
0. The most prominent residential uses within the Four Corners should be within a mixed -use environment.
Live/work units and multi -family housing may be acceptable on properties not located at the intersection
of Eagle Road and State Street.
152 EAGLE COMPREHENSIVE PLAN
The Guerber Park Planning Area is designated as a
mixed -use node combining limited service
commercial, limited retail, professional office, and a
mixture of residential densities. The vision for the
area is to recognize the activity center created by
Guerber Park, the State Highway 55 corridor, and
6.18.1 GUERBER PARK PLANNING AREA LAND USES
CHAPTER 6: LAND USE
existing development and to provide compatible land
uses at densities that accommodate pedestrian scale
design and future mass transit. The policies in this
section are specific to the Guerber Park Planning
Area.
Map 6.26:
Guerber Park
Planning Area
A. Neighborhood Commercial (limited service commercial, limited retail, professional office) and compact
residential uses (specifically senior and 55 and older) adjacent to Hill Road with the residential uses
transitioning to neighborhood residential toward the north and the existing residential and the park to the
west and the existing residential and the part to the west with Mixed Use/Community Commercial allowed
on the 27-acre parcel on the north east corner of Hill Road and Highway 55.
B. This area is encouraged to include active living opportunities for retirement age citizens (Housing for Older
Persons).
EAGLE IS HOME 153
CHAPTER 6: LAND USE
C. Single use/strip commercial should be discouraged in this area. Design shall focus inward and be integrated
into the planning area with consistent architecture and site design.
D. Transitional residential densities and design elements (plantings, fences, etc.) should be used to provide
buffering from the mixed -use areas to the existing residential uses within the planning area.
E. Residential uses north of Sadie Drive should be Neighborhood Residential at a density of 1-3 units per acre.
F. On the northeast corner of the State Highway 55 & Hill Road intersection, the land use designation is Mixed
Use/Community Commercial. Due to this site's location, the availability of services, and topography, these
parcels surrounded by Hill Road, Horseshoe Bend, and Highway 55 should be developed with employment,
light/boutique manufacturing, technology, and recreational technology uses, retail of no more than
120,000 square feet and residential units up to 15 dwelling units per acre consisting of a mix of live -work
townhomes, apartments, and condominiums.
G. Highway oriented commercial should be discouraged in this area.
6.18.2 GUERBER PARK PLANNING AREA ACCESS
A. Primary vehicular access should be taken from Echohawk Drive with limited secondary access to Hill
Road.
B. To the greatest extent possible, the planning area should be designed with internal circulation for
pedestrians and bikes between residential, non-residential and park uses.
C. Private roads may be allowed in connection with housing for older persons and planned unit
developments, but private roads should be designed to limit access to public facilities and roadway
networks unless deemed necessary for emergency purposes.
D. Direct lot/development access to State Highway 55 should be discouraged. Access should be taken from
Hill Road.
6.18.3 GUERBER PARK PLANNING AREA DESIGN
A. Development in the Guerber Park Planning Area should be reviewed as part of a planned unit development
and/or through a development agreement.
B. Architecture and signage for non-residential and multi -family uses should be designed to be compatible
and complement the other uses in the planning area.
C. Hill Road should be recognized as a gateway corridor for the City of Eagle and should have proper berming,
landscaping, entry sign age/ma rkers, and setbacks.
D. Pathways and trails within the planning area should be located to limit impacts to the hillsides and areas of
high erosion.
154 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
E. All grading and hillside disturbance should be engineered to ensure stability and to limit the impacts of
erosion.
6.18.4 ISSUES OF CONCERN
A. Due to the limited access allowed under the ITD Access Restrictions, the area must be reviewed as a whole
to ensure that individual lot access points are removed and alternative access is provided for as
redevelopment occurs.
B. Single use commercial, strip commercial, and drive-thrus should be discouraged in this area.
C. The City and ACHD have made a significant investment on the extension of Hill Road from SH-55 to State
Street into Downtown Eagle. The City and ACHD should work with ITD to ensure that improvements to SH-
55 continue to show a connection at Hill Road.
D. Uses in this area need to be carefully designed and scaled to avoid an over intensification of commercial
uses along SH-55 while providing an opportunity for services that will benefit from the regional demand of
SH-55.
EAGLE IS HOME
CHAPTER 6: LAND USE
The intent of the Rural Planning Area is to identify an
area within the City's plan where large lot, rural, and
agricultural uses are enhanced and preserved.
The planning area is generally located between State
Highway SS and Linder Road and from Beacon Light
Road extending north to the BLM/Park site in the
Eagle Foothills.
Rural is defined as:
"Use that harkens back to a time gone by that
includes low density housing (S to 10 acres lots) with
significant spaces between homes that are close to
native open space and active farmland. Rural uses are
not amenity based (sewer, water, schools) and are
located away from goods and services. These areas
encourage the keeping/training of animals and
raising of crops and do not normally include
manicured yards, sidewalks, bike paths, or planned
park and recreation facilities."
The City is establishing this planning area at the
request of landowners and in cooperation with Ada
County. The planning area is generally located north
of Beacon Light Road and east of Linder Road.
Not all rural uses are residential. As this area is
located within the Eagle Vinicultural Area, uses may
also include vineyards, wineries (including wine
crushing facilities, tasting rooms, and event facilities),
stables, riding arenas, and active agriculture.
The northern portion of the planning area, north of
Homer Road, includes connections for seasonal
migration for habitat, sensitive species, and
significant topography. These areas should be
managed to preserve and set aside critical areas and
designed to protect the area from wildfire.
Eagle Foothills Planning Area
rookside
Planning
Area
H rRd
Village •
Planning-Area18"`
L Rd X
�= z U_ .
--AI
Map 6.27:
Rural Planning
Area
156 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
6.19.1 RURAL PLANNING AREA USES
A. Encourage and preserve active agriculture within the Rural Planning Area. Agriculture -related business
(roadside stands, u-pick crops, wine crushing facilities, tasting rooms, equestrian uses, and related meeting
facilities) should be considered in concert with agricultural uses. (See Figure 6.35)
B. Agriculturally related business should be required to show how the use is directly related to the agricultural
uses in the planning area.
Examples of Agriculturally Related Businesses
B. Residential uses in the Rural Planning Area south of Homer Road should have a maximum density of 1 unit
per 5 acres, uses north of Homer Road should have a maximum density of 1 unit per 10 acres.
C. Clustered residential lots may be allowed if clustering is used to provide for and permanently preserve
habitat migration corridors, active agricultural uses, or recreational connectivity.
D. The City should discourage the subdivision or splitting of active and/or irrigated farmland within the Rural
Planning area. The City should establish ordinances that limit the development of lands with active
agricultural exemptions and prime farmland as established by the USGS.
E. Similar to the Eagle Foothills Planning Area, the Rural Planning Area should be a constraint -based area in
which habitat, slopes in excess of 25%, and floodways are not used to calculate density.
F. Viticulture and associated uses (crushing facilities, tasting rooms, and limited events facilities) should be
encouraged in the Rural Planning Area and the Eagle Foothills AVA.
G. The City should work with landowners to formalize land use and design standards within the Rural Planning
Area and the Eagle Foothills AVA.
H. Due to the unique feature of the Eagle Foothills AVA, additional hospitality, resort, and tourist uses may be
developed in the Rural and Eagle Foothills Planning Areas. These uses should be sited so as not to
deteriorate prime agricultural land, habitat, or environmentally sensitive areas. Hospitability, resort, and
tourist uses would be in lieu of residential uses and densities established in this planning area.
I. Single use, non -agriculture, commercial should not be allowed in this area.
J. Encourage the keeping of animals and the use of land for agricultural income.
K. Work with Ada County to ensure the City and County are implementing the same vision and standards for
the area. L. Discourage the use of the "Rural Urban Transition" (1 unit per 5-acre zone) within the planning
boundary outside the City limits.
EAGLE IS HOME 157
CHAPTER 6: LAND USE
6.19.2 RURAL PLANNING AREA ACCESS
A. Access to the Rural Planning Area will be limited primarily to the existing arterial and collector roadways:
Eagle Road, Ballantyne Lane, Park Lane, Linder Road, Beacon Light Road, Homer Road.
B. The design of these roads should be commensurate with the rural nature of the area. Cross sections should
include multi -pathways, open drainage areas, and limited landscaping, except for Beacon Light Road which
should be developed with a similar cross section as Floating Feather Road to the south.
C. Beacon Light Road should be limited to a three -lane section from SH-16 to SH-55 to discourage regional
cut -through traffic.
D. If additional development occurs in this area, local roadway connectivity should be encouraged consistent
with Conceptual Future Roadways Map 8.6).
6.19.3 RURAL PLANNING AREA DESIGN
A. The City should work with landowners, Ada County, ACHD, and the viticulture industry to develop unique
local and collector roadway standards for the Rural Planning Area. Consideration should include parking
along the roadway shoulder, signage, and sidewalk locations.
B. Establish a way -finding plan for the Eagle Foothills AVA that will help guide tourists to existing and future
facilities. (See Figure 6.36)
C. Develop "rural" specific design strategies that enforces the community's vision of the rural area, such as,
"These areas encourage the keeping/training of animals and raising of crops and do not normally include
manicured yards, sidewalks, bike paths, or planned park and recreation facilities," while establishing
thresholds for when development should include urban amenities.
D. Encourage building massing similar to those currently and historically found in rural and agrarian areas
(barns, silos, loafing sheds, etc.).
E. Discourage the over intensification of the Rural Planning Area with high density/intensity uses, high volume
trip generators, and the requirement of curb, gutter and sidewalk.
F. Development should be designed to blend into the area so not to create marks in the view shed. Discourage
development on visible ridgelines and regulate the color pallet of construction along visible south -facing
slopes.
G. Preserve, enhance, and provide educational interpretation of Goodale's Cutoff and the Oregon Trail within
the area. (See Figure 6.36)
H. Encourage the preservation and adaptive reuse of rural structures and barns within the planning area. (See
Figure 6.36)
158 EAGLE COMPREHENSIVE PLAN
CHAPTER 6: LAND USE
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Map 6.2: Planning Areas Map
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Map 6.15: Eagle Viticulture Area Map
Map 6.16: Eagle Foothills Transportation Network
Map 6.17: Eagle Foothills Visually Sensitive Areas
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EAGLE IS HOME 159
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LAND USE DESIGNATIONS
■ AGRICULTURE/RURAL
■ BLM PARK
■ COMMERCIAL
COMPACT
■ DOWNTOWN
ESTATE RESIDENTIAL
FOOTHILLS RESIDENTIAL
HEAD OF EAGLE ISLAND
INFILL/HIGH DENSITY
LARGE LOT
MIXED USE
NEIGHBORHOOD
PROFESSIONAL OFFICE/BUSINESS PARK
PUBLIC/SEMI-PUBLIC
TRANSITIONAL LARGE LOT
VILLAGE/COMMUNITY CENTER
LAND USE OVERLAYS
�J REGIONAL OPEN SPACE
RESIDENTIAL TRANSITION
FLOODWAY
COMMUNITY CENTER
L SCENIC CORRIDOR