Findings - PZ - 2026 - CUP-2026-09 - Conditional use permit for an accessory dwelling unit in excess of 1,200-sqaure feet for lot 30, block 1, Alscott Rocking A Ranch Sub.BEFORE THE EAGLE PLANNING AND ZONING COMMISSION
IN THE MATTER OF AN APPLICATION FOR )
A CONDITIONAL USE PERMIT FOR AN )
ACCESSORY DWELLING UNIT IN EXCESS )
OF 1,200-SQUARE FEET FOR LOT 30, )
BLOCK 1, ALSCOTT ROCKING A RANCH )
SUBDIVISION FOR BRIAN SCOTT )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER CUP-2026-09
The above -entitled conditional use permit application came before the Eagle Planning and Zoning
Commission for their recommendation on May 18, 2026, at which time public testimony was taken and the
public hearing was closed. The Eagle Planning and Zoning Commission, having heard and taken oral and
written testimony, and having duly considered the matter, makes the following Findings of Fact and
Conclusions of Law:
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Brian Scott, represented by Chomo Santana, is requesting conditional use permit approval for a
waiver of the 1,200-square foot maximum accessory dwelling unit size for a lot size 40,000-square
feet or larger [ECC 8-3-5(U)(2)] for a 1,414-square foot accessory dwelling unit at 996 East Equine
Lane. The 5.72-acre site is located at the terminus of East Equine Lane, approximately 2,300-feet
east of North Eagle Road.
B. APPLICATION SUBMITTAL:
A Neighborhood Meeting was held at 996 East Equine Lane, Eagle, ID at 6:00 PM, on March 30,
2026, in compliance with the application submittal requirement of Eagle City Code. The application
for this item was received by the City of Eagle on March 31, 2026.
C. NOTICE OF PUBLIC HEARING:
Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission was
published in accordance with the requirements of Title 67, Chapter 65, Idaho Code and the Eagle
City Code on May 1, 2026. Notice of this public hearing was mailed to property owners in
accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on
April 27, 2026. The site was posted in accordance with the Eagle City Code on May 8, 2026.
Requests for agencies' reviews were transmitted on April 3, 2026, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On April 3, 2023, the City Council approved an annexation, rezone, conditional use permit, and
preliminary plat for Alscott Rocking A Ranch Subdivision (A-02-22/RZ-02-22/CU-02-22/PPUD-
01-22/PP-07-22).
On June 13, 2023, the City Council approved a design review application for the common area
landscaping plan within Alscott Rocking A Ranch Subdivision (DR-22-23).
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On June 13, 2023, the City Council approved a design review application for the entry feature gate
and subdivision signage for Alscott Rocking A Ranch Subdivision. (DR-23-23).
On December 6, 2023, the City of Eagle approved a grading permit associated with the gravity
irrigation and pond improvements for Alscott Rocking A Ranch Subdivision.
On May 14, 2024, the City Council approved a final development plan and final plat for Alscott
Rocking A Ranch Subdivision, a 40-lot (34-buildable, 6-common), residential planned unit
development (FPUD-08-23/FP-15-23).
On March 26, 2026, the City of Eagle approved a lot line adjustment application to combine Lots
30 and 31, Block 1, of Alscott Rocking A Ranch Subdivision (LLA-2026-01).
E. COMPANION APPLICATIONS: None.
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing
Agriculture/Rural
A-R-DA-P (Agricultural-
Single-family residential
Residential with
dwelling
development agreement —
PUD)
Proposed
No Change
No Change
Single-family residential
dwelling with accessory
dwelling unit
North of site
Agriculture/Rural
A-R-DA-P (Agricultural-
Alscott Rocking A Ranch
Residential with
Subdivision common lot
development agreement —
PUD)
South of site
Agriculture/Rural
A-R-DA-P (Agricultural-
Single-family residential
Residential with
dwelling
development agreement —
PUD)
East of site
Agriculture/Rural
RUT (Rural -Urban
Residential dwelling,
Transition — Ada County
stables, equestrian arena
Designation)
West of site
Agriculture/Rural
A-R-DA-P (Agricultural-
Alscott Rocking A Ranch
Residential with
Subdivision common lot
development agreement —
PUD)
G. DESIGN REVIEW OVERLAY DISTRICT: The site is located within the city-wide Design
Review Overlay District.
H. WILDLAND-URBAN INTERFACE OVERLAY DISTRICT:
The site is not located within the wildland-urban interface overlay district.
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I. URBAN RENEWAL AREA:
This site is not located within an Urban Renewal Area.
EXISTING SITE CHARACTERISTICS:
The site is currently under construction for the primary dwelling and landscaping on Lot 30, Block
1, Alscott Rocking A Ranch Subdivision.
K. SITE DESIGN INFORMATION:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site (prior to LLA-
2026-01)
5.72 acres
4.70 acres
Total Acreage of Site (after LLA-2026-
01)
10.65 acres
4.70 acres
Percentage of Site Devoted to Building
Coverage (prior to LLA-2026-01)
5.47% (approximately)
15% (maximum)
Percentage of Site Devoted to Building
Coverage (after LLA-2026-01)
2.94% (approximately)
15% (maximum)
Percentage of Site Devoted to
Landscaping
N/A
N/A
Number of Parking Spaces
N/A
N/A
Front Setback
No change
60-feet
Rear Setback
No change
30-feet
Side Setback
No change
30-feet
Street Side Setback
No change
45-feet
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The site plan, date stamped by the City on March 31, 2026, shows four (4) buildings proposed on
Lots 30 and 31 (to be one (1) lot following the recordation of the approved lot line adjustment
(LLA-2026-01)), which consist of a primary dwelling, horse barn, shop, and accessory dwelling
unit.
Height and Number of Stories of Proposed Buildings:
The proposed buildings shall comply with the thirty -five-foot (35') maximum height requirement
for the (A-R) Agriculture -Residential zoning designation, pursuant to ECC Section 8-2-4 and
8-3-5(A)(3).
Gross Floor Area of Proposed Buildings:
The site plan, date stamped by the City on March 31, 2026, shows 9,602-square feet of gross floor
area for the proposed residential dwellings and accessory dwelling unit, 4,051-square feet of gross
floor area for the proposed barn, and 2,686 square feet of gross floor area for the proposed shop.
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On and Off -Site Circulation:
The property is to be accessed by the proposed driveway at the terminus of East Equine Lane, as
shown in the site plan, date stamped by the City on March 31, 2026.
M. PARKING ANALYSIS:
Eagle City Code Section 8-4-5: Schedule of Parking Requirements:
Total Required Parking Spaces for Single -Family Dwellings — lots 15,000 square feet or
more: 2 off-street parking spaces
Total Required Parking Spaces for Apartments/Multi-Family Dwellings: For each unit with 2
or more bedrooms - 2 including 1 covered; for each 1 bedroom or studio unit - 1.5 including 1
covered. 0.25 spaces per unit shall be provided for guest parking. Garages shall not be used
for household storage and shall be kept available for parking
Total required: 3.5 off-street parking spaces (including 1 covered)
Total proposed: 6 off-street parking spaces minimum (including 3 covered minimum)
N. PUBLIC SERVICES AVAILABLE:
The site is served by Eagle Fire Department, Eagle Police Department, and City of Eagle Water.
O. PUBLIC USES PROPOSED:
No public uses are proposed.
P. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:
No future acquisitions map currently exists.
Q. SPECIAL ON -SITE FEATURES:
Areas of Critical Environmental Concern — no
Evidence of Erosion — no
Fish Habitat — no
Floodplain — no
Mature Trees — no
Riparian Vegetation — no
Steep Slopes — no
Stream/Creek— no
Unique Animal Life — unknown
Unique Plant Life — unknown
Unstable Soils — unknown
Wildlife Habitat — unknown
R. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN:
Not required
AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report:
Ada County Highway District
Central District Health
Department of Environmental Quality
Eagle Fire District
Idaho Transportation Department
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T. LETTERS FROM THE PUBLIC:
No letters from the public have been received to date.
U. EAGLE CITY CODE 8-7-3-2 GENERAL STANDARDS FOR CONDITIONAL USES:
The Commission/Council shall review the particular -facts and circumstances of each proposed
Conditional Use in terms of the following standards and shall find adequate evidence showing that
such use at the proposed location:
A. Will, in -fact, constitute a conditional use as established in Section 8-2-3 of this title (Eagle City
Code Title 8) for the zoning district involved;
B. Will be harmonious with and in accordance with the general objectives or with any specific
objective of the Comprehensive Plan and/or this title (Eagle City Code Title 8);
C. Will be designed, constructed, operated and maintained to be harmonious and appropriate in
appearance with the existing or intended character of the general vicinity and that such use will
not change the essential character of the same area;
D. Will not be hazardous or disturbing to existing or future neighborhood uses;
E. Will be served adequately by essential public facilities such as highways, streets, police and
fire protection, drainage structures, refuse disposal, water and sewer and schools; or that the
persons or agencies responsible for the establishment of the proposed use shall be able to
provide adequately any such services.
F. Will not create excessive additional requirements at public cost for public facilities and services
and will not be detrimental to the economic welfare of the community;
G. Will not involve uses, activities, processes, materials, equipment and conditions of operation
that will be detrimental to any persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors;
H. Will have vehicular approaches to the property which are designed as not to create an
interference with traffic on surrounding public thoroughfares; and
I. Will not result in the destruction, loss or damage of a natural, scenic or historic -feature of major
importance.
V. EAGLE CITY CODE 8-7-3-1 PURPOSE AND INTERPRETATION OF CONDITIONAL USE:
C. Exceptions or waivers of standards within Title 8 or 9, other than use, inclusive of the subject
matter addressed by Section 8-7-4-2 or Section 9-6-3 "Variances" may be permitted through
the issuance of a conditional use permit.
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THE PLANNING AND ZONING COMMISSION RECEIVED AND REVIEWED THE
FOLLOWING STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS
THE STAFF REPORT AS PART OF THE PLANNING AND ZONING COMMISSION'S
FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 14, 2017), designates this site as the
following:
Agriculture/Rural
Suitable for parcels that are 5 acres or larger in size 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 farm land. Rural uses are not
amenity based (sewer, water, schools) and are located away from good 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.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-3-5: Unique Land Uses
U. Accessory Dwelling Units
1. The minimum lot size for the inclusion of an accessory dwelling unit is seventeen
thousand (17,000) square feet or greater unless otherwise approved as part of a
development agreement or PUD. Accessory dwelling units on lots of seventeen
thousand (17,000) square feet or less shall count as a unit for the purpose of calculating
development density.
2. The maximum size of the accessory dwelling shall be as follows:
LOT SIZE
ADU MAXIMUM SIZE
5,000 to 7,499 square feet
500 square feet
7,500 to 16,999 square feet
640 square feet
17,000 to 39,999 square feet
800 square feet
40,000 square feet or greater
1,200 square feet
3. Accessory dwelling units may only be located to the rear or side of the principal
dwelling and shall not be located in front of the front plane of the principal structure
unless otherwise permitted as part of a development agreement or PUD approval.
4. Accessory dwelling units must comply with all required setback and lot coverage
limitations for the principal dwelling for the underlying zone.
5. Detached accessory dwelling units shall meet minimum building separation standards
as described in the building code.
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6. All accessory dwelling units require a zoning permit to be issued prior to the issuance
of a building permit.
7. An existing principal single-family dwelling shall exist on the lot or shall be
constructed and shall obtain an occupancy permit prior to or in conjunction with the
accessory unit.
8. Only one accessory dwelling unit shall be allowed for each parcel.
9. Exterior design of the accessory dwelling unit will be compatible with the principal
residence on the lot and not detract from the single-family appearance of the lot or
obscure and confuse the front entrance of the principal structure.
10. Accessory dwelling units shall comply with the off street parking requirements for
apartment and multi -family dwellings under section 8-4-5 of this title.
11. The entrance to the accessory dwelling unit shall not be permitted to face toward the
street unless the accessory unit is located completely behind the rear plane of the
principal structure.
12. The accessory dwelling unit shall not be sold separately.
C. DISCUSSION:
The applicant is seeking conditional use permit approval for a waiver of Eagle City Code
Section 8-3-5(U)(2) which states that the maximum size of an accessory dwelling unit on a
lot 40,000 square feet or greater shall not exceed 1,200 square feet. The applicant is
requesting a waiver of ECC 8-3-5(U)(2) to construct a 1,414 square foot accessory dwelling
unit on a 5.72-acre lot. If the conditional use permit is approved, the applicant should comply
with all accessory dwelling requirements of Eagle City Code Section 8-3-5(U), except that
the maximum size of an accessory dwelling unit on the site should be 1,414 square feet.
• On March 26, 2026, the City approved a lot line adjustment application to combine Lots 30
and 31, Block 1, of Alscott Rocking A Ranch Subdivision (LLA-2026-01) which, once a record
of survey is record with Ada County, will make the site 10.65 acres.
Condition of development 3.4 of the Alscott Rocking A Ranch Subdivision development
agreement states that lot coverage shall be a maximum of 15%. Pursuant to the applicant's
submitted site plan (date stamped by the City on March 31, 2026), the lot coverage is
approximately 5.47% (inclusive of the primary dwelling, horse barn, and accessory dwelling
unit) on Lot 30, Block 1. Once the record of survey associated with the lot line adjustment
application (LLA-2026-01) is recorded with Ada County, the lot coverage will be
approximately 2.94% (inclusive of the primary dwelling, horse barn, shop, and accessory
dwelling unit) on what is now Lots 30 and 31, Block 1.
PUBLIC HEARING OF THE COMMISSION:
A. A public hearing on the application was held before the Planning and Zoning Commission on May 18,
2026, at which time testimony was taken and the public hearing was closed. The Commission made
their recommendation at that time.
B. Oral testimony in favor of the application was presented to the Planning and Zoning Commission by
no one (not including the applicant).
C. Oral testimony in opposition to the application was presented to the Planning and Zoning Commission
by no one.
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COMMISSION DELIBERATION:
Upon closing the public hearing, the Commission made a motion based upon the information provided by
staff and the applicant. A summary of the deliberation can be found at the following link (Granicus time:
00:01:05): htths:L%ens;lc�-id.,rctnicirs.eon>t: �lctier�clip/'231:'vicir icy=1&,redircct=hue
COMMISSION DECISION:
The Commission voted 4 to 0 (Smith absent) to recommend approval of CUP-2026-09 for a conditional
use permit for a waiver of Eagle City Code Section ECC 8-3-5(U)(2) to permit the construction of a 1,414
square foot accessory dwelling unit on a 5.72-acre lot, with the following staff recommended site -specific
conditions of approval and standard conditions of approval:
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
2. The applicant shall comply with all accessory dwelling requirements of Eagle City Code Section
8-3-5(U), except that the maximum size of an accessory dwelling unit on the site shall be 1,414 square
feet.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs, gutters,
streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever
occurs first.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District, shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources shall be submitted to the City prior to issuance of any building permits
or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on -site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy, whichever occurs first.
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The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a surety shall be submitted to the City Clerk, prior
to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The lot shall
be so graded that all runoff runs either over the curb, or to the drainage easement, and no runoff shall
cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure, or canal, or drain, for irrigation water or irrigation waste water owned
by an organized irrigation district, canal company, ditch association, drainage district, drainage entity,
or other irrigation entity, shall be obstructed, routed, covered or changed in any way unless such
obstruction, rerouting, covering or changing has first been approved in writing by the entity. A
Registered Engineer shall certify that any ditch rerouting, piping, covering or otherwise changing the
existing irrigation or waste ditch (1) has been made in such a manner that the flow of water will not be
impeded or increased beyond carrying capacity of the downstream ditch; (2) will not otherwise injure
any person or persons using or interested in such ditch or their property; and (3) satisfied the Idaho
Standards for Public Works Construction. A copy of such written approval and certification shall be
filed with the construction drawing and submitted to the City Engineer prior to the City Engineer
signing the final plat.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal, or drain,
used for irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, drainage district, drainage entity or other irrigation
entity associated with such ditch, pipe or other structure, drainage or canal. The applicant shall submit
a copy of the written approval from the irrigation entity, drainage district, or drainage entity prior to the
City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light -fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first. Whether located inside or outside of the public right-of-way the perpetual maintenance of the
street lights shall be the responsibility of the applicant, subdivider, business owner, homeowner, or
homeowner's/business owner's association, whichever the case may be.
The applicant shall pay applicable street light inspection fees prior to Certificate of Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the City
Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights
used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining
property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle Fire
Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the
City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The
letter shall include the following comments and minimum requirements, and any other items of concern
as may be determined by the Eagle Fire Department officials:
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a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 square -feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall inspected in accordance with all agencies having jurisdiction, and shall be verified in writing
by the Eagle Fire Department prior to issuance of any building permits or certificate of Occupancy,
whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Council or Eagle City Parks and Pathways Development Commission for a path
or walkway shall be approved in writing by the Eagle City Parks and Pathways Development
Commission prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the staff and
the City Engineer and shall be shown on the final plat prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
floodplain (if applicable) from the Corps of Engineers prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the
Commission and/or Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and/or the Planning and Zoning Commission for
review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those required
by the above conditions, will require submittal of an application for modification and approval of that
application prior to commencing any change.
23. Any change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory
and legal restrictions in force at the time the applicant or its successors in interest advises the City of
Eagle of its intent to change the planned use of the subject property unless a waiver/variance of said
requirements or other legal relief is granted pursuant to the law in effect at the time the change in use
is sought.
24. No change in the terms and conditions of this approval shall be valid unless they are in writing and
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signed by the applicant or the applicant's authorized representative and an authorized representative of
the City of Eagle. The burden shall be upon the applicant to obtain written confirmation of any change
from the City of Eagle.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review, as stipulated in Eagle City Code (one year from the Planning and Zoning
Commission approval date).
26. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
27. The conditional use permit approval shall remain valid in the event of a change in ownership. In the
event there is a new owner of the property, the new owner(s) shall be bound by the same conditions of
approval applicable to the conditional use permit that was transferred. The new owner(s) shall provide
written acknowledgment to the City accepting the terms of the transferred conditional use permit within
sixty (60) days of purchase and receipt by the new owners of actual notice of the existence of the
conditional use permit for the parcel, whichever event occurs later; otherwise, the permit may be
declared void after notice and public hearing before the city council.
CONCLUSIONS OF LAW:
1. The Commission reviewed the particular facts and circumstances of the proposed conditional use
(CUP-2026-09) in terms of Eagle City Code Section 8-7-3-2, "General Standards For Conditional
Uses" and has concluded that the proposed conditional use:
A. Will, in fact, constitute a conditional use as established in Eagle City Code Section 8-7-3-1(C),
which states exceptions or waivers of standards within Title 8 or Title 9, other than use,
inclusive of the subject matter addressed by Section 8-7-4-2 may be permitted through the
issuance of a conditional use permit;
B. Will be harmonious with and in accordance with the general objectives of the Comprehensive
Plan and Eagle City Code Title 8 since a single-family dwelling is in accordance with the
Agriculture -Rural Comprehensive Plan designation because the addition of an accessory
dwelling unit (ADU) on the property is consistent with residential uses of this typology and not
in conflict with any objective of the Comprehensive Plan.
C. Will be designed, constructed, operated and maintained to be harmonious and appropriate in
appearance with the intended character of the Alscott Rocking A Ranch Subdivision and that
the inclusion of an ADU will not change the essential character of the same area since the
proposed ADU will be located entirely on the applicant's property and will be designed with
the same architectural style as the principle dwelling;
D. Will not be hazardous or disturbing to existing or future neighborhood uses since the proposed
ADU will have a maximum size of 1,414-square feet of livable area, 214-square feet larger
than permissible in Eagle City Code Section 8-3-5(U) without a conditional use permit, will be
located exclusively on the applicant's property, and no negative impacts are expected to be
created by the addition of an ADU;
E. Will be served adequately by private streets owned and maintained by Alscott Rocking A
Ranch Subdivision HOA, police service from Eagle Police Department, fire protection from
Eagle Fire District, drainage structures through the stormwater drainage established by Alscott
Rocking A Ranch Subdivision, refuse disposal provided by Hardin Sanitation, water provided
by Veolia Water, sewer service from Eagle Sewer District, and schools within West Ada School
District; for the principle dwelling and the proposed ADU will not impact the availability of
these services.
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KAPlanning Dept\Eagle Applications\CU\2026\CUP-2026-09-Rocking A Ranch L30\03-Working Files\02-Planning and Zoning\02-P&Z Packet\Rocking A Ranch Lot 30, Block 1, ADU-PZ
findings.docx
F. Will not create excessive additional requirements at public cost for public facilities and services
and will not be detrimental to the economic welfare of the community, since the applicant is
not proposing any new development beyond the 1,414-square foot ADU, and the project will
be privately funded by the applicant with no additional impacts on public facilities;
G. Will not involve uses, activities, processes, materials, equipment and conditions of operation
that will be detrimental to any persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors, since the transportation system has
been found to be adequate by the ACHD and since the proposed change is not expected to
generate any noise, smoke, fumes, glare or odors;
H. The property has an existing driveway access from East Equine Lane, which is designed to not
create an interference with traffic on surrounding public thoroughfares as approved by the
ACHD; and
I. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major
importance since none are apparent on -site and the applicant is not proposing the removal of
any natural features.
2. Failure to comply with all provisions and any condition of approval of this conditional use permit may
result in a compliance hearing in front of the City Council at which time the Council may add conditions
to the permit, modify existing permit conditions, or revoke all or part of the permit.
DATED this 1st day of June, 2026.
PLANNING AND ZONING COMMISSION
OF THE CITY OF EAGLE
Ada County, Idaho
Trent Wright, Chairman
ATTEST:
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Tracy E. 4tJ4�e,aglCity Clerk
T� 7'E OV
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KAPlanning Dept\Eagle Applications\CU\2026\CUP-2026-09-Rocking A Ranch L30\03-Working Files\02-Planning and Zoning\02-P&Z Packet\Rocking A Ranch Lot 30. Block 1. ADU-PZ
findings.docx