Findings - CC - 2026 - FP-2025-25 - A Development Agreement in lieu of final planned unit development and a final plat for Cascade Springs Sub.BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR )
A DEVELOPMENT AGREEMENT IN LIEU OF A )
FINAL PLANNED UNIT DEVELOPMENT AND A )
FINAL PLAT FOR CASCADE SPRINGS SUBDIVISION )
NO. 1 FOR CHALLENGER DEVELOPMENT, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER FP-2025-25
The above -entitled final plat application came before the Eagle City Council for their action on May 26,
2026. The Council having heard and taken oral and written testimony, and having duly considered the
matter, makes the following Findings of Fact and Conclusions of Law:
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Challenger Development, LLC, represented by Becky McKay with Engineering Solutions, LLP, is
requesting final plat approval for Cascade Springs Subdivision No. 1, a 47-lot (34-buildable, 13-
common) residential subdivision. The 13.53-acre site is generally located on the west'side of North
Palmer Lane, approximately 1,500 feet south of West Decathlon Street.
B. APPLICATION SUBMITTAL:
The applications for this item were received by the City of Eagle on December 16, 2025.
A revised final plat was received by the City of Eagle on April 8, 2026.
Revised CC&Rs were received by the City of Eagle on April 16, 2026.
C. HISTORY OF REVELANT PREVIOUS ACTIONS:
On June 13, 2023, the City Council approved an annexation, rezone from RUT (Rural -Urban
Transition — Ada County designation) to MU-DA (Mixed Use with a development agreement [in lieu
of a PUD]) and R-6-DA (Residential with a development agreement [in lieu of a PUD]), and
preliminary plat approvals for Cascade Springs Subdivision, a 470-lot (400-buildable, 70-common)
residential subdivision. (A-12-22/RZ-14-22/PP-21-22).
On June 24, 2025, the City Council approved an extension of time for the Cascade Springs
Subdivision preliminary plat (PP-2022-21-EXT1).\
On August 12, 2025, the City Council approved design review applications for common area
landscaping and monument signs (DR-2025-37 & DR-2025-38).
D. PRELIMINARY PUD/PLAT FINDINGS:
City Council Findings of Fact and Conclusions of Law dated June 13, 2023, are incorporated herein
by reference.
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E. FINDINGS OF FACT REQUIRED BY EAGLE CITY CODE SECTION 8-6-6-3(B):
The Council shall find that the facts submitted with the application and presented to them establish
that:
1. The ordinance and standards used in evaluating the application;
2. The facts submitted with the application and presented to them establish that:
a. The proposed development can be initiated within one year of the date of approval;
b. Each individual phase of the development, as well as the total development, can exist as an
independent phase capable of creating an environment of sustained desirability and stability
or that adequate assurance will be provided that such objective will be attained and the uses
proposed will not be detrimental to present and potential surrounding uses, but will have a
beneficial effect which would not be achieved under standard district regulations;
c. The streets and thoroughfares proposed are suitable and adequate to carry anticipated
traffic, and increased densities will not generate traffic in such amounts as to overload the
street network outside the PUD;
d. Any proposed commercial development can be justified at the locations proposed;
e. Any exception from standard district requirements is warranted by the design and other
amenities incorporated in the final development plan, in accordance with the PUD and the
adopted policy of the council;
f. The area surrounding said development can be planned and zoned in coordination and
substantial compatibility with the proposed development;
g. The PUD is in general conformance with the comprehensive plan; and
h. The existing and proposed utility services are adequate for the population densities and
nonresidential uses proposed;
3. The actions, if any, that the applicant could take to obtain a permit.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART
OF THE CITY COUNCIL'S FINDINGS OF FACT:
The City Engineer and Planning staff have reviewed the final plat. The final plat shows that there have
been no significant changes from the preliminary plat. The final plat is in substantial compliance with
the preliminary plat with the conditions recommended herein.
REVIEW BY THE COUNCIL:
A review by the City Council was completed on May 26, 2026. The Council made their decision at that
time. The minutes are incorporated herein by reference.
COUNCIL DECISION:
The Council voted 4 to 0 to approve FP-2025-25 for a final plat for Cascade Springs Subdivision No. 1
with the following site specific conditions of approval:
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all requirements of the City Engineer.
2. Comply with all applicable requirements of A-12-22/RZ-14-22/PP-21-22.
3. Comply with the conditions of DR-2025-37 and DR-2025-38.
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4. The applicant shall submit payment to the City for all engineering and legal fees incurred for
reviewing this project, prior to the City Clerk signing the final plat and/or upon receipt of an invoice
by the City, whichever occurs first.
All common area improvements within Cascade Springs Subdivision No. 1 as specified on the
approved landscape plan (DR-2025-37) shall be completed or a surety shall be provided as required
by Eagle City Code prior to the City Clerk signing the final plat.
The developer shall provide 2-inch minimum caliper shade -class trees as shown on the approved
landscape plan. Prior to the City Clerk signing the final plat, the applicant shall either install the
required trees, sod, and irrigation or provide the City with a letter of credit for 150% of the cost of
the installation of all landscape and irrigation improvements. Trees shall be installed prior to
obtaining any occupancy permits for the homes. A temporary occupancy may be issued if weather
does not permit landscaping. Partial reduction of the surety may be permitted for any portion of the
development that is completed, including street trees that have been installed. On -going surety for
street trees for all undeveloped portions of the development will be required through project
completion.
7. At the time of providing surety information the applicant shall provide a schedule that depicts the
timing for completion of the required improvements.
8. The applicant shall not construct any required improvements, including, storm drainage or roadway
facilities, until the City has received a copy of the ACHD stamped and approved final engineering
construction drawings. Upon receipt of the ACHD approved construction drawings and confirmation
by the City Engineer that they comply with the City approved construction drawings, the City will
issue a "notice to proceed with construction" to the applicant's designated representative.
9. Provide an approval letter for construction of sewer improvements from Eagle Sewer District, prior
to the issuance of a "notice to proceed with construction" letter to the project engineer.
10. The applicant shall provide an approval letter from the City of Eagle Municipal Water Department
prior to the issuance of a "notice to proceed with construction" letter to the project engineer.
11. The owner, together with the City of Eagle, shall execute a Conservation and Education Program
(CEP) Funding Plan. The Funding Plan shall be included as a separate, independent Assessment
within the Covenants, Conditions, and Restrictions (CC&Rs) associated with Cascade Springs
Subdivision and shall require the Homeowner's Association to collect $5.00 per lot, per month. The
CC&Rs shall clearly define the CEP assessment within the Assessments section of the CC&Rs, state
that any amendment to this Declaration removing or changing the CEP Assessment in any way must
also be approved in writing by the City of Eagle within the "Terms and Amendments" section of the
CC&Rs, acknowledge that the development of the Project has contributed to the reduction of natural
habitat and open space, and that the purpose of the CEP Assessment is to promote the recreation,
health, safety, and welfare of the Members by funding conservation and/or management of natural or
cultural resources, or conservation -based education and outreach programs. Funds collected from the
CEP Assessment shall be delivered to the City of Eagle annually and deposited in a dedicated fund
exclusively for the Conservation Education Program and as approved by the City Council. The CEP
Funding Plan shall be executed by the Owner and the City prior to the City Clerk signing the final
plat.
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12. Prior to installation of the municipal fiber-optic conduit lines, the applicant shall provide an approval
letter from the City of Eagle Fiber Department prior to the issuance of a "notice to proceed with
construction" letter to the project engineer. Upon completion of the installation of the municipal fiber-
optic conduit lines, the applicant shall provide GIS coordinates of the locations of the municipal fiber-
optic conduit lines. The municipal fiber-optic conduit lines shall be installed, GIS coordinates
provided, and the fiber-optic conduit lines shall be dedicated to the City prior to the City Clerk signing
the final plat.
13. The applicant shall take care to locate and protect from damage existing utilities, pipelines and similar
structures. Documentation indicating that "Digline" has performed an inspection of the site shall be
submitted prior to the issuance of any building permits for the site.
14. The applicant shall install at the entrances to Cascade Springs Subdivision No. 1, 4'x 4' plywood or
other hard surface signs (mounted on two 4x 4 posts with the bottom of the signs being a minimum
of 3-feet above the ground) noticing the contractors to clean up daily, no loud music, and no dogs off
leash.
15. Any stub street which is expected to be extended in the future shall be provided with a sign generally
stating that, "This Street is to be extended in the future".
16. The applicant shall provide a license agreement from ACHD approving the landscaping and entry
structure located within the public rights -of way -abutting and within this site, prior to the City Clerk
signing the final plat.
17. Provide an approval letter for completion of sewer improvements from Eagle Sewer District, prior to
the City Clerk signing the final plat.
18. The applicant shall provide an approval letter for completion of the municipal water system
improvements from the City of Eagle Municipal Water Department or a surety shall be provided as
required by Eagle City Code prior to the City Clerk signing the final plat.
19. Provide a digital copy of the subdivision records drawings prior to the issuance of building permits.
20. Provide an approval letter for the requirements of all drainage districts and irrigation districts prior
to the City Clerk signing the final plat.
21. The CC&R's shall be reviewed and approval by the city attorney prior to the City Clerk signing the
final plat.
22. Provide a digital copy of the recorded CC&Rs for the subdivision and a digital copy of the recorded
final plat of Cascade Springs Subdivision No. 1, prior to the issuance of any building permits.
23. All fencing located adjacent to open space, or in any required front or street side yard areas shall be
open -style such as wrought iron or extruded aluminum (looks identical to wrought iron). All other
fencing (i.e. dog-ear type cedar fencing, vinyl, chainlink) shall be prohibited. Fencing in any
required front yard area shall be open -style and limited to four -feet (4') in height.
24. The applicant shall provide a construction site dust control mitigation plan to be reviewed and
approved by staff prior to the issuance of a "Notice to Proceed" with construction letter.
25. The applicant shall provide permanent pathway easements in favor of the City of Eagle over all
8-foot, 10-foot, and 12-foot-wide pathways.
26. In accordance with condition #25, the applicant shall include the instrument number for all recorded
pathway easements on the final plat prior to recordation.
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27. The applicant shall provide a "Heavy Truck Traffic Plan" to be followed by any vehicle,
machinery, or equipment weighing 25,000 pounds or more, as measured by the Gross Vehicle
Weight Rating (GVWR). The submitted plan shall:
■ Graphically show all proposed designated route(s) in which heavy truck traffic is permitted to
utilize.
■ State the days and hours in which heavy truck traffic is permitted to utilize the designated
route(s).
■ Maximize the use of highways and principal arterials while minimizing the use of local residential
streets.
■ State that compression braking is prohibited everywhere in Ada County.
■ Include certification that the Owner understands that they are responsible for continually
communicating the approved plan to all sub -contractors and for monitoring compliance.
The Heavy Truck Traffic Plan shall be reviewed and approved by staff prior to the issuance of a
Notice to Proceed (NTP) with Construction letter by the City.
CONCLUSIONS OF LAW:
A. In accordance Eagle City Code Section 8-6-6-3(B), the Council finds that the facts submitted with
the application and presented to the Council, with the conditions herein, establish that:
1. This development will be initiated within one year of the date of final plat approval;
2. Each individual unit of the development, as well as the total development, will exist as an
independent unit capable of creating an environment of sustained desirability and stability or
that adequate assurance can be provided that such objective will be attained. The uses will not
be detrimental to present and potential surrounding uses, but will have a beneficial effect which
would not be achieved under standard district regulations because of the conditions placed on
this development;
3. The streets and thoroughfares to be constructed are suitable and adequate to carry anticipated
traffic, and the proposed density will not generate traffic in such amounts as to overload the
street network outside the planned unit development (PUD). The owner has entered into a
Traffic Mitigation Agreement with the Idaho Transportation Department to address the required
roadway improvements;
4. Any exception from standard district requirements is warranted by the design and other
amenities incorporated in the final development plan, in accordance with the PUD and the
adopted policy of the Council because the varied lot sizes, setbacks and uses as specifically
approved by the City will allow for a mix of uses in accordance with the Comprehensive Plan;
5. The area surrounding Cascade Springs Subdivision No. 1 can be planned and zoned in
coordination and substantial compatibility with the proposed development since no intensive
uses, that might impact the commercial and residential areas surrounding the development, are
proposed;
6. The PUD is in general conformance with the land uses established within the Comprehensive
Plan; and
7. The existing and required utility services are adequate for the approved uses and population
densities as noted by the agencies that will serve the development.
* In accordance with Idaho Code Section 67-6521, a Notice to Proceed with Construction letter will be
provided upon the completion of the conditions of approval following the 14-day appeal period.
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DATED this 9th day of June, 2026.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad Pike, Mayor
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