Findings - 2026 - A-2026-02/RZD-2026-02/CUP-2026-06/PPUD-2026-02/PP-2026-02 - Hartley Cove Subdivision - Annexation, rezone with a development agreement, conditional use permit, preliminary development plan, and preliminary plat for Hartley Cove Sub.BEFORE THE EAGLE PLANNING AND ZONING COMMISSION
IN THE MATTER OF AN APPLICATION FOR )
AN ANNEXATION, REZONE WITH A )
DEVELOPMENT AGREEMENT, CONDITIONAL )
USE PERMIT, PRELIMINARY DEVELOPMENT )
PLAN, AND PRELIMINARY PLAT FOR )
HARTLEY COVE SUBDIVISION FOR )
RAVELLO DEVELOPMENT, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER A-2026-02/RZDA-2026-02/CUP-2026-06/PPUD-2026-02/PP-2026-02
The above -entitled annexation, rezone with a development agreement, conditional use permit, preliminary
development plan, and preliminary plat applications came before the Eagle Planning and Zoning
Commission for their recommendation on July 6, 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:
Ravello Development, LLC, represented by South Beck & Baird, is requesting annexation, rezone
from RUT (Rural -Urban Transition — Ada County designation) to R-1-DA-P (Residential with a
development agreement — PUD), conditional use permit (for the request to waive the requirement
for common area open space (ECC 8-6-5-2)), preliminary development plan and preliminary plat
approval for Hartley Cove Subdivision, a 6-lot (5-buildable, 1-common [1-private street])
residential planned unit development. The 5.74-acre site is located on the west side of North Hartley
Road, approximately 1,000 feet north of West Beacon Light Road.
B. APPLICATION SUBMITTAL:
A Neighborhood Meeting was held at the site at 6:00 PM, on Tuesday, May 20, 2025. in compliance
with the application submittal requirement of the Eagle City Code. The applicant submitted
partially complete applications in November 2025, however the applications for this item were not
deemed to be complete and, therefore, were not received by the City of Eagle until February 27,
2026. A second Neighborhood Meeting was held at the site at 6:00 PM, on Tuesday, May 28, 2026,
in compliance with the application submittal requirement of the Eagle City Code.
The owner of the property has consented in writing to the annexation of this property into the City
of Eagle.
C. CONTIGUOUS TO CITY LIMITS:
The subject property is contiguous to Eagle city limits along the western property boundary.
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D. NOTICE OF PUBLIC HEARING:
Requests for agencies' reviews were transmitted on March 9, 2026, in accordance with the
requirements of the Eagle City Code. Notice of Public Hearing on the applications 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 June 19, 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 June 16, 2026. The site was posted in accordance with the Eagle
City Code on June 24, 2026.
E. HISTORY OF RELEVANT PREVIOUS ACTIONS:
There is no history of relevant previous actions associated with the subject property.
F. COMPANION APPLICATIONS:
All applications are inclusive herein.
G. APPLICANT'S STATEMENT OF JUSTIFICATION OF A DEVELOPMENT AGREEMENT:
The applicant proposes to enter into a development agreement to guide future development of the
site (as stated in the applicant's narrative dated November 20, 2025, attached to the staff report).
H. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
RUT (Rural -Urban
Existing
Large Lot
Transition — Ada County
Agricultural
designation)
R-I-DA-P (Residential
Proposed
No Change
with a development
Large Lot Residential
agreement — PUD)
RUT (Rural -Urban
North of site
Large Lot
Transition — Ada County
Agricultural Residential
designation)
RUT (Rural -Urban
South of site
Large Lot
Transition — Ada County
Agricultural Residential
designation)
RUT (Rural -Urban
East of site
Large Lot
Transition — Ada County
Agricultural Residential
designation)
MU-DA (Mixed Use
West of site
Neighborhood
with a development
Residential (Terra View
agreement)
Subdivision)
I. DESIGN REVIEW OVERLAY DISTRICT:
The site is located within the city-wide Design Review Overlay District.
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Subdivision - PZF.docx
SITE DATA:
Total Acreage of Site — 5.74
Total Number of Lots — 6
Residential — 5
Commercial — 0
Industrial — 0
Common — 1 (Private Street)
Total Number of Units —
Single-family detached - 5
Single-family attached - 0
Two-family - 0
Multi -family - 0
Total Acreage of Any Out -Parcels — 0
Additional Site Data
Proposed
Required
0.87-dwelling units per
Dwelling Units Per Gross Acre
0.87-dwelling units per acre
acre maximum (as limited
by the development
agreement)
Minimum Lot Size
43,352-square feet
37,000-square feet
Minimum Lot Width
229-feet
100-feet
Minimum Street Frontage
124-feet
35-feet
Total Acreage of Common Area
Open Space
0.13-acres
1.15-acres
20% (minimum)
Percent of Site as Common Area
Except that, according to ECC
Open Space
2.26%
Section 9-3-8 (C) the City may
require additional public and/or
private park or open space
facilities in PUDs
K. GENERAL SITE DESIGN FEATURES:
Landscape Screening:
The preliminary plat, date stamped by the City on February 27, 2026, shows eight -foot (8') wide
landscape planters along the west side of North Hartley Road and along the southern side of the
proposed private street.
Common Area Open Space:
According to the proposed preliminary plat and concept plan, date stamped by the City on February
27, 2026, no common area open space is proposed. The applicant is requesting a waiver of Eagle
City Code Section 8-6-5-2 which requires a minimum of twenty percent (20%) of the gross land
area developed in any residential PUD project be reserved for common area open space and
recreational facilities for the residents or users of the area being developed.
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Subdivision - PZF.docx
Storm Drainage and Flood Control:
Specific drainage system plans are to be submitted to the City Engineer for review and approval
prior to the City Engineer signing the final plat. The plans are to show how swales, or drain piping,
will be developed in the drainage easements. Also, the CC&R's are to contain clauses to be
reviewed and approved by the City Engineer and City Attorney, requiring that lots be so graded
that all runoff runs either over the curb, or to the drainage easement, and that no runoff shall cross
any lot line onto another lot except within a drainage easement.
Utility and Drainage Easements, and Underground Utilities:
Eagle City Code section 9-3-6 requires utility easements to be not less than ten feet (10) wide.
Fire Hydrants and Water Mains:
Hydrants are to be located and installed as required by the Eagle Fire District.
On -site Septic System:
No septic systems are proposed within the subdivision.
Preservation of Existing Natural Features:
Staff is not aware of any existing natural features on the site which would be required to be
preserved.
Preservation of Existing Historical Assets:
Staff is not aware of any existing historical assets on the site. If any historical artifacts are
discovered during excavation or development of the site, state law requires immediate notification
to the state.
L. STREET DESIGN:
Private or Public Streets:
All streets within Hartley Cove Subdivision are proposed to be private. The applicant is requesting
a waiver of Eagle City Code Section 9-3-2-1(I) and 9-3-2-5(A)(9), which limits the proportion of
lots that may be served by private streets. The applicant is also requesting approval for a gated
entrance at North Hartley Road, which is the sole vehicular access point to the subdivision.
See the applicant's narrative, date stamped by the City on February 27, 2026, for the applicant's
justification of private roads and gated access.
The applicant is proposing a thirty -three-foot (33') wide private street section, inclusive of two (2)
sixteen -foot six-inch (16' — 6") wide drive lanes with two -foot (2') wide rolled curbing. An eight -
foot (8') wide planter strip is shown on one side of the street section.
See the ACHD staff report, dated March 26, 2026, attached to the staff report.
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TYPICAL 37FT ROADWAY SECTION (PRIVATE)
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Sidewalks:
Five-foot (5') wide concrete sidewalks are proposed (separated by an eight -foot (8') wide planter
strip along the front of Lots 1 and 2, Block 1) along the front of Lots 1-3, Block 1. The five-foot
(5.') wide sidewalks and one foot (l') of the planter strips are located outside of the proposed right-
of-way on both sides of all proposed local streets. Detached five-foot (5') wide concrete sidewalks
are proposed (separated by an eight -foot (8') wide planter strip) along the west side of North Hartley
Road.
Curbs and Gutters:
The preliminary plat, date stamped by the City on February 27, 2026, shows the rolled curbs on
both sides of the private road street section. Pursuant to Eagle City Code Section 9-3-2-5(B)(2),
private streets are required to include vertical curbing when the total width of the street section is
less than thirty-four feet (34').
Lighting:
Lighting for the proposed public streets is required. Location and lighting specifications
incorporating a "Dark Sky" style of lighting shall be provided to the City Zoning Administrator
prior to the submittal of the final plat. Any modifications made to the lighting shall be completed
before the final plat approval.
Street Names:
Street names should be approved by the Ada County Street Naming Committee prior to submittal
of a final plat application.
M. ON AND OFF -SITE PEDESTRIAN CIRCULATION:
Pedestrian Walkways:
The preliminary plat, date stamped by the City on February 27, 2026, shows five-foot (5') wide
sidewalks along the south side of the proposed private street and along the west side ,of North
Hartley Road.
N. PUBLIC USES PROPOSED:
There are no public uses proposed within the subdivision.
O. AVAILABILITY AND ADEQUACY OF UTILITIES AND SERVICES:
The site is within the service boundaries of the Eagle Police Department, and Eagle Fire
Department, Eagle Sewer District. The property has not been annexed into the Eagle Sewer District;
however, in an email to the City, dated March 16, 2026, and attached to the staff report, the District
stated that the property is included in the master plan and sewer is available nearby.
The site is within the service boundaries of the City of Eagle Water Department from an existing
stub located on the west side of the site. Pursuant to Eagle City Code Section 8-1-2, central water
and sewer facilities are required for residential uses; and therefore the applicant should be required
to stub City water facilities at the north and south corners of the property along North Hartley Road.
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Subdivision - PZF.docx
P. SPECIAL ON -SITE FEATURES:
Areas of Critical Environmental Concern — none identified
Evidence of Erosion — none identified
Fish Habitat — none identified
Floodplain — none identified
Mature Trees — none identified
Riparian Vegetation — none identified
Steep Slopes — none identified
Stream/Creek — none identified
Unique Animal Life — none known
Unique Plant Life — none known
Unstable Soils — none known
Wildlife Habitat — none known
Q. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN:
No environmental features of concern were identified within the natural features analysis dated
November 20, 2025, attached to the staff report.
R. PROPOSED TIME SCHEDULE FOR THE DEVELOPMENT OF THE SITE:
The applicant has not proposed a phasing plan with this application. Therefore, the subdivision is
anticipated to be developed in a single phase.
S. EAGLE CITY CODE FINDINGS FOR A CONDITIONAL USE PERMIT, PLANNED UNIT
DEVELOPMENT, AND PRELIMINARY DEVELOPMENT PLAN:
1. That the proposed PUD is in the public interest, advances the general welfare of the community
and neighborhood, and will not be detrimental to the economic welfare of the community.
2. That the development be designed, constructed, operated and maintained to be harmonious and
appropriate in appearance with the existing or intended character of the general vicinity and
how such use will not change the essential character of the same area.
3. That the development will not be hazardous or disturbing to existing or future neighborhood
uses.
4. That the development does not involve uses, activities, processes, materials, equipment, and/or
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.
5. That the development 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.
6. That the development will not create excessive additional requirements at public cost for public
facilities and services.
7. That the development is provided with parks, ponds, open areas, areas of special interest,
floodplain preservation, and/or other special features which would not typically be provided in
a non-PUD proposal.
8. That the vehicular approaches to the property are designed to not create an interference with
traffic on surrounding public thoroughfares.
9. That the development will not result in the destruction, loss, or damage of a natural, scenic or
historic feature of major importance.
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10. That the proposed development will be harmonious with and in accordance with the general
objectives or with any specific objective of the Comprehensive Plan.
11. That the proposed development will be harmonious with and in accordance with the general
objectives or with any specific objective of Eagle City Code Title 8.
12. That the benefits, combination of various land uses, and interrelationship with the surrounding
area for this proposed development justifies any proposed deviation from any standard district
regulations.
In cases of large - scale PUDs (incorporating eleven (11) or more lots or dwelling units):
13. That public services shall be provided to the development including, but not limited to, fire
protection, police protection, central water, central sewer, road construction, parks and open
space, recreation, maintenance, schools and solid waste collection.
14. That an estimate of the public service costs to provide adequate service to the development has
been provided by the developer.
15. That an estimate of the tax revenue that will be generated from the development has been
provided by the developer.
16. That suggested public (or private) means of financing the services for the development if the
cost for the public services would not be offset by the tax revenue received from the
development has been provided by the developer.
For a request of up to 10% of the gross land area to be directed to uses other than residential
(i.e.; commercial, industrial, public and quasi public uses that are not allowed in the land use
district): No such request was provided with this application
17. That the uses are appropriate with the residential uses.
18. That the uses will serve principally the residents of the PUD.
19. That the uses are planned to be an integral part of the PUD.
20. That the uses located and designed to provide direct access to a collector or arterial street.
21. That the proposed street connections will not create congestion or traffic hazards.
T. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report:
City Engineer: All comments within the engineer's letter dated June 3, 2026, are of special concern.
Ada County
Ada County Highway District
Central District Health Department
Department of Environmental Quality
Eagle Fire Department
Eagle Sewer Department
Idaho Transportation Department
U. LETTERS FROM THE PUBLIC:
No letters from the public have been received to date.
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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 May 12, 2026), designates this site as the following:
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.
Residential Transition Overlay
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.
CHAPTER 6: LAND USE
6.4.3 General Land Use Implementation Strategies
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.
6.12 — Village Planning Area
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.
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6.6.1 — Village Planning Area Land Uses/Design
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).
6.6.2 — Village Planning Area Access
A. The development 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.
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.
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.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2-1: Districts Established, Purposes and Restrictions:
R RESIDENTIAL DISTRICT: To provide regulations and districts for various residential
neighborhoods. Gross density in an R district shall be determined according to the numeral
following the R. The numeral designates the maximum number of dwelling units per acre. Multi-
family and two-family units/developments are prohibited in R-1, R-2, R-3, R-4 and R-5 zoning
districts, unless approved as part of a planned unit development (PUD). Centralized water and
sewer facilities are required for all subdivision and lot split applications submitted after the
effective date hereof in all districts exceeding one dwelling unit per two (2) acres (R-E). Whenever
there is a conflict or difference between the provisions of this section and those of other chapters
and/or other titles, the chapter or title with the more restrictive provision shall prevail.
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P PLANNED UNIT DEVELOPMENT: This designation, following any zoning designation noted
on the official zoning map of the city (i.e., R-4-P), indicates that the development was approved by
the city as a planned unit development. Density transfers may have been permitted as a part of the
overall development.
DA DEVELOPMENT AGREEMENT: This designation, following any zoning designation noted
on the official zoning map of the city (i.e., C-2-DA), indicates that the zoning was approved by the
city with a development agreement. Specific provisions, as may have been incorporated within the
development agreement, are applicable to development within this zoning designation.
• Eagle City Code Section 8-24: Schedule of Building Height and Lot Area Regulations:
Minimum Yard Setbacks
Note Conditions A To E*
Maximum
Minimum Lot
Zoning
Lot
Area
Minimum
District Maximum Front Rear Interior Street
Covered F
(Acres Or Square
Lot
Height Side Side
And J*
Feet) H*
Width I*
R-1 35' 30' 30' 15' 30'
35%
37,000
100'
B. Additional 5 feet per story side setback is required for multi -story structures. Height not to
exceed maximum allowed within the zone.
G. All front load garages shall be set back a minimum of 25 feet from the back of sidewalk.
• Eagle City Code Section 8-3-3: Supplemental Yard and Height Regulations:
B. Fences:
1. In any front yard area, no fence or wall shall be permitted which materially impedes vision
across such yard above the height of two and one-half feet (21/2') measured from the
centerline grade of the adjacent street. Picket style fences where fifty percent (50%) of the
fence remains open may be permitted up to four feet (4') in height. Chainlink fencing is
prohibited in any front yard area.
2. Fencing located adjacent to any street identified as a collector or arterial on the
transportation and pathway network plan in the Eagle comprehensive plan, and on the street
side of all corner lots, shall be an open fencing style such as wrought iron or other similar
see through, decorative, durable fencing material, except as otherwise may be permitted in
subsection 8-2A-7J of this title.
3. Chainlink fencing is prohibited in the R (Residential) Zoning District.
4. A permit is required prior to the construction of a fence in any front yard area and along
any street within the City subject to the application requirements established in section 8-
7-2 of this title.
• Eagle City Code Section 8-6-1: Purpose, Goals and Objective:
A. Purpose: The purpose of this chapter is to establish clear development standards that will
achieve the city of Eagle's vision for development as presented in the Eagle comprehensive
plan. The standards will be designed to create livable communities that
provide exemplary open spaces and recreational opportunities, that encourage a diversification
of housing types, styles and living options for a wide range of income levels and lifestyles, and
thereby enhance the living experience within the city of Eagle.
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B. Goals: To provide guidance and establish expectations for development within the city of
Eagle. The PUD provides clear standards and options for development within the city including
lot sizing, open space and the diversification of housing types.
C. Objective: To guide land development and construction through the planned unit development
(PUD) to achieve the following:
1. A maximum choice of living environments by allowing a variety of housing and building
types, lot dimensions, yards, building setbacks and area requirements;
2. A more useful pattern of open space and recreation areas and, if permitted as part of the
project, more convenience in the location of accessory commercial uses, office uses and
services;
3. A development pattern which preserves and utilizes natural topography and geologic
features, scenic vistas, trees and other vegetation, and prevents the disruption of natural
drainage patterns;
4. A more efficient use of land than is generally achieved through conventional development
resulting in substantial savings through shorter utilities and streets; and
5. A development pattern in harmony with the objective for land use density, transportation
and community facilities as presented in the comprehensive plan. (Ord. 566, 5-15-2007)
• Eagle City Code Section 8-7-3-5: Conditional Use Permit:
D. Conditions Of Permit: Upon the granting of a conditional use permit, conditions may be attached
to said permit including, but not limited to, those:
1. Minimizing adverse impact on other development;
2. Controlling the sequence and timing of development;
3. Controlling the duration of development;
4. Assuring that development is maintained properly;
5. Designating the exact location and nature of development;
6. Requiring the provision for on site or off site public facilities or services; and
7. Requiring more restrictive standards than those generally required in this title.
C. SUBDIVISION CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 9-3-2-5: Private Streets and Private Alleys:
Private streets and private alleys may be permitted, in the discretion of the council, subject to the
following:
a. Compliance: The council must find that any proposed private streets or private alleys are in
compliance with each of the following criteria:
i. Unique or special circumstances exist with respect to the proposed use, design, location,
topography, or other features of the development or its surroundings such that private
streets and or private alleys will serve to enhance the overall development.
ii. Safe and effective movement of both vehicular and pedestrian traffic, sidewalks, and
parking are provided.
iii. Adequate access for service and emergency vehicles is provided.
iv. Access and good transportation planning to adjacent property and to the area travel
networks is not adversely affected.
v. Adjacent property will not be landlocked by the site layout.
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Subdivision - PZF.docx
vi. Other than to provide emergency access, the private streets, or private alleys, do not
connect one public street to another, thereby encouraging travel through the development
served by the private street; provided, however, that in order to provide secondary access,
a private street may have more than one connection to a public street and/or may be
connected to more than one public street if access thereto is controlled by automatic gates
or other control devices approved by the council.
vii. The use or alignment of the private streets or alleys do not interfere with the continuity of
public streets.
viii. An appropriate mechanism has been established for the repair and maintenance of the
private streets and private alleys, including provisions for the funding thereof.
ix. Private streets and private alleys are only permitted within a planned unit development and
are limited to providing access to no more than ten percent (10%) of the lots, except that
private streets and private alleys may serve all single family attached dwelling lots.
B. Construction And Design Standards: Private streets and private alleys shall conform to the
following construction and design requirements:
All private street and private alley construction shall be in accordance with Ada County
highway district's structural standards for streets and alleys including base course and
asphaltic concrete mat thickness utilizing the appropriate traffic index or as may be
recommended by the city engineer and approved by the city council, and shall further be
in accordance with Ada County highway district's intersection design and drainage
requirements, or as may be recommended by the city engineer and approved by the city
council.
2. Except as may be otherwise set forth in this section, private streets and private alleys shall
meet such design and dimensional requirements as the council may determine are
appropriate considering the proposed use and the site upon which the private streets are to
be placed, however, all private streets shall contain paved travel lanes a minimum of twelve
feet (12') in width and private alleys shall contain paved travel lanes a minimum of ten feet
(10') in width and shall provide for the safe, convenient, and effective movement of both
vehicular and pedestrian traffic for private streets and vehicle traffic for private alleys.
Vertical curbing shall be provided for private streets that are less than thirty-four feet (34')
in total width. Alleys must utilize other curb types.
3. Sidewalks shall be required in accordance with subsection 9-4-1-6F of this title. However,
alternative sidewalk and landscape strip designs may be approved by the City Council
based upon a finding made by the Council that characteristics and qualities of the
development justify the alternate design. Sidewalks and planter strips, as referenced within
subsection 9-4-1-6F of this title, shall not be required along alleys.
4. The design engineer shall identify on the construction drawings for the review and approval
by the city engineer, all traffic signs needed for the project, including, but not limited to,
designated parking and "no parking" areas, speed, stop, and such other signs as are required
for safe pedestrian and vehicle travel.
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Subdivision - PZF.docx
5. All private streets and private alleys shall, during the progress of construction, be inspected
and tested, at the expense of the owner or developer, by a qualified inspector in order to
ensure compliance with the construction and design standards set forth in this section, the
construction drawings as prepared by the registered professional engineer, and good
engineering and construction practices. Reports of such inspections and tests shall be
submitted, together with a certification of such compliance, for the review and approval by
the city engineer.
6. All dead end private streets and private alleys shall terminate at one of the following
approved turnaround areas:
a. A cul-de-sac designed in accordance with the provisions of subsection 9-3-2-1 G of this
chapter and subject to the approval of the Eagle fire district and city engineer and
provided further that proper maintenance of the island is provided for;
b. A hammerhead/tee type turnaround or as may be otherwise approved by the Eagle fire
district and the city engineer; or
c. Such other turnaround area as may be approved by the Eagle fire district, city engineer,
and city council.
d. Private streets and private alleys not exceeding 150-feet may terminate with no turn-
around if approved by the Eagle Fire District.
7. The design of all private streets and private alleys and related storm drainage facilities shall
be prepared by a licensed professional engineer in the state in substantial conformance with
engineering and design standards in effect at the time of preparation of the design.
Construction drawings, together with a certification of such conformity, shall be submitted
for the review and approval by the city engineer. No part of this section shall be construed
as allowing a private street that is not in conformance with current engineering and design
standards.
8. If any provision of this section is found to be in conflict with any other applicable provision
of this title, the provision which establishes the higher and/or more restrictive standard
shall prevail, unless specifically determined otherwise by the city council.
C. Access And Maintenance Requirements: Provisions shall be made for the future maintenance
of and access to private streets and private alleys as follows:
1. A plan and schedule for the future repair and maintenance of the private street and private
alley and drainage facilities for the period of the expected lifetime thereof and a cost
estimate therefor prepared by a licensed professional engineer in the state, together with a
proposed method for funding the same, including, but not limited to, the creation and
maintenance of a reserve fund for that purpose, shall be submitted with the final plat
application for review and approval by the city engineer and city council.
2. The location of private streets and private alleys shall be clearly depicted on the face of the
plat and notes shall be included on the face of the plat which shall:
a. Act to convey to each lot owner within the subdivision to be served by the private
streets or private alleys the perpetual right of ingress and egress over the described
private street;
b. Provide that such perpetual easement shall run with the land; and
c. Provide that the restrictive covenant for maintenance of the private streets or private
alleys cannot be modified and the homeowners'/property owners' association or other
entity cannot be dissolved without the express consent of the city.
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Subdivision - PZF.docx
A restrictive covenant for repair and maintenance of the private streets or private alleys
shall be recorded at the time of recording the plat which said covenant shall create a
homeowners'/property owners' association or substantially similar entity and make
provision for the perpetual maintenance of the private streets or private alleys in accordance
with the approved plan as provided for in subsection C 1 of this section. Said restrictive
covenant shall also provide that the said covenant shall run with the land and that the said
covenant cannot be modified and that the homeowners'/property owners' association or
other entity cannot be dissolved without the express consent of the city. The said restrictive
covenant shall be reviewed and approved by the city attorney prior to certification and
signing of the final plat by the city engineer.
4. The council may, in the reasonable exercise of its discretion, order the owners or the entity
responsible for the maintenance of any private streets or private alleys approved in
accordance with the provisions of this section to undertake such repair and maintenance
activities as it may determine is necessary to protect the public health, safety, or welfare
and make such expenditures from the funds reserved therefor as may be required thereby;
and the owner or responsible entity shall, as a condition of approval of any such private
street, be deemed to have agreed to comply with any such order and to reimburse the city
all of its costs, including attorney fees, incurred in obtaining or enforcing any such order.
Any order entered by the council pursuant to this subsection may be enforced by a court of
competent jurisdiction and the city shall be entitled to recover its costs and attorney fees
incurred in connection therewith.
D. Conformity To Comprehensive Plan: All private streets and private alleys shall, in all respects,
conform to all applicable components of the comprehensive plan.
E. Waiver: The council may waive or modify any of the standards or requirements of this section
when the private streets or private alleys have been determined to be an integral element of the
overall plan and scheme of the development or will serve to enhance the overall development;
provided, however, that any such waiver shall not be injurious to public health or safety.
• Eagle City Code Section 94-1-6: Pedestrian/Bicycle Pathway and Sidewalk Regulations:
A. Intent: The placement of pathways is intended to encourage nonmotorized forms of travel, and
to provide safe, convenient and aesthetic alternative travel routes to common destinations such
as schools, parks, shopping centers, etc. The following factors will be considered in the
placement of any pathway: the utility and need for a given pathway, impacts to existing
neighborhoods, compliance with the comprehensive plan and trails and pathways master plan
pathway design as it relates to both crime prevention and function, and the responsibilities of
ownership, maintenance, and liability.
B. Location:
1. The city shall require the creation and maintenance of pathways (except in cases where it
is shown to be inappropriate), that provide access to adjacent:
a. Schools;
b. Public parks;
c. Adopted pathway elements within the comprehensive plan trails and pathways master
plan;
d. Neighborhoods;
e. Shopping areas;
f. Public lands;
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Subdivision - PZF.docx
g. Transportation or other community facilities, and vacant parcels, held either publicly
or privately which could provide future neighborhood connection(s) to the above noted
sites; and
h. In similar cases where deemed appropriate.
2. In addition, pathways may be required to connect sites other than those noted above:
a. When there is evidence that a pedestrian/cyclist would otherwise be forced to travel
alongside a designated arterial roadway, or other roadway that may be hazardous for
nonmotorized forms of travel, in order to reach the desired destination, or
b. When the pedestrian/cyclist would otherwise have to travel a distance of more than
one-half (1/2) mile alongside a local or collector roadway in order to reach the desired
destination.
• Eagle City Code Section 94-1-9: Water Supply and Sewer Systems:
C. Pressurized Irrigation Facilities:
1. All residential dwelling units and subdivision common areas shall be provided with a
pressurized irrigation system to be served with irrigation water from a surface water right
unless a waiver, as outlined herein, is approved by the city council.
• Eagle City Code Section 9-4-1-3(A)(2): Curbs and Gutters:
2. Rolled curbs and gutters shall be required on minor streets.
• Eagle City Code Section 9-5-4: Planned Unit Development Subdivisions:
A planned unit development is a mechanism by which the City may permit a variety in type, design,
and arrangement of structures; and enable the coordination of project characteristics with features
of a particular site in a manner consistent with the public health, safety and welfare. A planned unit
development allows for innovations and special features in site development, including the location
of structures, conservation of natural land features, conservation of energy and efficient utilization
of open space. Large scale developments as defined herein shall be submitted as planned unit
developments.
D. DISCUSSION:
• The proposed preliminary plat shows a street section for Hartley Road with an eight -foot (8') wide
landscape planter between the curb and sidewalk. The preliminary plat and concept plan, however,
do not depict a landscape planter in this location. The applicant should provide a revised preliminary
plat and landscape plan showing street trees within the landscape planter along North Hartley Road.
The applicant should submit the revised preliminary plat prior to submittal of a final plat application.
The applicant is requesting a waiver from the open space standards outlined in Eagle City Code
Sections 8-6-5-2(A), (B), and (D), which require a minimum of 20% total open space, that at least
15% of the required open space be developed as active open space, and that a minimum of 50% of
all lots be directly adjacent to or have direct access to common open space. The applicant is not
proposing any designated open space or common area within the subdivision other than the proposed
private street and has therefore requested relief from these requirements. Unless a waiver is
approved, the applicant should submit a revised preliminary plat removing at least one (1) buildable
lot and adding at least one (1) common lot contributing to a minimum area of 1.15 acres of common
area open space, 15% of which should be designated as active open space as defined by Eagle City
Code Section 8-2-1. The applicant should submit the revised preliminary plat prior to submittal of a
final plat application.
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Subdivision - PZF.docx
• Regarding private streets, the applicant is requesting a waiver from Eagle City Code Section
9-3-2-1(I), which limits the number of residential lots that may be served by private streets within a
Planned Unit Development (PUD) to no more than ten percent (10%) of the total lot count. As
proposed, 100% of the lots within the subdivision would be served by a private street network.
Unless a waiver is approved, the applicant should submit a revised preliminary plat showing public
streets designed pursuant to ACHD standards. The applicant should submit the revised preliminary
plat prior to submittal of a final plat application along with confirmation from ACHD that they will
accept the street as a public road.
• The applicant is also requesting approval for a private gated entry at North Hartley Road, which is
the sole vehicular access point to the subdivision. Pursuant to Eagle City Code, private gated access
to residential subdivisions must be specifically approved by City Council. Unless a gated access is
approved, the applicant should submit a revised preliminary plat showing no gated access within
Hartley Cove Subdivision. The applicant should submit the revised preliminary plat prior to
submittal of a final plat application. If gated access is approved with this application, the final design
and configuration of the gate should be reviewed and approved by the Design Review Board and
City Council prior to submittal of a final development plan and final plat application.
• Gated private streets may present operational challenges for routine services such as trash collection,
mail delivery, utility maintenance, and parcel delivery. The applicant has not submitted
documentation confirming that service providers — namely Hardin Sanitation and the US Postal
Service — have reviewed the access plan and verified that their operational needs can be met. If the
gated concept is approved, to avoid future access conflicts and ensure continuity of essential
services, the applicant should obtain written confirmation from all applicable service providers
(specifically Hardin Sanitation and the US Postal Service, at minimum), verifying that the proposed
private street and gated access configuration are acceptable for the agencies' operational needs. The
applicant should submit written confirmation from the service providers prior to submittal of a final
plat application.
• The proposed preliminary plat shows a thirty -three-foot (33') wide private street section to serve all
residential lots within the subdivision. Pursuant to Eagle City Code Section 9-3-2-5(B)(2), private
streets are required to include vertical curbing when the total width of the street section is less than
thirty-four feet (34'). As proposed, the street section does not include vertical curbing.
While the applicant's design meets the required travel lane width, the absence of vertical curbing on
a thirty -three-foot (33') wide street is a deviation from the standard design criteria. However, Eagle
City Code Section 9-3-2-5(E) grants the City Council discretion to approve alternative private street
configurations based on the specific use and site context, provided that the design ensures safe,
convenient, and effective movement of vehicular and pedestrian traffic.
Unless a waiver is approved, the applicant should submit a revised preliminary plat showing a
private street section designed according to the standards of Eagle City Code Section 9-3-2-5,
including vertical curbing. The applicant should submit the revised preliminary plat prior to
submittal of a final plat application.
• Pursuant to Eagle City Code Section 9-4-1-9(C), all residential dwelling units and subdivision
common areas shall be provided with a pressurized irrigation system to be served with irrigation
water from a surface water right unless a waiver is approved by the city council. The applicant's
pressurized irrigation report, dated May 22, 2026, indicates that there are no surface water rights
available to the property. The applicant is requesting a waiver of the requirement of ECC Section 9-
4-1-9(C) to provide pressure irrigation from an existing groundwater irrigation right.
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Subdivision - PZF.docx
The pressurized irrigation report provides calculations to show that the proposed development has
sufficient groundwater rights to provide irrigation flow. The City Engineer has reviewed the request
for a pressurized irrigation waiver, pursuant to ECC 9-4-1-9(C)(3), and has indicated that City
Council shall determine if the request meets the intent of the provision for a waiver. If the waiver of
the requirement for surface water rights for pressurized irrigation is approved, the applicant should
be permitted to provide irrigation water from an existing groundwater irrigation right.
If the waiver is approved the applicant should provide a revised preliminary plat with a new plat
note which states, "Irrigation water has been provided through groundwater rights. Lots within the
subdivision will be entitled to irrigation water rights and/or shares and individual lots will remain
subject to assessments from the applicable irrigation entities, to be paid through fees assessed by the
homeowner's association. The pressurized irrigation system shall be owned and maintained by the
Hartley Cove Homeowner's Association, or its assigns." The revised preliminary plat should be
provided prior to submittal of a final plat application.
• The applicant is requesting a R-1-DA-P (Residential with a development agreement — PUD) zoning
designation. Pursuant to Eagle City Code Section 8-2-4, the following setbacks, maximum lot
coverage, and minimum lot width are required within the R-1 (Residential) zone:
R-1 (Residential) zoned area:
Front
Rear
Interior Side
Street Side
Maximum Lot Coverage
Minimum Lot Width
30-feet
30-feet
additional story)
30-feet
35%
100-feet
15-feet (first story) 5-feet (each
* A single-family dwelling that utilizes a side entry garage is permitted to have a 5-foot
reduction in the minimum required front yard setback provided that the distance in no less than
twenty feet (20') within the R-1 zoning district.
* All front load garages shall be setback a minimum of twenty-five feet (25') from the back of
sidewalk.
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Subdivision - PZF.docx
Based on the proposed eight -foot (8') wide landscape strip and five-foot (5') wide sidewalk along
the south side of the proposed private street, as shown in the preliminary plat date stamped by the
City on February 27, 2026, the following setbacks, minimum lot width, and lot coverage
requirements should apply:
R-1 (Residential) zoned area (Lots 1-3, Block 1):
Front - Living
Front — Garage (Front Load)
Front — Garage (Side Load)
Rear
Interior Side
Street Side
Maximum Lot Coverage
Minimum Lot Width
30-feet (measured from back of sidewalk)
30-feet (measured from back of sidewalk)
25-feet (measured from back of sidewalk)
30-feet
15-feet (first story) 5-feet (each additional story)
30-feet
35%
100-feet
R-1 (Residential) zoned area (Lots 4 and 5, Block 1):
Front - Living
Front — Garage (Front Load)
Front — Garage (Side Load)
Rear
Interior Side
Street Side
Maximum Lot Coverage
Minimum Lot Width
28-feet
28-feet
23-feet
30-feet
15-feet (first story) 5-feet (each additional story)
30-feet
35%
100-feet
• The proposed development is located within the City of Eagle's Municipal Water Service Area.
Pursuant to Resolution No. 24-03, a portion of the water capitalization fee shall be collected at the
time of preliminary plat submittal and the remainder of the fee shall be collected at the time of final
plat submittal. The applicant should be required to pay the remainder of the water capitalization fee
prior to the City Clerk signing the final plat.
The preliminary plat shows a portion of the proposed eight -foot (8') wide landscape planter along
the west side of Hartley Road to be located within the right-of-way. The applicant should provide a
license agreement from ACHD approving the landscaping located within the public rights -of -way
abutting and within this site prior to approval of a final plat (ECC 9-4-1-2). The applicant should
provide a revised preliminary plat with a new plat note which states, "This subdivision is subject to
the terms of ACHD License Agreement Instrument No. " The revised
preliminary plat should be provided prior to submittal of a final plat application.
Water and sewer are currently stubbed along the western property boundary from the adjacent
property within Terra View Subdivision. The applicant is proposing water and sewer facilities to be
brought from the western property boundary to the intersection of the proposed private street and
North Hartley Road, as shown on the utility plan date stamped by the City on February 27, 2026.
The applicant should be required to stub City water facilities at the northeast and southeast corners
of the property along North Hartley Road.
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PUBLIC HEARING OF THE COMMISSION:
A. A public hearing on the application was held before the Planning and Zoning Commission on July 6,
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
one (1) individual (not including the applicant) who indicated that they were pleased to see the
developer propose a lower density subdivision that provides a good transition between the mixed use
development to the west and the rural -residential properties to the east.
C. Oral testimony in opposition to the application was presented to the Planning and Zoning Commission
by no one.
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:
00:51:32): ht(ps:llea.zle-id..Qt-(iiiieus.com/P/averlc/ip/-7259?view id=1&redirect=tnr
COMMISSION DECISION REGARDING THE ANNEXATION AND REZONE WITH A
DEVELOPMENT AGREEMENT:
The Commission voted 3 to 0 (McCauley and Oland absent) to recommend approval of A-2026-02/RZDA-
2026-02 for an annexation and a rezone from RUT (Rural -Urban Transition — Ada County designation) to
R-1-DA-P (Residential with a development agreement — PUD) with the following staff recommended
conditions to be placed within a development agreement, with underlined text to be added by the
Commission and strikethrough text to be deleted by the Commission:
3.1 The maximum density for the Property shall be 0.88 dwelling units per acre (5 single-family detached
dwellings).
3.2 Owner will develop the Property subject to the conditions and limitations set forth in this
Development Agreement. Further, Owner will submit such applications regarding floodplain
development permit review, design review, preliminary and final plat reviews, and/or any conditional
use permits, if applicable, and any other applicable applications as may be required by the Eagle City
Code, which shall comply with the Eagle City Code, as it exists at the time such applications are
made except as otherwise provided within this Agreement.
3.3 The Concept Plan (Exhibit C) represents the Owner's current concept for completion of the project.
As the Concept Plan evolves, the City understands and agrees that certain changes in that concept
may occur. If the City determines that any such changes require additional public comment due to
potential impacts on surrounding property or the community, a public hearing shall be held on any
proposed changes in the Concept Plan, notice shall be provided as may be required by the City.
3.4 The conditions, covenants and restrictions for the Property shall contain at least the following:
(a) An allocation of responsibility for repair and maintenance of all community and privately owned
landscaping, pressurized irrigation facilities, fences, mailbox units, private streets, streetlights,
and amenities. The owner shall provide an operation and maintenance manual including the
funding mechanism as an addendum to the CC&Rs and the repair and maintenance requirement
shall run with the land and that the requirement cannot be modified and that the homeowners
association or other entity cannot be dissolved without the express consent of the City.
(b) A requirement for all fencing to be installed as shown on the Fencing Plan (Exhibit D). All
other fencing (i.e. dog-eared cedar fencing, chainlink) shall be prohibited. Any fencing located
adjacent to the street side of all corner lots shall be an open fencing style such as wrought iron
or other similar decorative style, durable fencing material.
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Subdivision - PZF.docx
(c) A maintenance manual for the stormwater swales requiring that the association shall have the
duty to maintain the swales including the maintenance and replacement of landscape material,
removal of refuse, and any other maintenance required to ensure that the swales function as
designed for the purpose of capturing stormwater, in perpetuity.
(d) A maintenaftee manual for- the str-eeflights r-equir-ing that the asseeiation shall have the duty te
maintain and eper-Ae the light fixtures ifieluding the repair- and r-eplaeeffleflt of the fixtufe, my
asseeiated eleet6eal supply, and light bulbs, in per-pe4tity,
(e) A requirement stating that the Homeowner's Association shall have the duty to maintain the
pressurized irrigation system and all common landscape areas in the subdivision are maintained
in a competent and attractive manner, including the watering, mowing, fertilizing and caring for
shrubs and trees in perpetuity. (ECC 9-4-1-9[C][1])
(f) A requirement that in the event any of the CC&Rs are less restrictive than any government rules,
regulations or ordinances, then the more restrictive government rule, regulation or ordinances
shall apply. The CC&Rs are subject to all rules, regulations, laws and ordinances of all
applicable government bodies. In the event a governmental rule, regulation, law or ordinance
would render a part of the CC&Rs unlawful, then in such event that portion shall be deemed to
be amended to comply with the applicable rule, regulation, law or ordinance.
(g) 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 Hartley Cove
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.
3.5 The single family dwellings shall be eenstnaeted in stibstafAial eenfefma-flee to the styles e
afehiteetwe as shey,,% in Exhibit "E"
, the applicant shall create an architectural control
committee (ACC) as a component of the development's CC&Rs. Provisions regarding the creation
and operating procedures of the ACC shall be included in the CC&Rs and shall be reviewed and
approved by the City attorney prior to the approval of the first final plat.
The submittal of the building permit application to the City for each structure within the development
shall be accompanied by an approval letter from the ACC. Building permit applications that do not
have an approval letter attached will not be accepted.
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To assur-e eemplia-mee with the eenditions of approval her-ein, the city fesen,es the right to
,
r-equir-ements as shewn on the Exhibit "»
the right t app&4 the deeision to the Eagle C:ty, C eil : aeeer-danee with Eagle City erode Seetiefi
87 4 1.
Similar residential home exterior elevations shall not be used twice within a five (5) home radius of
each other.
3.6 Owner shall not file a protest with the Idaho Department of Water Resources against the City of Eagle
regarding water rights application(s) for the construction of any municipal wells located within the
City of Eagle water service area. Owner shall not apply for additional ground water rights associated
with the Property irrigation system.
3.7 To allow for the future installation of municipal fiber-optic cable, the applicant shall be required to
install municipal fiber-optic conduit lines along all streets in accordance with the City's Fiber Master
Plan. The Owner shall conduct a pre -application meeting with the City of Eagle Fiber Department
prior to submittal of a final plat application. Upon completion of the installation of the municipal
fiber-optic conduit lines, the Owner 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.
COMMISSION DECISION REGARDING THE CONDITIONAL USE PERMIT, PRELIMINARY
DEVELOPMENT PLAN, AND PRELIMINARY PLAT:
The Commission voted 3 to 0 (McCauley and Oland absent) to recommend approval of CUP-2026-
06/PPUD-2026-02/PP-2026-02 for a conditional use permit, preliminary development plan, and
preliminary plat for Hartley Cove Subdivision with the following staff recommended site specific
conditions of approval and standard conditions of approval, with underlined text to be added by the
Commission and strikethrough text to be deleted by the Commission:
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all conditions within the development agreement for rezone application RZDA-2026-02.
2. Comply with all requirements of the City Engineer.
3. 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.
4. The developer shall provide shade -class trees (landscape plan to be reviewed and approved by the
Design Review Board) along both sides of all streets within this development. Trees shall be placed at
the front of each lot generally at each side property line, or as approved by the Design Review Board.
The trees shall be located within an eight -foot (8') wide landscape strip between the five-foot (5') wide
concrete sidewalk and the curb, within five -feet (5') of the sidewalk where a seepage bed is located in
the landscape strip, and within five -feet (5') of the front property line where there is no sidewalk. Any
and all drainage swales and/or seepage beds shall be placed so as to not interfere with the required
placement of street trees. 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.
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Subdivision - PZF.doex
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.
5. Hartley Cove Subdivision shall remain under the control of one Homeowners Association (ECC 9-3-
8[D][4])
6. All plat notes that are required on the preliminary plat shall be transferred to the final plat prior to
submittal of a final development plan/final plat application.
7. The applicant shall place a 4' x 8' subdivision sign(s) containing information regarding the proposed
development. The subdivision sign(s) shall be located along each roadway that is adjacent to the
Property. The subdivision sign(s) shall be located on the Property outside of the public right-of-way
and remain clearly visible from the roadway.
8. The following setbacks, minimum lot width, and lot coverage requirements shall apply:
Lots 1-3, Block 1:
Front - Living
Front — Garage (Front Load)
Front — Garage (Side Load)
Rear
Interior Side
Street Side
Maximum Lot Coverage
Minimum Lot Width
Lots 4 and 5, Block 1:
Front - Living
Front — Garage (Front Load)
Front — Garage (Side Load)
Rear
Interior Side
Street Side
Maximum Lot Coverage
Minimum Lot Width
2040-feet (measured from back of sidewalk)
2538-feet (measured from back of sidewalk)
20�-feet (measured from back of sidewalk)
30-feet
15-feet (first story) 5-feet (each additional story)
30-feet
35%
100-feet
3029-feet
3024-feet
252-3--feet
30-feet
15-feet (first story) 5-feet (each additional story)
30-feet
35%
100-feet
9. The applicant shall provide a license agreement from ACHD approving the landscaping located within
the public rights -of -way abutting and within this site prior to approval of a final plat (ECC 9-4-1-2).
10. The applicant shall submit the necessary plans and calculations demonstrating that the proposed swale
system provides sufficient stormwater capture and that the future residential lots within the subject
property are graded in such a way that the residences, as well as the adjacent properties, are not subject
to stormwater run-off. The applicant shall submit plans and calculations with the final plat application
for review and approval by the City Engineer prior to approval of the final plat.
11. The applicant shall provide a revised preliminary plat with a new plat note which states, "This
subdivision is subject to the terms of ACHD License Agreement Instrument No.
." The revised preliminary plat shall be provided prior to submittal of a final
plat application.
12. The applicant shall be required to pay the remainder of the water capitalization fee prior to the City
Clerk signing the final plat.
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Subdivision - PZF.doex
13. The applicant shall provide a r-evisea prelimin n plat -^a landscape plan showing street trees within
the landscape planter along North Hartley Road. The landscape plan shall be reviewed and approved
by the Design Review Board and City Council appheant shall stibm:t the r as prel" inaf; plot
prior to submittal of a final development plan final plat application.
14. The applicant shall be required to stub City water facilities at the northeast and southeast corners of
the property along North Hartley Road.
The following conditions of approval address requests made by the applicant for waivers or
deviations from standard code requirements, as stated in the applicant's narrative, date stamped
February 27, 2026:
15. Unless awaiN 1,
the appheant shall submit a fevised pr-ehfninar-y plat with at least one (1)
0 of open spaee, 150%
eefwnen let and ine
be designated as aetive open spaee as defined by Eagle City Code Seetion 8 2 1. The appheant shall
submit the Fevisedpr-eliminafy plat prior to submittal of afilial plat . pli .,t:
A waiver of the minimum open space requirements (Eagle City Code Section 8-6-5-2) is granted with
this application and the design of the subdivision shall be acceptable as proposed.
16. ° ,
the appheant shall siibmit a revised pr-elimifiwy plat showing publie streets designed pur-stiant to AC14—D
applieatien along with eenfifmation �Fofn AG14D that they will aeGept the stfeet as a p4he FE)
A waiver of EaWe e City Code Section 9-3-2-1(I) is granted with this application, and all proposed
residential lots are permitted to be served by private streets.
17. Unless a gated aeeess is appreved, the appheant shall submit a r-evised pr-elifninaFy plat shawi _
gated aeeess within Hai4ley Gove Sobdivision. The appheant shall submit the revised pr-elifninafy plat
pr-ior- to submittal of a final plat appheatien. if gated ae---- — ed with this , The final
design and configuration of the gate shall be reviewed and approved by the Design Review Board and
City Council prior to submittal of a final development plan and final plat application.
18 if the gated .,,..o l tTo avoid future access conflicts and ensure continuity of essential
services, the applicant shall obtain written confirmation from all applicable service providers
(specifically Hardin Sanitation and the US Postal Service, at minimum), verifying that the proposed
private street and gated access configuration are acceptable for the agencies' operational needs. The
applicant shall submit written confirmation from the service providers prior to submittal of a final plat
application.
19. Unless a waiver- is appr-eved for- 4 thiAy three feet (33') in width With FOIWEI eur-bs, th-e
appheant shall submit a r-evised pr-ehfninaFy plat showing a pr-ivate street seetien designed aeeer-&T40
the standards of Eagle Gity Code Seetion 9 3 2 5, ineluding vet4ieal eur-bing. The applieant should
submit the revised pr-eIiffiinaf:y plat pr-ief te submittal of a final plat appheation.
A waiver of Eagle Citv Code Section 9-3-2-5 is izranted with this application, and design of the private
street shall be acceptable as proposed.
20. If the waiver- of the requirement for- sur-faee water- rights fer- pr-essurized kT-igatien is appr- , A waiver
of Eagle City Code Section 9-4-1-9(C) is granted with this application, and the applicant shall be
permitted to provide irrigation water from an existing groundwater irrigation right.
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Subdivision - PZF.docx
If the waiver- is approved, *The applicant shall provide a revised preliminary plat with a new plat note
which states, "Irrigation water has been provided through groundwater rights. Lots within the
subdivision will be entitled to irrigation water rights and/or shares and individual lots will remain
subject to assessments from the applicable irrigation entities, to be paid through fees assessed by the
homeowner's association. The pressurized irrigation system shall be owned and maintained by the
Hartley Cove Homeowner's Association, or its assigns." The revised preliminary plat should be
provided prior to submittal of a final plat application.
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.
2. Correct street names, as approved by the Ada County Street Name Committee, shall be placed on the
plat prior to the City Engineer signing the final plat.
3. Complete water and sewer system construction plans shall be reviewed and approved by the City
Engineer. Required improvements shall include, but not be limited to, extending all utilities to the
platted property. The developer may submit a letter in lieu of plans explaining why plans may not be
necessary.
4. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior to
the City Engineer signing the final plat (I.C. Title 50, Chapter 13 and I.C. 39-118).
5. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources prior to the City Engineer signing the final plat.
6. 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 the City Engineer signing the final plat.
7. All homes being constructed with individual septic systems shall have the septic systems placed on the
street side of the home or shall have their sewer drainage system designed with a stub at the house front
to allow for future connection to a public sewer system.
8. Per Idaho Code, Section 31-3805, concerning irrigation rights, transfer and disclosure, the water rights
appurtenant to the lands in said subdivision which are within the irrigation entity will be transferred
from said lands by the owner thereof-, or the subdivider shall provide for underground title or other like
satisfactory underground conduit to permit the delivery of water to those landowners within the
subdivision who are also within the irrigation entity.
See Eagle City Code Section 9-4-1-9(C) which provides overriding and additional specific criteria for
pressurized irrigation facilities.
Plans showing the delivery system must be approved by a registered professional engineer and shall be
approved by the City Engineer prior to the City Engineer signing the final plat.
9. 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 the City Engineer signing the final plat. A copy of the
construction drawing(s) shall be submitted with the letter.
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10. Drainage system plans shall be submitted to the City Engineer for review and approval prior to the City
Engineer signing the final plat. 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 the City Engineer signing the final plat. The CC&R's shall contain
clauses to be reviewed and approved by the City Engineer and City Attorney, prior to the City Engineer
signing the final plat, requiring that lots be so graded that all runoff runs either over the curb, or to the
drainage easement, and that no runoff shall cross any lot line onto another lot except within a drainage
easement.
11. 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
fled with the construction drawing and submitted to the City Engineer prior to the City Engineer
signing the final plat.
12. 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.
11. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer prior to the City Engineer signing the final plat. All construction shall comply with the City's
specifications and standards.
The applicant shall delineate on the face of the final plat an 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 the City Engineer signing the final plat. 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 on the proposed subdivision prior to
signing of the final plat by the Eagle City Engineer.
14. The applicant shall submit cut sheets showing street lighting details for review and approval by the
Zoning Administrator prior to the submittal of the final plat. The plans shall show how the streetlights
will facilitate the "Dark Sky" concept of lighting.
15. The applicant shall provide utility easements as required by the public utility providing service, and as
may be required by the Eagle City Code, prior to the City Engineer signing the final plat.
16. An approval letter from the Eagle Fire Department shall be submitted to the City prior to the City
Engineer signing the final plat. 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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Subdivision - PZF.docx
a. The applicant has made arrangements to comply with all requirements of the Fire Department.
b. The proposed 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 (i.e.; Commercial, Industrial, Schools, etc.). Flow rates shall be 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.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit.
17. Covenants, homeowner's association by-laws or other similar deed restrictions, acceptable to the Eagle
City Attorney which provide for the use, control and mutual maintenance of all common areas, storage
facilities, recreational facilities, street lights or open spaces shall be reviewed and approved by the Eagle
City Attorney prior to the City Engineer signing the final plat.
A restrictive covenant must be recorded and a note on the face of the final plat is required, providing
for mutual maintenance and access easements.
Appropriate papers describing decision -making procedures relating to the maintenance of structures,
grounds and parking areas shall be reviewed and approved by the Eagle City Attorney prior to the City
Engineer signing the final plat.
18. Should the homeowner's association be responsible for the operation and maintenance of the storm
drainage facilities, the covenants and restrictions, homeowner's association by-laws or other similar
deed restrictions acceptable to the Eagle City Attorney shall be reviewed and approved by the Eagle
City Attorney prior to the City Engineer signing the final plat.
19. The applicant shall submit an application for Design Review, and shall obtain approval for all required
landscaping, common area and subdivision signage prior to the City Engineer signing the final plat.
20. 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 Parks, Pathways and Recreation Commission for a path or
walkway shall be approved in writing by the Eagle City Parks, Pathways and Recreation Commission
prior to approval of the final plat by the City Council.
21. 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.
22. The applicant shall place a note on the face of the plat which states: "Minimum building setback lines
shall be in accordance with the applicable zoning and subdivision regulations at the time of issuance of
the building permit or as specifically approved and/or required".
23. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to the City Engineer signing the final plat.
24. The development shall comply with the Boise River Plan (if applicable) in effect at the time of City
Council consideration of the final plat.
25. 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 approval of the final plat by the City
Engineer.
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Subdivision - PZF.docx
26. 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 the City Engineer signing the final plat.
27. Basements in homes in the flood plain are prohibited.
28. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, Eagle Comprehensive
Plan, 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.
29. 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. 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 submits application to the City of Eagle for a change
to the planned use of the subject property.
30. No public board, agency, commission, official or other authority shall proceed with the construction of
or authorize the construction of any of the public improvements required by the Eagle City Code Title
9 "Land Subdivisions" until the final plat has received the approval of the City Council (ECC 9-6-5 (A)
(2))•
After Council approval of the final plat, the applicant may construct any approved improvements before
the City Engineer signs the final plat. The applicant shall provide a financial guarantee of performance
in the amount of 150% of the total estimated cost for completing any required improvements (see
resolution 98-3) prior to the City Engineer signing the final plat. The financial guarantee shall be a
Letter of Credit, Certificate of Deposit, cash deposit or certified check.
31. In accordance with Eagle City Code, if a final plat application is not filed within two (2) years following
City Council approval the preliminary plat application shall be null and void, unless a time extension
is granted by the City Council.
32. Prior to submitting the final plat for recording, the following must provide endorsements or
certifications: Owners or dedicators, Registered Land Surveyor, County Engineer, Central District
Health Department, Ada County Treasurer, Ada County Highway District Commissioners, City
Engineer, and City Clerk.
33. 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.
34. 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.
35. Place a note on the final plat which states in general that surrounding land with farm uses and related
activities shall be protected pursuant to the Idaho Right to Farm Act.
36. The applicant shall install at the entrance to the subdivision a 4' x 4' plywood or other hard surface
sign (mounted on two 4"x 4" posts with the bottom of the sign being a minimum of three feet (3') above
the ground) noticing the contractors to clean up daily, no loud music, and no dogs off leash.
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Subdivision - PZF.docx
37. Owner shall provide a "Heavy Truck Traffic Plan" to be followed by any vehicle or equipment over
25,000 GVWR. The plan shall show all designated routes and hours of operation. The heavy truck
traffic routes shall maximize use of highways and major arterials while minimizing use of smaller
residential streets. The plan will also cite that compression braking is prohibited everywhere in Ada
County. Owner is responsible for communicating the approved plan to all sub -contractors and for
monitoring compliance.
38. 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.
CONCLUSIONS OF LAW:
1. The Commission reviewed the particular facts and circumstances of the proposed modifications to the
development agreement (RZDA-2026-02) with regard to Eagle City Code Section 8-7-5 "Action by the
Commission and Council", and based upon the information provided concludes that the proposed
development agreement modification is in accordance with the City of Eagle Comprehensive Plan and
established goals and objectives because:
a. The requested zoning designation of R-1-DA-P (Residential with a development agreement — PUD)
is consistent with the Large Lot Land Use Designation within the Comprehensive Plan, since the
property will be limited to residential use within the development agreement, which is compatible
with the suburban large lot land uses described within the Large Lot Future Land Use Designation.
The proposed density of 0.88-dwelling units per acre (maximum of five [5] residential units), as
limited by the development agreement, is compatible with the density expectations for the Large
Lot designation. The Comprehensive Plan identifies the Large Lot Future Land Use Designation
as a residential designation with density to be no more than one unit per acre. The proposal also
aligns with the objectives of the Village Planning Area by incorporating lot sizes that support a
transition from the higher density Village Center to the estate lots to the north and east.
The subject property and the surrounding parcels are located within the Residential Transition
Overlay of the Comprehensive Plan's Future Land Use Map, which encourages a harmonious
transition of density and lot sizing between developments. Such a transition is accomplished by the
proposed development by having one -acre lots located between the higher density, quarter -acre lots
of Terra View Subdivision to the west and the lower density, five -to -ten -acre lots on the east side
of North Hartley Road;
b. The information provided by the agencies having jurisdiction over the public facilities needed for
this site indicates that adequate public facilities will be provided, as conditioned in the development
agreement, to serve the residential uses allowed on this property under the proposed zone.
Specifically, central water service will be provided by Eagle Municipal Water, and central sewer
service will be provided by the Eagle Sewer District, subject to successful annexation into the
District. The Eagle Fire Department and Ada County Highway District have reviewed the
application and submitted written comments outlining conditions of approval necessary to ensure
adequate fire protection and compliance with roadway standards. While streets internal to the
project are proposed to be private, North Hartley Road, which provides access to the development,
is required to meet Ada County Highway District specifications;
c. The proposed R-1-DA-P (Residential with a development agreement - PUD) zoning district is
compatible with the RUT (Rural -Urban Transition — Ada County Designation) designations to the
north. The property immediately to the north of the site is located within Ada County and has not
yet been annexed into the City. Hartley Cove Subdivision is proposed to have two residential lots
that are over an acre in size adjacent to the property directly to the north, supporting a transitional
development pattern between Beacon Light Road to the south and the foothills to the north.
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Subdivision - PZF.docx
The use of a development agreement in conjunction with the R-1 zoning designation provides a
mechanism to ensure the land use, site design, and access are compatible with adjacent properties
and consistent with the objectives of the Comprehensive Plan;
d. The proposed R-1-DA-P (Residential with a development agreement - PUD) zoning district is
compatible with the RUT (Rural -Urban Transition — Ada County Designation) designations to the
south. The subdivision is proposed to have three residential lots (each about an acre in size) adjacent
to the two parcels to the south, supporting a transitional development pattern with the existing rural -
residential properties;
e. The proposed R-1-DA-P (Residential with a development agreement - PUD) zoning district is
compatible with the unincorporated properties to the east, which are zoned RUT (Rural -Urban
Transition — Ada County designation) and include agricultural or rural residential uses within Ada
County. Although the proposed density of 0.88-dwelling units per acre is higher than the densities
of the adjacent properties to the west, the land use type remains residential in nature. Given the
overall low intensity of the proposed development and the similarity in use, this difference in
density is not expected to create adverse land use conflicts or functional incompatibilities between
the properties.
f. The proposed R-1-DA-P (Residential with a development agreement - PUD) zoning district is
compatible with the MU-DA (Mixed Use with a development agreement) zoning district to the
west. The single-family residential lots located within the Terra View development to the west are
smaller in size to the proposed Hartley Cove Subdivision and would not be negatively impacted by
the proposed development. The buildable lots within Terra View development are located over
150-feet from the subject property, buffered by two common lots and North Palmer Way;
g. The land proposed for rezone is not located within a "Hazard Area" or "Special Area" as described
within the Comprehensive Plan;
h. Conditions established through the Development Agreement are intended to ensure that the
proposed development complies with the use allowances and dimensional standards of the R-1
zoning district, thereby preventing the creation of any non -conforming lots, structures, or uses;
i. The owner of the property has consented in writing to the annexation into the City of Eagle; and
j. The land proposed for rezone is contiguous to Eagle city limits along the west property boundary.
2. The Commission reviewed the particular facts and circumstances of this proposed conditional use
permit, preliminary development plan, and preliminary plat (CUP-2026-06/PPUD-2026-02/PP-2026-
02) and based upon the information provided concludes that the applications are in accordance with the
City of Eagle Title 9 (Subdivisions) because:
a. The proposed PUD is in the public interest, advances the general welfare of the community and
neighborhood, and will not be detrimental to the economic welfare of the community. The
subdivision introduces residential development at a gross density of 0.88-dwelling units per acre,
which is consistent with surrounding density patterns and the Large Lot Future Land Use
Designation, Village Planning Area, and Residential Transition Overlay within the Comprehensive
Plan. The applicant will bear all costs of development associated with infrastructure development
and extension, including water, sewer, and roadway improvements, ensuring no undue burden is
placed on the public.
b. The development will be designed, constructed, operated, and maintained to be harmonious and
appropriate in appearance with the existing or intended character of the general vicinity since the
lot sizes, minimum setbacks, and other dimensional standards will conform to the R-1 zoning
district, which ensures consistency with surrounding land uses as development occurs along North
Hartley Road.
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Subdivision - PZF.docx
c. The development will not be hazardous or disturbing to existing or future neighborhood uses, since
the development is residential in nature and is located adjacent to other residential areas. The
development is not expected to introduce new land use types or intensities that would be
incompatible with existing or future neighborhood uses identified in the Comprehensive Plan.
d. The development does not involve uses, activities, processes, materials, equipment, and/or
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. No commercial or
industrial uses are proposed, and residential development is not anticipated to generate impacts
beyond those typical of surrounding residential areas.
e. The development will be adequately served by essential public facilities, including law enforcement
by the Eagle Police Department, fire protection by the Eagle Fire District, and central sewer and
water services, which the applicant will be required to extend at their own cost. Street
improvements along North Hartley Road have been conditioned by ACHD, and no deficiencies in
other public services have been identified. The development will also result in central sewer and
water being made available along North Hartley Road for future surrounding development to
utilize.
Irrigation water is to be provided via existing groundwater rights pursuant to a waiver of Eagle City
Code Section 9-4-1-9(C)(1).
f. The development will not create excessive additional requirements at public cost for public
facilities and services, since all infrastructure and utility extensions are to be financed and
constructed by the applicant.
g. The project introduces landscaping with street trees along the proposed private street as well as
North Hartley Road, extending the aesthetic and cooling benefits of trees that will be located along
North Palmer Way to the west. The improvements to be made along the west side of North Hartley
Road will also begin a pedestrian thoroughfare along the local road, that, when connected through
future surrounding development, will provide pedestrians with safer access to the nearby City of
Eagle park within the Terra View development.
h. Vehicular access will be provided by an internal private street, with external access via North
Hartley Road. ACHD has reviewed the proposal and conditioned necessary frontage
improvements. No traffic impact study was required, and no significant off -site transportation
impacts have been identified.
i. The development is not anticipated to result in the destruction or loss of any natural, scenic, or
historic features of major importance as no such features have been identified with these
applications.
j. The proposed development will be harmonious with and in accordance with the general objectives
or with any specific objective of the Comprehensive Plan. The property is designated Large Lot
within the Comprehensive Plan, which envisions single-family residential development in this area.
The proposed development, with a maximum density of 0.88-dwelling units per acre, is consistent
with the Comprehensive Plan's objectives for this area.
k. The proposed development will be harmonious with and in accordance with the general objectives
or with any specific objective of Eagle City Code Title 8. The development agreement in
conjunction with the conditions of approval herein ensure that the setbacks, lot sizes, and
dimensional standards will be maintained in accordance with Eagle City Code.
1. The Commission concludes that the proposed private street with gated access and the deviation
from required open space are justified because the proposed development includes lots large
enough for residents to recreate on their own property and provides an appropriate transition of lot
sizes and density within the surrounding area.
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Subdivision - PZF.docx
In case of large scale development (incorporating eleven (11) or more lots or dwelling units):
m. Public services will be provided to the development including, but not limited to, fire protection,
police protection, central water, central sewer, road construction, schools and solid waste
collection.
The public services that would be provided to the development include the following:
Fire Protection
The Eagle Fire Department will serve the development and has issued conditions of approval that
must be satisfied prior to the issuance of any building permits associated with this development.
Police Protection
Law enforcement will be provided by the Eagle Police Department.
Water Service
The proposed development can be adequately served by public water facilities, as the property is
located within the service area of City of Eagle municipal water system. The applicant shall be
responsible for all costs associated with extending water service to the property, including any
necessary infrastructure improvements or connection fees required by the utility provider.
The development of Hartley Cove will also connect central water from the west of the property to
the northeast and southeast corners of the property along North Hartley Road, where water has yet
to be made available;
Sewer
Central sewer service will be provided by Eagle Sewer District upon completion of annexation and
infrastructure extension.
The development of Hartley Cove will also connect central sewer from the west of the property to
the northeast and southeast corners of the property along North Hartley Road, where sewer has yet
to be made available;
Road Construction
All internal streets are proposed to be private and will be owned and maintained by the Hartley
Cove Subdivision Homeowner's Association in perpetuity. The Ada County Highway District has
conditioned the improvement of the frontage along North Hartley Road.
Open Space
The applicant has requested, and the Commission has recommended approval of, a waiver from the
open space requirements typically applicable to Planned Unit Developments, pursuant to Eagle
City Code Section 8-6-5-2. The Commission concludes that this request is justified by the limited
scale of the proposed subdivision and the fact that the project was required to be processed as PUD
solely due to the inclusion of private streets, rather than the scale or intensity of the development.
Maintenance
Maintenance of all private infrastructure and open space areas will be the responsibility of the
homeowner's association, as conditioned herein.
Schools
Hartley Cove Subdivision is located within the West Ada School District boundaries.
Solid Waste Collection
Solid waste collection is provided by Hardin Services through a contract with the City of Eagle.
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Subdivision - PZF.docx
In case of the incorporation of private streets or private alleys:
n. The applicant's request for a private, gated street layout is consistent with the site's small size and
limited connection opportunities to adjacent parcels, since access from North Palmer Way is
precluded by the common lot owned by the Terra View Homeowners Association. The
Commission concludes that the inclusion of private streets enhances the overall design by allowing
controlled access, compatible aesthetics, and reduced impacts to public infrastructure.
o. The proposed internal street system provides safe and efficient vehicular circulation for residents
and service vehicles within the subdivision by providing a cul de sac turnaround with a fifty -foot
(50) radius. Sidewalks will be provided on one side of the street, ensuring pedestrian connectivity
while maintaining an appropriate residential scale.
p. The project provides adequate access for emergency and service vehicles, as confirmed by the
Eagle Fire Department. Approved turnarounds are incorporated at the terminus of the private street
to facilitate emergency response and solid waste collection. The proposed gate will be equipped
with Fire Department -approved access controls to ensure emergency entry at all times.
q. Access to the subdivision is provided solely from North Hartley Road, a public roadway
constructed to Ada County Highway District (ACHD) standards. The proposed private street will
not alter or diminish the function of the existing public road network. Due to its small scale and
single point of entry, the development will not adversely affect adjacent properties or the area's
overall travel patterns. ACHD has reviewed the proposal and provided conditions to ensure
compliance with adopted roadway specifications.
r. The subdivision's layout maintains legal access to all adjacent parcels and does not create any
condition that would landlock neighboring properties. The private street system terminates
internally within the development, and all adjoining lands retain access from existing public rights -
of -way. Therefore, the proposal complies with code provisions ensuring that no property is
deprived of access.
s. The proposed private street connects to a single public street — North Hartley Road — and terminates
within the subdivision, preventing through traffic or shortcutting between public streets.
t. The alignment of the proposed private street does not interfere with or disrupt the planned or
existing continuity of the public street system.
u. A homeowners' association (HOA) will be established as part of the subdivision's covenants,
conditions, and restrictions (CC&Rs) to ensure long-term repair and maintenance of the private
street and associated improvements. The HOA will be responsible for funding, management, and
enforcement of maintenance obligations, thereby ensuring compliance with City requirements for
ongoing functionality and safety of private infrastructure.
v. The proposed private street is located within a Planned Unit Development (PUD), as required by
City Code. Although the private street will serve all five residential lots — exceeding the typical ten
percent (10%) limitation — the City Council may suspend or relax this limitation where appropriate.
Based on the limited scale and configuration of the development, the Commission finds that the
extent of private street use is proportionate to the project size and consistent with the purpose of
the PUD provisions, which allow flexibility without adverse impacts to the transportation network
or surrounding properties.
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KAPlanning Dept\Eagle Applications\Subdivisions\Hattley Cove\Hartley Cove Subdivision - A,RZDA,PPUD,PP,CUP\03-Working Files\03-Planning and Zoning\02-P&Z PackeMartley Cove
Subdivision - PZF.docx
DATED this 20th day of July, 2026.
PLANNING AND ZONING COMMISSION
OF THE CITY OF EAGLE
Ada C unty, I
Trent Wright, Chairman
y 'OA
ATTEST: G� .......�F
GpRPp�9.G<��5
�•e m�
racftEp%&R, Eagle City Clerk �•:rrJk� `9l •'
ID,N
"Regulatory Taking Notice: In accordance with section 67-6519, Idaho Code, Applicant has the right,
pursuant to section 67-8003, Idaho Code, to request a regulatory taking analysis"
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Subdivision - PZF.docx