Findings - 2026 - RZDA-2026-03/CUP-2026-08/PPUD-2026-03/PP-2026-03 - Ridgeside Subdivision - Rezone from A-R to R-6-DA-P, conditional use permit, preliminary development plan, and preliminary plat for Ridgeside Sub.BEFORE THE EAGLE PLANNING AND ZONING COMMISSION
IN THE MATTER OF AN APPLICATION FOR A )
REZONE FROM A-R [AGRICULTURAL-RESIDENTLAL] )
TO R-6-DA-P [RESIDENTIAL WITH A DEVELOPMENT )
AGREEMENT-PUD], CONDITIONAL USE PERMIT, )
PRELIMINARY DEVELOPMENT PLAN, AND )
PRELIMINARY PLAT FOR RIDGESIDE SUBDIVISION )
FOR SKIES DEVELOPMENT, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER RZDA-2026-03/CUP-2026-08/PPUD-2026-03/PP-2026-03
The above -entitled 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 August 3, 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:
Skies Development, LLC, represented by Mike Williams with South Beck and Baird, is requesting a
rezone from A-R (Agricultural -Residential) to R-6-DA-P (Residential with a development agreement —
PUD), conditional use permit, preliminary development plan, and preliminary plat approvals for
Ridgeside Subdivision, a 28-lot (20-residential [6-single family attached, 14-single family detached],
8-common [1-private street, 7-open space]) residential planned unit development. The 3.82-acre site is
comprised of two (2) parcels (S0510325605 and S0509417250) and is located on the northwest corner
of Hill Road and North Edgewood Lane.
B. APPLICATION SUBMITTAL:
A Neighborhood Meeting was held on site at 1664 East Cutgrass Lane at 6:00 PM, on Thursday,
September 11, 2025, in compliance with the application submittal requirement of Eagle City Code.
The applications for this item were received by the City of Eagle on February 27, 2026. Payment for
these applications was made on March 19, 2026. A revised preliminary plat and geotechnical report
were received by the City on April 24, 2026.
C. NOTICE OF PUBLIC HEARING:
Requests for agencies' reviews were transmitted on April 1, 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 July 15, 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 July 13, 2026. The site was posted in accordance with the Eagle City Code on July 21, 2026.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
No relevant previous actions regarding the subject property have been identified.
E. COMPANION APPLICATIONS:
All applications are inclusive herein.
Page 1 of 39
KAPlanning DeptTagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
F. APPLICANT'S STATEMENT OF JUSTIFICATION OF A DEVELOPMENT AGREEMENT:
See the applicant's narrative, dated February 23, 2026, for the applicant's statement of justification of
a development agreement.
G. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS (based on the
Future Land Use Map within the 2017 City of Eagle Comprehensive Plan):
COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
A (Agricultural) and A-R
2-RV's which are utilized as
Existing
Downtown
(Agricultural-
residences and 2 accessory
Residential)
structures
R-6-DA-P (Residential
proposed single-family
Proposed
No Change
with a development
residential subdivision
agreement — PUD)
Prior to 2026 CPA:
North of site
Compact
A (Agricultural) and R-4
Two (2) residential dwellings
Current:
(Residential)
Neighborhood
MU-DA (Mixed Use
Residential Subdivision
South of site
Compact
with a development
(Crestpointe Place Subdivision)
agreement)
MU-DA (Mixed Use
Residential Subdivision
East of site
Compact
with a development
(Eastfield Subdivision)
agreement)
MU-DA (Mixed Use
Residential Subdivision
West of site
Downtown
with a development
(Estrada Village Subdivision)
agreement)
H. DESIGN REVIEW OVERLAY DISTRICT:
The site is located within the city-wide Design Review Overlay District.
I. SITE DATA:
Total Acreage of Site — 3.82-acres
Total Number of Lots — 28
Total Number of Units — 20
Residential — 20
Commercial — 0
Industrial — 0
Common — 8 [7-Open Space, 1-Private Street]
Single-family detached - 14
Single-family attached - 6
Two-family - 0
Multi -family - 0
Total Acreage of Any Out -Parcels — 0
Page 2 of 39
K'Planning Dept\Eagle Applications`.Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
Additional Site Data
Proposed
Required
5.24-dwelling units per acre
Dwelling Units Per Gross Acre
5.24-dwelling units per acre
maximum (as limited by the
development agreement)
Attached: 2,801-square feet
Attached: 1,600-square feet
(minimum)
Minimum Lot Size
Detached: 5,249-square feet
Detached: 5,000-square feet
(minimum)
Attached: 28-feet
Attached: 20-feet (minimum)
Minimum Lot Width
Detached: 50-feet
Detached: 50-feet (minimum)
Attached: 20-feet
Attached: 20-feet* (minimum)
Minimum Street Frontage
Detached: 47.96-feet
Detached: 35-feet (minimum)
Total Acreage of Common Area
0.94-acres
0.76-acres (minimum)
Open Space
Percent of Site as Common Area
24.61 %
20% (minimum)
Open Space
Percent of Site as Active Open
0.15-acres (15.63 %)
0.11-acres (minimum) (15%)
Space
*Minimum lot frontage: The minimum lot frontage for all residential zoning districts shall be the
minimum lot width specified within the zoning district or 35 feet, whichever is less.
J. GENERAL SITE DESIGN FEATURES:
Landscape Screening:
The applicant is proposing to install a thirty -five-foot (35') wide landscaped buffer between East Hill
Road and the proposed residential lots. The landscape plan also depicts common area landscaping
along North Edgewood Lane and within the common lots located throughout the subdivision.
Common Area Open Space:
The preliminary plat identifies seven (7) common area open space lots and one (1) private street/alle;y
lot. Lots 1, 2, 15, 22, 24, and 28, Block 1, are identified as open space to be owned and maintained by
the Ridgeside Subdivision Homeowner's Association and are subject to a blanket public access, utility,
drainage, and irrigation easement. Lot 12, Block 1, is also identified as a common lot and is proposed
to be covered by a blanket sewer easement for the benefit of Eagle Sewer District.
The preliminary plat identifies 0.94-acres of eligible open space, consisting of 24.51 % of the total site
area. The preliminary plat identifies "walking paths" and "greenspace" as the proposed subdivision
amenities.
Page 3 of 39
KP.Planning DeptTagle Applications` Subdivisions\Ridgeside\03-Working Files`03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
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, drain piping, seepage
beds, and other drainage facilities will be developed within the drainage easements and common areas.
The CC&Rs are to contain clauses, to be reviewed and approved by the City Engineer and City
Attorney, requiring that lots be graded so that all runoff runs either over the curb or to a 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. The
preliminary plat includes public utility, irrigation, and drainage easements as identified in the plat
notes.
The preliminary plat identifies existing overhead distribution lines and associated Idaho Power
easements within the eastern portion of the site, generally west of North Edgewood Lane. The
overhead distribution lines appear to extend through portions of the proposed development.
Idaho Power has also identified an additional existing easement impacting the subject property,
generally located along the eastern portion of the site, west of North Edgewood Lane. The easement
appears to extend over proposed buildable lots and would need to be vacated prior to issuance of
building permits for any lots encumbered by the easement.
Eagle City Code requires all existing and proposed utilities located within the
subdivision/development to be installed underground.
Fire Hydrants and Water Mains:
Hydrants are to be located and installed as required by the Eagle Fire Department.
On -site Septic System:
No on -site septic systems are proposed for the subdivision.
Preservation of Existing Natural Features:
An existing natural surface pathway is located adjacent to the New Dry Creek Ditch along the north
side of the development. The applicant is proposing to provide a twenty -foot (20') wide public access
easement in favor of the City of Eagle to connect to existing public access easements located within
Eastfield Subdivision to the east and Estrada Village Subdivision to the west. The pathway is proposed
to remain natural surface.
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.
K. STREET DESIGN:
Private or Public Streets:
The applicant is proposing one (1) private street and alley lot within the subdivision. Lot 23, Block 1,
contains the proposed private street and alley and is proposed to be owned and maintained by the
Ridgeside Subdivision Homeowner's Association. The applicant is requesting City Council approval
of the private street as part of the planned unit development.
Page 4 of 39
KAPlanning DeptTagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
The proposed private street will take access from North Edgewood Lane, generally aligned with East
Cutgrass Lane to the east. The preliminary plat notes indicate that each owner within the subdivision
will have a non-exclusive perpetual right of ingress and egress over Lot 23, Block 1, and that the
restrictive covenant for operation and maintenance of the private street cannot be dissolved or
modified without the express consent of the City of Eagle.
See the ACHD staff report, dated May 11, 2026, attached hereto.
U.
' 2.0' CURB & GUTTER
15.0' TRAVEL LANE
2*%
2.6" PLANT MIX PAVEMENT
CLASS NL PG U-M
CONSTRUCT 3" ROLLED
CURB & GUTTER
15.0' TRAVEL LANE 2.0' CURB
& GUTTER
a' OF j" fTYPE 1: MINUS— I -
CRUSHED AGGREGATE BASE CONSTRUCT'3" ROLLEb
CURB & GUTTER
14" OF 6' MINUS UNCRUSHED GRAVEL
TYPICAL ROAD SECTION: RIDGESIDE INTERNAL STREETS
25' HALF RIGHT-OF-WAY WW 10.0' ACHD SIDEWALK _J
� EASEMENT —1
2.0' MIN. SAWCUT 2.O' CURB & GUTTER I 2.0'
15-O't TRAVEL LANE 8 0' BOULEVAR I S.D' 3.0 LANDSCAPE
1 SIDEWALK
!� CONSTRUCT 6" VERTICAL O ')
LANDSCAPE RESTORATION'
I _ CURB K GU i Tf-R '
3" OF SP-3. 0.504NCH i;"11101. PG 64-211
4" Or ''- YINUS CRUSNFn
AGGREGATE BASE
20" OF 6" MINUS PIT -RUN SUBBASE
•" THICK
IMBBON CURB
N.EDGEWOODLANE- FRONTAGEIMPROVEMENTS
20' RIGHT-OF-WAY
4.0'
8.0' 8.0'
2-r PLANT MIX PAVEMENT at" THICK
CLASS MI, PG 5E.215 —� } RIBBON CURB
CONCRETE VALLEY GUTTER
•'OP}"{TYPE 1)MINUS I
CRUSHED AGGREGATE BASE I
14" OF 6- MINUS UNCRUSHED GRAVEL
TYPICAL ALLEY SECTION
Page 5 of 39
KAPlanning Dept\Eagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
Sidewalks:
The proposed design does not include sidewalks on both sides of the internal private street. The
preliminary grading plan depicts a five-foot (5') wide sidewalk within the typical internal street section
and the landscape exhibit depicts short internal walkway segments within certain common open space
areas. The proposed design, including the alternative pedestrian circulation design, will require final
approval by the City Council as part of the planned unit development and private street approvals.
The preliminary plat also depicts a sidewalk segment located partially within Lots 25-27, Block 1.
Since a portion of the sidewalk is located within buildable lots, the sidewalk should be located within a
public access easement of sufficient width to provide pedestrian access and allow for ongoing
maintenance.
Curbs and Gutters:
Curbs and gutters which meet Ada County Highway District standards are proposed for the interior
streets and North Edgewood Lane frontage improvements.
Lighting:
Lighting for the proposed private street 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 should be completed before 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.
L. ON AND OFF -SITE PEDESTRIAN CIRCULATION:
Pedestrian Walkways:
The applicant is proposing pedestrian facilities within and adjacent to the subdivision. The preliminary
grading plan depicts frontage improvements along North Edgewood Lane, including a five-foot (5')
wide sidewalk, eight -foot (8') wide landscaped strip, and ten -foot (10') wide ACHD sidewalk
easement. The preliminary grading plan also depicts a five-foot (5') wide sidewalk within the typical
internal street section.
The proposed design does not include sidewalks on both sides of the internal private street. Instead, the
landscape exhibit depicts short internal walkway segments within certain common open space areas.
These walkway segments appear to function as localized open space amenities and do not appear to
provide continuous pedestrian circulation throughout the subdivision. The proposed alternative
pedestrian circulation design will require final approval by the City Council as part of the planned unit
development and private street approvals.
The preliminary plat also depicts an existing natural surface pathway adjacent to the New Dry Creek
Ditch along the north side of the development. The applicant is proposing to provide a twenty -foot
(20') wide public access easement in favor of the City of Eagle to connect to the existing public access
easements located within Eastfield Subdivision to the east and Estrada Village Subdivision to the west.
The pathway is proposed to remain natural surface.
M. PUBLIC USES PROPOSED:
There are no public uses proposed within the subdivision.
Page 6 of 39
K:\Planning Dept\Eagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doe
N. AVAILABILITY AND ADEQUACY OF UTILITIES AND SERVICES:
The subject property is within the service boundaries of the Eagle Police Department, Eagle Fire
Department, Veolia Water, and Eagle Sewer District.
The preliminary plat identifies proposed sewer, water, pressure irrigation, and storm drainage facilities
to serve the subdivision. Lot 12, Block 1, is identified as a common lot and is proposed to be covered
by a blanket sewer easement for the benefit of Eagle Sewer District. The preliminary plat also
indicates that irrigation water will be provided by New Dry Creek Ditch Company, Ltd., and that the
pressurized irrigation system will be owned and maintained by the Ridgeside Subdivision
Homeowner's Association, or its assigns.
Hydrants and water mains are to be located and installed as required by Eagle Fire Department and the
applicable water provider. Final construction plans for all utilities are required to be reviewed and
approved by the applicable service providers prior to the City Clerk signing the final plat.
O. 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 — yes, located mid -site and in proximity to North Edgewood Lane
Riparian Vegetation — none identified
Steep Slopes — none identified
Stream/Creek — yes; New Dry Creek Ditch is located along the north property line
Unique Animal Life — none identified
Unique Plant Life — none identified
Unstable Soils — none identified
Wildlife Habitat — yes; associated with mature trees
P. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN:
The Natural Features Analysis, date stamped by the City on March 19, 2026, is incorporated herein by
reference. The analysis identifies the site as historically used for farmland and states that impacts to
natural features are anticipated to be limited to construction of the roadway and lot grading associated
with the proposed residential subdivision.
Q. 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 constructed in a single phase.
R. 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.
Page 7 of 39
KAPlanning Dept\Eagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
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.
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 generall
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 case 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
(No such request was included as part of 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.
Page 8 of 39
KAPlanning Dept\Eagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
S. AGENCY RESPONSES:
The following agencies have responded, and their correspondence is attached to the staff report:
City Engineer
Ada County Highway District
Central District Health Department
Eagle Fire Department
Idaho Power
Idaho Transportation Department
New Dry Creek Ditch Company
Veolia Water
T. RESPONSE FROM THE EAGLE PARKS, PATHWAYS, AND RECREATION COMMISSION:
The applications for Ridgeside Subdivision were scheduled to be reviewed by the Eagle Parks,
Pathways, and Recreation Commission on June 18, 2026; however, the Commission failed to meet a
quorum and no recommendation was made.
U. LETTERS FROM THE PUBLIC:
The following letters have been received from the public regarding this application and are attached to
the staff report:
• Email correspondence from Karen Swanson, dated July 23, 2026
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 FACTS:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Downtown
Intended primarily for development that accommodates and encourages further expansion and renewal
in the downtown core. A variety of business, public, quasi -public, cultural, ancillary residential and
other related uses are encouraged. The greatest possible concentration of retail sales and business is to
occur in this land use designation. Pedestrian friendly uses and developments are encouraged.
Residential only development should be discouraged. Land within this district is the only place to
utilize the CBD zoning designation. Other zones within Downtown Eagle may include Mixed Use,
Residential, Commercial and Professional Office.
CHAPTER 6: LAND USE
6.17.2 Downtown Eagle General Objectives
A. Ensure that development in downtown Eagle is designed to enhance the following:
Infill Development: Encourage high density and intensity development to locate in
Downtown Eagle creating a more vibrant center. Encourage and promote residential
uses in and within walking distance of Downtown Eagle enabling a more efficient use
of the existing infrastructure investment and resources while offsetting the high cost of
land and creating a more convenient place to live and work.
Page 9 of 39
K:\Planning Dept\Eagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
4. Diversity of Housing Choices: Promote a range of housing types and price levels that
bring people of diverse ages and incomes into daily interaction to strengthen personal
and civic bonds, and the attachment to the community.
B. Encourage a variety of dwelling types such as: houses, bungalow courts, row
houses, live/work units, lofts, and apartments to ensure that younger and older
people, singles and families, and all income levels can find a place to live. Broader
housing options within downtown reduce the pressure for higher density in other
portions of the community.
D. In cooperation with landowners, canal and drain companies and districts develop an
integrated system of trails and public open spaces utilizing and expanding upon the
existing features in Downtown Eagle including sidewalks, pathways, canals, and drains.
(See Figure 6.19)
J. Establish a system of streets, pathways and open space networks that strengthen
connections into and through Downtown Eagle.
W. Work with the canal/drainage companies/districts and landowners to establish policies for
the design of a canal greenway system connecting through downtown Eagle.
X. Consider options for widening and expanding current drainage easements or providing
open space dedications along canals and drains to include pedestrian and trail uses in lieu
of tiling.
Y. Work with landowners, developers, drainage companies, ACHD, and the City to identify
locations for pedestrian crossings/bridges to connect across the drainage and canal system.
Z. All uses within downtown Eagle should be designed with pedestrian movement as a
priority. Establish a system of sidewalks, trails, pathways, and green spaces that allow
residents and visitors to move easily through the area while limiting pedestrian/auto
conflicts.
CC. In primarily residential areas, detached sidewalks with landscape strips should be used to
provide a green buffer between the streets and the fronts of residential units.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-1-2: Rules and Definitions:
COMMON AREA OPEN SPACE: Land within a development, not individually owned or
dedicated for public use (except for the portion of the 8 foot wide landscape strip located adjacent
to and within the public right of way of a local street) or for use as private streets, which is
designed and intended for the common use or enjoyment of the residents of the development. It
may include complementary structures and improvements (see definitions of Open Space; Open
Space, Active; and Open Space, Passive).
DWELLING, SINGLE-FAMILY: A dwelling consisting of a single dwelling unit only, separated
from other dwelling units by open space. This classification includes manufactured homes and any
home in which eight (8) or fewer supervised unrelated mentally and/or physically handicapped or
elderly persons reside.
DWELLING, SINGLE-FAMILY ATTACHED: A dwelling consisting of two (2) or more
dwelling units attached to one another by common walls with each dwelling unit being on a
separate lot, commonly referred to as townhouses and/or townhomes.
Page 10 of 39
K:\Planning DeptTagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
EASEMENT: Authorization by a property owner for the use by another, and for a specified
purpose, of any designated part of his property.
LOT FRONTAGE: The front of a lot shall be construed to be the portion adjacent to the street,
except for alley load homes designed to face each other with common area pedestrian access
between fronts. In that case the front of the lot shall be the property line opposite of the alley and
adjacent to the common area pedestrian access.
OPEN SPACE: A common area platted as a separate lot (except for the portion of the 8 foot wide
landscape strip located adjacent to and within the public right of way of a local street),
substantially open to the sky, exclusive of streets, commercial and residential buildings, and shall
be designated and intended as a usable and convenient amenity for the residences of any proposed
development.
OPEN SPACE, ACTIVE: Common area which includes, but is not limited to, athletic fields,
buildings or structures for recreational activities including picnic areas, community garden,
courses or courts, children's play area, dog play area, and pathways, excluding passive open space
areas.
OPEN SPACE, PASSIVE: Common area which includes, but is not limited to, landscaped buffer
areas required pursuant to subsection 8-2A-7 J of this title (including the sidewalk within the
buffer area), natural areas, wetland areas, ornamental gardens, decorative fountains, and water
bodies, excluding active open space areas.
PLANNED UNIT DEVELOPMENT: A development designed to incorporate a variety of lot sizes
and created to accommodate a wide range of income levels and planned to be developed as a unit
under single ownership or control which may include residential, commercial, or office uses or any
combination thereof.
RECREATIONAL VEHICLE: A motor home, travel trailer, truck camper, or camping trailer, with
or without motive power, designed for human habitation for recreational or emergency occupancy.
SETBACK LINE: A line established by this title, generally parallel with and measured from the
lot line (except for front setback), defining the limits of a yard in which no building or structure
may be located aboveground except as may be provided herein.
SIDEWALK: The portion of the road right of way outside the roadway which is improved for the
use of pedestrian traffic.
STREET SIDE YARD: A yard extending from the principal building to the secondary street that
adjoins the lot between the lines establishing the front and rear yards.
WALKWAY: A public way, four feet (4') or more in width, for pedestrian use only, whether or
not along the side of a road.
Page 11 of 39
KAPlanning DeptTagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
• 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 single-family attached 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 parcel division applications submitted after
the effective date hereof in all zoning districts except the city council may permit the use of
individual well(s) and septic system(s) in the A, A-R and R-E zoning districts upon a
determination that the public health, safety, and welfare will not be negatively impacted.
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.
When a property is being proposed for rezone to the R zoning district, a development agreement
may be utilized in lieu of the PUD and/or conditional use process if approved by the city council,
provided the development agreement includes conditions of development that are required during
the PUD and conditional use process.
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 8-2-4: Schedule of Building Height and Lot Area Regulations:
Minimum Yard Setbacks
Note Conditions A To E* Maximum
Lot
Zoning Maximum Front Rear Interior Street Covered F
District Height Side Side And J*
R-6 35'
20'
R-6 to R-
10
20'
single-
35'
10, if
family
attached
alley
dwellings
load
20'
I 7.5'
20'
I 60% -
15,
5'
5' if
0' for 20'
N/A
alley
common
load
wall
Minimum Lot
Area Minimum
(Square Feet) H* Lot
Width 1*
5,000 50'
1,600 1 20'
B. Except for single-family attached dwellings, an additional 5 feet per story side setback is
required for multi -story structures. Height not to exceed maximum allowed within the zone.
D. Front yard setback from arterial and collector streets (as identified on the master street map
typologies map in the Eagle comprehensive plan) is 30 feet in all residential zoning districts.
E. Street side setback on arterial and collector streets (as identified on the master street typologies
map in the Eagle comprehensive plan) is 25 feet in all residential zoning districts.
G. All front load garages shall be set back a minimum of 25 feet from the back of sidewalk.
Page 12 of 39
K TIanning DeptTagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
H. All lots with street side frontage, excluding lots within zoning districts A, A-R, R-E and R-1,
shall have a minimum lot area that is 10 percent larger than shown in this table.
I. Minimum lot frontage: The minimum lot frontage for all residential zoning districts shall be
the minimum lot width specified within the zoning district or 35-feet, whichever is less.
• 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.
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 8-6-5-2: Common Area Open Space:
A. Required Common Area Open Space: A minimum of twenty percent (20%) of the gross land
area developed in any residential PUD project shall be reserved for common area open space
and recreational facilities for the residents or users of the area being developed.
B. Active Open Space: A minimum of fifteen percent (15%) of the common area open space shall
be developed as active open space, as defined in title 9 of this code.
D. Direct Access: A minimum of fifty percent (50%) of all lots shall be designed to be adjacent
to, or at a minimum, have direct access to common area open space. The term "direct access"
means all building lots are to be located a maximum of two hundred fifty feet (250') away
from a pathway connecting to a common area open space lot. Building lots separated from a
common area open space lot by a local roadway shall be deemed to have achieved direct
access.
The required planter strip located between the sidewalk and the street will not be permitted to
fulfill this requirement.
Page 13 of 39
K TIanning DeptTagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
F. Maintenance: The responsibility for the maintenance of all open spaces shall be specified by
the developer before approval of the final development plan.
• Eagle City Code Section 8-6-5-3: Underground Utilities:
Underground utilities, including telephone and electrical systems, are required within the limits of
all PUDs. Appurtenances to these systems which can be effectively screened may be exempted
from this requirement if the council finds that such exemption will not violate the intent or
character of the proposed PUD.
Eagle City Code Section 8-6-5-5: Arrangement of Residential Units:
To encourage land use plans to be submitted as a planned unit development (PUD) so as to
provide an enhanced integration of open space and a variety of housing options, the following
design criteria shall be considered by the city:
A. All lots within the PUD shall comply with the minimum lot size in the underlying zone as
established in section 8-2-4 of this title, except that a decrease in the minimum lot size may be
allowed if there is an 'offsetting increase" of the same square footage in open space and a
favorable finding is made by the council that the smaller lots are appropriately integrated into
the overall design and that the building product type is compatible with the PUD and
surrounding area.
As an incentive to submit a PUD versus a standard subdivision, the initial starting point for
minimum open space, prior to any "offsetting increase" being added, shall be the area that is
equal to ten percent (10%) of the site. This allowance shall only be permitted under the
following criteria:
1. The total common area open space shall be equal to or greater than twenty percent (20%),
inclusive of the "offsetting increase" square footage.
2. A favorable finding by the council must be obtained assuring that character, identity and
architectural and siting variation are incorporated into the development and that these
factors make up a substantial contribution to the objectives of the PUD. These design
elements are as follows:
a. Landscaping, streetscape, open spaces and plazas, use of existing landscaping,
pedestrianway treatment and recreational areas;
b. Siting, visual focal points, use of existing physical features such as topography, view,
sun and wind orientation, circulation pattern, physical environment, variation in
building setbacks and building grouping (such as clustering); and
c. Design features, street sections, architectural styles, harmonious use of materials,
parking areas broken by landscaping features and varied use of housing types.
3. Setbacks for modified lots sizes shall conform with the closest compatible base zone under
section 8-2-4 of this title.
B. An area equal to the square footage utilized to create lots that are larger than the minimum lot
size may be credited toward the creation of lots which are proportionally smaller than the
minimum lot size in the underlying zone established in section 8-2-4 of this title, provided:
1. There is a favorable finding by the council that the smaller lots are appropriately
integrated into the overall design and that the building product type is compatible with the
PUD and surrounding area.
2. The number of lots below the minimum lot size do not exceed twenty percent (20%) of the
total number of lots within the development.
Page 14 of 39
KAPlanning DeptTagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
• Eagle City Code Section 8-7-3-1: Purpose And Interpretation Of Conditional Use:
C. Exceptions or waivers of standards within Title 8 or Title 9, other than use, inclusive of the
subject matter addressed by Section 8-7-4-2 or Section 9-6-3 "Variances" may be permitted
through issuance of a conditional use permit.
• Eagle City Code Section 8-7-3-2: General Standards For Conditional Uses:
The commission/council shall review the particular facts and circumstances of each proposed
conditional use in terms of the following standards and shall find adequate evidence showing that
such use at the proposed location:
A. Will, in fact, constitute a conditional use as established in section 8-2-3 of this title for the
zoning district involved, or section 8-7-3-1 (C) of this chapter, or as may otherwise be
established by this title;
B. Will be harmonious with and in accordance with the general objectives or with any specific
objective of the comprehensive plan and/or this title;
C. Will be designed, constructed, operated and maintained to be harmonious and appropriate in
appearance with the existing or intended character of the general vicinity and that such use
will not change the essential character of the same area;
D. Will not be hazardous or disturbing to existing or future neighboring uses;
E. Will be served adequately by essential public facilities and services such as highways, streets,
police and fire protection, drainage structures, refuse disposal, water and sewer and schools; or
that the persons or agencies responsible for the establishment of the proposed use shall be able
to provide adequately any such services;
F. Will not create excessive additional requirements at public cost for public facilities and
services and will not be detrimental to the economic welfare of the community;
G. Will not involve uses, activities, processes, materials, equipment and conditions of operation
that will be detrimental to any persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors;
H. Will have vehicular approaches to the property which shall be so designed as not to create an
interference with traffic on surrounding public thoroughfares; and
I. Will not result in the destruction, loss or damage of agricultural lands or any natural open
space, scenic, cultural, or historic feature of major importance without adequate mitigation as
determined by the city council.
• 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.
Page 15 of 39
KAPlanning Dept\Eagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
C. SUBDIVISION CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 9-3-2-1: Streets and Alleys: Location and Design:
I. Private Streets: Private streets that provide access to no more than ten percent (10%) of the lots
may be permitted within planned unit developments provided that the standards within
section 9-3-2-5 of this chapter are met.
J. Driveways: Driveways which provide access to no more than two (2) lots shall be allowed
within any subdivision provided at least one (1) of the lots has the minimum street frontage
required in section 8-24 of this code.
• 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:
1. 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.
2. Safe and effective movement of both vehicular and pedestrian traffic, sidewalks, and
parking are provided.
3. Adequate access for service and emergency vehicles is provided.
4. Access and good transportation planning to adjacent property and to the area travel
networks is not adversely affected.
5. Adjacent property will not be landlocked by the site layout.
6. 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.
7. The use or alignment of the private streets or alleys do not interfere with the continuity of
public streets.
8. An appropriate mechanism has been established for the repair and maintenance of the
private streets and private alleys, including provisions for the funding thereof.
9. 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.
Page 16 of 39
KAPlanning Dept\Eagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
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.
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 9-3-2-1G 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.
Page 17 of 39
KAPlanning DeptTagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
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:
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.
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.
Page 18 of 39
K:\Planning Dept\Eagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
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 9-4-1-6: 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;
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
Page 19 of 39
KAPlanning Dept\Eagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
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 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 applicant is requesting a rezone with a development agreement from A (Agricultural) to R-6-
DA-P (Residential with a development agreement — PUD). If the rezone is approved, the property
should be subject to a development agreement containing the Conditions of Development
identified herein.
In an email dated April 4, 2026, Idaho Power indicated that there are easements and an overhead
distribution line impacting the subject property, generally adjacent to North Edgewood Lane and
across portions of the proposed residential lots. Pursuant to Eagle City Code, underground utilities
are required within the limits of the development. The applicant should be required to coordinate
with Idaho Power regarding the existing easement and overhead distribution line, and all utilities
located within the development should be placed underground prior to the City Clerk signing the
final plat.
Idaho Power also identified an additional existing easement impacting the subject property. As
(generally) shown in the image below, the easement is highlighted in light blue and is generally
located along the eastern portion of the site, west of North Edgewood Lane. The easement appears
to extend over proposed buildable lots and is not shown on the preliminary plat. The applicant
should submit a revised preliminary plat depicting the existing Idaho Power easement prior to
submittal of a design review application, and the easement should be vacated prior to issuance of a
building permit for any lots encumbered by the easement.
Page 20 of 39
KAPlanning DeptTagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
The preliminary plat depicts existing structures on the subject property; however, the structures are
not identified by type. The applicant's narrative dated February 23, 2026, states that the site
currently contains two (2) recreational vehicles being utilized as residences and two (2) accessory
structures. The existing recreational vehicles and accessory structures should be removed prior to
the City Clerk signing the final plat so that no existing structures remain within the area proposed
for development unless specifically approved by the City.
Eagle City Code Section 8-2-4 separates the required setbacks by zoning district and residential
product type. The applicant is proposing two (2) residential product types within the R-6 zoning
district: fourteen (14) single-family detached dwellings and six (6) single-family attached
(duet/duplex) dwellings. Therefore, the single-family detached lots are subject to the standard R-6
dimensional standards, whereas the duet lots are subject to the R-6 to R-10 single-family attached
dwelling standards identified in the same code section. The applicant is requesting modified
setbacks for the single-family detached lots only. The proposed setbacks for the single-family
attached lots appear to be consistent with the code standards applicable to alley -loaded and single-
family attached dwellings.
The applicant is requesting the following setbacks and lot coverage requirements for Lots
3-11, 13,14, 25-27, Block 1, (single-family detached units):
Front (Living): 15-feet
Front (Garage): 20-feet
Rear: 12-feet
Interior Side: 5-feet
Max Lot Coverage: 60%
The preliminary plat does not appear to identify any residential lots requiring a street side setback.
If a street side setback is applicable to any lot, the required 20-foot (20') street side setback
identified in Eagle City Code Section 8-2-4 should apply.
The proposed single-family attached dwellings, identified as Lots 16-21, Block 1, are alley -
loaded and appear to comply with the R-6 to R-10 single-family attached dwelling standards
identified in Eagle City Code Section 8-2-4. No setback reductions are requested for the single-
family attached dwellings. Front setbacks for attached units should be measured from the back of
sidewalk.
The proposed design includes short internal walkway segments within certain common open space
areas; however, sidewalks are not proposed on both sides of the internal private street as required
by Eagle City Code. The walkway segments appear to function as localized open space amenities
and do not appear to provide continuous pedestrian circulation throughout the subdivision. The
proposed design will require final approval by the City Council as part of the applicant's requested
planned unit development and private street approvals.
• Regarding private streets, the applicant is requesting a waiver from Eagle City Code Section
9-3-2-1 (1), 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 private streets.
The preliminary plat depicts a sidewalk segment located partially within Lots 25-27, Block 1.
Since a portion of the sidewalk is located within buildable lots, the applicant should provide a
public access easement of sufficient width to provide pedestrian access and allow for ongoing
maintenance.
Page 21 of 39
KAPlanning Dept\Eagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
An existing natural surface pathway is located adjacent to the New Dry Creek Ditch along the
north side of the development. The pathway is not proposed to be paved or otherwise improved
with this application. The subdivisions located immediately east and west of the site, Eastfield
Subdivision and Estrada Village Subdivision, have provided public access easements adjacent to
the New Dry Creek Ditch, with a minimum width of twenty -feet (20'). During review of the
Eastfield Subdivision application, New Dry Creek Ditch Company indicated that public
accessibility of the pathway is not desirable until continuous access was attained.
The applicant should be required to submit a revised preliminary plat showing a twenty -foot (20')
wide public access easement in favor of the City of Eagle for the existing pathway located adjacent
to the New Dry Creek Ditch. The easement and pathway should extend across the full northern
boundary of the development and connect to the existing public access easements within Eastfield
Subdivision to the east and Estrada Village Subdivision to the west, providing continuous pathway
connectivity along the New Dry Creek Ditch corridor.
The public access easement should allow the City, or City authorized parties, and adjacent
developers to make alterations within the easement. Such alterations include, but are not limited
to, connection to other trails and pathways, landscaping, fencing, irrigation equipment, and
signage.
PUBLIC HEARING OF THE COMMISSION:
A. A public hearing on the applications was held before the Planning and Zoning Commission on August
3, 2026, at which time testimony was taken and the public hearing was closed. The Commission made
their recommendation at that time.
B. Oral testimony in favor of the application was presented to the Planning and Zoning Commission by
no one, not including the applicant.
C. Oral testimony in opposition to the application was presented to the Planning and Zoning Commission
by no one.
D. Oral testimony neither in favor of nor in opposition to the application was presented to the Planning
and Zoning Commission by one individual who indicated they live at the home directly north of the
subject property, and expressed questions regarding the existing Idaho Power distribution lines,
required setbacks from the Dry Creek Canal, and the proposed maximum building height for the
project.
E. Rebuttal was presented to the Commission by the applicant who indicated the following:
Other developments in the City, namely Lakemoor and Estrada Village Subdivision, were approved
with sidewalk on one side of a private street.
• There is an existing agreement between the property owner and Idaho Power to move the existing
distribution lines upon development. Any questions regarding Idaho Power's timing or plans to
move the power lines should be directed to Idaho Power.
There is a common lot between the rear lot lines and the Dry Creek Canal, which will provide a
minimum of 21-feet from the edge of the canal to the nearest dwelling.
Page 22 of 39
KAPlanning DeptTagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&7 Findings\Ridgeside Subdivision -Findings PZ.doc
COMMISSION DELIBERATION:
Upon closing the public hearing, the Commission made a motion based on the information provided by
staff and the testimony provided. A summary of the deliberation can be found at the following link
(Granicus time: 04:14:29):
https://ea lg eid.granicus.com/player/clip/2274
COMMISSION DECISION REGARDING THE REZONE:
The Commission voted 3 to 0 (Guerber and Smith absent) to recommend approval of RZDA-2026-03 for a
rezone from A-R (Agricultural -Residential) to R-6-DA-P (Residential with a development agreement -
PUD) with the following staff recommended conditions to be placed within a development agreement:
3.1 The maximum density for the Property shall be 5.24-dwelling units per acre (20 residential lots; 14
single-family detached dwellings and 6 single-family attached 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, in its sole discretion, 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 and notice shall be provided as
may be required by the City.
3.4 The Covenants, Conditions, and Restrictions (CC&Rs) 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, fencing, pressurized irrigation facilities, private streets, private alleys, mailboxes,
and other community improvements or amenities. The owner shall provide an operation and
maintenance manual, including the funding mechanism(s), as an addendum to the CC&Rs. The
CC&Rs shall state that the repair and maintenance obligations run with the land, cannot be
modified without the express consent of the City, and that the homeowner's association or other
responsible entity cannot be dissolved without the express consent of the City.
(b) An allocation of responsibility for repair and maintenance of the pressurized irrigation system
and all common landscape areas within the subdivision in a competent and attractive manner,
including the watering, mowing, pruning, fertilizing, and caring for grass, shrubs, and trees in
perpetuity.
(c) A maintenance manual for the private streets requiring the association to have the duty to
maintain the private streets, including repair and replacement of asphalt (or other hard surface
materials) and sidewalks, provisions for snow removal from the road, and the planting and
maintenance of any landscape planter islands within the subdivision, in perpetuity.
(d) A requirement that the homeowner's association work with Veolia Water of Idaho to obtain a
contractor for the operation and maintenance of any and all fire hydrants located adjacent to the
private streets. The homeowner's association shall be responsible for forwarding all maintenance
and inspection records to the Eagle Fire Department annually.
Page 23 of 39
KAPlanning Dept\Eagle Applications\Subdivisions\itidgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Aidgeside Subdivision -Findings PZ.doc
(e) A requirement for all fencing located adjacent to open space and corner lots to be open -style
such as wrought iron, extruded aluminum (looks identical to wrought iron), or three -rail -type
decorative fencing. The open style fencing located adjacent to all common areas shall be wildlife
protective style of fencing. All other fencing (i.e. cedar fencing, vinyl, chainlink) shall be
prohibited.
(f) A requirement for the Ridgeside Homeowner's Association to establish a Conservation and
Education Program (CEP) Funding Plan. The Funding Plan shall be included as a separate,
independent Assessment within the CC&Rs associated with Ridgeside Subdivision and shall
require the Homeowner's Association to collect $5.00 per lot, per month. The CC&Rs shall:
(1) Clearly define the CEP Assessment within the "Assessments" section of the CC&Rs,
(2) State that any amendment removing, modifying, or otherwise changing the CEP Assessment
must be approved in writing by the City of Eagle within the "Terms and Amendments"
section of the CC&Rs,
(3) 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 should be executed by the Owner and the
City prior to the City Clerk signing the final plat.
(g) 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.
3.5 Owner shall provide a twenty -foot (20') wide public access easement in favor of the City of Eagle
for the existing pathway located adjacent to the New Dry Creek Ditch. The easement shall extend
across the full northern boundary of the development and connect to the existing public access
easements within Eastfield Subdivision to the east and Estrada Village Subdivision to the west,
providing continuous pathway connectivity along the New Dry Creek Ditch corridor. The easement
agreement shall be reviewed and approved by the City Attorney and City Council prior to approval
of the final plat. The easement shall be recorded prior to the City Clerk signing the final plat, and the
instrument number shall be referenced on the final plat.
3.6 Owner shall provide a detailed arborist report and an existing tree inventory map identifying all
existing trees located on site. The report shall identify, at a minimum, species, size, and health of the
trees. The arborist report and map shall be provided with the submittal of a design review
application. Owner shall provide a narrative indicating which trees will be incorporated into the
design of the subdivision and which trees will be removed prior to removal of the trees. No trees
shall be removed from the site prior to city approval of a tree removal plan.
3.7 Owner shall obtain approval from the Design Review Board and City Council for the single-family
attached residential dwellings prior to the issuance of any building permit for the attached dwellings.
Page 24 of 39
K .\arming DeptTagle Applications\Subdivisions\RidgesideNO3-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
3.6 Owner shall submit a design review application showing at a minimum: 1) proposed development
signage, 2) planting details within the proposed and required landscape islands and all common areas
throughout the development, 3) elevation plans for all proposed common area structures and
irrigation pump house (if proposed), 4) landscape screening details of the irrigation pump house (if
proposed), 5) useable amenities such as picnic tables, covered shelters, benches, gazebos, and/or
similar amenities, 6) all proposed fencing throughout the development, and 7) street lights. The
design review application shall be reviewed and approved by the Eagle Design Review Board and
Eagle City Council prior to the submittal of a final plat application.
3.7 A letter of approval shall be provided to the City from the Eagle Sewer District indicating that the
property has been annexed into the Eagle Sewer District's service boundaries prior to the submittal
of a final plat application. Owner shall comply with all applicable regulations and conditions of the
Eagle Sewer District prior to the City Clerk signing the final plat.
3.8 Owner shall provide proof of central sewer service to the proposed residential lots prior to the City
Clerk signing the final plat.
3.9 The owner shall connect the subject property to central water service prior to the City Clerk signing;
the final plat.
3.10 All single-family detached dwellings shall be constructed in substantial conformance to the styles of
architecture as shown on Exhibit D.
3.11 To assure compliance with condition 3.10 herein, 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.
3.12 Each building permit application submitted to the City for any structure within the development shall
be accompanied by a written approval letter from the Architectural Control Committee. Applications
submitted without the required letter of approval shall be deemed incomplete and will not be
accepted for processing.
3.13 To assure compliance with the conditions of approval herein, the City reserves the right to deny, at
its discretion, any building permit application that does not substantially conform to the design
requirements as shown on Exhibit D. If a building permit is denied, the applicant shall have the right
to appeal the decision to the Eagle City Council in accordance with Eagle City Code Section 8-7-4-
1.
3.14 "No Parking Signs" shall be installed on one or both sides of all private streets, as required by the
Eagle Fire Department. Any required signs shall be installed prior to the City Clerk signing the final
plat.
Page 25 of 39
KAPlanning Dept\Eagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
COMMISSION DECISION REGARDING THE CONDITIONAL USE PERMIT, PRELIMINARY
DEVELOPMENT PLAN, AND PRELIMINARY PLAT:
The Commission voted 3 to 0 (Guerber and Smith absent) to recommend approval of
CUP-2026-08/PPUD-2026-03/PP-2026-03 for a conditional use permit, preliminary development plan,
and preliminary plat for Ridgeside 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-2026-03.
2. Comply with all requirements of the City Engineer.
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 applicant shall coordinate with Idaho Power regarding the existing Idaho Power easement and
overhead distribution line impacting the subject property. All existing and proposed utilities located
within the subdivision shall be placed underground in accordance with Eagle City Code prior to the
City Clerk signing the final plat. Overhead electric distribution lines shall be allowed to remain.
The applicant shall submit a revised preliminary plat depicting the existing Idaho Power easement
located within Lots 16, 17, and 18, Block 1, prior to submittal of a design review application. The
easement shall be vacated prior to issuance of a building permit for any lots encumbered by the
easement.
6. The applicant shall remove the two (2) recreational vehicles being utilized as residences and two (2)
accessory structures identified in the applicant's narrative, dated February 23, 2026, and any other
existing structures on site within 120-days of the effective date of the development agreement
associated with Ridgeside Subdivision (RZDA-2026-03).
7. If approved, the following setbacks and lot coverage requirements shall apply:
Lots 3-11, 13, 14, 25-27, Block 1, (single-family detached units):
Front (Living): 15-feet
Front (Garage): 20-feet
Rear: 12-feet
Interior Side: 5-feet
Maximum Lot Coverage: 60%
Lots 25-27, Block 1, (alley -loaded detached units):
Front (Living)): 15-feet
Front (Garage): 20-feet
Rear: 5-feet
Interior Side: 5-feet
Maximum Lot Coverage: 60%
Page 26 of 39
KAPlanning Dept\Eagle Applications\Subdivisions\Fidgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
The proposed single-family attached dwellings (duplexes/duets), identified as Lots 16-21,
Block 1, are alley -loaded and shall comply with the R-6 to R-10 single-family attached dwelling
standards identified in Eagle City Code Section 8-2-4. The front setback for attached units shall be
measured from the back of sidewalk.
If a street side setback is applicable to any lot, the required 20-foot (20') street side setback identified
in Eagle City Code Section 8-2-4 shall apply.
8. If approved, a waiver of Eagle City Code Section 9-3-2-1(J) is granted with this application, and the
applicant's proposed pedestrian circulation design, including the omission of sidewalks on both sides
of the internal private street, is permitted as depicted on the approved preliminary development
plan/preliminary plat.
9. If approved, a waiver of Eagle City Code Section 9-3-2-1(I) is granted with this application, and all
(100%) of the proposed residential lots are permitted to be served by private streets and/or alleys.
10. The applicant shall provide a public access easement for any sidewalk or pedestrian facility located
outside of the common lot or private street lot, including the sidewalk segment located within Lots 25-
27, Block 1. The easement shall be of sufficient width to provide pedestrian access and allow for
ongoing maintenance, as reviewed and approved by the City. The easement shall be depicted on the
final plat, and maintenance responsibilities for the sidewalk and associated easement area shall be
addressed within the subdivision CC&Rs. The CC&Rs shall be submitted to the City at the time of
final plat submittal.
11. The applicant shall submit a revised preliminary plat showing the twenty -foot (20') wide public access
easement adjacent to the New Dry Creek Ditch prior to the submittal of a design review application.
12. 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) and along the frontage of Edgewood Lane
and the internal private streets, or as approved by the Design Review Board. All drainage swales
and/or seepage beds shall be placed so as to not interfere with the required placement of street trees.
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 prior to
the City Clerk signing the final plat. Trees shall be installed prior to obtaining any occupancy permits
for the homes.
A temporary occupancy may be issued if weather does not permit landscaping. Partial reduction of the
surety may be permitted for any portion of the development that is completed, including street trees
that have been installed. On -going surety for street trees for all undeveloped portions of the
development will be required through project completion.
13. Ridgeside Subdivision shall remain under the control of one Homeowners Association.
14. The applicant shall install one or more 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. Sign(s) shall be installed prior to issuance of a
Notice to Proceed with Construction letter.
15. The applicant shall provide a construction -site dust control mitigation plan that demonstrates how dust
will be mitigated on site for the duration of demolition, grading, and construction of the development.
The dust control mitigation plan shall be submitted to the City for review and approval with the finzll
plat application.
Page 27 of 39
KAPlanning DeptTagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
16. 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 the first final plat associated
with Ridgeside Subdivision.
17. The applicant shall provide a revised preliminary plat with the following additional plat notes prior to
submittal of a design review application:
(a) All development within this subdivision shall be consistent with the Conditions of Development
within the development agreement associated with RZDA-2026-03 (Ada County Instrument
No. ) and any subsequently approved modifications to the development agreement.
(b) This development is subject to the Covenants, Conditions, and Restrictions for Ridgeside
Subdivision, which shall be recorded separately and may be amended from time to time.
(c) This development is subject to the terms of the recorded pathway easement agreement (Ada
County Instrument No. ).
(d) This development recognizes 22-4503 of the Idaho Code Right to Farm Act, which states, "No
agricultural operation, agricultural facility, or expansion thereof shall be or become a nuisance,
private or public, by any changed conditions in or about the surrounding nonagricultural activities
after it has been in operation for more than one (1) year, when the operation, facility, or
expansion was not a nuisance at the time it began or was constructed. The provisions of this
section shall not apply when a nuisance results from the improper or negligent operation of an
agricultural operation, agricultural facility, or expansion thereof."
(e) This subdivision is subject to the terms of ACHD License Agreement No.
(f) If any portion of the storm water drainage system is located within the public right of way:
A portion of Lot(s) _, Block(s) _, is servient to and contains the ACHD storm water drainage
system. The lots are encumbered by the certain first amended master perpetual storm water
drainage easement recorded on November 10, 2015, as Instrument No. 2015-013256 within the
official records of Ada County, and incorporated herein by this reference as if set forth in full (the
"Master Easement"). The Master Easement and the storm water drainage system are dedicated to
ACHD pursuant to Section 40-2302 of Idaho Code. The Master Easement is for the operation and
maintenance of the storm water drainage system."
18. 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.
19. 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 applicant 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 applicant shall provide GIS coordinates of the locations of the municipal fiber-
optic conduit lines. The municipal fiber-optic conduit lines shall be installed, GIS coordinates
provided, and the fiber-optic conduit lines shall be dedicated to the City prior to the City Clerk signing
the final plat.
20. Curb ramps shall be provided where sidewalks and pathways meet streets, alleys, or other curb cuts, or
where they are required by ACHD.
21. Easement provision language shall include the following: "The City of Eagle may construct, connect,
or continue within these easements, public pathways as part of future system expansion, and may
authorize staff, contractors, or neighboring developers to facilitate such improvements within these
easements from any boundary to another public pathway easement or easements, or to parcels
included in any public access agreement. "
Page 28 of 39
KAPlanning DeptTagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
22. The applicant shall be permitted to obtain easements for pathway and/or trail construction that is
outside of the current project footprint as long as the integrity of the existing pathway and trail network
is not compromised by any proposed additions and necessary realignments, as determined by City
staff.
23. The applicant and future homeowners' association shall provide maintenance of all sidewalks and
common area amenities, in perpetuity.
24. Within all public access easements, the City shall reserve the right to display signage similar to what is
shown in Exhibit E below.
25. Material staging areas for large maintenance projects shall be designed and documented, and available
for use within 30-days of written notice provided by the City, for any pathway that will be maintained
by the City.
26. Signage, including the physical form, materials, placement, and message, that the applicant or HOPL
wishes to display within public access easement(s) must be approved in writing by the City.
LEASIA
REQUIRED
CITY CODES
4.5.1 & 4.5.2
EXHIBIT E — STANDARD CITY SIGNAGE
Page 29 of 39
K:`Planning Dept\Eagle Applications`Subdivisions\Ridgeside\03-Working Files,:03-Planning and Zoning\04-P&Z Findings�Ridgeside Subdivision -Findings PZ.doc
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.
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.
Page 30 of 39
KAPlanning DeptTagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
11. No ditch, pipe or other structure, or canal, or drain, for irrigation water or irrigation wastewater owned
by an organized irrigation district, canal company, ditch association, drainage district, drainage entity,
or other irrigation entity, shall be obstructed, routed, covered or changed in any way unless such
obstruction, rerouting, covering or changing has first been approved in writing by the entity. A
Registered Engineer shall certify that any ditch rerouting, piping, covering or otherwise changing the
existing irrigation or waste ditch (1) has been made in such a manner that the flow of water will not be
impeded or increased beyond carrying capacity of the downstream ditch; (2) will not otherwise injure
any person or persons using or interested in such ditch or their property; and (3) satisfied the Idaho
Standards for Public Works Construction. A copy of such written approval and certification shall be
filed with the construction drawing and submitted to the City Engineer prior to the City Engineer
signing the final plat.
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.
13. 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 hpmeowner'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:
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.
Page 31 of 39
K:\Planning DeptTagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
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. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations prior to the City Engineer signing the final plat.
22. The development shall comply with the Boise River Plan (if applicable) in effect at the time of City
Council consideration of the final plat.
23. 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.
24. 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.
25. 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.
26. 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".
27. 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.
Page 32 of 39
K:\Planning Dept\Eagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
28. 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.
29. 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])•
30. 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 3-feet above the
ground) noticing the contractors to clean up daily, no loud music, and no dogs off leash.
Page 33 of 39
KAPlanning Dept\Eagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
37. Owner shall provide a "Heavy Truck Traffic Plan" to be followed by any vehicle, machinery, or
equipment weighing 25,000 pounds or more, as measured by the Gross Vehicle Weight Rating
(GVWR). The submitted plan shall:
■ Graphically show all proposed designated route(s) in which heavy truck traffic is permitted to
utilize.
■ State the days and hours in which heavy truck traffic is permitted to utilize the designated route(s).
■ Maximize the use of highways and principal arterials while minimizing the use of local residential
streets.
■ State that compression braking is prohibited everywhere in Ada County.
■ Include certification that the Owner understands that they are responsible for continually
communicating the approved plan to all sub -contractors and for monitoring compliance.
A Heavy Truck Traffic Plan that corresponds with each phase of development shall be submitted at the
time of the submittal of a final plat application.
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 this proposed rezone (RZDA-
2026-03) with regard to Eagle City Code Section 8-7-5 "Action by the Commission and Council", and
based upon the information provided concludes that the proposed rezone is in accordance with the City
of Eagle Comprehensive Plan and established goals and objectives because:
a. The requested zoning designation of R-6-DA-P (Residential with a development agreement —
PUD) is consistent with the Downtown Future Land Use designation within the Comprehensive
Plan, since the property will be limited to residential uses within the development agreement,
which are compatible with the land uses described within the Downtown Future Land Use
designation. The Comprehensive Plan encourages residential uses within walking distance of
Downtown Eagle and promotes a range of housing types within the Downtown Eagle Planning
Area. The proposed development includes both single-family detached and single-family attached
dwellings, which provides a mix of residential housing types within the Downtown area.
The proposed density of 5.24-dwelling units per acre (20 residential lots; 14 single-family
detached dwellings and 6 single-family attached dwellings), as limited by the development
agreement, is compatible in intensity and scale with the Downtown designation and the
surrounding residential development patterns. The use of a development agreement in conjunction
with the R-6 zoning designation provides a mechanism to ensure the land use, site design,
setbacks, open space, pedestrian connectivity, and private street/alley layout are compatible with
adjacent properties;
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 and site specific conditions of approval, to serve the residential uses
allowed on this property under the proposed zone. Specifically, central water service will be
provided by Veolia Water, and central sewer service will be provided by Eagle Sewer District. The
Eagle Fire Department and Ada County Highway District have reviewed the applications and
submitted written comments outlining conditions of approval necessary to ensure adequate fire
protection and compliance with roadway standards. Although the internal street and alley are
proposed to be private, access to the development will be provided from North Edgewood Lane,
which is subject to Ada County Highway District requirements;
Page 34 of 39
KAPlanning Dept\Eagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
c. The proposed R-6-DA-P (Residential with a development agreement — PUD) zoning district is
compatible with the R-4 (Residential) zoning district located to the north. The property to the north
is developed at a density that is compatible with the proposed development, and the New Dry
Creek Ditch corridor provides separation between the subject property and the adjacent residential
development;
d. The proposed R-6-DA-P (Residential with a Development Agreement — PUD) zoning district is
compatible with the MU-DA (Mixed Use with a development agreement) zoning district located to
the south. The property to the south is developed as a residential subdivision, which is generally
comparable in scale and intensity to the proposed residential development;
e. The proposed R-6-DA-P (Residential with a Development Agreement — PUD) zoning district is
compatible with the MU-DA (Mixed Use with a development agreement) zoning district located to
the east. The property to the south is developed as a residential subdivision, which is generally
comparable in scale and intensity to the proposed residential development;
f. The proposed R-6-DA-P (Residential with a Development Agreement — PUD) zoning district is
compatible with the MU-DA (Mixed Use with a development agreement) zoning district located to
the west. The property to the west is developed as a residential subdivision, which is generally
comparable in scale and intensity to the proposed residential development;
g. The land proposed for rezone is not located within a "Hazard Area" or "Special Area" as defined
by the Comprehensive Plan. The Natural Features Analysis submitted with the application did not
identify any floodplain, riparian vegetation, steep slopes, unstable soils, or other hazard areas on
the subject property. The New Dry Creek Ditch is located along the north property line, and the
applicant is required to comply with applicable requirements of the New Dry Creek Ditch
Company and the City of Eagle for any improvements, easements, or development adjacent to the
ditch corridor; and
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-6
zoning district, except as specifically modified through the planned unit development and
development agreement. Existing recreational vehicles and accessory structures located on the
subject property are required to be removed prior to the City Clerk signing the final plat to ensure
that the property is developed in conformance with the approved preliminary plat, preliminary
development plan, and development agreement.
2. The Commission reviewed the particular facts and circumstances of this proposed conditional use
permit, preliminary development plan, and preliminary plat CUP-2026-08/PPUD-2026-03/PP-2026-03
and based upon the information provided concludes that the application is 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 project
introduces residential development at a gross density of 5.24-dwelling units per acre, which is
consistent with surrounding density patterns and the Downtown Comprehensive Plan designation.
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.
Page 35 of 39
K\Planning DeptTagle Applications\Subdivisiom\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
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 and will
not change the essential character of the area because the proposed development is residential in
nature, is located adjacent to existing residential development, and will be subject to the conditions
of approval established through the development agreement, preliminary development plan,
preliminary plat, and design review applications. The requested setback reductions for the single-
family detached dwellings are limited to specific lots within Ridgeside Subdivision and are
consistent with the scale, layout, and overall design of the surrounding area. 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.
c. 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.
d. 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 to Edgewood Lane have been conditioned by ACHD, and no deficiencies in other
public services have been identified.
e. 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.
f. The development is provided with open areas and other special features which would not typically
be provided in a non-PUD proposal. The preliminary plat identifies 0.94-acres of eligible open
space, consisting of 24.51% of the total site area, and identifies walking paths and greenspace as
proposed subdivision amenities. The applicant is also required to provide a twenty -foot (20') wide
public access easement adjacent to the New Dry Creek Ditch, which will support continued
pathway connectivity between Eastfield Subdivision to the east and Estrada Village Subdivision to
the west.
g. Vehicular access will be provided by an internal private street/alley, with external access via
Edgewood Lane and Hill 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.
h. The development is not anticipated to result in the destruction or loss of any natural, scenic, or
historic features of major importance since none have been identified.
i. 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 Downtown
within the Comprehensive Plan and is located within the Downtown Eagle Planning Area. The
proposed development provides residential uses within walking distance of Downtown Eagle,
includes a mix of single-family detached and single-family attached dwellings, provides common
open space and pedestrian facilities, and supports continued pathway connectivity along the New
Dry Creek Ditch corridor.
Page 36 of 39
KAPlanning DeptTagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z FindingsMdgeside Subdivision -Findings PZ.doc
j. 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. Eagle City Code Section 8-7-3-1 permits
exceptions or waivers of standards within Title 8 or Title 9, other than use, through the issuance of
a conditional use permit. The requested setback reductions for the single-family detached
dwellings have been reviewed through the conditional use permit associated with this application,
are limited to this development, and will be regulated through the conditions of approval herein.
k. The benefits and interrelationship with the surrounding area for the proposed development justify
the proposed deviations from standard district regulations. The development includes a mix of
single-family detached and single-family attached dwellings, common area open space, walking
paths, greenspace, and a public access easement adjacent to the New Dry Creek Ditch. The
requested deviations, including reduced setbacks for the single-family detached dwellings and
approval of a private street/alley layout, are appropriate based on the scale and overall design of
the development and the residential character of the surrounding area.
In case of large scale development (incorporating eleven (11) or more lots or dwelling units):
in. 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.
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 is proposed to be served by Veolia Water.
Sewer
Central sewer service will be provided by Eagle Sewer District upon completion of annexation and
infrastructure extension.
Road Construction
All internal streets are proposed to be private and will be owned and maintained by the Ridgeside
Subdivision Homeowner's Association in perpetuity. ACHD has conditioned the improvement of
the frontage along Edgewood Lane.
Open Space
The preliminary plat identifies 0.94-acres of eligible open space, consisting of 24.51% of the total
site area. The proposed open space exceeds the minimum common area open space required for
residential planned unit developments. The open space will be located within common lots and
will include walking paths as subdivision amenities. The applicant is also required to provide a
twenty -foot (20') wide public access easement adjacent to the New Dry Creek Ditch to support
continued pathway connectivity between Eastfield Subdivision to the east and Estrada Village
Subdivision to the west.
Page 37 of 39
KAPlanning DeptTagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
Maintenance
Maintenance of all private infrastructure and open space areas will be the responsibility of the
homeowner's association, as conditioned herein.
Schools
Residential development is expected to be served by West Ada School District.
Solid Waste Collection
Service will be provided by Hardin Sanitation, in accordance with City requirements.
In case of the incorporation of private streets or private alleys:
n. The site functions primarily as a residential enclave with limited surrounding traffic activity. The
applicant's request for a private street layout reflects the site's enclosed character and limited
connection opportunities to adjacent parcels. The configuration and intended use as a small,
private residential development creates a circumstance where private streets enhance 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.
p. The project provides adequate access for emergency and service vehicles, as confirmed by the
Eagle Fire Department
q. Access to the subdivision is provided solely from North Edgewood Lane, 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/alley connects to a single public street, North Edgewood Lane, and is
internally looped within the subdivision. The private street/alley does not provide a connection
between public streets, thereby preventing through traffic or shortcutting.
t. The alignment of the proposed private street/alley 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.
Page 38 of 39
KAPlanning DeptTagle Applications\Subdivisions\Ridgeside\03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc
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 twenty (20) 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.
DATED this 17`" day of August 2026.
PLANNING AND ZONING COMMISSION
OF THE CITY OF EAGLE
Ada County, Idah
;,,;e -4,
Trent Wright, Chairma
ATTEST: ♦♦♦.�`Y OFF
0RPOk • eloft
Tracy E. o , Eagle City Clerk •
' S�A
'
•
9
•••••.• O
OF ID N '
Page 39 of 39
KAPlanning DeptTagle Applications\Subdivisions\Ridgesidek03-Working Files\03-Planning and Zoning\04-P&Z Findings\Ridgeside Subdivision -Findings PZ.doc