Findings - 2026 - DR-2026-59 - A 26 townhome building (74-units) within EagledaleBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR A 26 TOWNHOME )
BUILDINGS (74-UNITS) WITHIN EAGLEDALE )
FOR TRESIDIO HOMES )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2026-59
The above -entitled design review application came before the Eagle Design Review Board for their action
on August 27, 2026. The Eagle Design Review Board 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:
Tresidio Homes, represented by Rich Brown, is requesting design review approval for 26 townhome
building (74-units) within Eagledale. The 10.71-acre site is located on the northeast corner of North
Palmer Lane and State Highway 44 within Everton Subdivision Nos. 4 and 5 (Lots 18-23, Block 4, Lots
2-12 and 14-24, Block 9, and Lots 1-5, Block 10, Everton Subdivision No. 4, Lots 14-19 and 21-30,
Block 7, Lots 2-14 and 16-19, Block 11, Lots 14-21, Block 8, Everton Subdivision No. 5).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on July 7, 2026.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on July 14, 2026, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On December 12, 2023, the Eagle City Council approved an annexation, rezone from RUT (Rural -
Urban Transition - Ada County designation) to R-1-DA-P P (Residential with a development
agreement - PUD), R-4-DA-P (Residential with a development agreement - PUD), R-6-DA-P
(Residential with a development agreement - PUD), and C-2-DA-P (General Business District with a
development agreement - PUD), conditional use permit, preliminary development plan, and
preliminary plat approvals for Everton Subdivision (A-2023-01/RZ-2023-02/CU-2023-03/PPUD-
2023-02/PP-2023-02).
On May 14, 2024, the City Council approved a design review application for the common area
landscaping, clubhouse, pool, mailbox cluster, and irrigation pump house within Everton Subdivision
(DR-2024-09).
On February 24, 2025, the City Council approved a final development plan and final plat for Everton
Subdivision No. 1, a 61-lot (53-buildable, 8-common) residential planned unit development (FPUD-
2024-07 & FP-2024-10).
On February 25, 2025, the City Council approved a final development plan and final plat for Everton
Subdivision No. 2, a 12-lot (8-buildable, 4-common) residential planned units development (FPUD-
2024-08 & FP-2024-12).
On April 4, 2025, the City approved a one (1) year extension of time for the design review approval for
Page 1 of 29
KAPlanning Dept\Eagle Applications0r\2026Tagledale Townhomes Tresidio - DR-2026-59\03-Working Fi1es\02-DRB\01-DRB PacketTagledale Townhomes - Tresidio-Findings DR.docx
the common area landscaping within Everton Subdivision (DR-2024-09-EXT-1).
On June 24, 2025, the City Council approved a final development plan and final plat for Everton
Subdivision No. 3, a 51-lot (44-buildable, 7-common) residential planned unit development (FPUD-
2025-02 & FP-2025-03).
On June 24, 2025, the City Council approved a final development plan and final plat for Everton
Subdivision No. 4, a 46-lot (40-buildable [33 residential, 7 commercial], 6-common) residential
planned units development (FPUD-2025-03 & FP-2025-04).
On November 25, 2025, the City Council approved a final development plan and final plat for Everton
Subdivision No. 5, a 49-lot (45-buildable [4 1 -residential, 4 commercial], 4-common) residential
planned unit development (FPUD-2025-09 & FP-2025-18).
On November 25, 2025, the City Council approved a final development plan and final plat for Everton
Subdivision No. 6, a 35-lot (3 1 -buildable, 4-common) residential planned unit development (FPUD-
2025-10 & FP-2025-19).
On December 23, 2025, the City approved a design review application for four subdivision entry
monument signs for Eagledale Community (DR-2025-96).
E. COMPANION APPLICATIONS:
There are no companion applications.
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
ZONING
DESIGNATION
DESIGNATION
LAND USE
Mixed Use, Residential
C-2-DA-P (General Business
Vacant lots within Everton
Existing
Transition Overlay, and
District with a development
Subdivision Nos. 4 and 5
Scenic Corridor
agreement — PUD)
Proposed
No Change
No Change
Single-family attached
residential buildings
North of site
Neighborhood
C-2-DA-P (General Business
District with a development
Vacant lots within Everton
Residential
agreement — PUD)
Subdivision No. 3
Mixed Use, Residential
C-2-DA-P (General Business
Vacant commercial lots
South of site
Transition Overlay, and
District with a development
within Everton Subdivision
Scenic Corridor
agreement — PUD)
Nos. 4 and 5
Single-family residences
Mixed Use, Residential
RUT (Rural -Urban Transition
located within an unplatted
East of site
Transition Overlay, and
— Ada County Designation)
parcel and a single-family
Scenic Corridor
residential subdivision
(Lincoln Park Subdivision)
Mixed Use, Residential
C-2-DA-P (General Business
Vacant commercial lots
West of site
Transition Overlay, and
District with a development
within Everton Subdivision
Scenic Corridor
agreement — PUD)
Nos. 4 and 5
G. DESIGN REVIEW OVERLAY DISTRICT:
Page 2 of 29
KAPlanning DeptTagle Applications0r\2026Tagledale Townhomes Tresidio - DR-2026-59\03-Working Fi1es\02-DRB\01-DRB PacketTagledale Townhomes - Tresidio-Findings DR.docx
This site is located within the city-wide Design Review Overlay District.
H. WILDLAND-URBAN INTERFACE OVERLAY DISTRICT:
The site is not located within the Wildland-Urban Interface Overlay District.
I. URBAN RENEWAL AREA:
The site is not located within the Urban Renewal Area.
J. EXISTING SITE CHARACTERISTICS:
The site has been developed with curb, gutter, and sidewalk as part of the common area landscaping
(DR-2024-09).
K. SITE DATA:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
10.71-acres (466,572-SF)
N/A
Percentage of Site Devoted
41-48% (approximately)
N/A
to Building Coverage
Percentage of Site Devoted
to Landscaping
32-42% (approximately)
15% (minimum)
Lots 18-20, Block 4
SITE DATA
PROPOSED**
REQUIRED*
31-feet (31') living
20-feet (20') living (minimum)
Front Setback (South)
31-feet (31') front load garage
31-feet (31') front load garage
(minimum)
Rear Setback (North)
21-feet, 10-inches (2P-10")
15-feet (15') (minimum)
Side Setback (West)
5-feet (5')
5-feet (5') (minimum)
Side Setback (East)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks Der PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Page 3 of 29
K:\Planning Dept\Eagle Applications\Dr\2026\Eag1eda1e Townhomes Tresidio - DR-2026-59\03-Working Fi1es\02-DRB\01-DRB Packet\Eagledale Townhomes - Tresidio-Findings DR.docx
Lots 21-23. Block 4
SITE DATA
PROPOSED"
REQUIRED*
Front Setback (South)
31-feet (31') living
31-feet (31') front load garage
20-feet (20') living (minimum)
31-feet (31') front load garage
(minimum)
Rear Setback (North)
21-feet, 10-inches (21'-10")
15-feet (15') (minimum)
Side Setback (West)
5-feet (5')
5-feet (5') (minimum)
Side Setback (East)
5-feet (5')
5-feet (5') (minimum)
'Note: Setbacks per PPUl)-2U23-U2/PP-2U23-02.
**Note: Setbacks measured from property line to closest unit.
Lots 14-16. Block 7
SITE DATA
PROPOSED"
REQUIRED*
Front Setback (South)
31-feet (31') living
31-feet (31') front load garage
20-feet (20') living (minimum)
31-feet (31') front load garage
(minimum)
Rear Setback (North)
21-feet, 10-inches (21'-10")
15-feet (15') (minimum)
Side Setback (West)
5-feet (5')
5-feet (5') (minimum)
Side Setback (East)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks per PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Lots 17-19. Block 7
SITE DATA
PROPOSED"
REQUIRED*
31-feet (31') living
20-feet (20') living (minimum)
Front Setback (South)
31-feet (31') front load garage
31-feet (31') front load garage
(minimum)
Rear Setback (North)
21-feet, 10-inches (2l'-10")
15-feet (15') (minimum)
Side Setback (West)
5-feet (5')
5-feet (5') (minimum)
Side Setback (East)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks Der PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Page 4 of 29
KAPlanning Dept\Eagle App1ications\Dr\2026\Eag1eda1e Townhomes Tresidio - DR-2026-59\03-Working Fi1es\02-DRB\01-DRB Packet\Eagledale Townhomes - Tresidio-Findings DR.docx
Lots 21-22. Block 7
SITE DATA
PROPOSED**
REQUIRED*
Front Setback (South)
31-feet (31') living
31-feet (31') front load garage
20-feet (20') living (minimum)
31-feet (3l') front load garage
(minimum)
Rear Setback (North)
21-feet, 10-inches (2V-10")
15-feet (15') (minimum)
Side Setback (West)
5-feet (5')
5-feet (5') (minimum)
Side Setback (East)
5-feet (5')
5-feet (5') (minimum)
�Note: Setbacks per FFUV-2UIS-U2/FF-2U23-U1.
**Note: Setbacks measured from property line to closest unit.
Lots 23-25. Block 7
SITE DATA
PROPOSED**
REQUIRED*
31-feet (31') living
20-feet (20') living (minimum)
Front Setback (South)
31-feet (31) front load garage
31-feet (3l') front load garage
(minimum)
Rear Setback (North)
21-feet, 10-inches (2V-10")
15-feet (15') (minimum)
Side Setback (West)
5-feet (5')
5-feet (5') (minimum)
Side Setback (East)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks Der PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Lots 26-27. Block 7
SITE DATA
PROPOSED**
REQUIRED*
31-feet (31') living
20-feet (20') living (minimum)
Front Setback (South)
31-feet (31') front load garage
31-feet (31') front load garage
(minimum)
Rear Setback (North)
21-feet, 10-inches (2P-10")
15-feet (15') (minimum)
Side Setback (West)
5-feet (5')
5-feet (5') (minimum)
Side Setback (East)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks Der PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Page 5 of 29
KAPIa ing Dept\Eagle Applicadons\Dr\2026\Eag1eda1e Townhomes Tresidio - DR-2026-59\03-Working Fi1es\02-DRB\01-DRB Packet\Eagledale Townhomes - Tresidio-Findings DR.docx
Lots 2R-30- Rlnck 7
SITE DATA
PROPOSED**
REQUIRED*
Front Setback (South)
31-feet (31') living
31-feet (31) front load garage
20-feet (20') living (minimum)
31-feet (31') front load garage
(minimum)
Rear Setback (North)
21-feet, 10-inches (2V-10")
15-feet (15') (minimum)
Side Setback (West)
5-feet (5')
5-feet (5') (minimum)
Side Setback (East)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks Der PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Lots 14-16. Block 8
SITE DATA
PROPOSED**
REQUIRED*
Front Setback (West)
31-feet (31') living
31-feet (31') front load garage
20-feet (20') living (minimum)
31-feet (3l') front load garage
(minimum)
Rear Setback (East)
21-feet, 10-inches (2V-10")
15-feet (15') (minimum)
Side Setback (North)
5-feet (5')
5-feet (5') (minimum)
[Side Setback (South)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks per PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Lots 17-18, Block 8
SITE DATA
PROPOSED**
REQUIRED*
31-feet (31') living
20-feet (20') living (minimum)
Front Setback (West)
31-feet (31') front load garage
31-feet (31') front load garage
(minimum)
Rear Setback (East)
21-feet, 10-inches (2V-10")
15-feet (15') (minimum)
Side Setback (North)
5-feet (5')
5-feet (5') (minimum)
Side Setback (South)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks Der PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Page 6 of 29
KAPlanning Dept\Eagle Apphcations\Drr\2026\Eagledale Townhomes Tresidio - DR-2026-59\03-Working Fi1es\02-DRB\01-DRB Packet\Eagledale Townhomes - Tresidio-Findings DR.docx
Lots 19-21. Block 8
SITE DATA
PROPOSED**
REQUIRED*
Front Setback (West)
31-feet (31') living
31-feet (31') front load garage
20-feet (20') living (minimum)
31-feet (3l') front load garage
(minimum)
Rear Setback (East)
21-feet, 10-inches (21'-10")
15-feet (15') (minimum)
Side Setback (North)
5-feet (5')
5-feet (5') (minimum)
[Side Setback (South)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks Der PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Lots 2-4. Block 9
SITE DATA
PROPOSED**
REQUIRED*
Front Setback (West)
31-feet (31') living
20-feet living (20') (minimum)
Rear Setback (East)
21-feet, 10-inches (2V-10")
5-feet (5') (minimum)
Side Setback (North)
5-feet (5')
5-feet (5') (minimum)
Side Setback (South)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks per PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Lots 5-6, Block 9
SITE DATA
PROPOSED**
REQUIRED*
Front Setback (West)
31-feet (31') living
20-feet living (20') (minimum)
Rear Setback (East)
21-feet, 10-inches (2V-10")
5-feet (5') (minimum)
Side Setback (North)
5-feet (5')
5-feet (5') (minimum)
Side Setback (South)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks Der PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Page 7 of 29
K:\Planning DeptTagle Applications0r\2026Tagledale Townhomes Tresidio - DR-2026-59\03-Working Fi1es\02-DRB\01-DRB PacketTagledale Townhomes - Tresidio-Findings DR.docx
Lots 7-9. Block 9
SITE DATA
PROPOSED"
REQUIRED*
Front Setback (West)
31-feet (31') living
20-feet living (20') (minimum)
Rear Setback (East)
21-feet, 10-inches (2V-10")
5-feet (5') (minimum)
Side Setback (North)
5-feet (5')
5-feet (5') (minimum)
Side Setback (South)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks per PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Lots 10-12, Block 9
SITE DATA
PROPOSED"
REQUIRED*
Front Setback (West)
31-feet (31') living
20-feet living (20') (minimum)
Rear Setback (East)
21-feet, 10-inches (21'-10")
5-feet (5') (minimum)
Side Setback (North)
5-feet (5')
5-feet (5') (minimum)
Side Setback (South)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks Der PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Lots 14-16, Block 9
SITE DATA
PROPOSED"
REQUIRED*
Front Setback (East)
31-feet (31') living
20-feet living (20') (minimum)
Rear Setback (West)
21-feet, 10-inches (21'-10")
5-feet (5') (minimum)
Side Setback (North)
5-feet (5')
5-feet (5') (minimum)
Side Setback (South)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks per PPUD-2023 -02/PP-2023 -02.
**Note: Setbacks measured from property line to closest unit.
Lots 17-19, Block 9
SITE DATA
PROPOSED"
REQUIRED*
Front Setback (East)
31-feet (31') living
20-feet living (20') (minimum)
Rear Setback (West)
21-feet, 10-inches (21'-10")
5-feet (5') (minimum)
Side Setback (North)
5-feet (5')
5-feet (5') (minimum)
Side Setback (South)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks Der PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Page 8 of 29
K:\Pl=ing Dept\Eagle Applications\Dr\2026\Eag1eda1e Townhomes Tresidio - DR-2026-59\03-Working Files\02-DRB\0I-DRB Packet\Eagledale Townhomes - Tresidio-Findings DR.docx
Lots 20-21 _ Block 9
SITE DATA
PROPOSED**
REQUIRED*
Front Setback (East)
31-feet (31') living
20-feet living (20') (minimum)
Rear Setback (West)
21-feet, 10-inches (21'-10")
5-feet (5') (minimum)
Side Setback (North)
5-feet (5')
5-feet (5') (minimum)
Side Setback (South)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks Der PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Lots 22-24. Block 9
SITE DATA
PROPOSED**
REQUIRED*
Front Setback (East)
31-feet (31') living
20-feet living (20') (minimum)
Rear Setback (West)
21-feet, 10-inches (21'-10")
5-feet (5') (minimum)
Side Setback (North)
5-feet (5')
5-feet (5') (minimum)
Side Setback (South)
5-feet (5')
5-feet (5') (minimum)
ji
*Note: Setbacks Der PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Lots 1-2. Block 10
SITE DATA
PROPOSED**
REQUIRED*
31-feet (31') living
20-feet (20') living (minimum)
Front Setback (West)
31-feet (31') front load garage
31-feet (31') front load garage
(minimum)
Rear Setback (East)
21-feet, 10-inches (2l'-10")
15-feet (15') (minimum)
Side Setback (North)
5-feet (5')
5-feet (5') (minimum)
Side Setback (South)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks Der PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Page 9 of 29
KAPlanning Dept\Fagle Applications0r\2026\Bagledale Townhomes Tresidio - DR-2026-59\03-Working Files\02-DRB\01-DRB Packet\Bagledale Townhomes - Tresidio-Findings DR.docx
Lots 3-5, Block 10
SITE DATA
PROPOSED**
REQUIRED*
Front Setback (West)
31-feet (31') living
31-feet (31) front load garage
20-feet (20') living (minimum)
31-feet (31') front load garage
(minimum)
Rear Setback (East)
21-feet, 10-inches (2V-10")
15-feet (15') (minimum)
Side Setback (North)
5-feet (5')
5-feet (5') (minimum)
Side Setback (South)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks per PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Lots 2-4, Block 11
SITE DATA
PROPOSED**
REQUIRED*
31-feet (31') living
20-feet (20') living (minimum)
Front Setback (South)
31-feet (31') front load garage
31-feet (31') front load garage
(minimum)
Rear Setback (North)
21-feet, 10-inches (2V-10")
15-feet (15') (minimum)
Side Setback (East)
5-feet (5')
5-feet (5') (minimum)
Side Setback (West)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks Der PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Lots 5-8, Block 11
SITE DATA
PROPOSED**
REQUIRED*
31-feet (31') living
20-feet (20') living (minimum)
Front Setback (South)
31-feet (31') front load garage
31-feet (31') front load garage
(minimum)
Rear Setback (North)
21-feet, 10-inches (2V-10")
15-feet (15') (minimum)
Side Setback (East)
5-feet (5')
5-feet (5') (minimum)
Side Setback (West)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks Der PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Page 10 of 29
KAPlanning DeptTagle Applications\Dr\2026Tagledale Townhomes Tresidio - DR-2026-59\03-Working Fi1es\02-DRB\01-DRB PacketTagledale Townhomes - Tresidio-Findings DR.docx
Lots 9-11. Block 11
SITE DATA
PROPOSED"
REQUIRED*
Front Setback (South)
31-feet (31') living
31-feet (31) front load garage
20-feet (20') living (minimum)
31-feet (31') front load garage
(minimum)
Rear Setback (North)
21-feet, 10-inches (21'-10")
15-feet (15') (minimum)
Side Setback (East)
5-feet (5')
5-feet (5') (minimum)
[S:i:deSetback (West)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks per PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Lots 12-14, Block 11
SITE DATA
PROPOSED"
REQUIRED*
31-feet (31') living
20-feet (20') living (minimum)
Front Setback (South)
31-feet (31') front load garage
31-feet (3l') front load garage
(minimum)
Rear Setback (North)
21-feet, 10-inches (2V-10")
15-feet (15') (minimum)
Side Setback (East)
5-feet (5')
5-feet (5') (minimum)
Side Setback (West)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks Der PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Lots 16-19, Block 11
SITE DATA
PROPOSED"
REQUIRED*
31-feet (31') living
20-feet (20') living (minimum)
Front Setback (East)
31-feet (31') front load garage
31-feet (31') front load garage
(minimum)
Rear Setback (West)
21-feet, 10-inches (2l'-10")
15-feet (15') (minimum)
Side Setback (North)
5-feet (5')
5-feet (5') (minimum)
Side Setback (South)
5-feet (5')
5-feet (5') (minimum)
*Note: Setbacks Der PPUD-2023-02/PP-2023-02.
**Note: Setbacks measured from property line to closest unit.
Page 11 of 29
KAPlanning Dept\Eagle Applications\Dr\2026\Eag1eda1e Townhomes Tresidio - DR-2026-59\03-Working Fi1es\02-DRB\01-DRB Packet\Eagledale Townhomes - Tresidio-Findings DR.docx
L. PARKING ANALYSIS:
TYPE OF
OFF-STREET
BUILDING/USE
PARKING
REQUIRED
USE
PARKING
SIZE OR
FACTOR
TOTAL
PARKING
REQUIREMENT
QUANTITY
SPACES
2 spaces (1
(46) 3-bedroom
= 148 parking
covered) for each
units
spaces
Apartments or
unit 2+ bedroom
28 4-bedroom
( )
x 2
= 148
(74 min. are
Multi -Family
unit
units
required to be
covered
Dwellings
0.25 spaces per unit
shall be provided
74 total units
x 0.25
= 19
= 19 guest parking
for guest parking
spaces
*Additionally, minimum ADA parking stall quantities, striping, and signage
=167
requirements may be required in accordance
with Idaho Building Code - Chapter 11
Parking
"Accessibility".
(74 min. required
to be covered)
Proposed:
=167 Total [148-
covered parking
spaces, 19-onstreet
guest parking
spaces]
M. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: 26 townhome buildings totaling 74-units.
Height and Number of Stories of Proposed Buildings:
Lot/Block
Height
Stories
Number of Units
Lots 18-20, Block 4
30'-9"
2-story
3-units
Lot 21-23, Block 4
30'-9"
2-story
3-units
Lots 14-16, Block 7
30'-9"
2-story
3-units
Lots 17-19, Block 7
30'-6 1/4"
2-story
3-units
Lots 21-22, Block 7
31'-l"
2-story
2-units
Lots 23-25, Block 7
30'-9"
2-story
3-units
Lots 26-27, Block 7
31'-3/4"
2-story
2-units
Lots 28-30, Block 7
30'-6 3/4"
2-story
3-units
Lots 14-16, Block 8
30'-6 3/4"
2-story
3-units
Page 12 of 29
KAPlanning DeptTagle Applications0r\2026Tagledale Townhomes Tresidio - DR-2026-59W-Working Files\02-DRB\01-DRB PacketTagledale Townhomes - Tresidio-Findings DR.docx
Lots 17-18, Block 8
31'-1"
2-story
2-units
Lots 19-21, Block 8
30'-9"
2-story
3-units
Lots 2-4, Block 9
30'-6 3/4"
2-story
3-units
Lots 5-6, Block 9
31'-3/4"
2-story
2-units
Lots 7-9, Block 9
30'-9"
2-story
3-units
Lots 10-12, Block 9
30'-9"
2-story
3-units
Lots 14-16, Block 9
30'-9"
2-story
3-units
Lots 17-19, Block 9
30'-6 3/4"
2-story
3-units
Lots 20-21, Block 9
31'-1"
2-story
2-units
Lots 22-24, Block 9
30'-9"
2-story
3-units
Lots 1-2, Block 10
31'-3/4"
2-story
2-units
Lots 3-5, Block 10
30'-9"
2-story
3-units
Lots 2-4, Block 11
30'-9"
2-story
3-units
Lots 5-8, Block 11
30'-10 3/4"
2-story
2-units
Lots 9-11, Block 11
30'-9"
2-story
3-units
Lots 12-14, Block 11
30'-9"
2-story
3-units
Lots 16-19, Block 11
30'-10 3/4"
2-story
2-units
Gross Floor Area of Proposed Buildings:
Building
First Floor
Second Floor
Total Square
Lot Ws
Unit Types
Square
Square
Footage of
No's
footage
Footage
Building
1
Lots 26-27, Blk 7
Lots 5-6, Blk 9
Denali
2,680-square
2,110-square
4,790-square
Lots 1-2, Blk 10
Everest
feet
feet
feet
2
Lots 21-22, Blk 7
Lots 17-18, Blk 8
Denali
2,680-square
2,110-square
4,790-square
Lots 20-21, Blk 9
Everest
feet
feet
feet
3
Lots 18-20, Blk 4
Denali
4,001-square
2,935-square
6,936-square
Lots 23-25, Blk 7
Matterhorn
feet
feet
feet
Lots 3-5, Blk 10
Page 13 of 29
KAPlanning Dept\Eagle Apphcations\Dr\2026\Eagledale Townhomes Tresidio - DR-2026-59\03-Working Files\02-DRB\Ol-DRB Packet\Eagledale Townhomes - Tresidio-Findings DR.docx
Lots 9-11, Blk 11
Everest
Lots 21-23, Blk 4
4
Lots 19-21, Blk 8
Lots 10-12, Blk 9
Denali
Matterhorn
4,001-square
2,935-square
6,936-square
Lots 22-24, Blk 9
Everest
feet
feet
feet
Lots 2-4, Blk 11
Lots 17-19, Blk 7
5
Lots 28-30, Blk 7
Lots 14-16, Blk 8
Everest
Matterhorn
4,001-square
2,935-square
6,936-square
Lots 2-4, Blk 9
Denali
feet
feet
feet
Lots 17-19, Blk 9
Lots 14-16, Blk 7
Everest
6
Lots 7-9, Blk 9
Matter4,001-square
horn
2,935-square
6,936-square
Lots 14-16, Blk 9
Denali
feet
feet
feet
Lots 12-14, Blk 11
Denali
7
Lots 6-8, Blk 11
Matterhorn
5,329-square
4,127-square
9,456-square
Lots 17-19, Blk 11
Everest
feet
feet
feet
Denali
Gross Floor Area of Proposed Units:
Unit Type
First Floor
Second Floor
Total Square Feet
Number
Total Square
per Unit
of Units
Footage
Denali
1,328-square feet
1,192-square feet
2,520-square feet
x 28
70,560-square
feet
Everest
1,352-square feet
918-square feet
2,270-square feet
x 26
59,020-square
feet
Matterhorn
1,321-square feet
825-square feet
2,146-square feet
x 20
42,920-square
feet
On and Off -Site Circulation:
Four 36-foot wide internal roads (West Amazon Drive, North Harvest Hill Avenue, West Star Crossing
Street, and North Morehouse Avenue) and one 33-foot wide internal road (North Alidade Way) provide
access to the townhome buildings. One 36-foot wide road provides access from West Amazon Drive to
North Palmer Lane.
Page 14 of 29
K:\Planning DeptTagle Applications\Dr\2026\Eagledale Townhomes Tresidio - DR-2026-59\03-Working Files\02-DRB\01-DRB PacketTagledale Townhomes - Tresidio-Findings DR.docx
N. BUILDING DESIGN FEATURES:
Proposed Building Designs: Craftsman
Craftsman - Color Palette A
Lots 14-16, Block 7, Lots 23-25, Block 7, Lots 28-30, Block 7, Lots 17-18, Block 8, Lots 2-4, Block
9, Lots 10-12, Block 9, Lots 20-21, Block 9, Lots 1-2, Block 10, Lots 9-11, Block 11,
Roof. GAF Timberline Shingles (Charcoal)
Walls: Hardy siding (Sherwin Williams - Felted Wool [SW9171]), board and batten siding (Sherwin
Williams - Anonymous [SW7049]), stone veneer (Pro -Fit Alpine Ledgestone - Echo Ridge)
Windows/Doors: Front/garage doors (Sherwin Williams - Black Fox [SW7020]), windows (Black)
Fascia/Trim: Fascia (Sherwin Williams - Black Fox [SW7020]), trim (Sherwin Williams - Anonymous
[SW7049], Sherwin Williams - Felted Wool [SW9171]), corbels (Sherwin Williams - Mountain Ash
[SW3540])
Craftsman - Color Palette B
Lots 18-20, Block 4, Lots 17-19, Block 7, Lots 26-27, Block 7, Lots 14-16, Block 8, Lots 7-9, Block
9, Lots 14-16, Block 9, Lots 22-24, Block 9, Lots 5-8, Block 11, Lots 16-19, Block 11
Roof: GAF Timberline Shingles (Charcoal)
Walls: Hardy siding (Sherwin Williams - Cocoon [SW6173]), board and batten siding (Sherwin
Williams - Hardware [SW6172]), stone veneer (Pro -Fit Alpine Ledgestone - Flint)
Windows/Doors: Front door (Sherwin Williams - Urbane Bronze [SW7048]), garage door (Sherwin
Williams - Cocoon [SW6173], windows (Black)
Fascia/Trim: Fascia (Sherwin Williams - Urbane. Bronze [SW7048]), trim (Sherwin Williams -
Cocoon [SW6173], Sherwin Williams - Hardware [SW6172]), corbels (Sherwin Williams - Mountain
Ash [SW3540])
Craftsman - Color Palette C
Lots 21-23, Block 4, Lots 21-22, Block 7, Lots 19-21, Block 8, Lots 5-6, Block 9, Lots 17-19, Block
9, Lots 3-5, Block 10, Lots 2-4, Block 11, Lots 12-14, Block 11
Roof. GAF Timberline Shingles (Charcoal)
Walls: Hardy siding (Sherwin Williams - Amazing Gray [SW7044]), board and batten siding (Sherwin
Williams - Intellectual [SW7044]), stone veneer (Pro -Fit Alpine Ledgestone - Echo Ridge)
Windows/Doors: Front/garage doors (Sherwin Williams - Porpoise [SW7047]), windows (Black)
Fascia/Trim: Fascia (Sherwin Williams - Porpoise [SW7047]), trim (Sherwin Williams - Amazing
Gray [SW7044], Sherwin Williams - Intellectual Gray [SW7044]), corbels (Sherwin Williams -
Mountain Ash [SW3540])
O. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees were approved with the common area landscaping (DR-2024-09).
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping: N/A
Page 15 of 29
KAPlanning DeptTagle Applications\Dr\2026Tagledale Townhomes Tresidio - DR-2026-59\03-Working Files\02-DRB\01-DRB PacketTagledale Townhomes - Tresidio-Findings DR.docx
P. TRASH ENCLOSURES:
Each townhome unit will have an individual trash tote that will be stored in the garage or behind the
side yard fencing and pulled out to the curb on trash pick-up day.
Q. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The ground mounted mechanical
units are proposed to be screened by landscaping. No rooftop mechanical units are proposed and none
are approved.
R. OUTDOOR LIGHTING:
A lighting plan showing the locations, style, color, height, illumination type, and wattage was received.
S. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
reviewed and approved by the Zoning Administrator prior to the issuance of any building permits.
T. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Star Fire Department has not been received by the City. The site is
located within the City of Eagle Water service area and within the boundaries of the Eagle Sewer
District.
U. PUBLIC USES PROPOSED:
No public uses are proposed.
V. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:
No future acquisition map currently exists.
W. SPECIAL ON -SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees - no
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
X. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
An environmental assessment is not required for this application.
Page 16 of 29
KAPlanning Dept\Eagle App1icatiom\Dr\2026\Eag1edale Townhomes Tresidio - DR-2026-59\03-Working Fi1es\02-DRB\01-DRB Packet\Eagledale Townhomes - Tresidio-Findings DR.docx
Y. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached.
Ada County Highway District
Central District Health
Department of Environmental Quality
Eagle Sewer District
Idaho Transportation Department
Z. LETTERS FROM THE PUBLIC:
No letters from the public have been received to date.
AA. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions, if any, that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator, Design Review Board, or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
c. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district;
d. Will not interfere with the visual character, quality, or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
e. Will have facades, features, and other physical improvements that are designed as a whole,
when viewed alone as well as in relationship to surrounding buildings and settings;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
g. Will provide safe and convenient access to the property for both vehicles and pedestrians
through patterned traffic circulation and connectivity to abutting development;
h. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly
and walkable environment in balance with protecting a viable commercial center in the area;
and
i. Will have signs, if proposed, that are harmonious with the architectural design of the building
and the adjacent buildings, and will not cover or detract from desirable architectural features.
Page 17 of 29
KAPlanning Dept\Eagle App1ications\Dr\2026\Eag1eda1e Townhomes Tresidio - DR-2026-59\03-Working Fi1es\02-DRB\01-DRB Packet\Eagledale Townhomes - Tresidio-Findings DR.docx
THE DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFF
ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT
AS PART OF THE DESIGN REVIEW BOARD'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted May 12, 2026), designates this site as the following:
Mixed Use / Non -Residential
Areas designated as Mixed use should include a balanced combination of residential, limited
commercial, and employment -generating uses. Residential uses should range between 30% (minimum)
and 70% (maximum) of the uses within the site with densities up to 16 units per acre (density will be
determined on a site -by -site basis). Standalone single -use developments (e.g., exclusively residential
or commercial) should be discouraged within the Mixed Use designation unless part of an approved
phased development. Uses should complement and not take away from downtown Eagle. Development
within this land use designation should be required to proceed through the rezone with a development
agreement and a PUD process. See the planning area text for a complete description of site specific
uses.
Residential Transition Overlay
Residential development that provides for a transition between land use categories and uses. Commonly
requires a transition/change in density, lot sizing, and building scaling with a specific parcel or project.
Base densities may be reduced or units may be clustered to increase open space within a portion of a
site when property is in this overlay. Neighborhood design will be paramount in this overlay to ensure
appropriate transition between uses. See specific planning areas for further description.
Scenic Corridor
An overlay designation that is intended to provide significant setbacks from major corridors and natural
features through the city. These areas may require berming, enhanced landscaping, detached
meandering pathways, and appropriate signage controls. This designation includes the Willow Creek
Scenic Corridor that is to provide increased setbacks and buffering of development including natural
vegetation and restoration, regional trails and connectivity.
Page 18 of 29
KAPlanning Dept\Eagle Apphcations\Dr\2026\Eag1eda1e Townhomes Tresidio - DR-2026-59\03-Working Fi1es\02-DRB\01-DRB Packet\Eagledale Townhomes - Tresidio-Findings DR.docx
B. DEVELOPMENT AGREEMENT CONDITIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
3.4 The conditions, covenants and restrictions for the Property shall contain at least the following:
(b) A requirement for all fencing to be installed as shown on the Concept Plan Fence Exhibit
(Exhibit D). All other fencing (i.e. dog-eared cedar fencing, chainlink) shall be prohibited.
Exhibit D
Sara.
_ s
326.E�..o
34 T--E-1
—WE—
3 5
. 5?er
-M=
33}6¢EbPWEW FFNi!
3.7 Owner shall submit a design review application(s) showing at a minimum: 1) proposed
development signage, 2) planting details within all common areas throughout the development,
3) elevation plans for all proposed common area structures and irrigation pump house (if
proposed, and 4) useable amenities such as pool house, tot lot, picnic tables, covered shelters,
benches, gazebos, and/or similar amenities.
Building placement shall be designed such that parking areas are not concentrated between the
buildings and roadways having a collector status or higher. Commercial/retail buildings, single-
family attached dwellings, and common area amenities shall be required to meet the design
review requirements as set forth in the Eagle Architecture and Site Design (EASD) Book. Eagle
Design Review Board and Eagle City Council approval of the detailed architectural plans is
required prior to the issuance of building permits for commercial/retail buildings, single-family
attached dwellings, common area amenities, pumphouse for irrigation, and structures located
within the Subdivision Common Area (as shown on Exhibit Q.
The design review application(s) shall be reviewed and approved by the Design Review Board
and City Council prior to the submittal of a final plat application.
Page 19 of 29
K\Platming Dept\Eagle App1ications\Dr\2026\Eag1eda1e Townhomes Tresidio - DR-2026-59\03-Working Fi1es\02-DRB\01-DRB Packet\Eagledale Townhomes - Tresidio-Findings DRAB x
Exhibit C
PRELIMINARY PLAT SHOWING
EVERTON SUBDIVISION
A POD OP LAND SNUATED N THE WEST In a THE
SOUTHEAST Ua Or SECTION 10. TOWNSHIP 4 NOIRH,
MNOE I WEST,106E MEIIID .
EOE Or UGIf, AOI1 CWNIY, IDAHO
MAIKH 1073
�.- -- W iL. .....-.... .—.
O-- �6 STD.• _. _..---�...
,.ME=
} it ssra+as-s�rssa-
9b5.li+�i8i?7i+:s'�r�?
's•r'+L+,53+J'Sii?0o
ar � _fir..—' � •TEssmrerar_- �_ _-.
5MEE
w.
� a e •�ele �aaa .
•rutm•. ; ia7fg3
PREIIMlt!R PUT -COVER
.r'.: _.....gip
3.8 All buildings shall be designed in compliance with Eagle City Code Section 8-2A. Permitted
architecture styles are specifically those shown within the Eagle Architecture and Site Design
Book (EASD Book). Architecture styles and building design elements that are not shown with
the EASD Book will not be permitted.
3.9 The single-family dwellings shall be constructed utilizing the architecture style as shown on
Exhibit "E."
No similar front elevation (utilizing the same architectural style or color) of any residential
dwelling shall be duplicated:
o Within five (5) lots measured from each side lot line;
o Directly across the street and within five (5) lots (measured from each side lot line); and
o Directly behind any lot and within five (5) lots (measured from each side lot line).
To assure compliance with this condition, the applicant shall create an architectural control
committee (ACC) as a component of the development's CCR&S. Provisions regarding the
creation and operating procedures of the ACC shall be included in the CC&R's and shall be
reviewed and approved by the City attorney prior to the approval of the first final plat.
The submittal of the building permit application to the City for each building within the
development shall be accompanied by an approval letter from the Architectural Control
Committee. Building permit applications that do not have an approval letter attached will not be
accepted.
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 meet the design requirements as
may be stipulated by the Eagle Design Review Board and Eagle City Council.
Page 20 of 29
KAPlanning Dept\Eagle Applications\Dr\2026\Eagledale Townhomes Tresidio - DR-2026-59\03-Working Files\02-DRB\01-DRB Packet\Eagledale Townhomes - Tresidio-Findings DR.doex
Exhibit E
Fronttoad Town Ham.- Denali
Page 21 of 29
KAPlanning DeptTagle Applications\Dr\2026Tagledale Townhomes Tresidio - DR-2026-59\03-Working Files\02-DRB\01-DRB PacketTagledale Townhomes - Tresidio-Findings DR.docx
Front Load Town Home - Everest
C. CONDITIONAL USE PERMIT, PRELIMINARY DEVELOPMENT PLAN, AND PRELIMINARY
PLAT CONDITIONS OF APPROVAL WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The required setbacks shall be as follows:
R-6 Zone (Single-family attached)(excluding Block 2):
Front: 20-feet (20') (living area)
31-feet (31') (front -load garage)
Rear: 15-feet (15')
Side: 5-feet (5') (0-feet [0] for common wall)
Street Side: 20-feet (20')
Maximum Lot Coverage: N/A
R-6 Zone (Single-family attached)(Block 2):
Front: 20-feet (20') (living area)
Rear: 5-feet (5')
Side: 5-feet (5') (0-feet [0] for common wall)
Street Side: 20-feet (20')
Maximum Lot Coverage: N/A
The applicant shall construct a six-foot (6') high privacy fence along the eastern property line.
The bottom of the privacy fence shall be constructed at an elevation grade commensurate with
the grade at the rear of the residential dwelling. The privacy fence shall be reviewed and approved
by the Design Review Board and City Council prior to installation of the privacy fence The
privacy fence shall be constructed prior to the City Clerk signing the final plat of the associated
phase of the subdivision.
Page 22 of 29
KAPlanning DeptTagle Applications\Dr\2026Tagledale Townhomes Tresidio - DR-2026-59\03-Working Fi1es\02-DRB\01-DRB PacketTagledale Townhomes - Tresidio-Findings DR.docx
D. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi -family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-2A-6(A)(5): Utilities:
Utility service systems shall not detract from building or site design. Cable, electrical, and
telephone service systems shall be installed underground, and the design review board shall
consider:
a. Size and location of all service systems for appropriate appearance and maintenance
accessibility;
b. The location and design of transformers, pad mount and roof mounted mechanicals and
electrical equipment shall be reviewed and approved by the design review board. All roof
mounted mechanicals shall be completely screened from view through the use of a parapet wall
when utilizing a flat roof design or shall be enclosed within the building when utilizing a roof
design other than a flat roof. "Screened from view" shall mean "not visible" at the same level
or elevation of the parapet wall (e.g., the perspective generally as shown on an elevation plan);
c. The location and sizes of all utility lines, manholes, poles, underground cables, gas lines, wells,
and similar installations; and
d. The continued maintenance of these service systems.
E. DISCUSSION:
• The applicant is requesting design review approval for 26-townhome buildings (74-units) with
associated landscaping within Everton Subdivision Nos. 4 and 5. The applicant's justification letter
states that the townhomes are designed with the Craftsman style of architecture which is one of the
nine architectural styles within the Eagle Architecture and Site Design Book. Staff defers comment
regarding the design, materials, and colors of the townhomes to the Design Review Board.
The proposed buildings should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 8-2A-13(13)(2)(d)&(e), the proposed buildings should be
designed to not interfere with the visual character, quality or appearance of the surrounding area
and City, and where possible, enhance the continuity of thematically common architectural
features, and will have facades, features, and other physical improvements that are designed as a
whole, when viewed alone as well as in relationship to surrounding buildings and settings. Staff
defers comment of the proposed buildings regarding the harmonious nature and relationship of the
buildings to the surrounding vicinity to the Design Review Board.
• The landscape plans ("typical planting plans") do not show the location of all ground mounted
mechanical units and how they will be screened from view (from the road and adjacent to common
areas). The applicant should be required to provide revised landscape plans (2-plex, 3-plex, and 4-
plex typical planting plan) showing the location of all ground mounted mechanical units and the
proposed year-round landscape screening. The revised landscape plan should be reviewed and
Page 23 of 29
KAPlanning Dept\Eagle Apphcations\Dr\2026\Eag1eda1e Townhomes Tresidio - DR-2026-59\03-Working Fi1es\02-DRB\01-DRB Packet\Eagledale Townhomes - Tresidio-Findings DR.docx
approved by staff and one member of the Design Review Board prior to the issuance of a zoning
certificate.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date, if the requested design review application is approved,
staff recommends the site specific conditions of approval and standard conditions of approval provided
within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on August 27, 2026,
at which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staff s presentations, the Board discussed during deliberation that:
• The Board is in favor of the design, materials, and colors of the townhome buildings with the addition
of site specific condition nos. 8, 10, and 11.
• The Board is in favor of the proposed landscaping for the townhome lots with the inclusion of site
specific condition no. 2 to address mechanical unit screening.
BOARD DECISION:
The Board voted 3 to 0 (Lindgren, Milian, and Greer absent) to recommend approval of DR-2026-59 for a
design review application for 26 townhome buildings (74-units) within Eagledale, with the following staff
recommended site specific conditions of approval and standard conditions of approval with text shown with
underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of A-2023-01/RZ-2023-02/CU-2023-03/PPUD-2023-02/PP-
2023-02.
2. Provide revised landscape plans (2-plex, 3-plex, and 4-plex typical planting plan) showing the location
of all ground mounted mechanical units and the proposed year-round landscape screening. The revised
landscape plan shall be reviewed and approved by staff and one member of the Design Review Board
prior to the issuance of a zoning certificate.
3. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
4. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
5. No rooftop mechanical units are proposed with this application and none are approved.
6. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
7. No signs are proposed with this application and none are approved.
8. Provide revised elevations identifying the location and color of all metal roofing and noting all metal
roofing to have concealed fasteners. The revised elevations and color shall be reviewed and approved
by staff and one member of the Design Review Board prior to the issuance of a zoning certificate
9. Provide revised site plans showing the location of hose bibs for each townhome unit to allow for rinsing
off the artificial turf lawn in the backyards The revised site plans shall be reviewed and approved by
staff prior to the issuance of a zoning certificate.
10. Provide revised building elevations showing the addition of stone to more of the garage door areas
Page 24 of 29
KAPlanning DeptTagle App1ications\Dr\2026\Eag1eda1e Townhomes Tresidio - DR-2026-59\03-Working Fi1es\02-DRB\01-DRB PacketTagledale Townhomes - Tresidio-Findings DR.docx
throughout the townhome buildings. The arrangement of garage doors with stone shall be done in a
way that complements the overall design of the development The revised building elevations and
arrangement of garage doors with stone shall be reviewed and approved by staff and one member of
the Design Review Board prior to the issuance of a zoning certificate
11. Provide revised elevations showing color palette `B" to include colors with more contrast than the color
palettes "A" and "C". The revised elevations shall be reviewed and approved by staff and one member
of the Design Review Board prior to the issuance of a zoning certificate
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs, gutters,
streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on -site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy, whichever occurs first.
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 performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, 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
Page 25 of 29
KAPlanning Dept\Eagle App1ications\Dr\2026\Eag1eda1e Townhomes Tresidio - DR-2026-59\03-Working Fi1es\02-DRB\01-DRB Packet\Eagledale Townhomes - Tresidio-Findings DR.docx
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 prior to issuance of any building permits or Certificate of Occupancy, whichever
occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, or other irrigation entity associated with such ditch,
pipe or other structure, or canal. The applicant shall submit a copy of the written approval from the
irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the City
Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights
used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining
property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle Fire
Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the
City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The
letter shall include the following comments and minimum requirements, and any other items of concern
as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall 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 or Certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
Page 26 of 29
KAPlanning DeptTagle Applications0r\2026Tagledale Townhomes Tresidio - DR-2026-59\03-Working Files\02-DRB\01-DRB Packet\Fagledale Townhomes - Tresidio-Findings DR.docx
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those required
by the above conditions, will require submittal of an application for modification and approval of that
application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Use, or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations", and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application, shall require the applicant to submit
a Zoning Permit application to the City and comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the City of Eagle of its intent to changes the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City Code
(one year from approval date).
26. All ground -mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
Page 27 of 29
KAPlanning DeptTagle Applications\Dr\2026Tagledale Townhomes Tresidio - DR-2026-59\03-Working Fi1es\02-DRB\01-DRB PacketTagledale Townhomes - Tresidio-Findings DR.docx
27. 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.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-2026-59) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and townhome buildings are permitted with the approval of a design review
application within the C-2-DA-P (General Business District with a development agreement — PUD)
zoning district;
A. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed townhome buildings are designed to
complement the proposed detached residential dwellings in the general vicinity;
B. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the townhome buildings have two car garages;
C. Will not interfere with the visual character, quality, or appearance of the surrounding area and city,
and where possible, enhance the continuity of thematically common architectural features since the
townhome buildings are designed to meet the Craftsman styles of architecture which is one of the
nine architectural styles within the Eagle Architecture and Site Design book;
D. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the building is
in conformance with the Craftsman style of architecture and will enhance the proposed buildings
in the vicinity;
E. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the building does not exceed 35-feet permitted within Eagle City Code;
F. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the townhome
buildings have two car garages and there are sidewalks and pathways throughout the development;
G. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area; and
H. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, and will not cover nor detract from
desirable architectural features.
Regulatory Takings Analysis Notice: Applicant has the right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
DATED this loth day of September 2026.
Page 28 of 29
KAPlanning DeptTagle Applications\Dr\2026Tagledale Townhomes Tresidio - DR-2026-59\03-Working Fi1es\02-DRB\01-DRB PacketTagledale Townhomes - Tresidio-Findings DR.docx
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idah9
Robe Tubb, Acting Chairman
ATTEST:
op
AA4
Tracy E. Os agle City Clerk -
0 E ; =
*:�S AL of
••2tp�0
: •. O ,,�
OF I
Page 29 of 29
KAPlanning Dept\Eagle Applications\Dr\2026\Eag1eda1e Townhomes Tresidio - DR-2026-59\03-Working Fi1es\02-DRB\01-DRB Packet\Eagledale Townhomes - Tresidio-Findings DR.docx