Findings - 2026 - DR-2026-54 - For the commercial landscaping buffer for Terra View Commercial SubdivisionBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW FOR THE
COMMERCIAL LANDSCAPE BUFFER
FOR TERRA VIEW COMMERCIAL
SUBDIVISION FOR TERRA VIEW, LLC
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2026-54
The above -entitled design review application came before the Eagle City Council for their action on
September 15, 2026. The Eagle City Council having heard and taken oral and written testimony, and having
duly considered the matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Terra View LLC, represented by Jaime Snyder with Ardurra, is requesting design review approval for
the commercial landscape buffer for Terra View Commercial Subdivision. The 17.64-acre site is
located on the northeast corner of North Hamlin Way and West Beacon Light Road, approximately
930-feet east of State Highway 16.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on June 23, 2026.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on July 7, 2026, in accordance with the requirements
of the Eagle City Code.
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On December 9, 2009, the City Council approved an annexation and rezone from RUT (Rural -Urban
Transition — Ada County designation) to MU-DA (Mixed Use with a development agreement in lieu of
a PUD) for the Terra View development for SB/CH Land Company (Flack/Carlock), LLC. At that time
the Council instructed staff to work with the applicant to address the concerns of the Council regarding
the transitioning of lots adjacent to the eastern boundary prior to approving the development agreement
for the project (A-2007-16/RZ-2007-23).
On January 9, 2009, the City Council approved the development agreement associated with the Terra
View development for SB/CH Land Company (Flack/Carlock), LLC.
On January 10, 2012, the City Council approved a modification to the development agreement to extend
the time for submittal of a preliminary plat application and to correct a typographical error contained
within a condition of development (RZ-2007-23-MOD).
On February 4, 2015, an extension of time to submit a preliminary plat was approved pursuant to
Condition of Development 3.2 of the executed development agreement (Instrument # 109021224). The
extension of time was approved to be valid until February 25, 2017 (RZ-2007-23).
On March 14, 2017, the City Council approved a development agreement modification regarding the
timing of the submittal of a preliminary plat application (RZ-2007-23-MOD2).
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On January 25, 2022, the City Council approved a design review application for one office (business
and professional) building and three storage buildings within Terra View Subdivision (DR-2021-34).
On February 8, 2022, the City Council approved annexation and rezone from RUT (Rural -Urban
Transition — Ada County designation) to MU-DA (Mixed Use with a development agreement [in lieu
of a PUD] for approximately 44 acres, a development agreement modification, and preliminary plat
approvals for Terra View Subdivision, a 460-lot (396-single family residential, 4-commercial [may
allow up to 192-multi-family residential units], 60 common) mixed -use subdivision (A-2021-02/RZ-
2021-02/RZ-2007-23-MOD3/PP-2021-03 ).
On March 2, 2022, the City of Eagle Floodplain Administrator approved a Floodplain Development
Permit for Terra View (FPDP-2021-03).
On March 22, 2022, the City Council approved a design review application for the Terra View Park
and trailhead parking (DR-2021-52).
On June 14, 2021, the City Council approved a design review application for the common area
landscaping including a clubhouse and pool (DR-2022-26).
On June 14, 2021, the City Council approved a design review application for two subdivision entry
features and one subdivision entry monument sign (DR-2022-27).
On October 11, 2022, the City Council approved the final plat for Terra View Subdivision No. 1 (FP-
2022-13 ).
On January 10, 2023, the City Council approved the final plat for Terra View Subdivision No. 2 (FP-
2022-15 ).
On August 22, 2023, the City Council approved a preliminary plat for Terra View Commercial
Subdivision (a re -subdivision of Lots 9 and 10, Terra View Subdivision [PP-2021-03]) (PP-2022-24).
On October 24, 2023, the City Council approved the final plat for Terra View Commercial Subdivision
No. 1. (FP-2023-10).
On November 26, 2024, the City Council approved a final plat application for Terra View Commercial
Subdivision No. 1 (FP-2024-05).
E. COMPANION APPLICATIONS:
There are no companion applications associated with this application.
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing
Village/Community
MU-DA (Mixed Use with a
Vacant commercial lots
Center, Compact
development agreement [in
Residential, Large Lot
lieu of a PUD])
Residential, Scenic
Corridor
Proposed
No Change
No Change
Future commercial uses
North of site
Large Lot Residential
MU-DA (Mixed Use with a
Two (2) single-family
development agreement [in
residences and vacant
lieu of a PUD])
property
South of site
Village/Community
MU-DA (Mixed Use with a
Agriculture, vacant parcel,
Center and Scenic
development agreement), and
and proposed Treasure
Corridor
C-1-DA (Neighborhood
Valley Chevron
Business with a development
agreement)
East of site
Village/Community
MU-DA (Mixed Use with a
Single-family residence
Center, Compact
development agreement [in
Residential, and Large
lieu of a PUD]) and RUT
Lot Residential
(Residential — Ada County
designation) and
West of site
Mixed Use, Large Lot
RUT (Residential — Ada
Three (3) single-family
Residential, and Estate
County designation), MU-DA
residences, golf course,
Residential (City of Star)
(Mixed Use with a
and restaurant
development agreement [in
lieu of a PUD])
G. DESIGN REVIEW OVERLAY DISTRICT:
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.
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The site is not located within the Urban Renewal Area.
J. EXISTING SITE CHARACTERISTICS:
The site has been developed with a 10-foot wide multi -use pathway along West Beacon Light Road for
approximately 470-feet east of North Hamlin Way.
K. SITE DATA:
The area of the commercial buffer area associated with this application is 17.64-acres.
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L. PARKING ANALYSIS: N/A
M. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
There are no buildings proposed with this application.
Height and Number of Stories of Proposed Buildings: N/A
Gross Floor Area of Proposed Buildings: N/A
On and Off -Site Circulation: N/A
N. BUILDING DESIGN FEATURES: N/A
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: The proposed street trees adjacent to West Beacon Light Road were approved with DR-
2022-26 and will be installed once West Beacon Light Road has been widened.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping: N/A
P. TRASH ENCLOSURES: N/A
Q. MECHANICAL UNITS: N/A
R. OUTDOOR LIGHTING:
There is no lighting proposed with this application.
S. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
submitted for the approval of signs proposed on the site.
T. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Star Fire District has not been received by the City. The site is
located within 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
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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.
Y. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Department of Environmental Quality
Eagle Sewer District
Z. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
1. 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
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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.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF
THE CITY COUNCIL'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
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The Comprehensive Plan Land Use Map (adopted May 12, 2026), designates this site as the following:
Village/Community Center
Village and Community Centers are intended to serve as mixed use centers for goods, services and
employment for areas that are removed from downtown Eagle. Uses and residential densities vary
based on location. See the planning area text for a complete description of site specific uses.
B. 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-7(L): Landscaped Commercial Strips:
1. Landscaped strips shall be provided between all building development and public rights of way
to lend continuity among different architectural styles, screen unsightly views, establish a
pleasing view for motorists, and create a safe and pleasant corridor for pedestrians.
a. The landscaped strip shall be ten feet (10') wide minimum and planted with one shade tree
and ten (10) shrubs for every thirty five feet (35') of street frontage. Two (2) ornamental or
two (2) evergreen trees may be substituted for one shade tree.
The applicant is requesting design review approval to construct the commercial buffer between the
commercial lots within Terra View Commercial Subdivision No. 1 and future phases of Terra View
Commercial Subdivision and West Beacon Light Road. A 10-foot wide concrete pathway has been
installed along the entire frontage of Terra View Commercial Subdivision adjacent to West Beacon
Light Road. The applicant is proposing 28 individual Corten steel flower pots located on top of
freestanding sandstone columns and 7 water features with Corten steel flower pots, on top of
sandstone columns within the commercial buffer area planted with seasonal plant mixes. Deciduous
and evergreen trees and shrubs are proposed to be installed within the buffer area between the
individual Corten steel flower pots and water features. Pursuant to Eagle City Code Section 8-2A-
7(L)(1)(a), the landscape strip shall be 10-foot wide minimum and planted with one shade tree and
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10 shrubs for every 35-feet of street frontage. Two ornamental or 2 evergreen trees may be
substituted for one shade tree. The landscape buffer is 2,162-feet in length; therefore, the applicant
is required to provide 61 deciduous trees and 610 shrubs within the commercial landscape buffer.
The applicant is proposing 14 deciduous trees and 112 evergreen trees and 854 shrubs within the
buffer along West Beacon Light Road. The 112 evergreen trees are equivalent to 56 deciduous
trees; therefore, the applicant is proposing what is equivalent to 70 deciduous trees along the
frontage. If the applicant is approved to use 2 evergreen trees for every required shade tree, the
buffer area has 9 more additional trees than what is required. Additionally, the proposed landscape
berm shows 854 shrubs to be planted within the buffer which exceeds the 610 required by code.
Staff defers comment on the proposed landscaping, flower pots, and water features within the
required commercial landscape buffer to the Design Review Board.
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 13, 2026,
at which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staffs presentations, the Board discussed during deliberation that:
• The Board is in favor of the applicant's proposed commercial landscape buffer as designed with the
addition of site specific conditions of approval nos. 4 and 5.
BOARD DECISION:
The Board voted 5 to 0 (Murphy absent) to recommend approval of DR-2026-54 for a design review
application for the commercial landscape buffer for Terra View Commercial Subdivision, with the
following site specific conditions of approval and standard conditions of approval provided within their
findings of fact and conclusions of law document, dated August 27, 2026.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on September 15, 2026, at
which time the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2026-54 for a design review application for the commercial
landscape buffer for Terra View Commercial Subdivision, with the following Design Review Board
recommended site specific conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of DR-2022-26.
2. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
3. No signs are proposed with this application and none are approved.
4. Provide a revised landscape plan showing a total of five (5) tree species. The two (2) additional tree
species shall be evergreen trees. The revised landscape plan shall be reviewed and approved by staff
and one member of the Design Review Board prior to the submittal of a final plat application for the
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future phases of Terra View Commercial Subdivision.
5. The commercial landscape buffer as designed is approved.
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:
I . 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.
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
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
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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
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.
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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.
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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 Council reviewed the particular facts and circumstances of this proposed design review application
(DR-2026-54) 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 Council 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 subdivision landscaping is permitted with the approval of a design review
application within the MU-DA (Mixed Use with a development agreement) zoning district;
B. 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 commercial buffer landscaping is
designed to complement the general vicinity;
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 — Not applicable for a landscape plan;
D. 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
proposed planter pots and water features match that which already has been installed in previous
phases of the development;
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 — Not applicable for
a landscape plan;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed commercial buffer area will provide a landscape buffer to screen
future commercial buildings and parking;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development — Not applicable for a
landscape plan;
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 since the
10-foot wide multi -use pathway is providing connection from North Palmer Way to North Hamlin
Way; and
I. 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.
Page 11 of 12
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Commercial Buffer Findings CC.docx
Regulatory Takings Analysis Notice: Applicant has the right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
DATED this 151 day of September 2026.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad Pike, Mayor
ATT ST: ,'•••.G`• O 00000,F1 +.••�,
.•• RPOR '•C�cn'••.
Tracy E sborn, agle City Clerk 'F : o >E A L �•�"
�9 •• O.RA
�' TF OF IDS` .•`•
Page 12 of 12
KAPlanning Dept\Eagle Applications\Subdivisions\Terra View Commercial\04 - Terra View Commercial Buffer - DR-2026-54\03-Working Files\03-City Council\01-CC Packet\Terra View
Commercial Buffer Findings CC.docx