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Planning commission recommends Watermark Subdivision with conditions after HOA talks
Summary
The City of Eagle Planning & Zoning Commission voted to recommend approval of the Watermark Subdivision development agreement modification, CUP and preliminary plat after the developer agreed to several changes and a condition allowing HOA, developer and ACHD to pursue an access alternative. Commissioners debated an open‑space waiver and density.
The City of Eagle Planning & Zoning Commission on Nov. 24 recommended approval of the Watermark Subdivision — a 151‑lot, mixed‑use preliminary plat from Boise Hunter Homes — subject to the conditions listed in the staff report.
Travis Hunter of Boise Hunter Homes told the commission the project would provide "really quality for‑sale housing in the upper 5 hundreds to $700,000 price point," and detailed five changes negotiated since the last hearing including a CC&R prohibition on short‑term rentals under 30 days, a driveway‑parking restriction for drives under 20 feet, shared access and maintenance easements for rear alleys, removal of pickleball courts from the floodway, and a revision to sidewalk requirements.
Planner Haley Durham summarized staff edits responding to the commission’s remand: the CC&R items are in conditions 3.i and 3.j; shared‑access easements are reflected in condition 9; pickleball courts were removed per condition 10; and the applicant has requested waivers for attached sidewalks and open‑space requirements (condition 17 and 19 in the packet). Durham also presented project math: the proposal totals 18.58 acres with 151 lots (147 buildable), an average lot of ~2,066 sq ft, proposed open space of 9.99 acres versus a code requirement of 11.76 acres, a deficiency of roughly 1.77 acres.
Several neighborhood speakers and the River District HOA (Lonesome Dove) testified about traffic and safety concerns at Lone Creek Drive; HOA counsel Abby Germaine said the River District and developer had narrowed issues to Lone Creek access and the pickleball courts, and that the pickleball courts had been removed. Germaine said the parties had worked with ACHD to explore alternatives to full through access, including the possibility of converting the developer’s access to a cul‑de‑sac while preserving pedestrian connections.
Commissioners praised the level of negotiation between neighbors and the developer but split on the open‑space waiver. Commissioner McCauley moved to recommend approval as written with the staff conditions; Commissioner Smith seconded and the motion passed with Commissioner Gerber recorded as voting no. The commission’s recommendation will be forwarded to city council for final action.
