LAND USE PLANNING AND ENTITLEMENT PROCESS

The following provides a general overview of the typical land use planning and entitlement process.   Most projects are required to go through some aspect of the entitlement process, and many of those are required to go through one or more public hearing processes for approval. Other projects may be minor and do not go through a public hearing process but rather a staff approval process.

NOTE:  This process applies to all land use applications regulated by Idaho Local Land Use Planning Act.   For information on the Design Review process, click here.

The main steps in the process are:

STEP 1:  PRE-APPLICATION & SUBMITTAL PROCESS

NOTICE:    For non-residential projects, applicants may contact the City's Economic Development Department for assistance in understanding or navigating through the development and entitlement processes.  Learn more about the City of Eagle Business Concierge Services, or contact our Economic Development Team.

Pre-Application Meeting

Applicant meets with city planners and other applicable city staff to discuss the project's details, processes, and neighborhood meeting requirements.  A Pre-Application (PA) meeting request can be submitted online 24/7.    No appointment necessary. Upload documents to assist staff in evaluating your project and preparing the best information to present at the pre-application meeting.

Once you have submitted your pre-application request, you will be contacted typically within five (5) working days to schedule your pre-application meeting.  This meeting provides a more complete understanding of the size, scope, and feasibility of the request. The pre-application meeting is typically a 1/2 to 1-hour meeting in which the applicant meets with an assigned city planner and other applicable staff to discuss the project request.

Neighborhood Meeting

Applicant shall conduct a neighborhood meeting prior to submitting the application (within six (6) months of the application date) for comprehensive plan amendments, annexations, rezones, variances, conditional uses, zoning ordinance amendments, and subdivisions.

The neighborhood meeting involves mailing of a written notice to all property owners or purchasers of record owning property within the required radius of the exterior boundary of the subject property in accordance with Eagle City Code Section 8-7-8(B).  The neighborhood meeting written notice shall be provided by mail a minimum of fifteen (15) calendar days prior to the scheduled neighborhood meeting.  The purpose of the meeting is for the applicant to provide project information to all parties, collect comments, and answer questions.

Application Submittal Meeting

The formal submittal process can only begin after the pre-application meeting has occurred (if applicable) and any required neighborhood meeting has been completed.  Formal application submittals must be done during an "Application Submittal Meeting" and WILL NOT be accepted over the counter.   

To schedule an application submittal meeting, call the Planning and Zoning Department at 208-939-0227.  During the submittal meeting, city planning staff will conduct a review of your completed application, checklist, plans, and any relevant documents.  Submittals deemed complete will be formally taken in at the conclusion of the meeting.  Submittals deemed incomplete WILL NOT be accepted, and another submittal meeting will be required once all required documents and information has been provided.  

• A completed application, checklist and plans are required for all submittals

STEP 2:  APPLICATION  REVIEW & NOTIFICATION

Application Transmittal

Once the application has been accepted, the application package is routed and assigned to a city planner.  The city planner will then transmit the application materials to all necessary departments and outside agencies.    A copy of the entitlement transmittal is also sent to the applicant and/or the applicant's representative indicating the public hearing date. 

Project Review

City planners will review project for compliance with Eagle City Code, consistency with the comprehensive plan and other long-range plans.  While staff is reviewing your application, they may reach out to you to request clarification or additional materials necessary to complete their review.  

Staff Report

City planners will prepare a staff report for the public hearing.  The applicant will receive a copy or notification of where to access the staff report prior to the public hearing.

STEP 3:  PUBLIC HEARING & TESTIMONY

Public Notice & Public Comments

Legal notices will be sent out in accordance with Idaho State Codes and Eagle City Code Section 8-7-8(C) & (D) to all property owners within a minimum designated outreach area according to Eagle City Code.  The notice will contain information about the application, a link to the City's website for remote public testimony or to livestream the public hearing, and  information regarding the date, time and location of the public hearing.

Applicants are required to post notice of the hearing on the subject site in accordance with Eagle City Code Section 8-7-8(E) .  Applicants will need to attend all public hearings and be prepared to present the project and answer any questions.  

Anyone can submit written comments by email, mail, or in person.  

• Email to:   Assigned city planner, or email to  the Planning and Zoning Department; or
• Mail to:     City of Eagle, P.O. Box 1520, Eagle, ID 83616,  ATTN:  Planning and Zoning Department - Public Hearing Comments; or
• Deliver to:  City Hall, Planning and Zoning Department  at 660 E. Civic Lane, Eagle, Idaho.   

NOTE:  Comments must be received no less than five (5) days prior to the scheduled hearing date.

Planning and Zoning Commission

Project will be heard at the Planning and Zoning Commission meeting as a public hearing.  Applicants are required to attend the meeting and be prepared to present their project and answer any questions.  Members of the public may attend the meeting and provide testimony during the public comment portion of the applicable project agenda item.  Public comment on agenda items MAY NOT occur during any other time during the meeting.  The Planning and Zoning Commission will make recommendations to be taken to City Council.

Findings of Fact

City planner will prepare the "Findings of Fact and Conclusions of Law" that documents and explains the criteria and standards used in evaluating the application, states the relevant facts relied upon, and explains the rationale for the decision based on the applicable provisions of the comprehensive plan, city codes, and factual information contained in the record.  The Findings are then taken back to the Planning and Zoning Commission for review and action.

City Council

Project will go before City Council as a public hearing.  The staff report will contain the recommendations from the Planning and Zoning Commission.  Applicants are required to attend the meeting and be prepared to present their project and answer any questions.  Members of the public may attend the meeting and provide testimony during the public comment portion of the applicable project agenda item.  Public comment on agenda items MAY NOT occur during any other time during the meeting.  The City Council will take action on the project.

Findings of Fact

City planner will prepare the "Findings of Fact and Conclusions of Law" that documents and explains the criteria and standards used in evaluating the application, states the relevant facts relied upon, and explains the rationale for the decision based on the applicable provisions of the comprehensive plan, city codes, and factual information contained in the record.  The Findings are then taken back to the City Council for review and final action.