Rezone · Planning application
175-lot foothills subdivision with 117 homes and a vineyard heads to final hearing
The plan covers about 589 acres of farmland and includes 117 single-family lots, 11 vineyard lots and 47 common lots. The Planning and Zoning Commission's earlier findings cited traffic concerns and recommended denial. A hearing is set for Nov. 19.
From the filing
The application's description as it appears in Ada County's record. See the official record
The applicant proposes to rezone about 568 acres northeast of Willow Creek Road and Stillwell Drive in the Eagle area from Rural Residential to Rural Urban Transition. The plan is a subdivision of 175 lots, including 117 residential lots, 11 vineyard lots and 47 common lots, on roughly 589 acres, with about 75 acres of open space, a vineyard and private gated roads. Staff recommends denial because road width and hillside engineering questions remain unresolved.
An Alternative Compliance, Planned Unit Development, Preliminary Plat, Zoning Map Amendment (Rezone), Hillside Development, Master Site Plan, and Private Road applications for Bellarosa Subdivision of a 175 lots. Also, a Development Agreement Modification (Project #202400171 DA-DM). The property is generally located northeast of the intersection of Willow Creek Rd and Stillwell Dr and contains approximately 588.6 acres; Sections 27, 28, 29, and 33, T.5N, R.1E.
Project name on file: Bellarosa Subdivision
Timeline
Nov. 19, 2026
Public hearing: Ada County Planning and Zoning Commission
Oct. 15, 2026
Public hearing: Ada County Planning and Zoning Commission
Sept. 10, 2026
Ada County Planning and Zoning Commission tabled it to October 15, 2026, for findings reflecting denial (4-0)
Commission action: Table to October 15, 2026, for Deliberation on Revised Findings Reflecting Denial; (4-0, Scott & Johnson abstained)
Sept. 10, 2026
Ada County staff recommended denial
Sept. 10, 2026
Public hearing: Ada County Planning and Zoning Commission
Sept. 1, 2026
10 documents added
Aug. 13, 2026
Ada County Planning and Zoning Commission tabled it to September 10, 2026, for findings reflecting denial (5-0)
Commission action: Table to September 10, 2026 for Revised Findings Reflecting Denial; (5-0)
Aug. 13, 2026
Ada County staff recommended approval
Aug. 13, 2026
Public hearing: Ada County Planning and Zoning Commission
July 16, 2026
Ada County Planning and Zoning Commission tabled it to August 13, 2026 (5-0)
Commission action: Tabled to August 13th, 2026; (5-0)
July 16, 2026
Ada County staff recommended tabling it to August 13, 2026
July 16, 2026
Public hearing: Ada County Planning and Zoning Commission
June 11, 2026
Ada County Planning and Zoning Commission tabled it (6-0)
Commission action: Tabled; (6-0)
June 11, 2026
Ada County staff recommended tabling it to July 16, 2026
June 11, 2026
Public hearing: Ada County Planning and Zoning Commission
May 14, 2026
Ada County staff recommended tabling it to June 11, 2026
May 14, 2026
Public hearing: Ada County Planning and Zoning Commission
Feb. 19, 2026
Application filed
Documents
Staff reports
- Download Staff memo supplementing the Aug. 13 Planning and Zoning Commission staff report
Lists late-submitted exhibits 116 to 122, including public emails, a land patent, and the applicant's requested clarifications to conditions of approval.
Aug. 7, 2026 · 37 pages · 4.6 MB · Staff Memo
- Download Staff report for Bellarossa Subdivision rezone
Planning staff report for the August 13, 2026 Planning and Zoning Commission hearing on a rezone from Rural Residential to Rural Urban Transition, with a 175-lot preliminary plat and related applications.
Aug. 5, 2026 · 1009 pages · 164.1 MB · Staff Report
- Download Staff memo requesting tabling to August 13 hearing
Ada County staff asks that the Bellarossa Subdivision rezone be tabled to the Aug. 13, 2026 hearing so the applicant can give the County Engineer additional information.
July 8, 2026 · 3 pages · 407 KB · Staff Memo
- Download Staff memo requesting continuance to July 16 hearing
County staff asks that the rezone be tabled to the July 16, 2026 hearing so the applicant can supply information the County Engineer needs for hillside and private road review.
June 5, 2026 · 4 pages · 426 KB · Staff Memo
- Download Staff report for Bellarossa rezone and preliminary plat
Planning staff report recommending on a rezone from Rural Residential to Rural Urban Transition for a 175-lot Bellarossa Subdivision, with planned unit development and related applications, for the June 11, 2026 hearing.
June 3, 2026 · 669 pages · 230.0 MB · Staff Report
- Download Staff memo requesting tabling to June 11 hearing
Ada County staff ask the Planning and Zoning Commission to table the Bellarossa Subdivision rezone to the June 11, 2026 hearing so the applicant can supply more information for engineering review.
May 6, 2026 · 1 page · 227 KB · Staff Memo
Decisions
- Download Findings of fact, conclusions of law and order
Planning and Zoning Commission's written findings and order on the rezone application, covering procedural history, notice, and the August 13, 2026 recommendation of denial.
Sept. 1, 2026 · 36 pages · 453 KB · Findings
- Download Findings of fact, conclusions of law and order
Commission's written findings and order after the Aug. 13, 2026 hearing, recording procedural history and a recommendation of denial on the rezone application.
Sept. 1, 2026 · 36 pages · 453 KB · Findings
- Download Findings of fact, conclusions of law and order
Commission's written decision on the rezone and planned unit development application, covering procedural history from the pre-application conference through the Aug. 13, 2026 hearing.
Aug. 5, 2026 · 45 pages · 433 KB · Findings
- Download Findings of fact, conclusions of law and order
Planning and Zoning Commission findings and order on the rezone and planned unit development for a 175-lot subdivision, with 117 residential, 11 vineyard and 47 common lots, following the June 11, 2026 hearing.
June 3, 2026 · 37 pages · 385 KB · Findings