Findings - DR - 2006 - DR-111-05 - Construct A 6382 Sq' Office Building/839 S Bridgeway Place
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW TO CONSTRUCT A )
MULTI-TENANT OFFICE BUILDING WITHIN )
EAGLE RIVER SUBDIVISION FOR JOHN HOLLAND )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-ll1-05
The above-entitled design review application came before the Eagle Design Review Board for their action
on January 12, 2006. 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;
A. PROJECT SUMMARY:
John Holland, represented by Andrew Davis with BRS Architects, is requesting design review
approval to construct a 6,382-square foot office building. The site is located approximately 450-feet
southwest of East Shore Drive on South Bridgeway Place at 839 South Bridgeway Place (Lot 20,
Block 4, Mixed Use Sub. No 5).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on December 8, 2005.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on December 9, 2005, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 25, 2000, the Eagle City Council approved a rezone (RZ-2-98) with a development
agreement (including a concept plan) for this site.
On April 24, 2001, the Eagle City Council approved the preliminary plat for Mixed Use
Subdivision No.1 (PP-14-00) for this site.
On May 8, 2001, the Eagle City Council approved the final plat for Mixed Use Subdivision No.1
(FP-13-01) for this site.
On May 13, 2003, the Eagle City Council approved the preliminary plat for Mixed Use
Subdivision No.5 (PP-I-03) for this site.
On December 16, 2003, the Eagle City Council approved the final plat for Mixed Use Subdivision
No.5 (FP-12-03) for this site.
E. COMPANION APPLICATIONS: DR-l 12-05 (design review sign application)
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use MU-DA (Mixed Use with Vacant lot within Eagle
Development Agreement) River Development
Proposed No Change No Change Office building
North of site Mixed Use MU-DA (Mixed Use with Vacant lot within Eagle
Development Agreement) River Development
South of site Mixed Use MU-DA (Mixed Use with Two story multi-tenant
Development Agreement) building
East of site Mixed Use MU-DA (Mixed Use with Office building
Development Agreement)
West of site Mixed Use MU-DA (Mixed Use with PondlBardenay Restaurant
Development Agreement)
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS:
The site is currently vacant. Infrastructure improvements such as drainage facilities, utilities,
curbing, and all pavement areas have been or are required to be completed by the developer of
Eagle River.
I. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 29, I 85-square feet (0.67-acres) 7,000-square feet (0.16-acres)
(minimum)
Percentage of Site Devoted to 22% (approximately) 50% (maximum)
Building Coverage
Percentage of Site Devoted to 31 % (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces 26-spaces 26-spaces (minimum)
Front Setback 64-feet (east) 20-feet (minimum)
Rear Setback 20-feet (west) 20-feet (minimum)
Side Setback 44-feet (north) 7.5-feet (minimum)
Side Setback 37-feet (south) 7.5-feet (minimum)
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J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
One office building
Height and Number of Stories of Proposed Buildings:
Single story, 22-feet 4-inches in height
Gross Floor Area of Proposed Buildings:
6,507-gross square feet
On and Off-Site Circulation:
The final plat for Mixed Use Subdivision No.5 (FP-12-03), which this site is located
within, approved all of the access points, driveways, drive aisles, and the parking areas.
Therefore, all on-site improvement and parking for this site have already been approved
and built by the developer of Eagle River Development.
K. BUILDING DESIGN FEATURES:
Roof: Concrete Roof Titles (Hershey)
Walls: Stucco field (Oyster Shell) and stucco accent (Spectrum Brown)
Walls: Hardi-plank siding (Olive Tate)
Wainscot and Columns: Stone veneer (High Desert)
Windows/Doors: Aluminum frames (Copper Cote)
FasciafTrim: Cedar fascia and heavy timber (Mission Brown stain)
Awnings: Metal (Copper Cote)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:
Existing trees are located in the wetlands area north of the building. The trees and
wetlands are being preserved and have been incorporated into the Eagle River landscape
master plan.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number):
To be reviewed by the Design Review Board and City Forester. See Landscape Plan
Review Letter submitted by the City Forester (incorporated herein by reference).
Street Trees: None proposed (no streets abut this site).
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Continuous landscaping has not been proposed around the perimeter of the
parking lot because this site will be integrated with the surrounding properties
providing cross access between parcels.
b. Interior Landscaping:
8% interior landscaping is required; a minimum of 8% is proposed.
M. TRASH ENCLOSURES:
The final plat for this Mixed Use Subdivision No.5 (FP-12-03) approved all of the trash enclosure
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locations, which will be shared by all of the Pads throughout the development. There are two
enclosures within the shared parking area of the subject pad. One enclosure is located on Pad 37
(to the south of this site) and one located on Pad 39 (to the east of the site). They have both been
constructed with the other infrastructure improvements by the developer of Eagle River. The
developer of Eagle River has constructed the two enclosures of CMU block with a stucco finish
and metal gates. The sub-association enacted by Eagle River Development for the lots within
Mixed Use Sub. No.5 will assure perpetual access to the enclosure by all users.
N. MECHANICAL UNITS:
The applicant is proposing to locate the mechanical units on the roof that will be completely
screened by the mansard roof. No ground mounted mechanical units are proposed and none are
approved.
O. OUTDOOR LIGHTING:
a. Parking Lot:
The plan states that the existing parking lot lights will be preserved in their existing locations,
except one will be relocated from the main entrance area to the parking lot
landscape island in front of the main entrance. The parking lot lights conform to
the Eagle River approved lighting-not to exceed 22' in height.
b. Building Lighting:
16 - Wall mounted cylinder, aluminum housing with spun aluminum shade (metallic bronze)
tempered glass lens with 50-watt high pressure sodium bulb.
c. Entrance Lighting:
1- Pendant indirect fixture with luminous top shade with 50-watt high pressure sodium bulb.
P. SIGNAGE:
Two building wall signs for Holland Realty are proposed on one of the main entrance columns. A
separate sign application has been submitted for review and approval (DR-1l2-05).
Q. PUBLIC SERVICES A V AILABLE: Approved with the development of Eagle River.
R. PUBLIC USES PROPOSED: None
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concem - yes - Boise River Floodplain
Evidence of Erosion - no
Fish Habitat - no
Floodplain - yes - the site is located within the 100-year and 500-year floodplain
Mature Trees - yes
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek: no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - no
Wildlife Habitat - no
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U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
An environmental assessment plan was previously submitted to and reviewed by the City Engineer
with the preliminary plat (Eagle River Development). A copy of the environmental assessment
plan is on file with the City Engineer.
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached. Comments. which
appear to be of special concern, are noted below:
Chevron Pipeline
DEQ
Eagle Fire Department
Eagle Sewer District
Idaho Power
W. LETTERS FROM THE PUBLIC:
Letter from John Swartz, Construction Manager for Eagle River, date stamped by the City on
December 8,2005 (incorporated herein by reference).
Letter from Keith Atkins, City Forester for City of Eagle, date stamped by the City on December 8.
2005 (incorporated herein by reference).
STAFF ANALYSIS:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
. The Comprehensive Plan Land Use Map designates this site as Mixed Use.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
. Eagle City Code Section 8-2A-6(A)(5)(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).
. Eagle City Code Section 8-2A-6(B)(5)(c) states in part
All vents protruding through the roof, and similar features shall be painted so as to match the
color of the roof.
. Eagle City Code Section 8-2A-7(K)(3)
Parking Lot Perimeter Landscaping: Perimeter landscaping requirements define parking areas
and prevent two (2) adjacent lots from becoming one large expanse of paving. This
requirement does not hinder the ability to provide vehicular access between lots.
a. Provide a minimum five foot (5') wide perimeter landscaped strip between the property
lines and the parking lot, and plant with a minimum of one shade tree and five (5) shrubs
per thirty five (35) linear feet of perimeter.
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. Eagle City Code Section 8-4-5
Offices, Business and professional
1 per 250 square feet of gross floor area
C. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL: None
D. DISCUSSION:
. The applicant seeks approval of one 6,507 square feet single tenant building to house Holland
Realty. The plans include an exterior raised deck along the west elevation and a portion of the
north elevation of the building. The architect has used a variety of building materials including
stucco, hardi-plank siding, stone veneer, and heavy timber accents to break up the building fa~ade.
Staff has received a letter of approval from the Eagle River Architectural Committee.
. The applicant has not proposed continuous landscaping around the southem and eastern perimeters
of the parking lot because this site will be integrated with the surrounding parcels to share
common access drive aisles. Per Eagle City Code, a minimum five foot (5') wide perimeter
landscaped strip is required between the property lines and the parking lot and should be planted
with a minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet of perimeter.
It is staff's opinion that because this site will be integrated with the surrounding properties,
providing cross access between parcels, and because the landscape buffer requirements of Eagle
City Code and the design guidelines of Eagle River Development require extensive landscaping to
buffer the parking lot from the public right-of-way, the applicant should not be required to provide
a perimeter landscape strip on the south and east property line.
. Staff defers comment regarding building design and colors to the Design Review Board.
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site
specific conditions of approval and the standard conditions of approval provided within the staff
report.
PUBLIC MEETING OF THE BOARD:
A. A meeting was held on the application before the Design Review Board on January 12,2005, at which
time the Board made their decision.
B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one.
C. Oral testimony in favor of this proposal was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DECISION:
The Board voted 5 to 0 (Grubb and Barnes absent) to approve DR-Ill-05 for a design review
application for a multi-tenant office building for John Holland, 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. All pedestrian and vehicular connections, drive aisles, parking spaces, and concrete curbing as shown
on the site plan (sheet C-l.O), date stamped by the City on December 8,2005, shall be constructed
prior to the City issuing a certificate of occupancy for this site.
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2. Provide a revised site and landscape plan showing the installation of a bike rack and other pedestrian
amenities. Detailed cut sheets showing the style and color shall be provided to the City. The revised
site and landscape plans and detailed cut sheets shall be reviewed and approved by staff prior to the
City issuing a zoning certificate for this site.
3. The applicant shall install orange construction fencing between the wetlands area and the construction
area of this site. The installed fencing shall be inspected by the City Forester prior to the City issuing a
zoning certificate for this site.
4. All roof vents shall be painted to match the color of the roof.
5. No ground mounted mechanical units are proposed with this application and none are approved.
6. All existing or required ground mounted transformers, cable, and phone boxes shall be screened by
landscaping per Eagle City Code.
7. Provide a copy of the written approval of the site grading plan from Eagle River prior to the City
issuing a zoning certificate for this site.
8. Submit $350.00 to the City, at the time of building permit submittal, for all Engineering fees incurred
for reviewing this project.
9. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
lO. No signs are proposed with this application. A separate design review application (Dr-l 12-05) has
been submitted for the approval of two building wall signs. The sign application shall be reviewed and
approved prior to the city issuing a zoning certificate for this site.
11. Provide a new deck section indicating the color of the" trex" deck and show a substantial top rail with
cables below to minimize the visual impact to the pond area.
12. Provide a revised landscape plan indicating the material to be used in the construction of the round
planters. the color of the stained concrete at the entrance to the building, and greater density of plant
material with regard to depth and height on the westem edge of the deck coming UP from the existing
pond in order to more adequatelv screen the underbellv of the deck. The revised landscape plan shall
be reviewed and approved bv staff and one member of the Design Review Board prior to the Citv
issuing a zoning certificate for the site.
13. Provide a material sample of the copper to be used for the awning. The material sample shall be
reviewed and approved by staff and one member of the Design Review Board prior to the Citv issuing
a zoning certificate for the site.
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 any building permits or Certificate of Occupancy,
whichever occurs first.
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
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Department of Water Resources 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
fumish 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
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 fust.
9. 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 Certificate of Occupancy.
10. 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.
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11. 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.
12. 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 concem 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 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.
13. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Councilor Eagle City Pathway/Greenbelt Committee for a path or walkway
shall be approved in writing by the Eagle City Pathway/Greenbelt Committee prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
14. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City
Pathway/Greenbelt Committee and shall be shown on the final plat prior to issuance of a building
permit or Certificate of Occupancy, whichever occurs first.
15. 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.
16. 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.
17. 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.
IS. Basements in the flood plain are prohibited.
19. 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
Commission and/or Council.
20. 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/or the Planning and Zoning Commission for
review and approval.
21. 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.
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22. 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.
23. Any change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to 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 change 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.
24. 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 the Design Review Board approval date).
25. 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.
26. 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 application for this item was received by the City of Eagle on December 8, 2005.
2. Requests for agencies' reviews were transmitted on December 9, 2005, in accordance with the
requirements of the Eagle City Code.
3. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-Ill-OS) 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.
4. Will, in fact, constitute a permitted use as established in Eagle City Code Title 8, Chapter 2, Section 3,
for the MU-DA (Mixed Use with Development Agreement) zoning district.
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DATED this 26th day of January 2006.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
7lJ(~-#~
Eric R. McCullough, C lrman
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