Findings - DR - 2007 - DR-35-07 - Multi Tenant 2-Story Office Building
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR A MULTI-TENANT )
TWO STORY OFFICE BUILDING FOR SCOTT SNYDER)
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-35-07
The above-entitled design review application came before the Eagle Design Review Board for their action
on July 12, 2007. The 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;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Scott Snyder is requesting design review approval to construct a two (2) story, 5,750-square foot
multi-tenant office building. The site is located on the south side of East State Street,
approximately 225-feet west of Palmetto Avenue at 675 East State Street (Lot I, Block I,
Periwinkle Subdivision).
B. APPLICA TION SUBMITTAL:
The City of Eagle received the application for this item on June 6, 2007.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on June 12, 2007, III accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
. On December 19, 2000, the Eagle City Council approved a design review application for the
Washington Federal Savings facility with drive-up service (DR-48-00) located to the east of this
site.
On September 28, 2004, the Eagle City Council approved a design review application for a
proposed Two-Story Multi-tenant Office Building located on this site (DR-66-04). An application
requesting approval of a time extension was never submitted by the applicant. Thus the application
expired and a new application has been submitted.
On June 26, 2007, the Eagle City Council approved a design review application to modify the
exterior building elevation of the Eagle Center Shopping Center (DR-32-03 MOD2) located to the
west of this site.
E. COMPANION APPLICATIONS: DR-36-07 (design review sign application)
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMPPLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Central Business District CBD (Central Business Vacant lot within
District) Periwinkle Subdivision
Proposed No Change No Change Two Story Multi-tenant
Office Building
North ofsite Central Business District CBD (Central Business State StreetlEagle
District) Medallion Professional
Offices
South ofsite Central Business District CBD (Central Business Peregrine Cove Apartments
District)
East of site Central Business District CBD (Central Business Washington Federal
District) Savings Bank facility with
drive-up service
West ofsite Central Business District CBD (Central Business Eagle Center Shopping
District) Center
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located within the CEDA (Community Entry Development Area).
H. EXISTING SITE CHARACTERISTICS: N/A
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I. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 19,462-square feet (0.447-acres) 500-square feet (O.OI-acres-
minimum)
Percentage of Site Devoted to 25% (approximately) 85% (maximum) *
Building Coverage 20% (minimum) *
Percentage of Site Devoted to 10% (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces 23-parking spaces 23-parking spaces (minimum)
Front Setback 3 I-feet (north) 20-feet (minimum)*
Rear Setback 55-feet (south) O-feet (minimum)
Side Setback 8 112-feet (east) 10-feet (minimum) *
Side Setback 20-feet (west) 10-feet (minimum) *
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One building to be used as an office.
Height and Number of Stories of Proposed Buildings: 28-feet, two stories.
Gross Floor Area of Proposed Buildings:
First Floor = 4,747-square feet
Second Floor = 1,003-square feet
Total = 5,750-square feet
On and Off-Site Circulation:
A 12,870-square foot (approximately) paved parking lot will provide parking for vehicles using
this site. No direct lot access to East State Street is permitted with this application as noted within
the plat of Periwinkle Subdivision. One 24-foot wide cross access driveway is proposed to be
located near the northeast comer of this site and an other 24-foot wide cross access driveway is
proposed to be located near the southeast comer of this site, both providing access to the
north/south access driveway on the east side of the Washington Federal Savings bank facility. No
driveway has been defined on the west property line, as the applicant of this site is working with
the owner ofthe adjacent site to provide a full 24-foot drive aisle that will access both sites.
K. BUILDING DESIGN FEATURES:
Roof: Metal roof (gray), flat roof
Walls: Stucco (off white)
Windows/Doors: Metal (aluminum)
FascialTrim: Metal, wood, and stucco (gray)
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L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: Street trees along State Street will be
retained and preserved.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: The applicant is proposing to install four (4) street trees adjacent to East State Street.
Two (2) trees are proposed on the north side and two (2) trees are proposed on the south side of the
meandering sidewalk.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping has been proposed on the north, east, and south property
lines. Continuous landscaping has not been proposed on the west property line
because this site will be integrated with the property to the west.
b. Interior Landscaping: 8% interior landscaping is required, 10% is proposed.
M. TRASH ENCLOSURES:
One 64-square foot trash enclosure is proposed to be located near the southwest comer of the
building approximately 58-feet north ofthe south property line and 13-feet east of the west
property line. The enclosure is proposed to be constructed of stucco walls and a metal gate, all of
which will match the colors used in the construction of the building.
N. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The ground mounted
mechanical units are proposed to be screened by a screen wall and landscaping.
O. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage is required to be reviewed
and approved by the Zoning Administrator prior to issuance of any building permits.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR-36-07) has
been submitted for the approval of a master sign plan for this building. The master sign plan shall
be reviewed and approved prior to the City issuing a zoning certificate for this site.
Q. PUBLIC SERICES AVAILABLE: Preliminary approval letters from Eagle Fire Department and Eagle
Sewer District have been received by the City. A water service approval has not been received to
date. Approval of the water company having jurisdiction will be required prior to issuance of a
building permit.
R. PUBLIC USES PROPOSED: None
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S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees - no
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - no
Wildlife Habitat - no
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
Not required
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is incorporated herein by
reference and attached to this report. Comments, which appear to be of special concern, are noted
below:
Ada County Highway District
Eagle Fire Department
Eagle Sewer District
Idaho Power Company
W. LETTERS FROM THE PUBLIC:
To date, no letters from the public have been received regarding this proposal.
X. COMMENTS FROM CITY FORESTER:
Memo from Julie Lafferty, dated June 28, 2007, (incorporated herein by reference and attached to
the staff report)
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STAFF ANALYSIS PROVIDED WITIllN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
· The Comprehensive Plan Land Use Map designates this site as Central Business District.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
. Eagle City Code Section 8-2A-5(E)
Eagle Architecture And Site Design Book-EASD: The purpose ofthe EASD book is to show,
through the use of pictures and text, specific period architectural styles, themes, and elements
envisioned through the requirements of this article. The EASD book, established through a
resolution of the city council and as may be amended through future resolution(s), contains all
exhibits referenced in this article and is incorporated herein by reference.
However, exhibit A-I may only be modified through an ordinance amendment. The
architecture styles found in the EASD book are permitted styles. Architectural styles not
shown within the EASD book will not be considered. A copy of the EASD book is available at
Eagle city hall.
· Eagle City Code Section 8-2A-7(J)(3)(a)
All buffer areas shall be comprised of, but not limited to, a mix of evergreen and deciduous
trees, shrubs, and ground cover in which evergreen plant materials comprise a minimum of
sixty percent (60%) of the total plant material used.
· Eagle City Code Section 8-2A-7(K)(2)
Parking Lot Landscape Strip: A landscape strip shall be provided when a parking lot is located
adjacent to a public right of way. The landscaped strip shall serve to shield views of parked
cars to passing motorists and pedestrians, and to establish coordination among architecturally
diverse buildings, which creates a pleasing, harmonious appearance along the roadway.
Four (4) options are provided for fulfilling this requirement:
a. Provide a ten foot (10') wide landscaped strip between the right of way and the
parking lot, and plant with a minimum of one shade tree and ten (10) shrubs per thirty
five (35) linear feet of frontage, excluding driveway openings.
b. Provide an earth berm of thirty inches (30") minimum height (do not exceed 3: I
slope) within a ten foot (10') wide landscaped strip between the right of way and the
parking lot, and plant with a minimum of one shade tree and five (5) shrubs per thirty
five (35) linear feet of frontage, excluding driveway openings.
c. Provide a six foot (6') landscaped strip with a minimum thirty inch (30") grade drop
from the right of way to the parking lot, and plant with a minimum of one shade tree
and five (5) shrubs per thirty five (35) linear feet offrontage, excluding driveway
opemngs.
d. Provide a three foot (3') high fence of wood, brick, stone, or decorative block or
concrete along with a four foot (4') wide landscaped strip between the right of way and
the parking lot, and plant a minimum of one shade tree and five (5) shrubs per thirty
five (35) linear feet of frontage, excluding driveway openings.
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(1) The board may waive the requirement for a wood, brick, stone, decorative
block or concrete fence if the board finds the following:
(A) The applicant must design, document, and obtain city approval
representing that the overall planting design, at the time of planting, results in
an effective barrier such that the landscape strip shields the view of parked
cars from passing pedestrians and motorists; and
(B) Any such proposed design alternative is compatible with the overall site
design of the entire project and is compatible with the surrounding area. (Ord
C. DISCUSSION:
· On September 28,2004, The Eagle City Council approved a design review application for a two
story multi-tenant office building located on this site (DR-66-04). Per Eagle City Code, approval
of any design review application will expire without notice to the application on the date on which
it was given, unless, prior to the expiration date, construction or development is commenced and
diligently pursued toward completion on the site which was the subject of the application. Upon
written request to the Zoning Administrator, containing the reason thereof, the administrator may
grant extensions of time for approved design review applications, provided the administrator finds
the proposed development complies with current ordinance requirements. An extension of time
application was never submitted to the City by the applicant, thus the application expired.
The architectural style ofthe building has not changed from that which was originally approved by
the City in 2004, with the exception of the fascia. In the original application the applicant was
proposing to construct a Prairie Style building with a wood fascia and with this new application the
applicant is proposing to use a metal fascia. Staff defers comment regarding the use of a metal
fascia to the Design Review Board.
· The applicant has not proposed continuous landscaping around the perimeter of the parking lot
because this site will be integrated with the surrounding properties providing cross access between
parcels. 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 require
extensive landscaping to buffer the parking lot from the public right-of-way that the applicant
should not be required to provide a perimeter landscape strip on the west property line.
· Staff defers comment regarding building design and colors to the Design Review Board.
STAFF RECOMMENDATION PROVIDED WITIllN 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 below..
PUBLIC MEETING OF THE BOARD:
A. A meeting was held on the application before the Design Review Board on July 12,2007, 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).
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BOARD DECISION:
The Board voted 5 to 0 (McCullough and Weber absent) to approve DR-35-07 for a design review
application to construct a two-story office building for Scott Snyder, 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. Provide cross-access agreements between this site and the properties to the east and west. The cross
access agreements shall be reviewed and approved by the Zoning Administrator and shall be recorded
in the Ada County Recorder's office prior to the City issuing a zoning certificate for this site.
2. Provide a copy of a license agreement from the Ada County Highway District allowing any
improvements to be constructed or placed within the right-of-way of State Street. The license
agreement shall be submitted to the City prior to the City issuing a zoning certificate for this site.
3. Provide detailed cut sheets showing the style and color of the proposed bike rack. The detailed cut
sheets shall be reviewed and approved by staff prior to the City issuing a zoning certificate for this site.
4. Submit $400.00 to the City, at the time of building permit submittal for all engineering fees incurred
for reviewing this project.
5. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
6. Submit $150.00 to the City at the time of building permit submittal for the planning and zoning plan
review.
7. Submit payment to the City for all Engineering fees incurred for reviewing this project prior to
issuance of a building permit.
8. No signs are proposed with this application. A separate design review application (DR-67-04) has been
submitted for the approval of a master sign plan for this building. The master sign plan shall be
reviewed and approved prior to the City issuing a zoning certificate for this site.
9. All ground mounted transformers, cable and phone boxes shall be screened by landscaping per Eagle
City Code.
10. Provide revised elevations showing the materials and colors to be used in the construction of the trash
enclosure. The revised elevations should be reviewed and approved bv staff and one (1 ) member of the
Design Review Board prior to the City issuing a Zoning Certificate for this site.
I I. Provide revised elevations showing the thickness of the patio covering on the upper floor reduced by
one-third. The revised building elevations shall be reviewed and approved by staff and one (I) member
of the Design review Board prior to the City issuing a Zoning Certificate for this site.
12. Provide a sample of the aluminum to be used on the fascia of the building. The aluminum sample shall
be reviewed and approved bv staff and one (1) member of the Design Review Board prior to the City
issuing a Zoning Certificate for this site.
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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 ofthe 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 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.
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 (I) 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 first.
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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.
II. 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
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 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 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.
14. 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.
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.
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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.
18. 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 City
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 the City Council for review and approval.
2 I. 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.
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 City Council approval date).
25. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use oflandscaping (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:
I. The application for this item was received by the City of Eagle on June 6, 2007.
2. Requests for agencies' reviews were transmitted on June 12, 2007, 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-35-07) 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.
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4. Will, in fact, constitute a permitted use as established in Eagle City Code Title 8, Chapter 2, Section 3,
for the CBD (Central Business District) zoning district.
DATED this 26th day of July 2007.
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