Findings - CC - 2020 - DR-57-18 MOD - Covered Walkway Btwn Intuit Bldgs / Bridges At Lakemoor BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A COVERED )
WALKWAY BETWEEN THE TWO INTUIT )
OFFICE BUILDINGS WITHIN THE BRIDGES AT )
LAKEMOOR FOR HAWKINS COMPANIES,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-57-18 MOD
The above-entitled design review application came before the Eagle City Council for their action on April
14, 2020. The Eagle City Council 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:
Hawkins Companies, LLC,represented by Brandon Whallon, is requesting design review approval for
the construction of a covered walkway between the two Intuit office buildings located within the
Bridges at Lakemoor Development. The 8.7-acre site is located on the west side of East Colchester
Drive at 235 East Colchester Drive and 250 East Eagles Gate Drive(Lots 9 and 10,Block 1,Lakemoor
Commercial Subdivision and Lot 1,Block 1,Lakemoor Commercial South Subdivision).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on February 5, 2020. Revised elevations were
received by the City on February 25, 2020.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on February 12, 2020, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On July 22, 2003, the City Council approved a Comprehensive Plan Amendment to change the land
use designation on the Comprehensive Plan Land Use Map from Residential Two(up to two dwelling
units per acre)to Mixed Use, an annexation and rezone from RUT(Rural Urban Transitional)to MU-
DA(Mixed Use with Development Agreement)and a rezone from R-2(Residential-up to two dwelling
units per acre)to MU-DA(Mixed Use with Development Agreement)for this site for B.W. Eagle, Inc
(CPA-4-02,A-3-02 &RZ-5-02).
On April 12,2016,the City Council approved the final plat for Lakemoor Commercial Subdivision for
Hawkins Companies, LLC (FP-02-16).
On October 25,2016,the City Council approved a development agreement modification(development
agreement in lieu of a PUD)for Hawkins Companies(RZ-05-02 MODS).
On February 9, 2017, the Design Review Board approved a design review application for a 7,230-
square foot restaurant building(DR-83-16).
On June 27, 2017, the City Council approved the final plat for Lakemoor Commercial South
Subdivision for Hawkins Companies (FP-11-17).
On February 13, 2018, the City Council approved a design review application for a master sign plan
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for The Bridges at Lakemoor(DR-56-17).
On January 22, 2019, the City Council approved a design review application for a multi-tenant office
building(DR-57-18).
For additional property history see: A-91/R2-91/PP-91, PP-03-05, FP-13-05/FP-14-05, RZ-05-02
MOD, FP-04-06, EXT-21-09, EXT-08-11, RZ-05-02 MOD2, PP-03-05 MOD, FP-04-13, FP-07-13,
FP-08-15, RZ-05-02 MOD3, RZ-03-16/RZ-05-02 MOD4 and PP-03-05 MOD2.
E. COMPANION APPLICATIONS: None.
F. LAND USE DESIGNATION: Office (Business and Professional), permitted pursuant to Eagle City
Code Section 8-2-3.
G. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use MU-DA(Mixed Use with a Two office buildings
development agreement)
Proposed No Change No Change Covered walkway between
the two office buildings I
North of site Mixed Use MU-DA(Mixed Use with a Common lot within
development agreement) Lakemoor Commercial
Subdivision
South of site Mixed Use MU-DA(Mixed Use with a Single-family residential I
development agreement) (Lakemoor Subdivision)
East of site Mixed Use MU-DA(Mixed Use with a Single-family residential
development agreement) (Lakemoor Subdivision)
I West of site Mixed Use MU-DA(Mixed Use with a Commercial Entertainment
development agreement) Facility(The Luxe Real
Theatre)and The Shops
Multi-tenant Buildings
H. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
I. URBAN RENEWAL DISTRICT: No.
J. EXISTING SITE CHARACTERISTICS: The parking area associated with 235 East Colchester Drive
is complete. The parking area associated with 250 East Eagles Gate Drive is still under construction.
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K. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 8.7-acres(378,972-square feet) 5,000-square feet(minimum)
Percentage of Site Devoted 12.2%(approximately) (includes both 50%(maximum)
to Building Coverage office buildings and covered walkway)
Percentage of Site Devoted 15%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 0-parking spaces 0-parking spaces(minimum) I
L. PARKING ANALYSIS: No additional parking is required for the proposed walkways and no required
parking is being removed with the construction of the covered walkways.
M. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one(1)covered walkway that will be built in six sections.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately eleven foot(11')high single-story structures(built in six
sections).
Gross Floor Area of Proposed Buildings: N/A
On and Off-Site Circulation:
A 181,176-square foot (approximately) paved parking lot provides parking for vehicles using both of
these properties. Two driveways provide access to East Colchester Drive from each of the properties.
Both properties have access to the north/south main drive aisle that provides access to East Colchester
Drive and East Eagles Gate Drive.
N. BUILDING DESIGN FEATURES:
Roof: Frosted glass with metal frame(Dark Bronze)
Columns: Stone/tile(White Limestone)
O. LANDSCAPING DESIGN: No Change
P. TRASH ENCLOSURES:N/A
Q. MECHANICAL UNITS: N/A
R. OUTDOOR LIGHTING:N/A
S. SIGNAGE:
No signs are proposed with this application and none are approved.
T. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. A water
service approval is not required for this application.
U. PUBLIC USES PROPOSED: None.
V. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
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W. 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 -unknown
Wildlife Habitat-no
X. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED): Not
required.
Y. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Eagle Fire Department
Z. LETTERS FROM THE PUBLIC:None received to date.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 14, 2017), designates this site as the
following:
Mixed Use
Suitable for a mixture of uses including limited office, limited commercial and residential. Residential
densities within the designation is up to 20 units per acre but density will be determined on a site by
site basis.Uses should complement and not take away from downtown Eagle. Development within this
land use designation should be required to proceed through the PUD and/or development agreement
process. See the planning area text for a complete description of site specific uses.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the Design Review Overlay
District which shall include the entire City limits, and any land annexed into the City after the
date of adoption hereof. Such development includes, but is not limited to, new commercial,
industrial, institutional, office, multi-family residential projects, signs, common areas, subdivision
signage, proposed conversions, proposed changes in land use and/or building use, exterior
remodeling or repainting with a color different than what is existing, exterior restoration,and
enlargement or expansion of existing buildings, signs or sites, and requires the submittal of a
design review application pursuant to this article and a fee as established by resolution of the City
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Council. Design review applications for a change in paint color are subject to review and
approval by the City but otherwise shall not be required to comply in all respects to the
requirements of this article.
C. DISCUSSION:
• The applicant is requesting design review approval to construct a covered walkway between the
two Intuit buildings located within the Bridges at Lakemoor. The covered walkways are
proposed to be constructed over the existing sidewalks leading from the northern Intuit building
to the new Intuit building currently under construction. The covered walkway will be constructed
in six sections,they are not attached to either of the buildings, and will not extend over any drive
aisles. Staff defers comment regarding the covered walkway 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 to consider the application was held before the Design Review Board on March 12,2020,at
which time the Board made their decision.
B. Oral testimony in opposition to the application was presented to the Design Review Board by no one.
C. Oral testimony in favor of the application was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DELIBERATION: (Granicus time 07:52)
Upon completion of the applicant's and staffs presentations,the Board discussed during deliberation that:
• The Board is in favor of the applicant's request to install a covered walkway between the two Intuit
office buildings within The Bridges at Lakemoor development.
BOARD DECISION:
The Board voted 3 to 0 (Koci abstained; Grubb, Baer, and Duperault absent)to recommend approval of
DR-57-18 MOD for a design review application for a covered walkway between the two Intuit office
buildings within the Bridges at Lakemoor Development for Hawkins Companies, LLC,with the
following site specific conditions of approval and standard conditions of approval provided within their
findings of fact and conclusions of law document, dated March 26,2020.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on April 14, 2020, at which
time the Council made their decision.
B. Oral testimony in opposition to the application was presented to the City Council by no one.
C. Oral testimony in favor of the application was presented to the City Council by no one (not including
the applicant/representative).
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-57-18 MOD for a design review application for a covered
walkway between the two Intuit office buildings within the Bridges at Lakemoor Development for
Hawkins Companies, LLC, with the following Design Review Board recommended site specific
conditions of approval and standard conditions of approval.
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SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of DR-66-15 and DR-57-18.
2. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
3. No ground mounted mechanical units are proposed with this application and none are approved.
4. No signs are proposed with this application and none are approved.
5. Provide revised elevation plans showing the pitch of the cover and how drainage will be handled.
The revised plans shall identify the materials to be used in the construction of the covered walkway.
The revised elevation plans shall be reviewed and approved by staff and one member of the Design
Review Board prior to the issuance of a zoning certificate.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
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 a Zoning Certificate for this site.
2. Idaho Depai lfnent 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
Department of Water Resources and 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.
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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 first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting,and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, or other irrigation entity associated with such
ditch, pipe or other structure, or canal. The applicant shall submit a copy of the written approval from
the irrigation entity prior to the City Clerk signing the final plat.
10. 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 issuance of any Certificate of
Occupancy.
11. 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.
12. 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.
13. 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
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shall be 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.
14. 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.
15. 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.
16. 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.
17. 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.
18. 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.
19. Basements in the flood plain are prohibited.
20. 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.
21. 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.
22. 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.
23. 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.
24. 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.
25. 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 approval date).
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26. 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.
27. 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 Council reviewed the particular facts and circumstances of this proposed design review application
(DR-57-18 MOD)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.
2. The Council reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and subdivision landscaping is permitted with the approval of a design review
application within the MU-DA(Mixed Use with development agreement)zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed covered walkway structures have been
designed to complement the buildings within The Bridges at Lakemoor development;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district—No additional parking is required for the covered
walkways and there is no change in the parking lot layout or parking spaces from the original
building application approval;
D. Will not interfere with the visual character, quality,or appearance of the surrounding area and city,
and where possible,enhance the continuity of thematically common architectural features since the
covered walkways have been designed with quality materials that are consistent with the other
buildings within The Bridges at Lakemoor development;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the covered
walkways have been designed to complement the buildings within The Bridges at Lakemoor;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed covered walkways are in conformance with the required height
restrictions;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the covered walkways
are proposed over existing and proposed sidewalks within The Bridges at Lakemoor development;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable commercial center; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, and will not cover nor detract from
desirable architectural features.
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DATED this 14th day of April 2020.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
.(ason-4'ierce,Mayor
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Reconsideration Notice: Applicant has the right, pursuant to Section 67-6535, Idaho Code, to request a reconsideration within
fourteen(14)days of the final written decision.
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