Findings - DR - 2022 - DR-64-21 - Spring Valley PUMP No. 1 - Spring Valley Pump No. 1 Pump Facility No. 1 • BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR THE BOOSTER )
PUMP FACILITY NO. 1 WITHIN SPRING )
VALLEY PUMP NO. 1 FOR GWC CAPITAL )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-64-21
The above-entitled design review application came before the Eagle Design Review Board for their action
on January 13,2022. 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;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
GWC Capital,represented by Walter Lindgren with Lindgren:Labrie Architecture,is requesting design
review approval of booster pump facility No. 1 within Spring Valley PUMP No. 1. The site is located
2-miles east of State Highway 16 within the Spring Valley Development(Ada County Assessor parcel
number S0323110015).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on December 2, 2021.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on December 17, 2021, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On November 20, 2007, the City Council denied the applicant initiated comprehensive plan text and
map amendment(CPA-05-06).
On December 11, 2007, the City Council denied a zoning ordinance amendment application for this
site(ZOA-03-06).
On December 11, 2007, the City Council approved an annexation and rezone application with a
development agreement from RP (Rural Preservation — Ada County designation) and RR (Rural
Residential—Ada County designation)to R-1-DA(Residential One with a development agreement)for
M3 Eagle(A-14-06&RZ-19-06).
E. COMPANION APPLICATIONS:None.
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Foothill Residential R-1-DA(Residential one with Range Land
a development agreement)
Proposed No Change No Change Booster Pump No. 1 within
Spring Valley PUMP No. 1
North of site Foothill Residential R-1-DA(Residential one with Range Land
a development agreement)
South of site BLM Park PS (Public/Semi-Public) BLM Land
East of site Foothill Residential R-1-DA(Residential one with Range Land
a development agreement)
West of site Foothill Residential R-1-DA(Residential one with Range Land
a development agreement)
G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA,TDA, CEDA,or DSDA.
H. URBAN RENEWAL DISTRICT:No.
I. EXISTING SITE CHARACTERISTICS: The site is undeveloped and is currently range land.
J. PARKING ANALYSIS: To be reviewed in a future application.
K. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One building to be used for a booster pump.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately fourteen and one half foot (14 '/2') high single-story
structure.
Gross Floor Area of Proposed Buildings:
The proposed booster pump facility is approximately 680-square feet.
On and Off-Site Circulation: To be reviewed in a future application.
L. BUILDING DESIGN FEATURES:
Proposed Building Design: Craftsman
Roof: Metal(Charcoal Gray)
Walls: Hardie Panel Vertical Siding(River Rock)
Windows/Doors: Vinyl windows(Dark Bronze),Metal doors(Iron Ore)
Fascia/Trim: Fiber Cement Board trim(River Rock)
M. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
Tree Replacement Calculations:N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board in a future
application.
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Street Trees: To be reviewed in a future application.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
Parking Lot Landscaping: To be reviewed in a future application.
N. TRASH ENCLOSURES: To be reviewed in a future application.
O. MECHANICAL UNITS:
No roof top or ground mounted mechanical units are proposed with this application and none are
approved.
P. OUTDOOR LIGHTING:
The building elevations show a gooseneck light fixture to be located near the entrance to the building;
however,no detailed cutsheets have been provided. Detailed cutsheets shall be provided to ensure the
light fixtures comply with Eagle City Code Section 11A-3-9.
Q. SIGNAGE:
No signs are proposed with this application and none are approved.
R. PUBLIC SERVICES AVAILABLE:
No preliminary approval letter from Star Fire Protection District has been received by the City to date.
The site is located within City of Eagle Water service area and within the boundaries of the Eagle Sewer
District.
S. PUBLIC USES PROPOSED:None.
T. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:No map currently exists.
U. 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
V. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):Not
required.
W. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Eagle Fire Department
X. LETTERS FROM THE PUBLIC:None received to date.
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Y. EAGLE CITY CODE 11A-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions, if any,that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator, Design Review Board, or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
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;
d. Will not interfere with the visual character, quality,or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
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;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
g. Will provide safe and convenient access to the property for both vehicles and pedestrians
through patterned traffic circulation and connectivity to abutting 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 in the area;
and
i. Will have signs, if proposed,that are harmonious with the architectural design of the building
and the adjacent buildings,and will not cover or detract from desirable architectural features.
THE DESIGN REVIEW BOARD 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 15, 2017), designates this site as the
following:
Foothills Residential
A unique combination of land uses within the Eagle Foothills that strives to balance residential, non-
residential,and open space(developed and natural)use to create unique hamlets of development that
place urban development within the natural environment without overcrowding or significantly
altering the natural features found on the site. The density for unconstrained lands in the foothills
should be approximately 1 unit per tow acres. Residential densities should be calculated to be
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commensurate with the existing land conditions. Priorities for open space areas should be granted for
areas located within the floodway, slopes more than 25%,or sensitive/critical habitat. These areas
should be sued as open space. Units should be arranged in accordance with the transect plan as
described in the Foothills planning area.
B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
1. MASTER PLANS;PLANNING UNIT PLANS.
1.1 Conditions of Development. Developer shall develop the Property subject to the conditions
and limitations set forth in this Agreement. Further,Developer shall submit such
applications regarding design review,preliminary and final plat reviews,condominium plat
reviews, PUD and/or any conditional use permits,as and if applicable, and any other
applicable applications as may be required by the Zoning Ordinance,except as otherwise
provided within this Agreement.
C. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 11A-3-1: GENERAL APPLICABILITY:
This title applies to all proposed development located within Spring Valley and requires the
submittal of a design review application pursuant to this title and fee as prescribed from time to
time by the city council.
The following are specifically excluded from the requirements of design review: development of
an individual single-family detached dwelling on a single parcel, an individual duplex(2 dwelling
units),and an individual townhome consisting of a maximum of two(2)dwelling units.
• Eagle City Code Section 11A-3-7 LANDSCAPE AND BUFFER AREA REQUIREMENTS:
A. Overview And Intent: The existing(nondeveloped)landscape character of Spring Valley,and
much of the North Eagle Foothills, is predominantly nonnative grasslands with some shrubs
and agriculture and is quite different from the rest of Eagle and the Boise River corridor which
contain dense plantings and large buffer areas along arterials and collector roadways, irrigated
pastures, and riparian woodlands. The intent of these standards is to provide a landscape
character that is appropriate to the foothills and balances aesthetics and livability with water
demands and availability. These standards promote water conservation through the use of
treated effluent for irrigation,efficient irrigation systems,and the use of native and other plants
that require little or no irrigation to survive. In addition, these guidelines shall be used in
conjunction with the grading guidelines and hillside development standards,habitat mitigation
plan and wildfire management plan.
The landscape concept for Spring Valley can be best described as a"foothills landscape". This
concept is based on the landscape of the Northern Rocky Mountain Foothills and high plains
prairie. Foothills landscape will be characterized by diverse layers of both deciduous and
evergreen shrubs and trees that will create interest through its broad palette of indigenous
material and other plants,including turf,utilized throughout the region.This concept also takes
advantage of soil and exposure conditions to develop potential vineyard groves throughout the
community with the rolling foothills as the backdrop.
D. DISCUSSION:
• The applicant is requesting design review approval to construct a 680-square foot booster pump
facility for Spring Valley PUMP No. 1. The applicant indicates the architectural theme of this
building is mountain craftsman. The material palette consists of wood-like vertical siding with a
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charcoal colored metal roof. The application is for the review of the building structure only. The
landscaping, fencing, parking, etc. shall be reviewed under a separate design review application.
Staff defers comment regarding the building design, materials, and colors to the Design Review
Board.
The proposed building should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code Section 8-2A-13(B)(2)(d&e),the proposed building
should be designed to 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,and 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. Staff defers comment of the proposed buildings regarding the harmonious nature and
relationship of the building to the surrounding vicinity to the Design Review Board.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date,if the requested design review application is approved,
staff recommends the site specific conditions of approval and 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 January 13, 2022,
at which time the Board made their decision.
B. Oral testimony in favor of the application was presented to the Design Review Board by no one (not
including the applicant/representative).
C. Oral testimony in opposition to the application was presented to the Design Review Board by no one.
BOARD DELIBERATION:
Upon completion of the applicant's and staffs presentations,the Board discussed during deliberation that:
• The Board is in favor of the proposed booster pump facility as submitted.
BOARD DECISION:
The Board voted 5 to 0(Lindgren recused; Germano absent)to recommend approval of DR-64-21 for a
design review application for the booster pump facility No. 1 within Spring Valley PUMP No. 1 for GWC
Capital,with the following staff recommended site specific conditions of approval and standard
conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-19-06.
2. A separate design review application shall be submitted for the review and approval of any landscaping,
fencing, parking, etc. associated with this site. The design review application shall be reviewed and
approved by the Design Review Board prior to any landscaping,fencing,parking,etc.being constructed
on the site.
3. Provide detailed cutsheets of the proposed gooseneck light fixture showing the style, color, wattage,
luminaries,etc. The detailed cutsheets shall be reviewed and approved by staff prior to the issuance of
a zoning certificate.
4. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
5. The applicant shall be required to comply with any applicable conditions placed on this application by
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the City Engineer.
6. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
7. No ground mounted mechanical units are proposed with this application and none are approved.
8. Paint all electrical meters, phone boxes, vents, etc. located on the building to match the color of the
building.
9. No signs are proposed with this application and none are approved.
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 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
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.
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
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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
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.
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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. Use,or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations", and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application, shall require the applicant to
submit a Zoning Permit application to the City and 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 changes 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).
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
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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 Board reviewed the particular facts and circumstances of this proposed design review application
(DR-64-21)with regard to the Eagle City Code Title 11A, Chapter 3, Design Review, 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 Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 11A-3-13, "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 a booster pump facility is permitted with the approval of a design review
application within the R-1-DA(Residential one with a 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 building is designed to complement the
proposed residential dwellings in the general vicinity;
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—Not applicable with this application. The off street
parking will be reviewed in a future design review application;
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
building is designed to meet the Craftsman style of architecture identified in the Eagle Architecture
and Site Design Book;
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 building is
in conformance with the Eagle Architecture and Site Design Book and will enhance the proposed
buildings in the vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the building does not exceed 35-feet permitted within Eagle City Code;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development — Not applicable for this
application. The traffic circulation and pedestrian connectivity will be reviewed in a future design
review application;
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 residential center in the area; 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 27th day of January 2022.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County,IIddaaho
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Robert Grubb,Chairman
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