Findings - DR - 2006 - DR-60-16 - Construct Office Building In Ashbury Business ParkBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW TO CONSTRUCT AN )
OFFICE BUILDING WITHIN ASHBURY )
BUSINESS PARK FOR SMITH BRIGHTON INC. )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -60-16
The above -entitled design review application came before the Eagle Design Review Board for their action
on October 27, 2016. 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:
Smith Brighton Inc., represented by Wes Steele with Steel Architecture, is requesting design review
approval to construct a 3,024 -square foot office building. The 0.41 -acre site is located on the west side
of North Meridian Road, north of West Bavaria Street within Ashbury Business Park.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on September 22, 2016.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on September 27, 2016, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 16, 2007, the City Council approved a comprehensive plan amendment from Transitional
Residential (Ada County designation) to Professional Office for a portion of this original site (CPA -
09 -06).
On March 27, 2007, the City Council approved an annexation and rezone from RUT (Rural -Urban
Transition — Ada County designation) to MU -DA (Mixed Use with Development Agreement) and
preliminary plat for Castlebury West Business Park for Capital Development, Inc. The 8.52 -acre site is
located on the northwest corner of West Chinden Boulevard (SH 20/26) and North Meridian Road at
6615 North Meridian Road (A-19-06/RZ-25-06 and PP -19-06).
On August 28, 2007, the City Council approved the final plat for Castlebury West Business Park No. 1
for Capital Development, Inc. (FP -08-07).
On March 11, 2008, the City Council approved the final plat for Castlebury Business Park No. 2 for
Capital Development, Inc. (FP -01-08).
On December 16, 2008, the City Council approved a Comprehensive Plan Map and Text amendment
changing the land use designation on the Comprehensive Plan Land Use Map from Mixed Use and
Professional Office to Commercial for the property located on the northeast corner of Linder Road and
Chinden Boulevard (US 20/26). This action also approved an annexation (once the property is
contiguous to Eagle City limits) and a rezone with development agreement from RUT (Rural Urban
Transition) to C -3 -DA (Highway Business District with a Development Agreement) (CPA -5-08 & A-
03-08 & RZ-8-08).
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On November 25, 2009, the Eagle City Council approved a de -annexation of this property (Ordinance
614).
On March 9, 2010, the City Council approved an annexation and rezone from RUT (Rural -Urban
Transition — Ada County designation) to MU -DA (Mixed Use with Development Agreement) for
Capital Development, Inc. (A-04-09/RZ-04-09).
On June 25, 2013, the City Council approved a development agreement modification and preliminary
plat for Ashbury Subdivision a 246 -lot (214 -buildable, 13 -commercial and 19 -common) subdivision
for SCS Brighton, LLC (RZ-04-09 MOD/PP-02-13).
On September 10, 2013, the City Council approved the final plat for Ashbury Subdivision No. 1 for
SCS Brighton, LLC (FP -12-13).
On March 13, 2014, the Design Review Board approved the common area landscaping within Ashbury
Business Park No. 1 for SCS Brighton LLC (DR -08-14).
On March 22, 2016, the Eagle City Council approved an extension of time for the final plat for Ashbury
Business Park Subdivision No. 1 (EXT -03-16).
On May 12, 2016, the Eagle Design Review Board approved a design review application for the
common area landscaping within Ashbury Business Park (DR -23-16).
E. COMPANION APPLICATIONS: None.
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS:
West Bavaria Street, located adjacent to the south property line of this site, was constructed with curb,
gutter, 5 -foot wide separated sidewalk, and an 8 -foot wide planter strip with street trees and grass.
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COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing
Transitional Residential
MU -DA (Mixed Use with
Vacant
Development Agreement)
Proposed
No Change
No Change
Office Building
North of site
Residential Estates
RUT (Rural -Urban
Church of Latter Day
Transition -Ada County
Saints
Designation)
South of site
Transitional Residential,
MU -DA (Mixed Use with a
Castlebury Business Park
Professional Office and
development agreement)
City of Meridian Area of
Impact
East of site
Residential Estates and
R-1 (Residential up to one
Ashbury Subdivision No. 1
Residential One
unit per acre)
West of site
Mixed Use and
MU -DA (Mixed Use with a
Castlebury West
Transitional Residential
development agreement)
Subdivision No. 1
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS:
West Bavaria Street, located adjacent to the south property line of this site, was constructed with curb,
gutter, 5 -foot wide separated sidewalk, and an 8 -foot wide planter strip with street trees and grass.
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I. SITE DATE:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
0.41 -acres (17,772 -square feet)
0.11 -acres (5,000 -square feet)
(minimum)
Percentage of Site Devoted
to Building Coverage
17% (approximately)
50% (maximum)
Percentage of Site Devoted
to Landscaping
50% (approximately)
10% (minimum)
Number of Parking Spaces
13 -parking spaces
13 -parking spaces (minimum)
Front Setback
83.5 -feet (west)
20 -feet (minimum)
Rear Setback
37.5 -feet (east)
20 -feet (minimum)
Side Setback
13.5 -feet (south)
7.5 -feet (minimum)
Side Setback
26 -feet (north)
7.5 -feet (minimum)
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be utilized as an office building.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately twenty-nine and one half foot (291/2') high single -story
structure.
Gross Floor Area of Proposed Buildings:
The proposed office building is approximately 3,024 -square feet.
On and Off -Site Circulation:
An 18,000 -square foot (approximately) paved parking lot provides parking for vehicles accessing this
site as well as all four (4) commercial lots within Ashbury Business Park. Two 26 -foot wide shared
driveways are located on the south property line providing access to West Bavaria Street.
K. BUILDING DESIGN FEATURES:
Roof: Certainteed Presidential TL Shingles (Autumn Blend)
Walls: Stucco (Antique White), Stone Veneer (Merrilstone Savanah), Hardi Shingle Siding
(Hawthorne)
Windows/Doors: Aluminum (Dark Bronze)
Fascia/Trim: Wood (Hawthorne)
L. 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.
Street Trees: Street trees exists along West Bavaria Street and are proposed along North Meridian
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Road.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping: The perimeter and interior parking lot landscaping was reviewed and
approved with the design review application for the common area landscaping within Ashbury
Business Park (DR -23-16).
M. TRASH ENCLOSURES:
The trash enclosure was reviewed and approved with the design review application for the common
area landscaping within Ashbury Business Park (DR -23-16).
N. MECHANICAL UNITS:
The applicant is proposing to ground mounted mechanical units to be located on the south building
elevation and screened from view by 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 is required prior to
any signs being constructed on this site.
Q. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Meridian Fire Department has 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.
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 - unknown
Wildlife Habitat - no
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required.
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V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Comments, which appear to be of special concern, are noted below:
Ada County Highway District
Department of Environmental Quality
Idaho Transportation Department
Meridian Fire Department
Tesoro Logistics NW Pipeline
W. LETTERS FROM THE PUBLIC: None received to date.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
6.3 Land Use Designations
The Comprehensive Plan Land Use Map (adopted February 7, 2011), designates this site as the
following:
Mixed Use
Suitable primarily for a variety of uses such as limited office, limited commercial, and residential
developments. Uses should complement uses within Downtown Eagle. Development within this
land use designation should be required to proceed through the PUD and/or Development
Agreement process, see specific planning area text for a complete description. An allowable
density of up to 10 units per 1 acre.
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 fee as prescribed from time to time by the city council.
C. DISCUSSION:
The applicant is requesting design review approval to construct a 3,024 -square foot, single story
office building within Ashbury Business Park. The applicant's justification letter indicates the
architectural style of the building is to be "English Cottage" as specified within the EASD Book.
Staff defers comment regarding building design and colors to the Design Review Board.
On May 12, 2016, the Eagle Design Review Board approved a design review application for the
common area landscaping within Ashbury Business Park (DR -23-16) which included the entire
parking lot, parking lot landscaping, perimeter landscaping, street trees along North Meridian
Road, the trash enclosure, and the parking lot lighting. To date, none of the aforementioned items
have been constructed in Ashbury Business Park. The subject application is the first building
proposed within this business park, thus, the common area improvements (i.e.: landscaping,
parking lot, lighting, trash enclosure, street trees, etc.) within Ashbury Business Park (DR -23-16)
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are required to be constructed and installed pursuant to the approved landscape plan, date
stamped by the City on July 25, 2016, prior to the issuance of a certificate of occupancy.
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 October 27, 2016,
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 3 to 0 (Schafer recused; Brasher and Koci absent) to approve DR -60-16 for a design
review application to construct an office building for Smith Brighton Inc., 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. Comply with all applicable conditions of DR -23-16.
2. The common area improvements (i.e.: landscaping, parking lot, lighting, trash enclosure, street trees,
etc.) within Ashbury Business Park (DR -23-16) shall be constructed and installed pursuant to the
approved landscape plan, date stamped by the City on July 25, 2016, prior to the issuance of a
certificate of occupancy.
3. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
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
the City Engineer.
6. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
7. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
8. No signs are proposed with this application and none are approved.
9. Provide detailed cut sheets showingthe style color, height etc. of the bike rack to be located near the
northeast corner of the parking area. The detailed cut sheets shall be reviewed and approved by staff
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,
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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
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.
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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.
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.
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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 the City Council 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
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 -60-16) 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 Board 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:
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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 an office building is permitted with the approval of a design review
application within the MU -DA (Mixed Use 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 building is designed with an architectural style to
complement the general residential vicinity and provide aesthetically pleasing architecture to
enhance the character of the area;
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 since the site meets the required parking for an office
and the drive aisles have been designed in conformance with Eagle City Code 8-4-5;
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
proposed building will have similar designs that are similar to the residential properties surrounding
the site and will enhance the character of the area;
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 proposed
building has been designed with similar features utilized on other building within the area and is in
conformance with the Eagle Site and Architecture Design book;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed building is in conformance with the required setbacks and 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;
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. No signs are proposed. However, any proposed signs will be required to be harmonious with the
architectural design of the building and adjacent buildings, and shall not cover or detract from
desirable architectural features.
DATED this 101 day of November 2016.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
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Robert Grubb, .Chairman
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Sharon K. Bergmann, Eagle City Clerk
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Regulatory Taking Notice: Applicant has the right, pursuant to section 67-8003, Idaho Code, to request a
regulatory taking analysis
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