Findings - CC - 2023 - DR-52-22 - Design Review for Atlas Research and Development Building in Ashbury Commercial Subdivision BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW FOR ATLAS RESEARCH )
AND DEVELOPMENT BUILDING IN ASHBURY )
COMMERCIAL SUBDIVISION FOR FUNNEL )
PROPERTIES,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-52-22
The above-entitled design review application came before the Eagle City Council for their action on April
11, 2023. 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:
Funnel Properties, LLC, represented by Jason Yates with Element Design Build, is requesting design
review approval for a two story, 16,830-square foot research and development building.The 1.17-acre
site is located on the south side of West Bavaria Street approximately 830-feet west of North Meridian
Road at 3475 West Bavaria Street within Ashbury Commercial Subdivision(Lot 7-9,Block 1).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on June 16, 2022. Revised information (civil,
landscaping,architectural plans)was received November 23,2022.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies'reviews were transmitted on July 11,2022, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On October 24, 2017, the Eagle City Council approved a design review application for the common
area landscaping and trash enclosure within Ashbury Business Park Subdivision No.2(DR-42-17).
On November 16, 2017, the Eagle City Council approved a final plat application for Ashbury
Commercial Subdivision(fka Ashbury Business Park Subdivision No. 2)(FP-19-17).
For additional property history see: CPA-09-06, A-19-06/RZ-25-09& PP-19-06, FP-08-07, FP-01-08, CPA-5-
08&A-03-08/RZ-8-08, A-04-09/RZ-04-09, RZ-04-09 MOD, PP-02-13, FP-12-13, EXT-03-16, DR-08-14, and
DR-23-16.
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 Neighborhood MU-DA(Mixed Use with a Vacant Lot within Ashbury
Residential,Transition development agreement) Commercial Subdivision
Overlay
Proposed No Change No Change Research and Development
Building
North of site Neighborhood MU-DA(Mixed Use with a Single-family Residential
Residential,Transition development agreement) (Ashbury Subdivision No.
Overlay 4)
South of site Mixed Use(Meridian TN-C (Traditional Chinden BoulevardNacant
designation) Neighborhood—Center— Land
Meridian designation)
East of site Professional MU-DA(Mixed Use with a Office Building(Click
Office/Business Park development agreement) Funnels)
West of site Neighborhood MU-DA(Mixed Use with a Vacant lot within Ashbury
Residential, Transition development agreement) Commercial Subdivision
Overlay
G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA, TDA, CEDA, or DSDA.
H. URBAN RENEWAL DISTRICT:No.
I. EXISTING SITE CHARACTERISTICS:
The site has been developed with curb,gutter,sidewalk,paved parking,a trash enclosure,and common
area landscaping as part of Ashbury Commercial Subdivision.
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J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 1.17-acres(50,965-square feet) 5,000-square feet(minimum)
Percentage of Site Devoted 20%(approximately) 50%(maximum)
to Building Coverage
Percentage of Site Devoted 35%(approximately) 10%(minimum)
to Landscaping
•
Number of Parking Spaces 38-parking spaces* 37-parking spaces(minimum)
Front Setback(North) 36-feet 20-feet(minimum)
Rear Setback(South) 61-feet 20-feet(minimum)
Side Setback(East) 12.5-feet 12.5-feet(minimum)
Side Setback(West) 25-feet 12.5-feet(minimum)
*Note: 135-parking spaces total within Ashbury Commercial Subdivision with a cross parking agreement.
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Research and Development Building: 16,830-square feet
Communication Facilities— 1-parking space per 500-square feet 10,365/500=20.73-parking spaces
Library— 1-parking space per 400-square feet 6,465/400= 16.16-parking spaces
• Eagle City Code Section 8-4-5 requires 1-parking spaces per 500-square feet of gross floor area for
communication facilities and 1-parking space per 400-square feet of gross floor area for a library:
Proposed Parking Spaces: 38
*Ashbury Commercial Subdivision has a total of 135 existing parking spaces(including 39-parking
spaces located on this site)to be utilized by the nine pad sites as permitted within the cross-parking
agreement(Note No. 1 on the recorded plat for Ashbury Commercial Subdivision).
Required Parking Spaces: 37 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Communication Facilities"and"Library")
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be utilized as a research and development
building.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately thirty-five foot(35')high two-story structure.
Gross Floor Area of Proposed Buildings:
The proposed research and development building is approximately 16,830-square feet.
On and Off-Site Circulation:
A 54,192-square foot (approximately) paved parking lot will provide parking for vehicles using the
nine (9)pad sites within Ashbury Commercial Subdivision. Two twenty-four foot (24')wide shared
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driveways are located on the north property line providing access to West Bavaria Street.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Prairie School
Roof: Single ply membrane(light gray)
Walls: Vertical wood composite panel (Aged Ash), vertical metal panel (Charcoal Grey), tilt-up
concrete(Rough Sawn Cedar)
Windows/Doors: Aluminum(Bronze), insulated laminated clear glass glazing
Fascia/Trim: Exposed steel (Dark Bronze), metaiworks linear — synchro ceiling planks (Effects
Sesame)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are 25-existing trees on the site. There
are five trees along the east property line that the applicant is proposing to remove. Below is a list of
all existing trees proposed to be retained and removed from the site as identified on the salvage plan,
date stamped by the City on November 23,2022.
Tree Tree Specie Caliper/H Condition Remove/Retained Replacement
Number eight Inches/Feet per
ECC
1 Red Maple 2" Good Retain N/A
2 Red Maple 2" Good Retain N/A
3 Hornbeam 2" Good Retain N/A
4 Lodge Pole 15' Good Retain N/A
Pine
5 Norway 20' Good Retain N/A
Spruce
•
6 Norway 30' Good Retain N/A
Spruce
7 Box Elder 13" Good Retain N/A
8 Northway 20' Good Remove 20'
Spruce
9 Box Elder 15" Good Remove 15"
10 Norway 20' Good Remove 20'
Spruce
11 Norway 20' Good Remove 20'
Spruce
12 Blue Spruce 20' Good Remove 20'
13 Hornbeam 2" Good Retain N/A
14 White Bark 20' Good Retain N/A
Pine
15 Hornbeam 2" Good Retain N/A
16 White Bark 25' Good Retain N/A
Pine
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17 Box Elder 14" Good Retain N/A
18 Lodge Pole 30' Good Retain N/A
Pine
19 Lodge Pole 20' Good Retain N/A
Pine
20 Lodge Pole 20' Good Retain N/A
Pine
21 Hornbeam 2" Good Retain N/A
22 Red Maple 10" Good Retain N/A
23 Red Maple 10" Good Retain N/A
24 Red Maple 10" Good Retain N/A
25 Norway 20' Good Retain N/A
Spruce
Total caliper inches/feet of trees required to be 80'
replaced on site 15"
Total caliper inches proposed for mitigation 44"
Total height proposed for mitigation 0'
Tree Replacement Calculations:
The applicant is proposing to remove 5-trees from the site totaling 80-feet of conifer trees and 15-
caliper inches of deciduous trees. The applicant is proposing to add 22, 2-inch caliper trees to the site
towards mitigation and overall site landscaping. See page 17 for discussion.
Tree Replacement Calculations:N/A
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees exist along West Bavaria Street (installed with Ashbury Subdivision No. 4
common area landscaping).
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping: The perimeter landscaping around the parking lot was installed with the
common area landscaping within Ashbury Commercial Subdivision(DR-42-17).
b. Interior Landscaping: The interior landscaping was installed with the common area landscaping
within Ashbury Commercial Subdivision(DR-42-17).
O. TRASH ENCLOSURES:
There is one existing 254-square foot trash enclosure located near the north property line between the
two(2)shared driveways on West Bavaria Street. The enclosure is constructed of CMU walls with
stone veneer,a concrete cap and bronze metal gates;all of which will match the materials and colors
used in the construction of the future buildings.
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P. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The ground mounted mechanical
units are proposed to be screened by screen walls. No rooftop mechanical units are proposed and none
are approved.
Q. OUTDOOR LIGHTING:
A site and parking lot light plan was previously approved with the Ashbury Commercial Subdivision
common area landscaping(DR-42-17). Detailed lighting cut sheets for one decorative hanging light
and one well light have been provided with this application.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
reviewed and approved by the Zoning Administrator prior to issuance of any building permits.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Meridian Fire Department has been received by the City. The site
is located within Veolia Water service area and within the boundaries of the Eagle Sewer District.
T. PUBLIC USES PROPOSED:None.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
V. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern-none
Evidence of Erosion-no
Fish Habitat-no
Floodplain-no
Mature Trees-yes
Riparian Vegetation-no
Steep Slopes-no
Stream/Creek-no
Unique Animal Life-no
Unique Plant Life-no
Unstable Soils-unknown
Wildlife Habitat-no
W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):Not
required.
X. AGENCY RESPONSES:
The following agencies have responded, and their correspondence is attached to the staff report.
Ada County Highway District
Eagle Sewer District
Meridian Fire Department
Y. LETTERS FROM THE PUBLIC:None received to date.
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Z. EAGLE CITY CODE 8-2A-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 CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF
THE CITY COUNCIL'S FINDINGS OF FACT:
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:
Neighborhood Residential
Suitable for single family residential. Densities range from 2 units per acre to 4 units per acre.
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Residential Transition Overlay
Residential development that provides for a transition between land use categories and uses.Commonly
requires a transition/change in density, lot sizing,and building scaling with a specific parcel or project.
Base densities may be reduced or units may be clustered to increase open space within a portion of a
site when property is in this overlay.Neighborhood design will be paramount in this overlay to ensure
appropriate transition between uses. See specific planning areas for further description.
B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDINT THIS PROPOSAL:
3.3 All commercial development within the Property shall be consistent with the Castlebury West
Business Park architectural style and be generally consistent with the Eagle Architecture and
Site Design Book. The Concept Plan shows the general nature and relative location of certain
improvements on the Property. It is the intent of this Agreement is to allow sufficient flexibility
at the time a detailed plan and platting are submitted to Eagle, while maintaining the general
intent of the Concept Plan with the requirements set forth in this Agreement.
3.6 Except as otherwise provided within this Agreement, Applicant shall comply with the Eagle
City Code in effect as of the Effective Date of this Agreement (excluding building codes
adopted after the Effective Date); provided, however, if, following the Effective Date, the
permitted uses of the MU-DA zone are expanded, such expanded uses shall be allowed in the
Property and included in this Agreement or portions thereof. If preliminary and final plats are
not submitted in a timely manner as set forth in this agreement the Eagle City Code effective
at the time of submittal of said untimely plats shall apply thereto.
3.7.1 Non-Residential(Commercial)Mixed Use. Commercial uses shall be limited to those
uses that complement or are ancillary to the Castlebury West Business Park and are
otherwise limited to the following uses, which may be constructed without a
Conditional Use Permit:
• Research and Development
3.11 Commercial Building placement shall be designed such that parking areas are not concentrated
between the buildings and roadways of a collector status or higher. All buildings shall be
provided with architectural design elements and architectural relief in keeping with the
proposed architectural styles contained in Castlebury West Business Park.
3.11.1 All commercial structures within the Property shall be constructed utilizing
architecture consistent with the Castelbury West Business Park. All commercial
development within the Property shall be consistent with the Castlebury West Business
Park and be consistent with the Eagle Architecture and Site Design Book.Eagle Design
Review Board and Eagle City Council approval of the detailed architectural plans is
required prior to the issuance of building permits for multi-family residential and
commercial/retail buildings.
To assure compliance with this condition,Applicant shall create an architectural
control committee("ACC")as a component of the Property's restrictive covenants
("CC&Rs"). Provisions regarding the creation and operating procedures of the ACC
shall be included in the CC&Rs,and shall be reviewed and reasonably approved by
the Eagle City attorney prior to the approval of the first final plat.
The submittal of the building permit application to Eagle for each commercial
building within the development shall be accompanied by an approval letter from the
ACC. Building permit applications that do not have an approval letter attached will
not be accepted.
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3.11.2 All non-residential(commercial)mixed uses shall be subject to dark-sky lighting,
noise,or related limitations at the design review approval stage to address additional
concerns that may arise.
C. 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.
• Eagle City Code Section 8-2A-6: DESIGN REQUIREMENTS, OBJECTIVES AND
CONSIDERATIONS:
A. General Objectives And Considerations: The following apply to the entire Design Review
Overlay District including the DDA, TDA, CEDA,and DSDA. Additional requirements for
the DDA,TDA, CEDA, and DSDA are set forth in subsections C through G of this section
and,to the extent there is a conflict with this section,the requirements for the DDA,TDA,
CEDA, and DSDA shall control. The following, including the provisions set forth in the
Eagle Architecture and Site Design Book,contains a listing of objectives applied to each
application,and a listing of matters which shall be considered by the Design Review Board.
The objectives are separated into two(2)sections: site design and building design. Specific
aspects of design should be examined to determine whether the proposed development will
provide a desirable environment for its occupants as well as for its neighbors,and whether,
aesthetically,the composition,materials,textures and colors meet the intent of this article.
The design review board shall consider the following criteria in reviewing the application:
1. Site Design Objectives: The site plan design shall minimize impact of traffic on adjacent
streets,provide for the pedestrian,and provide appropriate, safe parking lot design.
a. The functional relationship of the structures and the site in relation to its
surroundings;
k. The protection of views and vistas in relation to urban design and aesthetic
considerations; and
2. Site Landscaping: The site landscaping shall minimize impact on adjacent properties
through the proper use of screening with sound and sight buffers,and unsightly areas
shall be concealed or screened and the design review board shall consider:
a. The location,height, and materials of walls, fences,hedges and screen plantings to
ensure harmony with adjacent development;
b. The location and type of new plantings,with due regard to preservation of specimen
and landmark trees,and to maintenance of all plantings;
c. The providing of screen plantings or other screening methods reasonably required to
conceal outdoor storage areas,trash receptacles, service areas,truck loading areas,
utility buildings and other unsightly developments;
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5. Utilities: Utility service systems shall not detract from building or site design.Cable,
electrical,and telephone service systems shall be installed underground,and the design
review board shall consider:
a. Size and location of all service systems for appropriate appearance and maintenance
accessibility;
b. The location and design of transformers,pad mount and roof mounted mechanicals
and electrical equipment shall be reviewed and approved by the design review board.
All roof mounted mechanicals shall be completely screened from view through the
use of a parapet wall when utilizing a flat roof design or shall be enclosed within the
building when utilizing a roof design other than a flat roof. "Screened from view"
shall mean "not visible" at the same level or elevation of the parapet wall(e.g.,the
perspective generally as shown on an elevation plan);
c. The location and sizes of all utility lines,manholes,poles,underground cables,gas
lines,wells, and similar installations; and
6. Building Design:
a. Building Mass: The mass of the building shall be reviewed for its relationship with
existing development in the immediate surrounding area and with the allowed use
proposed by the applicant;
b. Proportion Of Building: The height to width relationship of new structures shall be
compatible and consistent with the architectural character of the area and proposed
use;
c. Relationship Of Openings In The Buildings: Openings in the building shall provide
interest through the use of such features as balconies,bays,porches,covered entries,
overhead structures, awnings,changes in building facade and roofline alignment,to
provide shadow relief.Avoid monotonous flat planes;
d. Relationship Of Exterior Materials: The design review board shall determine the
appropriateness of materials as they relate to building mass, shadow relief, and
existing area development.Use of color to provide blending of materials with the
surrounding area and building use,and the functional appropriateness of the proposed
building design as it relates to the proposed use shall be considered; and
e. Allowed Architectural Styles: The architecture styles provided in the EASD book are
approved examples for applicants to follow when designing for Eagle architecture.
B. Architectural Requirements,Building Materials, Fence And Deck/Patio Materials, Colors,
And Architectural Appurtenance Height Limitation: Unless specified as prohibited herein,
materials listed in this section are allowed. If a material proposed for construction is not listed
in this section it shall be upon the discretion of the zoning administrator,the design review
board,and the city council,whichever the case may be,to determine the appropriateness of
such material.
1. Exterior walls and soffits:
a. Wood: cedar(clear)and redwood(clear)-architectural/premium grade. Log siding,
wood shingle are permitted for accent only,twenty five percent(25%)maximum
wall coverage(per each facade);
Synthetic board and bat sidings are permitted as accents only. Plywood is prohibited.
b. Fiber cement;
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c. Masonite: horizontal lap only,maximum six inch(6")reveal;
d. Vinyl: 0.46 millimeter minimum thickness, integral color;
e. Textured tilt up concrete with accent reveals;
f. Textured pour in place concrete with accent reveals;
g. Masonry: brick,natural rock/stone, synthetic stone,decorative block. Smooth face
block for accent only,ten percent(10%)maximum wall coverage(per each facade);
h. Stucco: Twenty five percent(25%)planer change required,additional accents shall be
incorporated through the use of other material(s);
i. EIFS: Permitted for accent only,ten percent(10%)maximum wall coverage(per each
facade).Additional accents required through the use of other materials;
j. Additional encouraged material: exposed beams, fabric awnings,cornices/dentils,
shutters,dormers, cupolas,columns;
k. Metal: Metal siding shall be anodized, shall have a concealed fastener system, shall
have a factory finish or equivalent,and shall include special design treatments to
enhance its appearance. These treatments may include brick or masonry wainscot
treatments along exterior walls and accent colored metals.
Metal siding is prohibited on the portion of any building facing a road. This includes
sections within the front facade that may be perpendicular to the road but within the
face of the building oriented toward the road.
Metal siding shall also be prohibited in the DDA, TDA, CEDA design review overlay
district areas.
It is not the intent of these metal siding requirements and prohibitions to inhibit
creative and innovative architecture. Therefore,alternative building designs that
utilize metal,not specifically meeting the requirements herein,may be permitted
where the applicant shows,and the City Council finds that the metal is:
architecturally compatible with surrounding buildings;architecturally compatible
with other nonmetal buildings in the area; attractively landscaped when feasible;and
is designed to equal or exceed the city requirement to eliminate the stark utilitarian
look intended to be prevented by this subsection.
2. Roofs:
a. Wood shakes/shingles: premium on number 1 grade;
b. Architectural grade textured composition shingles;
e. Metal; standing seam,batten seam (concealed fasteners required);
f. Flat roof specification: single ply,built up(both nonreflective).
3. Fences:
a. Block(with columns),which may include brick,rock, stone or similar veneer;
b. Brick(with columns);
5. Colors:
a. Earthen tones are encouraged.
b. Flat or low gloss finishes are encouraged.
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d. Exposed metal flashing or trim will be anodized or painted to blend with the exterior
colors of the building.
• Eagle City Code Section 8-2A-7: LANDSCAPE AND BUFFER AREA REQUIREMENTS:
C. Retention,Removal, And Replacement Of Trees:
1. Retention Of Existing Trees:
a. Existing trees shall be retained unless removal is approved in writing by the city.
2. Removal And Replacement Of Existing Trees:
a. Where trees are approved by the city to be removed,replacement with a species
identified in section 8-2A-7Q of this article is required. For each caliper inch of
deciduous tree removed,an equivalent amount of caliper inches shall be replanted.For
each vertical foot of coniferous tree removed, an equivalent amount of vertical feet
shall be replanted.
Example: An eight inch(8")caliper deciduous tree is removed,an acceptable
replacement would be four(4)two inch(2")caliper deciduous trees.A twelve foot
(12')tall coniferous tree is removed,an acceptable replacement would be two(2)six
feet(6')tall coniferous trees.
c.Unless it is determined by the city that replacement is necessary to preserve and/or
restore riparian and wildlife habitat,removal of the following trees shall not otherwise
require replacement: black locust,poplar,cottonwood,willow,tree of heaven,elm, and
silver maple. Trees which are weak wooded,weak branched, suckering,damaged,
diseased, insect infested, or containing similar maladies may be exempt from
replacement if removal is first approved by the city.
3. Damage During Construction: Existing trees or shrubs that are retained shall be protected
from damage to bark,branches, or roots during construction. Construction or excavation
occurring within the drip line of any public or private retained tree or shrub may severely
damage the tree or shrub.Any severely damaged tree shall be replaced in accordance
with subsection C2 of this section.
4. Grade Changes And Impervious Surfaces: Grade changes and impervious surfaces shall
be allowed at a distance from the trunk of a retained tree equal to the diameter of the tree
trunk plus six feet(6'),or to the drip line,whichever is furthest from the trunk.
5. Minimum Landscaping: Existing vegetation which is to be retained may be used to satisfy
the minimum required landscaping.
D. Prohibited Materials And Landscaping:
2. Clear vision triangle shall be observed in regard to all vegetation. All shade trees planted
within vision triangles and adjacent to any street shall be pruned to a minimum seven feet
(7')above the adjacent sidewalk and fourteen feet(14')above the adjacent roadway
surface. Shrubs and ground covers planted within the vision triangle shall not exceed
three feet(3')height at maturity. The boundaries of the vision triangle are defined by
measuring from the intersection of the edges of two(2)adjacent roadways forty feet(40')
along each roadway and connecting the two(2)points with a straight line. The sight
distance obstruction is also applicable to railroad-highway grade crossings with the vision
triangle defined by measuring forty feet(40')along the railroad property line. In all cases,
ITD and ACHD standards shall apply also.
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E. Installation And Minimum Standards:
1. Trees shall be planted in accordance with the city of Eagle tree planting specifications
included as an exhibit within the EASD book.Accepted nursery standards and practices
shall be followed in the planting and maintenance of landscaped areas.
2. Soil and slope stabilization must result after landscape installation.
3. Root barriers shall be installed for all new trees planted adjacent to existing or proposed
public or private sidewalks and paving.
4. The minimum acceptable size for deciduous trees shall be two inch(2")caliper,balled
and burlapped.
5. The minimum acceptable size for evergreen trees shall be six feet(6')to seven feet(7')
balled and burlapped.
6. Plant material selection shall be taken from subsection Q of this section.
7. All landscaped areas adjacent to vehicular areas are to be protected with an approved
curbing material.
8. a. Certification Of Completion: Upon the completion of the landscape installation, or
other improvement subject to design review approval,a written certification of
completion shall be prepared by the licensed landscape architect responsible for the
landscape plan. The certification of completion shall state that the installation of all
landscape improvements is in substantial compliance with the city approved landscape
plan. This certification shall be submitted prior to the issuance of a certificate of
occupancy and is required as a part of, and not in lieu of,the inspections performed and
certificates issued by the city.
b. Report Of Deficiencies: In the event that deficiencies are present after the landscape
installation,or other improvements subject to design review approval,the licensed
landscape architect shall prepare and file with the city a report noting the deficiencies in
the improvements. The city will not accept a certification of completion,or issue a
certificate of occupancy, until the licensed landscape architect has verified that the
deficiencies have been corrected.
c.Landscape Architect Designee: The licensed landscape architect may,at his or her
discretion,appoint an authorized designee to certify the project provided that the
designee is a licensed landscape architect.
I. Irrigation Required: An underground automatic irrigation system is required for all
development as defined in section 8-2A-1 of this article.
1. All required landscaped areas must be provided with an automatic underground irrigation
system.
2. The system shall be equipped with a reduced pressure backflow prevention device.
3. The system shall be designed and constructed to provide one hundred percent(100%)
spray coverage.
4. Wherever feasible, sprinkler heads irrigating lawn or other high water demand landscape
areas shall be circuited so that they are on a separate zone or zones from those irrigating
trees, shrubbery or other reduced water demand areas.
5. Sprinkler heads shall be placed as required to reduce direct overthrow onto nonpervious
areas(walks,drives,etc.).
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6. The use of low trajectory spray nozzles is encouraged in order to reduce the effect of
wind velocity on the spray system.
7. Use of nonpotable water for use in the irrigation of lawn and plant material is required
when determined to be available.
8. All nonpotable water access points shall be clearly and permanently labeled with markers
indicating that the water is not safe for human consumption.
9. Maintain all irrigation systems to ensure proper operation and water conservation.
P. Plan Preparation: Preparing a landscape plan requires special skills.Landscaping involves
more than a simple arrangement of plants with irrigation; plants are not haphazardly placed in
a way that fills up leftover space. Landscape plans should reflect a theme so that site elements
are artfully and technically organized in a way that conveys meaning,coherence,and spatial
organization.Landscaping should enhance the physical environment as well as the project's
aesthetic character. Therefore, landscape plans to be submitted for approval shall be prepared
by or under the responsible control of a licensed landscape architect with said plans to be
duly stamped to clearly identify the preparer.
• Eagle City Code Section 8-4-4-2: ADDITIONAL DESIGN AND MAINTENANCE
REGULATIONS AND REQUIREMENTS:
A. Site And Building Lighting:
1. All parking areas shall be illuminated in accordance with the provisions of this chapter.
2. Any lights used to illuminate a site and building shall be arranged to reflect the light away
from the adjoining property.
3. Except as noted in subsection A4 of this section,all site and building lighting shall be
recessed or shielded to direct all light downward and the source of the light(including the
lamp and any nonopaque material/lens covering the lamp)shall not be directly visible by
a person of average height standing on the property line of any public right of way,or any
private street,or on the property line of any residentially zoned parcel of land or parcel of
land used for residential purposes.
6. Except as otherwise permitted within this title, incandescent lights,two hundred fifty
(250)watt maximum high pressure sodium lights, 3000K maximum LED lights(or
approved equivalent)shall be the only type of site and building lighting permitted.
7. Metal halide lighting shall be permitted with the following additional conditions:
a. Light wattage shall be a maximum of three hundred twenty(320)watts.
b. The light fixture shall be no higher than seventeen feet(17').
c. The design review board shall make the following findings prior to approving metal
halide lighting:
(1) The lighting shall be harmonious with and in accordance with the general
objectives,or with any specific objective of chapter 2,article A of this title;
(2) The lighting shall be installed,operated, and maintained to be harmonious and
appropriate in appearance with the existing and intended character of the general
vicinity and will not change the essential character of the same area; and
(3) The lighting will not be disturbing to existing or future neighboring uses.
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9. It shall be the responsibility of the property owner to supply power in perpetuity to all
lighting, including streetlights located within the right of way,required by this title.
D. DISCUSSION:
• The applicant is requesting design review approval to construct a 16,830-square foot, two story,
research and development building.
Pursuant to development agreement condition no.3.3,all commercial development within Ashbury
Commercial Subdivision is required to be consistent with the Castlebury West Business Park
architectural style and generally consistent with the Eagle Architecture and Site Design Book. The
Castlebury West Business Park development agreement doesn't specify a specific architectural
style required; however, all existing buildings within the development went through the design
review process and were identified to be designed utilizing the Craftsman style of architecture.The
existing buildings within Ashbury Commercial Subdivision went through the design review
process and were identified to be designed utilizing the Craftsman style of architecture.
The applicant's justification letter states the design of the proposed building is Prairie School style.
The rich wood cladding in combination with the board formed concrete harmonizes with the
surrounding residences and office complex,and the low sloped roof also keeps the building low to
the ground and blends into the surrounding pitched roofs.
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The proposed building should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 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 building regarding the harmonious nature and relationship
of the building to the surrounding vicinity to the Design Review Board.
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Staff defers comment regarding building design,materials,and colors to the Design Review
Board.
• Sheet DR200 shows metal siding proposed on the south, east, and west building elevations.
Pursuant to Eagle City Code Section 8-2A-6(B)(1)(k),metal siding is prohibited on any portion of
any building facing a road. Metal siding may be allowed where the applicant shows the metal is
architecturally compatible with surrounding buildings; architecturally compatible with other
nonmetal buildings in the area, is attractively landscaped, and is designed to equal or exceed the
city requirement to eliminate the stark utilitarian look intended to be prevented by this section.
Staff defers comment regarding the metal siding to the Design Review Board.
• Sheet L-001.0 shows 25 existing trees on the site. The applicant is proposing to retain 20 trees and
remove 5-existing trees from the site. The trees proposed for removal are Norway Spruce, Box
Elder, and Blue Spruce trees and are all in good condition. The required mitigation for the trees
proposed for removal is 80-feet(conifer)and 15-caliper inches(deciduous)which is a total of 22-
trees. The applicant is proposing to add an additional 22, 2-inch caliper trees to the site towards
mitigation.
If the City approves the removal of the trees and does not require mitigation, no additional trees
are required.
• Sheets L-08.0 and L-09.0 show the location and lighting detail for 32 well lights that illuminate the
trees around the site from the ground up. It is unclear if the well lights have a shield to project the
lights on the trees but not up. Pursuant to development agreement condition no. 3.11.2, all
commercial uses are subject to dark sky lighting. Pursuant to Eagle City Code Section 8-4-4-2,all
site and building lighting is required to be recessed or shielded to direct all light downward and the
source of the light(including the lamp and any nonopaque material/lens covering the lamp) shall
not be directly visible. The applicant should be required to provide a revised lighting cut sheet
showing all proposed lighting to be recessed or shielded to direct all light downward. The revised
cut sheet should be reviewed and approved by staff prior to the issuance of a zoning certificate.
• Sheet L-006.0, shows additional landscaping located in one of the interior landscape islands. All
landscaping within the interior landscape islands of the existing parking lot were installed with the
common area landscaping for Ashbury Commercial Subdivision.
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The applicant should be required to provide a revised landscape plan showing the landscaping
within the interior landscape island located near the southwest corner of the building to remain as
previously installed. The revised landscape plan should be reviewed and approved by staff prior to
the issuance of a zoning certificate.
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 26,2023.
The Board remanded the application to staff to allow the applicant to work on revisions.
BOARD DELIBERATION:
• The Board is not in favor of the proposed building style, materials, and colors. The Board requested
revisions to the building elevations to help break up the large plains and massing,provide materials and
colors that will complement the buildings in the vicinity, and modify the building so it is harmonious
with other existing buildings within the area.
• The Board is not in favor of the proposed landscaping due to the type of plants proposed, lack of
evergreen plant material, concerns with the viability of the proposed plants in Idaho climate, and lack
of year round aesthetic.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on March 9, 2023,at
which time the Board made their decision.
BOARD DELIBERATION:
On March 9,2023,upon completion of the applicant's and staffs presentations,the Board discussed during
deliberation that:
• The Board is in favor of the applicant's revised building elevations, date stamped by the City on
February 24, 2023.
The Board made this determination based on:
- The colors and materials are similar and complement buildings in the vicinity.
- The buildings should not all be identical.
- The building has a substantial setback from West Bavaria Street and Chinden Boulevard.
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- Additional buildings will be built in the subdivision that will help blend the architectural styles.
- Three lots were combined into one lot to provide for one large building instead of three small
buildings.
- Ashbury Subdivision ACC approved the site, landscaping,and building elevation plans.
- The metal siding is used for accents and is a quality product.
• The Board is in favor of the revised landscape plan, date stamped by the City on February 24, 2023,
with the revised plant materials,addition of evergreen plant material,and retaining all trees on the site.
BOARD DECISION:
The Board voted 6 to 1 (Greer against)to recommend approval of DR-52-22 for a design review
application for a two story, 16,830-square foot research and development building,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 23,2023.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on April 11, 2023, at which
time the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-52-22 for a design review application for a two-story, 16,830-
square foot research and development building,with the following Design Review Board recommended
site specific conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-04-09 MOD/PP-02-13,and DR-42-17.
2. Provide a revised lighting cut sheet showing all proposed lighting to be recessed or shielded to direct
all light downward.The revised cut sheet shall be reviewed and approved by staff prior to the issuance
of a zoning certificate.
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. No rooftop mechanical units are proposed with this application and none are approved.
8. Paint all electrical meters,phone boxes, etc. located on the building to match the color of the building.
9. No signs are proposed with this application and none are approved.
10. Provide a revised landscape plan showing the location of the ground cover plant material. The revised
landscape plan shall be reviewed and approved by staff and one member of the Design Review Board
prior to the issuance of a zoning certificate.
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11. Provide written approval from the Ashbury Commercial Subdivision ACC for the revised site,
landscape,and building elevation plans. The written approval shall be submitted to the City prior to
the issuance of a zoning certificate.
12. Provide a detail for the water feature located on the west side of the building adjacent to the plaza
area showing style,materials,colors, how the water feature is constructed,etc. The detail 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 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
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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 Council reviewed the particular facts and circumstances of this proposed design review application
(DR-52-22) 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 a research and development 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 proposed building is designed with materials and
colors associated with the Prairie School and Craftsman architectural styles to complement 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 since the site has been design with the required number
of parking spaces associated with the research and development building;
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 has been designed with quality materials, is of similar height of surrounding buildings,
and has been designed to 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 building has
been designed to complement the style of architecture of existing buildings within the vicinity and
has similar materials and colors;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the building location exceeds the required setbacks from the streets it fronts
and is in conformance with the allowed height 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 since there are walkways
throughout the 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 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 building, and will not cover nor detract from
desirable architectural features.
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DATED this 1 lth day of April 2023.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
ierce,Mayor
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