Findings - CC - 2024 - DR-2024-20 - Design Review for a Public Service Facility for an Idaho Power Substation BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A PUBLIC )
SERVICE FACILITY FOR AN IDAHO POWER )
SUBSTATION FOR GWC CAPITAL )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2024-20
The above-entitled design review application came before the Eagle City Council for their action on July
9, 2024. 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:
GWC Capital, represented by Eric Langvardt with Langvardt Design Group, is requesting design
review approval of a public service facility for an Idaho Power substation. The 7-acre (approximate)
site is located near the future northwest corner of Aerie Way and Willow Creek Road (Ada County
Assessor parcel number S0218212700)which is outside of the PUMP No. 1 boundary but is considered
an essential public facility.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on April 19,2024.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on May 3,2024, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On May 24, 2022, the City Council approved a Planned Unit Master Plan (PUMP)No. 1 for Spring
Valley for GWC Capital,LLC,(PU-01-21).
On May 24, 2022,the City Council approved a design review for the common area landscaping along
Aerie Way within Spring Valley PUMP No. 1 for GWC Capital,LLC,(DR-22-22).
On May 24, 2022,the City Council approved a design review for the common area landscaping along
Big Gulch Parkway,Linder Road, and Aerie Way(East)within Spring Valley PUMP No. 1 for GWC
Capital,LLC,(DR-23-22).
On May 24, 2022, the City Council approved a two(2) community entry monument signs for Spring
Valley Subdivision for GWC Capital,LLC(DR-24-22).
On August 24, 2022, the City approved a Mass Grading Permit associated with the Spring Valley
PUMP No. 1 for Western Construction,Inc.
On October 25,2022,the City approved Spring Valley Subdivision No. 1, a large lot preliminary plat,
associated with the Spring Valley PUMP No. 1 for GWC Capital,LLC,(PP-17-21).
On January 10,2023,the City Council approved a preliminary plat for Valnova Lot 17 Subdivision(a
re-subdivision of Spring Valley Subdivision No. 1), a 201-lot (188-buildable, 13-common [7-
community open space, 1-regional open space, 5-private alleys]) subdivision(PP-12-22).
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On January 10,2023,the City Council approved a zoning ordinance amendment associated with Eagle
City Code Title 11A(ZOA-05-22).
On February 28, 2023, the City Council approved a design review application for the common area
landscaping within Valnova Subdivision No. 1 (fka Lot 17,Block 1, Spring Valley Subdivision No. 1)
(DR-80-22).
On September 12, 2023, the City Council approved a preliminary plat for Valnova Lots 32-35
Subdivision (Lots 32, 33, 34, and 35 of Spring Valley Subdivision No. 1, a 78-lot (72-residential, 6-
common [1-public infrastructure]) subdivision(PP-11-22).
For additional property history see: A-14-06 & RZ-19-06/RZ-19-06 MOD1 /RZ-19-06 MOD2 /
FPDP-06-21.
E. COMPANION APPLICATIONS:None.
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Foothills Residential R-1-DA(Residential with a Range Land
development agreement)
•
Public Service Facility for
Proposed No Change No Change Idaho Power Substation
North of site Foothills Residential R-1-DA(Residential with a Range Land
development agreement)
South of site Foothills Residential R-1-DA(Residential with a Range Land
development agreement)
East of site APD-DA(Avimor Planned
Foothills Residential Development with a Range Land
development agreement)
West of site Foothills Residential R-1-DA(Residential with a Range Land
development agreement)
G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA, TDA,CEDA, or DSDA.
H. URBAN RENEWAL DISTRICT:No.
I. EXISTING SITE CHARACTERISTICS: The site is undeveloped and previously range land.
J. PARKING ANALYSIS:N/A
K. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:N/A
Height and Number of Stories of Proposed Buildings:N/A
Gross Floor Area of Proposed Buildings:N/A
On and Off-Site Circulation:
A 34,800-square foot (approximately) graveled access road provides access to the fenced substation
pad site. One 30-foot wide driveway is located south of the substation pad site providing access to
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Aerie Way.
L. BUILDING DESIGN FEATURES:N/A
M. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
Tree Replacement Calculations:N/A
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: There is no irrigation water in the area at this time. Street trees will be reviewed in a
future design review application.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
Parking Lot Landscaping:N/A
N. TRASH ENCLOSURES:N/A
O. MECHANICAL UNITS:N/A
P. OUTDOOR LIGHTING:N/A
Q. SIGNAGE:N/A
R. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within City of Eagle Water service area and within the boundaries of the Eagle Sewer District.
S. PUBLIC USES PROPOSED:None.
T. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:No map currently exists.
U. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern-none
Evidence of Erosion-no
Fish Habitat-no
Floodplain-no
Mature Trees-no
Riparian Vegetation-no
Steep Slopes-no
Stream/Creek-no
Unique Animal Life-no
Unique Plant Life-no
Unstable Soils-unknown
Wildlife Habitat-no
V. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):Not
required.
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W. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Department of Environmental Quality
Eagle Fire Department
Eagle Sewer District
X. LETTERS FROM THE PUBLIC:None received to date.
Y. EAGLE CITY CODE 11A-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions, if any,that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator,Design Review Board,or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale, intensity,and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
c. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district;
d. Will not interfere with the visual character, quality, or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
e. Will have facades, features, and other physical improvements that are designed as a whole,
when viewed alone as well as in relationship to surrounding buildings and settings;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
g. Will provide safe and convenient access to the property for both vehicles and pedestrians
through patterned traffic circulation and connectivity to abutting development;
h. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly
and walkable environment in balance with protecting a viable commercial center in the area;
and
i. Will have signs, if proposed, that are harmonious with the architectural design of the building
and the adjacent buildings,and will not cover or detract from desirable architectural features.
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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:
Foothills Residential
A unique combination of land uses within the Eagle Foothills that strives to balance residential, non-
residential, and open space (developed and natural) use to create unique hamlets of development that
place urban development within the natural environment without overcrowding or significantly altering
the natural features found on the site. The density for unconstrained lands in the foothills should be
approximately 1 unit per tow acres. Residential densities should be calculated to be commensurate
with the existing land conditions. Priorities for open space areas should be granted for areas located
within the floodway, slopes more than 25%,or sensitive/critical habitat. These areas should be sued as
open space. Units should be arranged in accordance with the transect plan as described in the Foothills
planning area.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 11A-3-1: GENERAL APPLICABILITY:
This title applies to all proposed development located within Spring Valley and requires the
submittal of a design review application pursuant to this title and fee as prescribed from time to
time by the city council.
An individual single-family detached dwelling on a single parcel is specifically excluded from the
requirements of design review.
• Eagle City Code Section 11A-3-6(B)(3)Fences:
a. Vinyl: Integral color required;
b. Block(with columns);
c. Brick(with columns);
d. Wrought iron;
e. Dog ear cedar, fir, chain link, barbwire, razor wire and similar high maintenance and/or
unsightly fencing is prohibited. However, powder coated chain link fencing may be permitted
for use on sports courts, school sites or at public utility sites, such as water tanks, when not
located within general view corridors.
Fencing shall comply with Section 7.4.2 of the approved Habitat Mitigation Plan:
Fencing meant to exclude wildlife from yards or building envelopes shall be a minimum of six-feet
(6') high and be constructed of a highly visible material such as wood, metal, or block. Fence
bottoms shall be in contact with the ground. Fences shall either be solid or open-style fencing,
however open style fencing shall be designed with vertical spacing narrow enough to prevent big
game from getting their heads caught between members.
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Fencing along regional, community, natural open space areas, and along wildlife corridors within
low density residential areas(Rural Residential(RR)and Estate Residential(ER)districts)shall be
strategically located or be wildlife friendly to prevent unnecessary barriers to wildlife movement.
Fences that accommodate wildlife passage shall be no higher than 40-inches(40")high and will be
avoided on slopes greater than 25-percent(25%).Fences with horizontal rails or wires shall provide
spacing of at least 12-inches (12") between the top two (2) cross members and 18-inches (18")
between the lower cross member and the ground.
The top level of all fences shall be free of protruding objects or rails.
• Eagle City Code Section 11A-3-7(L)(8):
Streetscape Design Concepts:Landscape along Spring Valley roadways shall be arranged in formal
or informal patterns, or a combination of both. Formal landscape patterns (exhibit 3-I of this
section) consist of plants arranged in consistent spacing and/or massing patterns while informal
landscape patterns (exhibit 3-J of this section) consist of plants arranged in less consistent or
random spacing and/or massing patterns. Straight sidewalks are usually associated with formal
streetscapes while meandering sidewalks are usually associated with informal streetscapes. The
street classification and streetscape concept for each roadway shall be consistent with the approved
environmental landscape plan for the PUMP that contains that roadway.
C. DISCUSSION:
• The applicant is requesting design review approval to construct an Idaho Power Substation. The
proposed substation use was approved as part of the PUMP No. 1 application and is able to be
constructed with Design Review and City Council approval,outside of the PUMP No. 1 boundary
as an essential public facility. The Idaho Power Substation provides critical utility infrastructure
within the Valnova Development. The applicant has designed the site to be integrated into part of
a future amenity that includes a community park, which will be submitted as a separate future
PUMP application. The substation has been sited into an existing slope with creative grading and
berming to screen the facility from the street and integrates it into the landscape. An 8-foot tall
black welded wire mesh fence and gates are proposed around the perimeter of the substation pad
site. Irrigation is not available to this phase of the development at this time, so no shrubs and trees
are proposed to be planted around the substation at this time. The areas where the ground has been
disturbed and the berming has been created will be planted with an upland revegetation seed
mixture. Staff defers comment regarding the substation pad site, fencing, and landscaping to the
Design Review Board.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date,if the requested design review application is approved,
staff recommends the site specific conditions of approval and standard conditions of approval provided
within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on June 13, 2024, at
which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staffs presentations,the Board discussed during deliberation that:
• The Board is in favor of the proposed public service facility as submitted.
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BOARD DECISION:
The Board voted 5 to 0 (Lindgren and Duperault absent) to recommend approval of DR-2024-20 for a
design review application for a public service facility for an Idaho Power substation,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 June 27, 2024.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on July 9,2024,at which time
the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2024-20 for a design review application for a public service facility
for an Idaho Power substation, 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-19-06.
2. When the community park at the northwest corner of Aerie Way and Willow Creek Road is submitted
for review by the City, it shall include the perimeter landscape area and berms around the substation
pad site.
3. No structures are proposed with this application and none are approved.
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 signs are proposed with this application and none are approved.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the
Idaho Transportation Department, including but not limited to approval of the drainage system,curbs,
gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health&Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy,whichever occurs first.
3. All permits from Central District Health,Eagle Sewer District&Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy,whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
5. Unless septic tanks are permitted,wet line sewers will be required and the applicant will be required
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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.
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.
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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.
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
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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
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-2024-20) with regard to the Eagle City Code Title 11A, Chapter 3, Design Review, and based
upon the information provided with the conditions required herein,concludes that the proposed design
review application is in accordance with the Eagle City Code and the Eagle Comprehensive Plan.
2. The Council reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 11A-3-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and a public service facility is permitted with the approval of a design review
application within the R-1-DA(Residential one with a development agreement)zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed public service facility is designed to
complement the area and screened by landscape berms and future landscaping in the general
vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district—Not applicable with this application;
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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;
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—Not applicable
with this application;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the public service facility is designed to be screened by landscape berms and
future landscaping;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development — Not applicable for this
application;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, and will not cover nor detract from
desirable architectural features.
DATED this 9th day of July 2024.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
Brad Pike,Mayor
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Regulatory Taking Notice: In accordance with section 67-6519, Idaho Code, Applicant has the right,
pursuant to section 67-8003,Idaho Code,to request a regulatory taking analysis.
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K:\Planning Dept\Eagle Applications\Dr\2024\Valnova Idaho Power Station DR-2024-20\Idaho Power Substation Findings CC.docx