Findings - CC - 2024 - DR-2024-24 - Design Review for a Bank With Drive-Up Service for P1FCU BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW FOR A BANK WITH DRIVE- )
UP SERVICE FOR P1FCU FOR P1FCU-EAGLE )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2024-24
The above-entitled design review application came before the Eagle City Council for their action on
September 10,2024. 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:
P1FCU—Eagle, represented by Shane Mercier with Mercier Architecture and Planning, is requesting
design review approval for a 3,801-square foot bank with drive-up service.The 1.04-acre site is located
on the northeast corner of State Highway 44 and South Rosebud Lane within Bronco Acres Subdivision.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on April 22, 2024. Supplemental information
was received July 23,2024(site plan,landscape plan),July 26,2024(building elevations),and July 29,
2024(electrical sheets).
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on May 1,2024, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On December 18,2007,the City Council approved a comprehensive plan text amendment,rezone with
development agreement(in lieu of a PUD)and preliminary plat for Millpark Village Subdivision(CPA-
01-07/RZ-07-07/PP-09-07).
On October 14, 2008, the City Council approved an extension of time for the preliminary plat for
Millpark Village Subdivision to be valid until December 18, 2009.
On March 9, 2010, the City Council approved an extension of time application for Millpark Village
Subdivision until December 18,2010(EXT 28-09).
On January 11, 2011, the City Council approved an extension of time for the preliminary plat for
Millpark Village Subdivision to be valid until December 18, 2011 (EXT-13-10).
The original executed development agreement(Instrument#108005081)associated with the property
expired on January 15, 2015.
On July 25,2017,the City Council approved a rezone with development agreement(in lieu of a PUD)
application for Mustang Crossing(RZ-04-17).
On August 24,2017,the Design Review Board approved a design review application for the common
area landscaping, including the construction of a 4,515-square foot convenience store with fuel service
and a 4,122-square foot fuel island canopy(DR-31-17).
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On January 22, 2018, the City approved a modification to the common area landscaping for Jackson
Food Stores(DR-31-17 MOD).
On January 29, 2018, the Zoning Administrator approved a lot line adjustment associated with the
subject property(LLA-08-17).
On June 13, 2023, the City Council approved a development agreement modification and combined
preliminary/final plat for Bronco Acres Subdivision(a re-subdivision of a portion of Lots 1 and 9,and
all of Lot 4,Block 2,Flint Estates Subdivision),an 8-lot(7-commercial, 1-residential/flex space)mixed
use subdivision(RZ-04-17 MOD2 and PP/FP-01-22).
E. COMPANION APPLICATIONS: DR-2024-25 (sign application).
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use MU-DA(Mixed Use with a Vacant parcel within
development agreement) Bronco Acres Subdivision
Proposed No Change No Change Bank with drive-up service
North of site Mixed Use MU-DA(Mixed Use with a Vacant parcel within
development agreement) Bronco Acres Subdivision
South of site Mixed Use MU-DA(Mixed Use with a State Highway 44/Camille
development agreement) Beckman Factory and Gift
Shop
East of site Mixed Use MU-DA(Mixed Use with a Vacant parcel within
development agreement) Bronco Acres Subdivision
West of site Mixed Use MU-DA(Mixed Use with a Vacant parcel within
development agreement) Bronco Acres Subdivision
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, and sidewalk along the west and south property lines as
part of Mustang Crossing Subdivision.
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J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 1.04-acres(45,302-square feet) 5,000-square feet(minimum)
Percentage of Site Devoted 8.3%(approximately) 50%(maximum)
to Building Coverage
Percentage of Site Devoted 25%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 24-parking spaces 19-parking spaces(minimum);
plus queue for 4 cars per drive-
up window
Front Setback(West) 125-feet 20-feet(minimum)*
Rear Setback(East) 101-feet 20-feet(minimum)*
Side Setback(North) 46-feet 7.5-feet(minimum)*
Side Setback(South) 49-feet 7.5-feet(minimum)*
*Note:Setbacks approved through the Bronco Acres Subdivision development agreement(RZ-04-17 MOD2).
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Bank with Drive-up Service: 3,801-square feet
Bank/Financial Institutions— 1 for each 200-square feet of gross floor area; plus queue for 4 cars per
drive-up window 3,801-square feet/200= 19 parking spaces
• Eagle City Code Section 8-4-5 requires 1 parking spaces per 200-square feet of gross floor area;
plus queue for 4 cars per drive-up window for a bank/financial institution:
Proposed Parking Spaces: 24; plus queue for 4 cars per drive-up window
Required Parking Spaces: 19; plus queue for 4 cars per drive-up window (calculated based upon the
above use identified in Eagle City Code Section 8-4-5: `Bank/financial institution")
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 bank with drive-up service.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately twenty-two foot(22')high single-story structure.
Gross Floor Area of Proposed Buildings:
The proposed bank with drive-up service is approximately 3,801-square feet.
On and Off-Site Circulation:
A 22,561-square foot(approximately) paved parking lot provides parking for vehicles using this site.
One 26-foot wide shared driveway is located on the north property line provides access to North Fisher
Park Way.
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M. BUILDING DESIGN FEATURES:
Proposed Building Design: Craftsman
Roof: Metal(Charcoal)
Walls: Hardie shingle siding(SW6154 Nacre), Hardie lap siding(SW7653 Silverpointe),brick veneer
(Ashland)
Windows/Doors: Aluminum(Dark Bronze)
Fascia/Trim: Hardie horizontal trim (SW7033 Brain Bronze), Hardie vertical trim (SW7653
Silverpointe)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees along State Highway
44 which will be protected and retained.
Tree Replacement Calculations:N/A
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along Rosebud Lane and North Fisher Park Way.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 8%interior landscaping is required, 8% is proposed.
O. TRASH ENCLOSURES:
One(1) 192-square foot trash enclosure is proposed to be located near the northeast corner of the site.
The enclosure is proposed to be constructed of CMU walls and metal gates;all of which will match the
colors used in the construction of the building.
P. MECHANICAL UNITS:
The applicant is proposing to locate the mechanical units within the mechanical equipment room.No
rooftop or ground mounted mechanical units are proposed, and none are approved.
Q. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, style, color, height, illumination type and wattage
has been provided. The LED illumination is proposed to be 4000 Kelvin which does not comply with
Eagle City Code Section 8-4-4-2.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application(DR-2024-25) has
been submitted for the approval of signs proposed on this building and on the site.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle 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.
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V. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern-none
Evidence of Erosion-no
Fish Habitat-no
Floodplain-no
Mature Trees—yes—adjacent to SH-44
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.
Eagle Fire Department
Eagle Sewer District
Idaho Department of Environmental Quality
Idaho Department of Fish and Game
Idaho Transportation Department
Y. LETTERS FROM THE PUBLIC:None received to date.
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;
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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:
Mixed Use
Suitable for a mixture of uses including limited office, limited commercial and residential.Residential
densities within the designation is up to 20 units per acre but density will be determined on a site by
site bases.Uses should complement and not take away from downtown Eagle.Development within this
land use designation should be required to proceed through the PUD and/or development agreement
process. See the planning area text for a complete description of site specific uses.
B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
3.5 The setbacks shall be as follows(as measured from the perimeter of the
site): Front(south property line)20-feet
Rear(north property line) 20-feet
Side(east property line) 7.5-feet Street Side (west property line) 20-feet Side
(interior) 0-feet
Maximum coverage 92%
Maximum building height 35-feet (any exceptions to the maximum height
requires a conditional use permit)
3.6 Except for the limitations and allowances expressly set forth above and the other terms and
conditions of this Agreement,the Property can be developed and used consistent with the Mixed
Use Land uses allowed by Eagle City Code Section 8-2-3 "Official Schedule of District
Regulations", existing at the time a design review application or conditional use permit
application(whatever the case may be)is made for individual building use.
All uses shown as "P" permitted under the MU zoning designation within the Eagle City Code
Section 8-2-3 shall be considered permitted uses and all uses shown as"C"conditional uses under
the MU zoning designation shall require a conditional use permit,except as provided herein.
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3.6.1 Any building with a proposed drive-thru shall be designed in such a way as to compliment
the entirety of the development and shall include a minimum forty-eight inch (48") berm
(measured from the centerline of the adjacent roadway), decorative block wall, minimum
forty-eight inch (48")high landscaping,or combination thereof shall be provided adjacent
to the drive-thru lanes or a minimum forty-eight inch (48") grade separation (measured
from the centerline of the adjacent roadway)to reduce the impact of the vehicles utilizing
the drive-thru lanes(i.e. vehicle headlights and vehicle cueing).
3.8 The commercial/retail/office buildings shall be constructed utilizing architecture as identified
within the Eagle Architecture and Site Design Book. As individual buildings go through the
design review process, Owner shall demonstrate the complimentary relationship, in terms of
building height and style, to adjacent existing or proposed buildings within the development in
order to produce a compatible and desirable development.
3.11 The development shall incorporate pedestrian amenities which encourage pedestrian use of the
corresponding facilities such as outdoor drinking fountains, benches, tables, etc. The amenities
shall be reviewed and approved by the Design Review Board and City Council prior to the
construction of said amenities in the applicable phase or portion of the Property that is being
developed.
3.15 The building placement shall be designed such that parking areas are not concentrated between
the buildings and State Highway 44.The building placement and parking area locations,for each
phase or proposed improvement thereafter,shall be reviewed and approved by the Design Review
Board and City Council prior to issuance of a zoning certificate.
C. COMBINED PRELIMINARY/FINAL PLAT SITE SPECIFIC CONDITIONS WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
14. The developer shall provide shade-class trees(landscape plan to be reviewed and approved by the
Design Review Board), including, but not limited to, both sides of the service drive aisle, parking
lot islands,and northern buffer area,within this development,or as approved by the Design Review
Board. Prior to the City Clerk signing the final plat the applicant shall either install the required
trees, sod, and irrigation or provide the City with a letter of credit for 150% of the cost of the
installation of all landscape and irrigation improvements.Trees shall be installed prior to obtaining
any occupancy permits for the buildings. A temporary occupancy may be issued if weather does
not permit landscaping. Partial reduction of the surety may be permitted for any portion of the
development that is completed,including street trees that have been installed. On-going surety for
street trees for all undeveloped portions of the development will be required through project
completion.
15. All living trees that do not encroach upon the buildable area on any lot shall be preserved, unless
otherwise determined by the Design Review Board. A detailed landscape plan showing how the
trees will be integrated into the open space areas or private lots (unless approved for removal by
the City Forester and the Design Review Board) shall be provided for Design Review Board
approval prior to the submittal of a final plat. The applicant shall have an on-site meeting with the
City Forester to survey all existing trees. Subsequent to the on-site meeting, construction fencing
shall be installed(pursuant to the Design Review Board's direction)to protect all trees that are to
be preserved,prior to the commencement of any construction on the site.
D. 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
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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(A)(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
d. The continued maintenance of these service systems.
• Eagle City Code Section 8-4-4-2(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.
5. Light pole fixtures shall have a maximum height of:
a. Twenty feet(20')for parking lots with less than two hundred(200)spaces;
b. Twenty five feet(25')for parking lots with more than two hundred(200) spaces but less than
five hundred(500)spaces;
c. Thirty feet(30')for parking lots with more than five hundred(500)spaces;
d. Fifteen feet(15')for any pole within fifty feet(50')of a 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.
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.
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10. Lighting plans shall be reviewed and approved by the zoning administrator prior to issuance
of a building/zoning permit.
E. DISCUSSION:
• The applicant is requesting design review approval for a 3,801-square foot bank with drive-up
service. The applicant's justification letter states that the proposed building is designed to meet the
Craftsman style of architecture which is one of the nine architectural styles within the Eagle
Architecture and Site Design book. The building is proposed to be constructed utilizing brick,
wood, lap siding, shingled siding, and metal roofing. The materials proposed are consistent with
the other existing buildings in the surrounding area. Staff defers comment regarding the building
design,materials,and colors to the Design Review Board.
The proposed building should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 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.
• The building elevations show a door on the north elevation; however,the material and color of the
door is not identified. The applicant should be required to provide a revised building elevation
showing the material and color of the door located on the north building elevation. The revised
elevation should be reviewed and approved by staff prior to the issuance of a zoning certificate.
• The landscape plan shows the landscape strip south of the drive-up service area to be planted with
Grandifolia Japanese Euonymus; however, it is not clear how tall the plants are at the time of
planting. Pursuant to development agreement condition 3.6.1, any building with a proposed drive-
thru is required to be planted with a minimum 48-inch high landscaping at the time of planting.The
applicant should be required to provide a revised landscape plan showing the Grandifolia Japanese
Euonymus shrubs to be a minimum of 48-inches tall at the time of planting.The revised landscape
plan should be reviewed and approved by staff prior to the issuance of a zoning certificate.
• The lighting plan shows the exterior LED lighting to be 4000 Kelvin.Pursuant to Eagle City Code
Section 8-4-4-2, all LED lighting is permitted to be a maximum of 3000 Kelvin. The applicant
should be required to provide a revised lighting plan showing all LED lighting a maximum of 3000
Kelvin.The revised lighting 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 August 8,2024,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 design,materials, and colors of the building with the addition of site specific
conditions nos. 17 and 18.
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• The Board is in favor of the site layout with exception of the eastern two drive aisles that are addressed
in site specific condition no. 15.
• The Board recommended the applicant propose different shrubs for the drive-up screening and/or add
a decorative wall as outlined within site specific condition no.3.
• The Board recommended the landscape plan be revised with plantings that are better suited for the local
climate.
BOARD DECISION:
The Board voted 4 to 0 (Greer and Murphy absent) to recommend approval of DR-2024-24 for a design
review application for a bank with drive-up service for P1FCU,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 August 22, 2024.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on September 10, 2024, at
which time the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2024-24 for a design review application for a bank with drive-up
service for P1FCU, 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 DR-30-13 and DR-30-13 MOD.
2. Provide a revised building elevation showing the material and color of the door located on the north
building elevation. The revised elevation shall be reviewed and approved by staff prior to the issuance
of a zoning certificate.
3. Provide a revised landscape plan showing year-round shrubs to be a minimum of 48-inches tall at the
time of planting or incorporate a decorative wall matching the brick on the building for screening of
the drive-up area. Provide a cross section of the proposed screening from the centerline of SH-44
showing the screening a minimum of 48-inches tall. The revised landscape plan shall be reviewed and
approved by staff and two members of the Design Review Board prior to the issuance of a zoning
certificate.
4. Provide a revised lighting plan showing all LED lighting at a maximum of 3000 Kelvin. The revised
lighting plan shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
5. The Bronco Acres Subdivision development agreement shall be recorded prior to the issuance of a
zoning certificate.
6. All utilities and power to the site shall be located underground.
7. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
8. 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.
9. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
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10. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
11. No rooftop or ground mounted mechanical units are proposed with this application and none are
approved.
12. Paint all electrical meters,phone boxes,etc. located on the building to match the color of the building.
13. No signs are proposed with this application,and none are approved.
14. Provide a revised site and landscape plan showing the two easternmost drive aisles reduced to one drive
aisle with additional landscaping. The revised site and 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.
15. Provide a revised site plan showing striping for vehicular traffic flow on the site. The revised site plan
shall be reviewed and approved by staff and one member of the Design Review Board prior to the
issuance of a zoning certificate.
16. Provide revised building elevations showing the location, material, and colors of all gutters and
downspouts. Provide details for the exposed rafters in relation to the gutters and downspouts. The
revised building elevations and details shall be reviewed and approved by staff and one member of the
Design Review Board prior to the issuance of a zoning certificate.
17. Provide revised building elevations showing the columns and bases proposed on the east and west sides
of the building in scale (i.e. increase the column size or reduce the base size). The revised building
elevations shall be reviewed and approved by staff and one member of the Design Review Board prior
to the issuance of a zoning certificate.
18. Provide a revised landscape plan showing site plantings that are compatible with local climate
conditions. The revised landscape plan shall be reviewed and approved by staff and two members of
the Design Review Board prior to the issuance of a zoning certificate.
19. Provide a revised site and landscape plan showing the location of ground mounted mechanical units(if
applicable)and electrical and gas meters and how they will be screened with landscaping. The revised
site and landscape plan shall be reviewed and approved by staff and two members 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
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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.
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.
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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
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
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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-2024-24) 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 bank with drive-up service 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 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 complies with the required parking;
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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 since the
building has been designed to meet the Craftsman style of architecture;
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 be harmonious with other surrounding buildings;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the building does not exceed the 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 the site has been
designed with sidewalks and a pathway adjacent to SH-44;
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.
DATED this 10th day of September 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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