Findings - DR - 2024 - DR-2024-36 - 350 E State St - A Church Facility for Creekside Bible Church BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A )
A DESIGN REVIEW FOR A CHURCH )
FACILITY FOR CREEKSIDE BIBLE CHURCH )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2024-36
The above-entitled design review application came before the Eagle Design Review Board for their action
on August 22,2024. The Eagle Design Review Board having heard and taken oral and written testimony,
and having duly considered the matter,makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Creekside Bible Church, represented by Walter Lindgren with Lindgren Labrie Architecture, is
requesting design review approval for a 10,740-square foot church building. The 3.26-acre site is
located on the north side of East State Street approximately 386-feet east of North 2nd Street at 350 East
State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on May 13, 2024. Revisions (site plan,
landscape plan,utility plan)were received on July 12,2024.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on July 1, 2024, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On August 26, 2003, the Eagle City Council approved a conditional use permit for a daycare center
(pre-school facility)within the existing dwelling unit located on the site(CU-07-03).
On November 11, 2003, the Eagle City Council approved a design review application to remodel an
existing 2,400-square foot shop building and construct a 5,000-square foot addition to the existing shop
for a church facility and to convert the existing 1,986-square foot residence into an office and classroom
facility(DR-44-02).
On April 26, 2005, the Eagle City Council approved a design review application to modify the
previously approved design review application to request removal of site specific conditions number 1
and 7 associated with the multi-phased project which includes construction a 7,650-square foot church
facility, remodeling the existing 2,400-square foot shop building with a 450-square foot addition, and
relocating and changing the use of the existing 1,986-square foot residential home into an office and
classroom facility(DR-44-02 MOD).
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 Downtown CBD(Central Business Church Building
District)
Proposed No Change No Change New Church Building
North of site Neighborhood R-4(Residential) Single-family Residential
Residential (Eagle Village Subdivision
No. 2)
South of site Downtown CBD(Central Business Auto Repair(Eagle Auto
District) Repair)
East of site Neighborhood R-4 (Residential) Single-family Residential
Residential (Eagle Village Addition)
West of site Downtown CBD(Central Business Single-family Residential
District) (Carpenters Third
Addition)
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located within the Transitional Development Area(TDA).
H. URBAN RENEWAL DISTRICT: Yes.
I. EXISTING SITE CHARACTERISTICS:
The site has two existing buildings utilized for the church and office of the church located on the front
half of the site. The area where the new proposed church building is proposed is undeveloped.
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J. SITE DATA:
SITE DATA PROPOSED REQUIRED*
Total Acreage of Site 3.26-acres(142,005-square feet) 500-square feet(minimum)
Percentage of Site Devoted 7.5% (approximately) 20%(minimum)to 85%
to Building Coverage (maximum)
Percentage of Site Devoted 22.6%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 6-parking spaces onsite 10-parking spaces(minimum)
14-parking spaces on property to the
east(Moffat Park Condo)
Front Setback(South) 360-feet 10-feet(minimum)to 25-feet
(maximum)
Rear Setback(North) 20-feet 40-feet(minimum)**
Side Setback(East) 47-feet 0-feet(minimum)to 10-feet
(maximum)
Side Setback(West) 14-feet 0-feet(minimum)to 10-feet
(maximum)
*Note:Setbacks,lot coverage,and parking space required within the Transitional Development Area(TDA).
**Note:Minimum yard requirements may be reduced to 50%of the requirement if acceptable landscaping or screening approved
by the Council is provided.
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Church: 10,740-square feet
Churches— 1 for each 5 seats 200/5 =20-parking spaces*
• Eagle City Code Section 8-4-5 requires 1 parking spaces per 5 seats a church:
Proposed Parking Spaces: 6-onsite parking spaces, 14-parking spaces on adjacent site
Required Parking Spaces: 10* (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Churches")
*Note: Parking requirements for non-residential uses within the TDA are permitted to be reduced by
50%.
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 church.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately forty foot(40')high single-story structure.
Gross Floor Area of Proposed Buildings:
The proposed church is approximately 10,740-square feet.
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On and Off-Site Circulation:
A 1,991-square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 26-foot wide shared driveway is located south of the parking lot and provides access to East Idaho
Street.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Craftsman
Roof: Architectural Composition Shingle(Weathered Wood)
Walls: Fiber cement board (Summer Wheat, Midnight Tide), stone veneer (San Marino), stucco
(SW9647 Soft Sage)
Windows/Doors: Aluminum(Charcoal),vinyl(Black)
Fascia/Trim: Steel(SW7069 Iron Ore),metal coping(Charcoal)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees near the existing church
building that are to be 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 adjacent to the parking lot along East Idaho Street.
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: 0% interior landscaping is required, 18%is proposed.
O. TRASH ENCLOSURES:
The applicant is proposing to utilize trash and recycling totes.The totes will be located behind a screen
wall and screened by landscaping from adjacent residential uses.
P. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The ground mounted mechanical
units are proposed to be screened by landscaping. No rooftop 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
were received and complies with Eagle City Code Section 8-4-4-2.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
submitted and approved prior to the construction of signs on this 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.
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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—near the existing church buildings
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 Fire Department
Eagle Sewer District
Idaho Department of Environmental Quality
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;
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d. Will not interfere with the visual character, quality, or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
e. Will have facades, features, and other physical improvements that are designed as a whole,
when viewed alone as well as in relationship to surrounding buildings and settings;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
g. Will provide safe and convenient access to the property for both vehicles and pedestrians
through patterned traffic circulation and connectivity to abutting development;
h. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly
and walkable environment in balance with protecting a viable commercial center in the area;
and
i. Will have signs, if proposed,that are harmonious with the architectural design of the building
and the adjacent buildings,and will not cover or detract from desirable architectural features.
THE DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFF
ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT
AS PART OF THE DESIGN REVIEW BOARD'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
Downtown
Suitable primarily for development that accommodates and encourages further expansion and renewal
in the downtown core.A variety of business,public,quasi-public,cultural,ancillary residential and
other related uses are encouraged. The greatest possible concentration of retail sales and business is to
occur in this land use designation.Pedestrian friendly uses and developments are encouraged.
Residential only development should be discouraged.Land within this district is the only place to
utilize the CBD zoning designation. Other zones within Downtown Eagle may include Mixed Use,
Residential,Commercial and Professional Office.
6.17.2 DOWNTOWN EAGLE GENERAL OBJECTIVES
The following objectives apply to all areas of the Downtown planning area. Properties located in the
Olde Towne, Four Corners or Plaza Planning areas will have additional policies that must also be
met, see section 6.16.3,through 6.16.5.
• Incorporate pedestrian,bicycle,vehicle,and public transit into the transportation plan for the
downtown.
• Encourage the development and expansion of interconnected streets that help disperse traffic
rather than concentrating it onto a few major roadways.
J. Establish a system of streets,pathways and open space networks that strengthen connections into
and through Downtown Eagle.
8.1 Existing&Future Transportation System
Planned Future Roadway Connections
Central to the City of Eagle's vision for its transportation system is improving local connectivity
within the City(i.e.: providing more roadway options,as opposed to funneling all trips to a few
roadways).In order to define what the implementation of this vision could look like,potential future
roadway connections that would provide this functionality have been identified.The conceptual
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future roadway network is illustrated in Map 8.6 and Map 8.7. The future roadways are divided into
two categories: 1)those that could be built with new development through what is mostly
undeveloped land or new roadways that would likely be built by ACHD,possibly with support from
the City; and 2)those that would likely only be built if and when properties with existing uses are
redeveloped(e.g.: large-lot residential areas that could redevelop if the zoning were changed to a
higher density).
These maps include new roadways identified in existing plans(i.e.: ACHD's Master Street Map and
the Downtown Eagle Plan),as well as new connections identified during the comprehensive plan
update. The new roadways were generally identified by first looking for opportunities to provide
continuous north-south and east-west connections between adjacent arterials or section-line collectors
(i.e.: Ballantyne Lane)approximately every %2-mile(i.e.: approximately halfway between the major
roads that are typically spaced about one-mile apart). Then, opportunities to provide continuous
connections at other locations by making short connections between existing(particularly existing
stub streets)or planned roadways were noted. When possible,the identified connections make use of
undeveloped land and so could possibly be added to ACHD's Master Street Map and built as
development occurs.As noted in the title of these maps,these future roadways are conceptual;
therefore,the actual alignment of any new roads will be based on land development and future
engineering work.
Map 8.6 Conceptual Future Roadway Network
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BUILT BY PUBLIC AGENCY OR AT TIME OF DEVELOPMENT
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Map 8.7 Conceptual Future Roadway Network Downtown Eagle
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BUILT BY PUBLIC AGENCY OR AT TIME OF DEVELOPMENT
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi-family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-2A-3: Effect of Other Provisions:
If any provision of this article is found to be in conflict with any other provision of any Zoning,
Building,Fire Safety or Health Ordinance or other provision of this Code,the provision which
establishes the higher and/or more restrictive design standard shall prevail. However, in order to
foster rehabilitation of older districts and comply with unforeseen future needs of the overlay
districts,the City Council may,at their discretion, suspend or relax some or all requirements
found in this article, if the City Council determines a particular site, setting,or use to have special
and/or unique circumstances to warrant an exception to the requirements.
• 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,
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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;
b. The impact and effect of the site development plan on traffic conditions on contiguous
streets and adjoining properties or neighborhoods;
c. The site layout with respect to separation or integration of vehicular, pedestrian and
bicycle traffic patterns;
d. The arrangement and adequacy of off street parking facilities relative to access points,
building location and total site development to prevent traffic conflict or congestion;
e. The location,arrangement and dimensions of truck loading ramps,docks,and bays and
vehicle service facilities;
f. The access,parking lot,and interior roadway illumination plans and hours of operation;
g. The required driver, pedestrian and bicycle sight distance requirements of the project
and their relationship to adjacent streets,driveways and properties;
h. The coordination of the site development with planned right of way alignments,
acquisitions and street improvements;
i. The graphic delineation of traffic circulation patterns to avoid confusion, congestion
and conflicts;
j. The continued maintenance of traffic,parking and lighting systems;
k. The protection of views and vistas in relation to urban design and aesthetic
considerations; and
1. The provision of safe pedestrian and bicycle connections between neighborhoods and
commercial areas.
• Eagle City Code Section 8-2A-6(B): Architectural Requirements, Building Materials, Fence and
Deck/Patio Materials,Colors,and Architectural Appurtenance Height Limitation:
7. Enclosed trash and recycle receptacle areas: All commercial and multi-family developments
shall provide for trash and recycle services and shall include an enclosed area for the storage
of trash and recycle receptacles. The area shall be screened in accordance with section 8-2A-
7J of this article. A waiver of this section may be approved for small businesses that utilize
ninety six(96)gallon or smaller trash and recycle receptacles provided the containers are stored
indoors or are otherwise screened from view with the use of a screen wall and landscaping.
• Eagle City Code Section 8-2A-6(D): Transitional Development Area: TDA shown on exhibit A-1
within the EASD book.
1. Purpose: To serve as an area of future expansion to the central business district as market
demands grow and to provide an area to accommodate public parking and service to the central
business district.
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2. Architectural Character:
b. Ground Floor Requirements: The ground floor (street level) of new buildings shall
accommodate pedestrian friendly elements. The design should accommodate a variety of
potential uses that may not be contemplated at the time of construction. Examples include:
specialty retail,grocery,drugstore,shoe repair,dry cleaning,florist shop,department store,
hardware store, other personal services, restaurant or theater or financial services or a
parking garage. Any use must meet the requirements set forth in section 8-2-3 of this
chapter.
f. Facade: All buildings shall include a "storefront" on the ground floor consisting of a
minimum of fifty percent(50%)glass. Floors above the main floor shall have a minimum
of twenty five percent(25%)glass.
i. Detailing: Architectural detailing shall be an important consideration for design approval.
Attention to detail in architectural elements shall include, but is not limited to, walls,
pilasters, parapets, cornices, columns, windows, doors, awnings, exterior lighting, ledges,
eaves,colors and materials.
j. Other: Such other nonconflicting architectural detailing,materials and colors as set forth in
this article, including the examples set forth in the EASD book.
3. Setbacks And Lot Coverage: To the extent the setback and lot coverage requirements set forth
below conflict with section 8-2-4 of this chapter,the setback requirements below shall control:
a. Front building setbacks from the property line shall be a minimum of ten feet (10') to a
maximum of twenty five feet(25').
b. Side building setbacks may be zero feet(0')so as to tie into adjoining structures or ten feet
(10')maximum where ties to adjoining structures are not desirable.
c. Structures shall be visually tied to adjoining structures.Examples of methods to visually tie
such structures together include screening walls,facade walls,courtyards and landscaping.
d. Front and street side setbacks shall be for pedestrian amenities and the city encourages joint
efforts between adjoining property owners. Suggested amenities include: public art,
landscape treatment, seating, flowers/shrubs/tree displays in movable planters, outdoor
dining,plazas, streetscape extension and bike racks.
e. The city encourages developing outdoor use and/or strong visual ties on properties along
the Eagle drain to preserve its natural resource, visual features and possible recreational
value.
f. Lot coverage by the footprint of the structure shall be a minimum of twenty percent(20%)
and a maximum of eighty five percent (85%) in which case off site parking shall be
provided for. The minimum lot coverage requirement may be reduced by the council for
the purpose of providing adequate on site parking in accordance with provisions of this
title for structures that include residential uses on floors other than the ground floor.
4. Parking:
a. Continuous front parking areas (off street) along State Street and Eagle Road is not
permitted.
b. Limited direct access to parking areas from State Street or Eagle Road is allowed.
c. Shared drive access points to parking shall be used wherever possible.
d. Encourage shared parking.
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e. Off street public parking areas may be required. Where these facilities occur adjacent to
existing residential development, a continuous six foot (6') high masonry wall with
landscape treatment or a separate landscape barrier will be required to mitigate sound and
visual impact. Safe pedestrian and bicycle connections between the residential
neighborhood and the off street parking area should be provided if feasible.
f. On street parking is allowed.
5. Landscaping And Streetscape: All landscaping shall comply with the landscape requirements
contained in section 8-2A-7 of this article.Other streetscape and design elements shall comply
with the requirements contained within subsection G of this section.
6. Planning Considerations: In reviewing an application pursuant to this article,the design review
board shall give consideration to the following to determine compatibility with this article:
a. Public Restrooms:Locations should be sought which are safe and convenient for public use
downtown. Suitable locations include public parking areas and sites adjacent to or within
private development.
b. Public Gathering Place:A public gathering place is desired to act as the hub for community
events such as the Eagle Fun Days. The public gathering place could be defined as 1st
Street between Idaho Street and Aikens Road, and State Street between Eagle Road and
2nd Street. However, the public gathering place may be redefined as development
progresses in the downtown development area and/or in the transitional development area
or if a more specifically defined area is adopted as a part of the city comprehensive plan.
c. Vehicular And Pedestrian Use: Extension of Idaho Street for vehicular and pedestrian use
shall be considered.
• Eagle City Code Section 8-2A-6(G): Streetscape.
Streetscape improvements are to include street trees, streetlights, pedestrian lighting, bollards,
public art, kiosks and furnishings. The scope of streetscape design and number of amenities vary
within the different overlay districts of the city. In areas anticipated to have higher concentrations
of pedestrian use wider sidewalks and a further varied number of amenities are to be made available
to enhance the pedestrian experience and to further encourage the health of the business
community.Examples of streetscape design and amenities are shown within the EASD book.
At a minimum,the following specific streetscape criteria shall apply:
13. Sidewalks within the TDA shall be a minimum of ten feet(10')wide and shall abut the curb or
shall be a minimum of eight feet(8') wide with a ten foot(10')wide landscape strip between
the sidewalk and curb. If the sidewalk alternative which abuts the curb is utilized it shall be
constructed to match the sidewalk exhibit within the EASD book, consisting of smooth and
textured concrete with a "running bond" brick pattern. "Bulb outs" shall be constructed
generally as shown on the bulb out exhibit within the EASD book and shall be required at all
intersections, except that bulb outs shall not extend into any roadway designated as an arterial
or collector as shown on the Ada County long range highway and street map unless otherwise
approved by the highway district having jurisdiction. A reduced sidewalk section may be
permitted if the design review board finds that the preservation of existing trees warrants a
reduction. In no case however shall the sidewalk be reduced to less than six feet(6') in width.
• Eagle City Code Section 8-2A-7(J): Buffer Areas/Common Lots:
1. Definition: A transition zone or buffer area consists of horizontal space (land) and vertical
elements (plants, berms, fences, or walls). The purpose of such buffer space is to physically
separate and visually screen adjacent land uses which are not fully compatible due to differing
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facilities,activities,or different intensities of use,such as townhouses and a convenience store,
or a high volume roadway and residential dwellings.
2. Minimum Requirements:
a. When a commercial or industrial use abuts a residential use, a ten foot (10') wide by six
foot(6')high landscaped buffer is required.
b. When a parking lot abuts a residential activity, a five foot (5') wide by six foot (6') high
landscaped buffer is required.
c. To conceal outdoor storage areas,trash receptacles,exposed equipment associated with any
commercial or industrial activity, and off street loading when adjacent to or in view from
a residential activity or public street right of way,a five foot(5')wide by six foot(6')high
landscaped buffer is required.
3. Materials:
a. All buffer areas shall be comprised of,but not limited to,a mix of evergreen and deciduous
trees, shrubs, and ground cover in which evergreen plant materials comprise a minimum
of sixty percent(60%)of the total plant material used.
b. Height requirements shall be accomplished with plant material,with a fence or decorative
wall.
c. The required buffer area shall result in an effective barrier within three (3) years and be
maintained such that sixty percent (60%) or more of the vertical surface is closed and
prevents the passage of vision through it.
d. Chainlink fencing,with slats or otherwise, and cedar fencing is prohibited for screening.
• Eagle City Code Section 8-2A-7(K): Parking Lot Landscaping:
1. Visual Impact: Landscaping shall be provided to minimize the visual impact of off street
parking:
Parking should be located to the side and rear of buildings and shall be screened so that it does
not dominate the streetscape. Fences, hedges, berms, and landscaping may be used to screen
parking areas(chainlink fencing shall not be permitted). In the design of large parking areas,
arrange bays of parking spaces to be separated by landscaping. When parking lots occur on
sloping terrain,step the parking lots to follow the terrain rather than allowing the lot surface to
extend above natural grade.
2. Parking Lot Landscape Strip:A landscape strip shall be provided when a parking lot is located
adjacent to a public right of way. The landscaped strip shall serve to shield views of parked
cars to passing motorists and pedestrians, and to establish coordination among architecturally
diverse buildings,which creates a pleasing,harmonious appearance along the roadway.
Four(4)options are provided for fulfilling this requirement:
a. Provide a ten foot(10')wide landscaped strip between the right of way and the parking lot,
and plant with a minimum of one shade tree and ten(10) shrubs per thirty five(35) linear
feet of frontage,excluding driveway openings.
b. Provide an earth berm of thirty inches (30") minimum height (do not exceed 3:1 slope)
within a ten foot(10')wide landscaped strip between the right of way and the parking lot,
and plant with a minimum of one shade tree and five(5) shrubs per thirty five (35) linear
feet of frontage, excluding driveway openings.
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c. Provide a six foot(6') landscaped strip with a minimum thirty inch(30") grade drop from
the right of way to the parking lot, and plant with a minimum of one shade tree and five
(5)shrubs per thirty five(35) linear feet of frontage,excluding driveway openings.
d. Provide a three foot(3') high fence of wood, brick, stone, or decorative block or concrete
along with a four foot(4')wide landscaped strip between the right of way and the parking
lot, and plant a minimum of one shade tree and five (5) shrubs per thirty five (35) linear
feet of frontage,excluding driveway openings.
(1) The board may waive the requirement for a wood, brick, stone, decorative block or
concrete fence if the board finds the following:
(A) The applicant must design,document,and obtain city approval representing that
the overall planting design,at the time of planting,results in an effective barrier
such that the landscape strip shields the view of parked cars from passing
pedestrians and motorists; and
(B) Any such proposed design alternative is compatible with the overall site design
of the entire project and is compatible with the surrounding area.
3. Parking Lot Perimeter Landscaping: Perimeter landscaping requirements define parking areas
and prevent two(2)adjacent lots from becoming one large expanse of paving.This requirement
does not hinder the ability to provide vehicular access between lots.
a. Provide a minimum five foot (5') wide perimeter landscaped strip between the property
lines and the parking lot, and plant with a minimum of one shade tree and five(5) shrubs
per thirty five(35)linear feet of perimeter.
4. Parking Lot Interior Landscaping:
b. Additional Requirements:
(1) No interior planter shall be less than five feet(5')in any dimension.
(2) No parking space shall be more than sixty feet(60')from an interior landscaped area.
(3) Parking islands are to be as evenly spaced as feasible throughout the lot to consistently
reduce the visual impact of long rows of parked cars.
(4) Deciduous shade trees and ground covers or low shrubs are recommended as primary
plantings in interior landscaped areas.Deciduous shade trees are to be clear branched
to a height of six feet(6').
(5) A terminal island for a single row of parking spaces shall be landscaped with at least
one tree and shrubs, ground cover, or grass. A terminal island for a double row of
parking spaces shall contain not less than two(2)trees and shrubs, ground cover, or
grass.
• Eagle City Code Section 8-2A-7(L): Landscaped Commercial Strips:
1. Landscaped strips shall be provided between all building development and public rights of way
to lend continuity among different architectural styles, screen unsightly views, establish a
pleasing view for motorists, and create a safe and pleasant corridor for pedestrians.
a. The landscaped strip shall be ten feet(10')wide minimum and planted with one shade tree
and ten(10)shrubs for every thirty five feet(35')of street frontage.Two(2)ornamental or
two(2)evergreen trees may be substituted for one shade tree.
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• Eagle City Code Section 8-3-3: Supplemental Yard and Height Regulations:
D. Side And Rear Yards For Nonresidential Uses Abutting Residential Districts: Nonresidential
buildings or uses shall not be located nor conducted closer than forty feet(40')to any lot line
of a Residential District; except that the minimum yard requirements may be reduced to fifty
percent (50%) of the requirement if acceptable landscaping or screening approved by the
Council is provided. Such screening shall be a masonry or solid fence between four feet (4')
and eight feet(8') in height, maintained in good condition and free of all advertising or other
signs.Landscaping provided in lieu of such wall or fence shall consist of a strip of land not less
than twenty feet(20')in width planted with an evergreen hedge or dense planting of evergreen
shrubs not less than four feet(4') in height at the time of planting.
• Eagle City Code Section 8-4-4-1: Location of Parking Spaces:
A. The following regulations shall govern the location of off street parking spaces and areas:
1. Parking spaces for all detached residential uses shall be located on the same lot as the use
which they are intended to serve.
2. Parking spaces for retail or customer parking for commercial, industrial, or
public/semipublic uses shall be located not more than seven hundred feet(700') from the
principal use measured along the sidewalk, or walkway available for public use, from the
primary entrance of the principal use to the furthest parking space within the parking lot.
3. Parking spaces for apartments, dormitories or similar residential uses shall be located not
more than three hundred feet(300')from the principal use measured along the sidewalk,or
walkway available for public use, from the primary entrance of the principal use to the
furthest parking space within the parking lot.
4. Parking spaces for employee parking on a daily basis where the vehicle is used
occasionally, regardless of the nature of employment, shall be located not more than one
thousand five hundred feet(1,500')from the principal use measured along the sidewalk,or
walkway available for public use, from the primary entrance of the principal use to the
furthest parking space within the parking lot.
5. When off site parking is provided, a directional sign shall be erected on the premises and
shall advise the public of the distance and direction to the off site parking area. Any such
sign shall conform to applicable requirements of section 8-2A-8 of this title, and at a
minimum shall be approved in writing by the zoning administrator prior to installation.
B. No part of any parking area for more than ten (10) vehicles shall be closer than twenty feet
(20')to any dwelling unit, school,or hospital or other institution for human care located on an
adjoining lot,unless separated by an acceptably designed screen.If on the same lot with a one-
family residence, the parking area shall be located and screened as required by the design
review board.
• Eagle City Code Section 8-4-4-3: Joint/Collective Parking Facilities:
A. Off street parking spaces required by this chapter for any specific use shall not be considered
as providing parking spaces for any other use except where a joint/collective parking facility
has been approved pursuant to the following:
1. The applicant shall show that:
a. There is no substantial conflict in the principal operating hours of the building,structure
or use for which the joint/collective parking facility is proposed;
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b. The peak hours of parking demand from the uses shall not coincide so that the peak
demand will be less than the parking required;
c. The shared parking spaces shall serve the uses without conflict;
d. The adequacy of the quantity and efficiency of parking provided will equal or exceed
the level that can be expected if a joint/collective parking facility was not requested;
and
e. If a public transit system serves the area, the applicant may provide documentation
showing that the parking demand will be reduced.
2. The proposed reduction of required spaces, applicable to each use, shall be shown by the
applicant.
3. The city may require the applicant to submit survey data, or additional documentation
substantiating a request for a joint/collective parking facility.
4. The joint/collective parking facility may be on a site other than the site where the use is
located, but shall be located no further than that permitted by subsection 8-4-4-1 A of this
chapter.
5. The spaces to be provided shall be available as long as the uses requiring the spaces are in
operation.
6. The parties concerned in the joint/collective parking facility shall submit a written
agreement in a form to be recorded for such joint/collective use, approved by the city
attorney as to form and content,and such agreement,when approved as conforming to the
provisions of this chapter, shall be recorded in the office of the county recorder and copies
thereof filed with the zoning administrator prior to issuance of a building/zoning permit,or
prior to issuance of a certificate of occupancy,whichever occurs first.The agreement shall
include:
a. A guarantee that there will be no substantial alteration in the uses that will create a
greater demand for parking;
b. A guarantee among the landowners for access to a use of the joint/collective parking
facility;
c. A provision that the city may require parking facilities in addition to those originally
approved upon findings by the city council that adequate parking to serve the uses has
not been provided;
d. A provision stating that the city council, may for due cause and upon notice and
hearing,unilaterally modify, amend,or terminate the agreement at any time; and
e. Any other information required to be documented on such agreement by the city in an
effort to assure compliance with this title.
7. The zoning administrator may permit a maximum reduction in the number of spaces to be
provided not exceeding twenty percent(20%)of the sum of the number of spaces required
for each use only if the provisions of this chapter have been met.The maximum allowable
reduction in the number of spaces to be provided shall not exceed twenty percent(20%)of
the sum of the number required for each use served unless a conditional use is approved by
the city council.
8. No use shall be continued if the parking is removed from a joint/collective parking facility
unless substitute parking facilities are provided.
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• Eagle City Code Section 8-4-5: Schedule of Parking Requirements:
In accordance with subsection 8-4-1A of this chapter, parking spaces for other permitted or
conditional uses not listed herein shall be determined by the administrator. Among the factors for
determining the number of spaces to be required for a use not listed herein,the administrator shall
compare the proposed use with a use which has similar traffic generating characteristics as outlined
in the most recent version of the institute of transportation engineers trip generation manual.
For the purpose of this title,the following space requirements shall apply, except that in the DDA
and TDA the space requirement listed herein shall be reduced by fifty percent (50%) for all
nonresidential uses and adjacent on street parking shall be included in the minimum requirement:
Type Of Use Off Street Parking Spaces Required
Churches and other places of 1 for each 5 seats
religious assembly
C. DISCUSSION:
• The applicant is requesting design review approval for a 10,740-square foot church building. The
applicant's justification letter states that the building design is inspired by the architecture of the
old downtown church building currently occupied by Rembrandts. The building's mass is
residential in nature due to the proximity to neighboring residences. The primary materials are
prefinished fiber cement board siding with stone accents at the entry and stucco cladding at the rear
of the building. 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 site and landscape plan show a 10-foot-wide asphalt pathway located south of the building
running from west to east providing a pathway connection from the west property line east to North
Stierman Way; however, Map 8.7 of the Eagle Comprehensive Plan and Ada County Highway
District Master Street Map show East Idaho Street to be extended from the west property line to
North Stierman Way as a collector roadway. The applicant's justification letter states, "that the
roadway connection is identified as"medium"arguably because it would essentially be redundant
to the connection East Amanita Street provides between North 2nd Street and North Stierman Way
only a few hundred feet to the north. The additional east-west connection would not provide
noticeable value as there are two viable east-west connecting streets in proximity."The applicant's
justification letter also states,"that the width of Idaho Street along the existing senior center pinches
down approximately 11-feet from a typical local road section, which is not conducive for a high-
trafficked connecting street and the width of what would be the right-of-way easement narrows
down as thin at 30-feet as it extends east through the existing fence lines of the flanking commercial
and residential developments."
Map 8.6 and 8.7 of the Eagle Comprehensive Plan show a future roadway connection of East Idaho
Street connecting to North Stierman Way. In addition, the Ada County Highway District Master
Street Map shows a west to east connection of East Idaho Street from 2nd Street to North Stierman
Way.
Page 16 of 30
K:\Planning Dept\Eagle Applications\Dr\2024\Creekside Bible Church DR-2024-36\Creekside Bible Church Bldg Findings DR.docx
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Page 17 of 30
K:\Planning Dept\Eagle Applications\Dr\2024\Creekside Bible Church DR-2024-36\Creekside Bible Church Bldg Findings DR.docx
Map 8.7 Conceptural Future Roadway Network Downtown Eagle
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The applicant should be required to provide a revised site and landscape plan showing East Idaho
Street extended from the west property line east to North Stierman Way as a collector road as
identified on the ACHD Master Street Map.The revised site and landscape plan should be reviewed
and approved by staff and one member of the Design Review Board prior to the issuance of a
zoning certificate.
Page 18 of 30
K:\Planning Dept\Eagle Applications\Dr\2024\Creekside Bible Church DR-2024-36\Creekside Bible Church Bldg Findings DR.docx
• The site and landscape plans show trash totes to be located on the west side of the building and
screened with a screen wall and landscaping. Pursuant to Eagle City Code Section 8-2A-6(B)(7),
Commercial developments are required to provide for trash and recycle services and are required
to include an enclosed area for storage of trash and recycle containers.A waiver of this section may
be approved for businesses utilizing 96-gallon or smaller trash and recycle receptacles provided
they are screened from view. Staff defers comment regarding the proposed screen wall and
landscaping to the Design Review Board.
• Eagle City Code Section 8-2A-3 states in part,"...in order to foster rehabilitation of older
districts and comply with unforeseen future needs of the overlay districts,the City Council may,
at their discretion, suspend or relax some or all requirements found in this article if the City
Council determines a particular site, setting,or use to have special and/or unique circumstances to
warrant an exception to the requirements."The discussion items below(identified with ➢)
identify TDA(Transitional Development Area)City Code provisions and other provisions within
8-2A from which the applicant is seeking relief. The applicant is requesting an exception to these
requirements to foster redevelopment of this site.
➢ Pursuant to Eagle City Code Section 8-2A-6(D)(2)(f),all buildings located within the TDA are
required to include a storefront on the ground floor consisting of a minimum of 50%glass.The
building elevations show 28.4%of glass on the south elevation and 32.1%of glass on the west
elevation which both face the proposed cul de sac.
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➢ Pursuant to Eagle City Code Section 8-2A-6(D)(3)(a),the front setback within the Transitional
Development Area is required to be a minimum of 10-feet to a maximum of 25-feet. The site
plan shows the building front setback at 360-feet (current lot lines) or 31-feet (from the
proposed property line). The applicant applicant's justification letter states that there is a 12-
foot-wide drainage district access/pathway(centered on the existing irrigation line)that will be
located on the church property and the building is required to site outside the irrigation
easement,a minimum of 15-feet from the centerline of the pipe and pathway.
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> Pursuant to Eagle City Code Section 8-2A-6(D)(3)(b), side setbacks within the Transitional
Development Area are required to be a minimum of 0-feet to a maximum of 10-feet. The site
plan shows the building side setbacks at 47-feet on the east side and 14-feet on the west side.
The applicant's justification letter states that due to the existing residential use to the west, a
greater setback is appropriate,and there is an existing 50-foot-wide gravity irrigation easement
on the east side of the building which does not allow for the building to be meet the side setback.
➢ Pursuant to Eagle City Code Section 8-3-3(D), nonresidential buildings are not permitted any
closer than 40-feet to any lot line of a residential district; except the minimum yard
requirements may be reduced by 50% if acceptable landscaping or screening is provided. The
site plan shows the building rear setback(north)at 20-feet. The applicant is proposing a 6-foot
tall privacy fence along the north boundary along with landscaping to screen the church use
from the residential use. Staff defers comment regarding the 20-foot setback with proposed
screening to the Design Review Board.
➢ Pursuant to Eagle City Code Section 8-2A-6(D)(3)(f),lot coverage is required to be a minimum
of 20% and a maximum of 85%. The lot coverage is 7.5% of the current site; however, with
the proposed lot line adjustment,the lot coverage will be 21.5%.
• The site plan shows 6-parking spaces on site and a joint parking agreement with the lot to the east
for an additional 14-parking spaces. The site plan shows the development of the church site to be
phased with the potential of a future commercial building and parking garage that would then be
used for the required parking for the church. The applicant's justification letter states that parking
within the TDA overlay district is allowed to be reduced by 50% which would make the required
parking 10-parking spaces. The applicant is proposing a joint/collective parking facility with the
property to the east. The peak hours of parking demand for the church are primarily 9 a.m. to 3
p.m. on Sundays and weeknights starting after 6pm. The office use of the property to the east runs
8 a.m. to 5 p.m. on weekdays. Pursuant to Eagle City Code Section 8-4-4-3, a joint/collective
parking facility may be approved if there is no substantial conflict with operating hours of the
building, peak hours of the parking use don't coincide, and the quantity and efficiency of parking
provided will equal or exceed the level that can be expected if a joint/collective parking facility
was not requested.The applicant should be required to provide a joint/collective parking agreement
to the City for review and approval by the Zoning Administrator and City Attorney prior to
recordation at the Ada County Recorder's office. The applicant should provide a copy of the
recorded joint/collective parking agreement prior to the issuance of a zoning certificate.
• The overall site and phasing plan shows the existing and proposed lot lines. The Ada County
Highway District transmittal response states that the driveway off East State Street(shown as future
phase 2 development) is required to be closed following construction of the proposed driveway
onto East Idaho Street. This portion of East State Street is located within the Downtown Grid
Improvement Project and is shown to have the Urban Concrete with Brick Streetscape Plan. The
urban concrete with brick streetscape plan provides a 6-foot wide concrete sidewalk with 4-foot
wide furnishing zone with brick pavers,historic lights,and street trees.
The applicant should be required to provide a revised site and landscape plan showing the drive
aisle along East State Street to be closed and the frontage along East State Street to match the Urban
Concrete with Brick Streetscape Design. The revised site and landscape plan should be reviewed
and approved by staff prior to the issuance of a zoning certificate.
-OR-
The applicant should be required to provide a revised site and landscape plan showing the drive
aisle along East State Street to be closed and per the ACHD transmittal response. The Urban
Concrete with Brick Streetscape Design will be required with the redevelopment of the southern
portion of the site. The revised site and landscape plan should be reviewed and approved by staff
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prior to the issuance of a zoning certificate.
The applicant should be required to provide a cross-access agreement between the two future
parcels associated with this site(north half and south half of the church property). The cross-access
agreement should be reviewed and approved by the Zoning Administrator and City Attorney prior
to recordation at the Ada County Recorder's office. The applicant should provide a copy of the
recorded cross access/parking agreement prior to the issuance of a zoning certificate.
• The site and landscape plan show the sidewalk around the cul de sac to be an attached 10-foot wide
concrete sidewalk with historic lights.Pursuant to Eagle City Code Section 8-2A6(G),the sidewalk
is required to be a minimum of 10-feet wide and match the sidewalk exhibit within the EASD book
consisting of smooth and textured concreted with a"running bond"brick pattern(as shown below).
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In May of 2021, the Eagle Design Review Board recommended approval of a downtown grid
improvement plan specifying specific streetscape types based on the road location. Below is the
map showing the location of the four different streetscape types and a detail showing how the
streetscape is to be constructed. The urban concrete with brick streetscape plan provides a 6-foot
wide concrete sidewalk with 4-foot wide furnishing zone with brick pavers, historic lights, and
street trees.
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URBAN CONCRETE
WITH BRICK
Page 21 of 30
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-IE ETE E T'-.E1.L-.E T- L-E 711- T-:EL L--E
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Urban Concrete w/Brick Streetscape Plan View
The applicant should be required to provide a revised landscape plan showing the streetscape along
East Idaho Street(from the west property line to North Stierman Way)to match the Urban Concrete
with Brick Streetscape Plan as specified in the Downtown Grid Improvement Plan. The revised
landscape plan should be reviewed and approved by staff and one member of the Design Review
Board prior to the issuance of a zoning certificate.
• The site and landscape plan show interior parking lot planters adjacent to the right-of-way planted
with one tree and shrubs in each planter. Pursuant to Eagle City Code Section 8-2A-7(K)(2), a
landscape strip is required between the right-of-way and parking lot utilizing one of the four options
below.
Four(4)options are provided for fulfilling this requirement:
a. Provide a ten foot(10')wide landscaped strip between the right of way and the parking lot,and
plant with a minimum of one shade tree and ten(10) shrubs per thirty five (35) linear feet of
frontage,excluding driveway openings.
b. Provide an earth berm of thirty inches(30")minimum height(do not exceed 3:1 slope)within
a ten foot(10')wide landscaped strip between the right of way and the parking lot, and plant
with a minimum of one shade tree and five(5)shrubs per thirty five(35)linear feet of frontage,
excluding driveway openings.
c. Provide a six foot(6') landscaped strip with a minimum thirty inch(30") grade drop from the
right of way to the parking lot,and plant with a minimum of one shade tree and five(5)shrubs
per thirty five(35)linear feet of frontage,excluding driveway openings.
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d. Provide a three foot(3')high fence of wood,brick,stone,or decorative block or concrete along
with a four foot (4') wide landscaped strip between the right of way and the parking lot, and
plant a minimum of one shade tree and five(5)shrubs per thirty five(35)linear feet of frontage,
excluding driveway openings.
(1) The board may waive the requirement for a wood, brick, stone, decorative block or
concrete fence if the board finds the following:
(A) The applicant must design,document,and obtain city approval representing that the
overall planting design, at the time of planting, results in an effective barrier such
that the landscape strip shields the view of parked cars from passing pedestrians and
motorists; and
(B) Any such proposed design alternative is compatible with the overall site design of
the entire project and is compatible with the surrounding area.
The applicant should be required to provide a revised site and landscape plan showing the parking
lot landscape strip screened utilizing one of the options within Eagle City Code Section 8-2A-
7(K)(2)(a-d). The revised site and landscape plan should be reviewed and approved by staff and
one member of the Design Review Board 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 22, 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 recommended approval of the building design,materials,and colors.
• The Board recommended approval of the site and landscape plan with the pathway extension from the
culdesac terminating East Idaho Street extending to North Stierman Way. The Board determined a
roadway should not be recommended to extend East Idaho Street to North Stierman Way due to the
width limitation,easements,and adjacent residential use.
• The Board is in favor of the striking site specific conditions 8-11 based on the site limitations due to
easements,use of the building, and proximity to the residential uses.
• The Board is in favor of striking site specific condition no. 12 based on the fencing and landscaping
providing a buffer within the 20-foot setback between the church and residential uses.
BOARD DECISION:
The Board voted 3 to 0(Lindgren and Mihan abstain; Grubb and Murphy absent)to recommend approval
of DR-2024-36 for a design review application for Creekside Bible Church building,with the following
staff recommended site specific conditions of approval and standard conditions of approval with text
shown with underline to be added by the Board and text shown with strikethrough to be deleted by the
Board.
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SITE SPECIFIC CONDITIONS OF APPROVAL:
1.
2. Provide a public pathway easement agreement(i(ifthe City CAunAil approves
between the property owners of 350 East State Street, 151
North Stierman Way, and Heritage Square Condo Association(410-450 East State Street). The cross
public pathway easement agreement shall be reviewed and approved by the Zoning
Administrator and City Attorney prior to recordation at the Ada County Recorder's office.
3. Provide a joint/collective parking agreement between the property owners of 350 East State Street and
Heritage Square Condo Association(410-450 East State Street)to the City for review and approval by
the Zoning Administrator and City Attorney prior to recordation at the Ada County Recorder's office.
The applicant shall provide a copy of the recorded joint/collective parking agreement prior to the
issuance of a zoning certificate.
4. Provide a revised site and landscape plan showing the frontage at the culdesac at the termination of
East Idaho street to match the sidewalk design within the Eagle
Architecture and Site Design book .The
revised site and landscape plan shall be reviewed and approved by staff prior to the issuance of a zoning
certificate.
5. Provide a cross-access agreement between the property owners of Parcels R3742270110 and
R3742270160(north half and south half of the church property). The cross-access agreement shall be
reviewed and approved by the Zoning Administrator and City Attorney prior to recordation at the Ada
County Recorder's office. Provide a copy of the recorded cross access/parking agreement prior to the
issuance of a zoning certificate.
6.
pre«e wy line t„ North Stierm n 1I a y) to .«.,tch the Urban Concrete witl. Brick Streetse a Pla„
ef- erti fcate
-OR-
Provide a revised site and landscape plan showing the drive aisle along East State Street to be closed
per the ACHD transmittal response.The Urban Concrete with Brick Streetscape Design(Exhibit A)is
required with the redevelopment of the southern portion of the site(Parcel R3742270160).The revised
site and landscape plan shall be reviewed and approved by staff prior to the issuance of a zoning
certificate.
7. Provide a revised site and landscape plan showing the parking lot landscape strip screened utilizing
evergreen plant material in lieu of grassesone of the options within Eagle City Code Section 8 2A
7(K)(2)(a d). 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.
If the City Council approves the building location and building elevations as proposed as permitted
by Eagle City Code Section 8-2A-3,site specific conditions of approval 8 through 12,below are not
required.
8. Provi ere ice a builds ele .,tio sho o f Cll% gl n the nd Ilo o f tL.e front
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The Board recommended approval of the building design with less than 50%glass on the ground floor
based on the building design, materials, and limited space for additional glass.
9.
of 25 feet. The revised site plan shall be review-and approved by staff prier to the issuance of a
zoning-certificate,
The Board recommended approval of the building setbacks and lot coverage based on existing
irrigation easements that encumber the site and adjacent residential uses.
10.
Zenifig-sertifisate,
The Board recommended approval of the building setbacks and lot coverage based on existing
irrigation easements that encumber the site and adjacent residential uses.
11.
The Board recommended the rear setback(north)be approved at 20 feet due to the landscape screening
and fencing that provides a buffer between the church and the residential use.
12. °
„f 85% o f the site TL.e ed site ..la sh ll be ed and a ed b y staff p r to ti,e
va crJ e e auu uuiv�
of a e.-tif c to
13. A lot line adjustment application shall be reviewed and approved by the City prior to the issuance of a
zoning certificate.
14. Provide a revised site and landscape plan showing the location of all ground mounted transformers,
cable,and phone boxes and how they are screened by landscaping per Eagle City Code.The landscape
screening shall be evergreen plant material and provide year round screening. The revised site and
landscape plan shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
15. 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.
16. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
17. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
18. No rooftop mounted mechanical units are proposed with this application and none are approved.
19. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
20. No signs are proposed with this application and none are approved.
21. Provide a revised landscape plan showing the fencing along the west property line extended past the
transformer box. The fence along the west property line shall be a solid fence (as shown on detail 8,
Sheet L2.0). 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.
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.
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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
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
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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.
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.
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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
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights,claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-2024-36) 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.
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2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
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 church building is permitted with the approval of a design review
application within the CBD(Central Business District)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 with
the joint/collective parking agreement;
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 connect to North Stierman Way;
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.
3. In accordance with Eagle City Code Section 8-2A-3,the Board concludes that the following City code
requirements are suspended/relaxed and such exceptions will not change the essential character of the
area for the reasons identified below:
• ECC 8-2A-6(D)(2)(f) 50% Storefront Glass on Ground Floor — The building elevations show
28.4%glass on the south elevation and 32.1%on the west elevation which face the cul-de-sac.
• ECC 8-2A-6(D)(3)(a-b)Front and Side Setbacks—The front setback is 31-feet(from the proposed
property line). The side setbacks are 47-feet to the east and 14-feet to the west. Building location
is limited due to existing easements and is adjacent to residential uses.
• ECC 8-2A-6(D)(3)(f)Lot Coverage—The lot coverage will be 7.5%with the current site and will
be 21.5%with the lot line adjustment.
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DATED this 12th day of September 2024.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County,Idaho
Jo G eel', Vice Chairman
4ree.-
ATTEST: ► ,,,,►,,,
so' OF
nRPORq••.tt
4aerk 1.• ,Eagle City Cl : * • ,;
•
,�,• SEAL
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