Findings - DR - 2025 - DR-2024-68 - EAST END MARKETPLACE - DESIGN REVIEW FOR RESTARAUNT WITH DRIVE THROUGH BUILDINGBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR RESTARAUNT )
WITH DRIVE -THROUGH BUILDING WITHIN )
EAST END MARKETPLACE FOR CHICK-FIL-A 1
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2024-68
The above -entitled design review application came before the Eagle Design Review Board for their action
on January 9, 2025. 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:
Chick-fil-A, represented by Kevin Watson with 4G Development and Consulting Inc., is requesting
design review approval to construct a 4,850-square foot restaurant with drive -through building. The
2.27-acre site is located on the north side of State Highway 44 approximately 310-feet east of South
Edgewood Lane at 1780 East Highway 44 within East End Marketplace.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 17, 2024. Revised information
(landscape plan, site plan, building elevations, photometric plan, renderings) were received December
12, 2024 and January 2, 2025.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on October 25, 2024, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On February 13, 2007, the City Council approved a Comprehensive Plan Map Amendment, a rezone
with development agreement, a vacation, and a preliminary plat application for Eagle Gateway
Subdivision (CPA-02-06/RZ-08-06NAC-01-06/PP-09-06).
On January 12, 2016, the City Council approved a Comprehensive Plan Map Amendment and a rezone
with a development agreement for East End Marketplace (CPA-05-15 & RZ-11-15).
On March 24, 2016, the Design Review Board approved a master sign plan for the specialty retail store
for TPC Commercial, LLC (DR-07-16).
On April 14, 2016, the Design Review Board approved a design review application for the common
area landscaping within East End Marketplace, including the construction of a 14,924-square foot
specialty retail store (food and beverage sales) (DR-06-16).
On July 14, 2016, the Design Review Board approved a design review application for the master sign
plan for East End Marketplace (DR-34-16).
On April 20, 2017, the City approved an extension of time application for the common area landscaping
within East End Marketplace, including the construction of a 14,924-square foot specialty retail store
(food and beverage sales) (EXT-04-17).
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On July 24, 2018, the City Council approved a design review application to modify the master sign
plan for East End Marketplace (DR-34-16 MOD).
On February 22, 2023, the City Council approved a design review application for a multi -tenant
retail/restaurant building within East End Marketplace (DR-61-21).
On September 8, 2023, the Design Review Board approved an apartment facility for Cottonwood
Meadows within East End Marketplace for Pacific West Communities, Inc. (DR-42-16).
On January 23, 2024, the City Council approved a design review application for a restaurant/retail and
restaurant with a drive -through building (DR-2023-72).
On January 23, 2024, the City Council approved a design review application for a master sign plan for
a restaurant/retail and restaurant with drive -through building (DR-2023-73).
On April 9, 2024, the City Council approved a development agreement modification (development
agreement in lieu of a conditional use permit) to modify the conditions of development and concept
plan contained within the executed development agreement (RZ-I 1-15 MOD).
On April 9, 2024, the City Council approved a combined preliminary plat and final plat for Retail One
Subdivision, a 6-lot (6-buildable) commercial subdivision (PP/FP-01-23).
On September 10, 2024, the City Council approved a design review application for a multi -tenant
restaurant with drive -through and retail building within East End Marketplace (DR-2023-70).
On August 27, 2024, the City Council approved a design review application for a master sign plan for
a multi -tenant restaurant with drive -through and retail building (DR-2023-71).
E. COMPANION APPLICATIONS: DR-2024-69 (signage).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing
Commercial
C-2-DA (Commercial —
Vacant parcel within East
General Business with a
End Marketplace
development agreement)
Proposed
No Change
No Change
Restaurant with drive
through
North of site
Commercial and Mixed
C-2-DA (Commercial —
Vacant parcel within East
Use
General Business with a
End
development agreement),
Marketplace/Cottonwood
MU-DA (Mixed Use with a
Senior Apartments
development agreement [in
lieu of a PUD])
South of site
Mixed Use
MU-DA (Mixed Use with a
Commercial subdivision
development agreement)
(Tennis Club Plaza
Subdivision)
East of site
Commercial
C-2-DA (Commercial —
Vacant parcel within East
General Business with a
End Marketplace
development agreement)
West of site
Commercial
C-2-DA (Commercial —
Multi -tenant restaurant
General Business with a
with drive -through and
development agreement)
retail building
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. URBAN RENEWAL DISTRICT: Yes.
I. EXISTING SITE CHARACTERISTICS:
The site has been developed with a 10-foot wide pathway and landscaping along State Highway 44 as
part of East End Marketplace.
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J. SITE DATA:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
2.27-acres (98,881-square feet)
1,300-square foot (minimum)
Percentage of Site Devoted
to Building Coverage
5% (approximately)
92% (maximum)
Percentage of Site Devoted
to Landscaping
20% (approximately)
10% (minimum)
Number of Parking Spaces
95-parking spaces plus queue space for
58 cars (approximately)
25-parking spaces plus queue
space for 5 cars (minimum)
Front Setback (West)
306-feet*
0-feet (minimum)
Rear Setback (East)
71-feet
0-feet (minimum)
Side Setback (North)
12-feet*
0-feet (minimum)
Side Setback (South)
40-feet*
0-feet (minimum)
*Note: Setbacks measured from the structures (i.e. pergola/drive through canopies) to the closest property line.
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Restaurant with drive -through: 4,850-square feet
Restaurant with drive -through — 1 parking space per 200-square feet of gross floor area; plus queue
space for 5 cars for drive up service = 4,850 / 200 = 25- parking spaces, plus queue space for 5 cars
• Eagle City Code Section 8-4-5 requires 1-parking spaces per 200-square feet of gross floor area;
plus queue space for 5 cars for drive up service:
Proposed Parking Spaces: 95; plus queue space for 58 cars
Required Parking Spaces: 25; plus queue space for 5 cars (calculated based upon the above use
identified in Eagle City Code Section 8-4-5: "Restaurant with drive -through")
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 restaurant with drive -through.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately twenty-four feet, four inches (24' 4") high single -story
structure.
Gross Floor Area of Proposed Buildings:
The proposed restaurant with drive -through is approximately 4,850-square feet.
On and Off -Site Circulation:
A 3 3,3 5 1 -square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 25-foot wide shared driveway is located near the northwest corner of the site. One 30-foot wide
driveway is located near the northeast corner of the site at the drive -through exit. Both driveways
provide access to internal drive aisles within East End Marketplace that exit to East State Street.
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M. BUILDING DESIGN FEATURES:
Proposed Building Design: Craftsman
Roof: PVC roofing membrane (White)
Walls: Prefinished fiber cement board (Summer Wheat, SW7069 Iron Ore), Stucco (SW7015 Repose
Gray), Thin brick veneer (Santiago Blend)
Windows/Doors: Aluminum (Dark Bronze)
Fascia/Trim: Metal (Midnight Bronze), Canopy metal (Dark Bronze, White)
Order Point Canopy
Roof. Metal (Dark Bronze)
Columns: Metal (Dark Bronze
Fascia/Trim: Metal (Dark Bronze, White)
Patio Pergola
Roof. Metal (Dark Bronze)
Columns: Metal (Dark Bronze)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are 14 existing street trees on the site.
The applicant is proposing to remove 5 trees, relocate 3 trees on the site, and protect and retain the
remaining 6 trees.
Below is a list identifying the tree to be removed by species, size, condition and required replacement
inches as identified on the arborist report, date stamped by the City on October 17, 2024.
Replacement
#
on
Caliper
Condition
Status
Inches
Name
Inches
Per ECC
1
Red Maple
6"
Good
Retain
N/A
2
Spring Snow
7"
Good
Relocate
N/A
Crabapple
3
Cherry ng
6"
Good
Retain
N/A
4
Flowering
6"
Good
Retain
N/A
Pear
5
Spring
6"
Good
Retain
N/A
Crabap enow
6
Red Maple
7"
Good
Relocate
N/A
7
Red Maple
6.5"
Poor
Remove
0"
8
Spring
4"
Fair
Retain
N/A
enow
Crabappl
9
Red Maple
6"
Good
Retain
N/A
10
Red Maple
6"
Poor
Remove
0"
1 1
Red Maple
3"
Poor
Remove
0"
12
Green Ash
6"
Fair
Relocate
N/A
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13
Green Ash
4"
Poor
Remove
0"
14
Crabapple
3"
Poor
Remove
0"
Tree Replacement Calculations: The applicant is not proposing to mitigate for the five trees proposed
for removal due to the health of the trees.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are existing along State Highway 44.
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: 10% interior landscaping is required, 10% is proposed.
O. TRASH ENCLOSURES:
One (1) 378-square foot trash enclosure is proposed to be located near the southwest corner of the
building. The enclosure is proposed to be constructed of CMU walls with thin brick overlay and metal
gates; all of which will match the materials and colors used in the construction of the building.
P. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened by screen walls but are not shown to be screened completely from view at
eye level. No ground mounted mechanical units are proposed, and none are approved.
Q. OUTDOOR LIGHTING:
A site and parking lot plan showing the location, height, illumination type, and wattage of the lighting
was received.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR-2024-69) 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.
V. SPECIAL ON -SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees - yes
Riparian Vegetation - no
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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
Historic Preservation Commission
Idaho Department of Environmental Quality
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;
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;
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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:
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 basis. 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.
Commercial
Suitable primarily for the development of a wide range of commercial activities including offices, retail
and service establishments. Uses should complement uses within Downtown Eagle.
Scenic Corridor
An overlay designation that is intended to provide significant setbacks from major corridors and natural
features through the city. These areas may require berming, enhanced landscaping, detached
meandering pathways and appropriate signage controls. This designation includes the Willow Creek
Scenic Corridor that is to provide increased setbacks and buffering of development including natural
vegetation and restoration, regional trails and connectivity.
B. DEVELOPMENT AGREEMENT CONDITIOSN OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
3.7 The multi -family building shall be constructed utilizing a "Craftsman" style of architecture
similar, but not limited to, the architecture shown on Exhibits D. The commercial/retail
buildings shall be constructed utilizing "Italianate, Craftsman, and/or Mediterranean," style
architecture and as shown on Exhibits E. The multi -family building and commercial buildings
shall be designed in conformance with the Eagle Architecture and Site Design Book utilizing
four-sided architecture. Eagle Design Review Board and City Council approval of the detailed
architectural plans for the development is required prior to the issuance of building permits for
commercial/retail buildings.
3.8 The commercial area of the Property as depicted on the Concept Plan is to be developed with a
combination of retail, restaurant, office, and bank uses allowed within Eagle City Code Section
8-2-3 "Official Schedule of District Regulations" under the C-2 zoning designation. The
commercial area shall be limited to a maximum of 80,000-square feet of enclosed area (i.e.,
enclosed with walls and roof). No commercial building footprint shall exceed 30,000-square
feet of enclosed area (i.e., enclosed with walls and roof).
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3.10 The Restaurants (with drive -through) shall be limited to Pads 1, 3, and 5.Owner shall provide a
minimum forty-eight inch (48") buffer (berm, decorative block wall, cultured stone, decorative
rock, or similarly designed concrete wall) between the restaurant drive through lanes and the
adjacent roadway to reduce the impact of the vehicles utilizing the drive through lanes (i.e.
vehicle headlights and vehicle cueing).
3.12 The development is to incorporate public art, water features, or other features of interest and
pedestrian amenities which encourage pedestrian use (i.e.: outdoor drinking fountains, benches,
tables, etc.). The amenities shall be reviewed and approved by the Design Review Board prior
to the issuance of a Zoning Certificate.
3.17 Owner shall install a three foot (3') high landscaped berm (measured from the centerline of State
Highway 44), or alternative method, within a 30-foot wide easement located adjacent to State
Highway 44. The berm area shall be landscaped with the following plants per one hundred (100)
linear feet of right of way: two (2) shade trees, three (3) evergreen trees, and twenty four (24)
shrubs. Each required shade tree may be substituted with one (1) flowering/ornamental tree,
provided that not more than fifty percent (50%) of the shade trees are substituted. The total
number of trees shall be twenty-five (25) and the total number of shrubs shall be four hundred
and seventy-five (475) as depicted in the plan provided on December 15, 2015 (Exhibits F).
The landscape plan shall be reviewed and approved by the Design Review Board and City
Council prior to issuance of a Zoning Certificate for construction of any commercial buildings
located within the parcels adjacent to State Highway 44.
3.19 Loading facilities or docks shall not be located on the south side of structures, where visible
from State Highway 44; however, deliveries may be received on the south side of the building.
3.20 Owner 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. Eagle acknowledges the applicant is applying for an access point
to South Edgewood Lane and, if the applicable transportation agency with jurisdiction approves
the access point, the City acknowledges the access point as approved can be incorporated into
the design of the project.
3.22 In addition to the landscaping required pursuant to Condition of Development 3.17 (above), the
landscaping plan shall show enhanced landscaping located between the parking areas and State
Highway 44 (at a minimum as shown on Exhibits F). The landscaping plan shall be reviewed
and approved by the Design Review Board and City Council prior to issuance of a Zoning
Certificate for construction of any commercial buildings located within the parcels adjacent to
State Highway 44.
C. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi -family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
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• 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 8-2A-7(C): Retention, Removal, and Replacement of Trees:
1. Retention Of Existing Trees:
a. Existing trees shall be retained unless removal is approved in writing by the city.
2. Removal And Replacement Of Existing Trees:
a. Where trees are approved by the city to be removed, replacement with a species identified
in section 8-2A-7Q of this article is required. For each caliper inch of deciduous tree
removed, an equivalent amount of caliper inches shall be replanted. For each vertical foot
of coniferous tree removed, an equivalent amount of vertical feet shall be replanted.
Example: An eight inch (8") caliper deciduous tree is removed, an acceptable replacement
would be four (4) two inch (2") caliper deciduous trees. A twelve foot (12') tall coniferous
tree is removed, an acceptable replacement would be two (2) six feet (6) tall coniferous
trees.
e. Planting within public rights of way shall be with approval from the city and the public
entity owning the property.
3. Damage During Construction: Existing trees or shrubs that are retained shall be protected from
damage to bark, branches, or roots during construction. Construction or excavation occurring
within the drip line of any public or private retained tree or shrub may severely damage the tree
or shrub. Any severely damaged tree shall be replaced in accordance with subsection C2 of this
section.
4. Grade Changes And Impervious Surfaces: Grade changes and impervious surfaces shall be
allowed at a distance from the trunk of a retained tree equal to the diameter of the tree trunk
plus six feet (6), or to the drip line, whichever is furthest from the trunk.
5. Minimum Landscaping: Existing vegetation which is to be retained may be used to satisfy the
minimum required landscaping.
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• Eagle City Code Section 8-2A-7(J): Buffer Areas/Common Lots:
2. Minimum Requirements:
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.
• Eagle City Code Section 8-2A-7(K)(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.
• Eagle City Code Section 8-2A-7(K)(4): Parking Lot Interior Landscaping:
b. Additional Requirements:
(1) No interior planter shall be less than five feet (5') in any dimension.
(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 8-4-4-2(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.
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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.
D. DISCUSSION:
The applicant is requesting design review approval to construct a 4,850-square foot restaurant with
drive -through. Pursuant to the applicant's justification letter the building has been 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 application of dark and wood -like finishes on the walls
recalls the woodwork used in Craftsman building from 1890 to 1900. The use of brick complements
the wood -like finishes, the massing reflects a one story structure, and parapets are slightly raised to
achieve a balanced look.
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 landscape plan shows existing landscaping, a proposed screen wall (seven feet north of the
existing pathway), and additional landscaping proposed along the drive -through lanes along State
Highway 44, the east side of the building, and north side of the building. Pursuant to development
agreement condition of development 3.10, a minimum forty-eight inch (48") buffer (berm,
decorative block wall, cultured stone, decorative rock, or similarly designed concrete wall) is
required between the restaurant drive through lanes and the adjacent roadway to reduce the impact
of the vehicles utilizing the drive through lanes.
Existing Landscaping — Google Earth August 2024
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KAPlanning Dept\Eagle Applications\Dr\2024\Chick-Fil-A Restaurant Drive Through DR-2024-68\Chick-Fil-A Restaurant w-drive through Bldg Findings DR.docx
t
Proposed Landscaping — SH-44
Proposed Landscaping — East side of building
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KAPlanning Dept\Eagle Applications\Dr\2024\Chick-Fil-A Restaurant Drive Through DR-2024-68\Chick-Fil-A Restaurant w-drive through Bldg Findings DR.docx
Proposing Landscaping — North side of building
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Proposed Screen Wall
Staff defers comment regarding the proposing drive through screening to the Design Review Board.
• The landscape plan shows existing landscaping, additional landscaping, and screen wall proposed
along State Highway 44. Pursuant to development agreement condition of development 3.22, in
addition to the landscaping required and previously installed pursuant to condition of development
3.17, the landscape plan is required to show enhanced landscaping located between the parking
areas and State Highway 44 (at a minimum as shown on Exhibits F).
Existing Landscaping — Google Earth August 2024
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K:\Plaoning Dept\Eagle Applications\Dr\2024\Chick-Fil-A Restaurant Drive Through DR-2024-68\Chick-Fil-A Restaurant wdrive through Bldg Findings DR.docx
Exhibit F
PROPOSED
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2024
Proposed Landscaping
Staff defers comment regarding the proposed enhanced landscaping along State Highway 44 to the
Design Review Board.
• The roof plan shows multiple mechanical units to be located on the roof. The applicant provided
cross sections of the building showing the mechanical units in comparison to the parapet walls and
the parapet walls do not screen the units.
Pursuant to Eagle City Code Section 8-2A-6(A)(5), all rooftop mechanical units, hoods, vents, etc.
are required to be screened at eye level by the parapet walls from all four sides. The applicant
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should be required to provide a revised building cross section showing all rooftop mechanical units,
vents, hoods, pipes, etc. screened from view at eye level of the parapet walls. The revised building
cross section should be reviewed and approved by staff prior to the issuance of a zoning certificate.
The arborist report identifies 14 existing trees on the site. The applicant is proposing to remove five
trees (22.5-caliper inches), relocate three trees, and retain the remaining six trees. The five trees
proposed for removal are in poor condition. The applicant is not proposing to mitigate for the five
trees due to the health of the trees. Pursuant to Eagle City Code Section 8-2A-7(C), trees that are
approved by the city to be removed, replacement with a species identified in section 8-2A-7Q of
this article is required. For each caliper inch of deciduous tree removed, an equivalent amount of
caliper inches shall be replanted.
If the City approves the removal of the five trees and does not require mitigation, no additional
trees are required
-OR-
If the City approves the removal of the five trees and does require mitigation, the applicant should
be required to provide a revised landscape plan showing an additional 22.5-caliper inches of trees
added to the site. 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.
-OR-
If the City approves the removal of the five trees and does require mitigation, the applicant may
opt to pay an in lieu fee into the tree fund in the amount of $3,937.50 ($175 x 22.5-caliper inches).
The payment to the tree fund should be received by the City prior to the issuance of a zoning
certificate.
-OR-
Any other combination of planting additional trees on site and/or a contribution to the tree fund as
may be approved by the City. A revised landscape plan and/or contribution to the tree fund should
be reviewed and approved and/or submitted to the City prior to the issuance of a zoning certificate.
• The landscape plan shows the trash enclosure closure screened on all three sides with landscaping;
however, the landscape buffer on the east side is 3-foot, 1-inch wide.
Pursuant to Eagle City Code Section 8-2A-7(J), the trash enclosure is required to be screened on
three sides by a 5-foot wide landscape buffer. The applicant should be required to provide a revised
landscape plan showing the landscape buffer on the east side of the trash enclosure to be a minimum
of 5-feet wide. The revised landscape plan should be reviewed and approved by staff prior to the
issuance of a zoning certificate.
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• The landscape plan shows a 200-foot long perimeter landscape buffer along the north side of the
parking lot planted with four trees.
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Pursuant to Eagle City Code Section 8-2A-7(K)(3), a perimeter landscape buffer is required to be
planted one tree per 35-linear feet of perimeter. The applicant should be required to provide a
revised landscape plan showing an additional 2-trees planted within the perimeter landscape buffer
along the north side of the parking lot. The revised landscape plan should be reviewed and approved
by staff prior to the issuance of a zoning certificate.
• The landscape plan shows two interior parking islands that are less than 5-feet wide.
Pursuant to Eagle City Code Section 8-2A-7(K)(4), all interior parking islands are required to be a
minimum of 5-feet wide. The applicant should be required to provide a revised landscape plan
showing all interior parking islands a minimum of 5-feet wide. The revised landscape plan should
be reviewed and approved by staff prior to the issuance of a zoning certificate.
The landscape plan shows a row of parking spaces without an interior parking island.
- — -- —
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Pursuant to Eagle City Code Section 8-2A-7(K)(4), an interior parking island is required at the end
of parking spaces and planted with one shade tree and shrubs, sod, or ground cover. The applicant
should be required to provide a revised landscape plan showing an interior parking island at the
end of the parking spaces south of the patio area and to be planted with one shade tree and shrubs,
sod, or ground cover. 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 landscape plan shows three interior parking islands that are shown with ground cover and no
trees. The applicant's justification for not including a tree in two of the interior parking islands is
due to the location of a proposed parking lot light pole and a proposed flag pole.
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Pursuant to Eagle City Code Section 8-2A-7(K)(4), interior parking island are required to be
planted with one shade tree. The applicant should be required to provide a revised landscape plan
showing one shade tree planted in all interior parking islands. 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 applicant is proposing lighting under the detached order canopy and attached canopy.
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Page 18 of 25
KAPlanning Dept\Eagle Applications\Dr\2024\Chick-Fil-A Restaurant Drive Through DR-2024-68\Chick-Fil-A Restaurant w-drive through Bldg Findings DR.docx
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It is unclear if the lighting proposed to be mounted flush will be shielded downward. Pursuant to
Eagle City Code Section 8-4-4-2, all site and building lighting is required to be recessed or shielded
to direct all light downward and the source of the light (including the lamp and any nonopaque
material/lens covering the lamp) should not be directly visible by a person of average height
standing on the property line of any public right of way. The applicant should be required to provide
a detail showing how the proposed light fixture will be shielded to direct all light downward and
the source of the light not directly visible pursuant to Eagle City Code Section 844-2. The detail
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 January 9, 2025, at
which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staff s presentations, the Board discussed during deliberation that:
• The Board is in favor of the design, materials, and colors of the building.
• The Board is in favor of the proposed drive through screening with the combination of screen walls and
landscaping.
• The Board is in favor of the proposed enhanced landscaping along State Highway 44.
• The Board is in favor of the removal of five trees and recommended requiring mitigation for the trees
by adding additional trees or paying an in lieu fee to the tree fund.
BOARD DECISION:
The Board voted 3 to 0 (Lindgren recused; Grubb, Greer, and Sayer absent) to recommend approval of DR-
2024-68 for a design review application for restaurant building with drive -through within East End
Marketplace, 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.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-2015-11 MOD and DR-2016-06.
2. Provide a revised building cross section showing all rooftop mechanical units, vents, hoods, pipes, etc.
screened from view at eye level of the parapet walls. The revised building cross section shall be
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reviewed and approved by staff prior to the issuance of a zoning certificate.
3. ,
He additional trees -
are r-e"ir-e
-OR-
Any other combination of planting additional trees on site and/or a contribution to the tree fund for
22.5-caliper inches as may be approved by the City. A revised landscape plan and/or contribution to
the tree fund should be reviewed and approved and/or submitted to the City prior to the issuance of a
zoning certificate.
4. Provide a revised landscape plan showing the landscape buffer on the east side of the trash enclosure
to be a minimum of 5-feet wide. The revised landscape plan shall be reviewed and approved by staff
prior to the issuance of a zoning certificate.
5. Provide a revised landscape plan showing an additional 2-trees planted within the perimeter landscape
buffer along the north side of the parking lot. The revised landscape plan shall be reviewed and
approved by staff prior to the issuance of a zoning certificate.
6. Provide a revised landscape plan showing all interior parking islands a minimum of 5-feet wide. The
revised landscape plan shall be reviewed and approved by staff prior to the issuance of a zoning
certificate.
7. Provide a revised landscape plan showing an interior parking island at the end of the parking spaces
south of the patio area and to be planted with one shade tree and shrubs, sod, or ground cover. 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.
8. Provide a revised landscape plan showing one shade tree planted in all interior parking islands. 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.
9. Provide a detail showing how the proposed light fixture will be shielded to direct all light downward
and the source of the light not directly visible pursuant to Eagle City Code Section 8-4-4-2. The detail
shall be reviewed and approved by staff and one member of the Design Review Board prior to the
issuance of a zoning certificate.
10. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
11. 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.
12. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
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13. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
14. No ground mounted mechanical units are proposed with this application and none are approved.
15. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
16. No signs are proposed with this application and none are approved.
17. The landscape plan date stamped by the City on December 12 2024 showing the drive through
screening and enhanced landscaping along State Highway 44 is approved.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs, gutters,
streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on -site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
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changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or interested
in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works Construction. A
copy of such written approval and certification shall be filed with the construction drawing and
submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever
occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, or other irrigation entity associated with such ditch,
pipe or other structure, or canal. The applicant shall submit a copy of the written approval from the
irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the City
Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights
used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining
property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle Fire
Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the
City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The
letter shall include the following comments and minimum requirements, and any other items of concern
as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
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14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those required
by the above conditions, will require submittal of an application for modification and approval of that
application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Use, or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations", and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application, shall require the applicant to submit
a Zoning Permit application to the City and comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the City of Eagle of its intent to changes the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City Code
(one year from approval date).
26. All ground -mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
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Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-2024-68) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and a restaurant with drive -through is permitted with the approval of a design
review application within the C-2-DA (Commercial — General Business with a development
agreement) zoning district as approved within the development agreement;
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 has been designed with parking that
exceeds the required parking for a restaurant with drive -through use;
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 utilizing the Craftsman style of architect and the proposed materials are
present on approved building within the vicinity;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the building has
been designed to complement buildings within the vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the building height does not exceed the 35-feet maximum allowed per 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 parking that exceeds the parking required per code and the site has been designed
with walkways and sidewalks;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the building, and will not cover nor detract from
desirable architectural features.
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DATED this 231 day of January 2025.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
C j—S'6'-4 —
Jo D. eer, Vice Chairman
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4raUcyE. O , Eagle City Clerk
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