Findings - CC - 2025 - DR-2024-66 - Design Review for Two Multi-Tenant Buildings within Aspen Pointe Plaza BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR TWO MULTI- )
TENANT BUILDINGS WITHIN ASPEN POINTE )
PLAZA FOR ASPEN POINTE PLAZA,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2024-66
The above-entitled design review application came before the Eagle City Council for their action on
February 11,2025. The Eagle City Council having heard and taken oral and written testimony,and having
duly considered the matter,makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Aspen Pointe Plaza, LLC, represented by Justin Schwartz with Regen, PPLC, is requesting design
review approval of two, two story multi-tenant commercial buildings (5,841-square feet and 3,329-
square feet). The 0.22 and 0.5-acre sites are located on the north side of East State Street approximately
296-feet east of South Academy Avenue at 1332 and 1442 East State Street (Ada County parcels
S0516110050 and S0516110040).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 15,2024. Supplemental information
(site,building elevation,details)were received on December 30,2024.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on October 22, 2024, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:None.
E. COMPANION APPLICATIONS: DR-2024-67(master sign plan application).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Downtown C-2(General Business Vacant Parcel and Single
District) Family Dwelling
Proposed No Change No Change Two Multi-tenant
Buildings
North of site Residential R-4(Residential Four) Residential dwellings
South of site Downtown M-1 (Light Industrial Equipment Retal and Sales
District) Yard(Tates Rents)
East of site Downtown C-2(General Business Automotive Washing
District) Facility
West of site Downtown C-2(General Business Office(business and
District) professional)(Draftech)
G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA, TDA, CEDA, or DSDA.
H. URBAN RENEWAL DISTRICT: Yes.
I. EXISTING SITE CHARACTERISTICS:
There is an existing residential dwelling located on the eastern parcel that is proposed to be demolished.
Both parcels have been developed with curb,gutter,and detached sidewalk adjacent to East State Street.
J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 0.72-acres(31,363-SF) N/A
Percentage of Site Devoted 22%(approximately) 92%(maximum)
to Building Coverage
Percentage of Site Devoted 29%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 40-parking spaces 37-parking spaces(minimum)*
Front Setback(South) 14-feet** 0-feet(minimum)
Rear Setback(North) 53-feet** 0-feet(minimum)
Side Setback(East) 5-foot 3-inches** 0-feet(minimum)
Side Setback(West) 5-foot 3-inches** 0-feet(minimum)
*Note:Based on 1 parking space per 250-square feet of gross floor area.
**Note:Setbacks measured from the building to the closest property line.
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K. PARKING ANALYSIS:
Gross Floor Area of Proposed Buildings:
5-unit building=5,841-square feet
3-unit building=3,293-square feet
Uses requiring 1 parking space per 250-square feet of gross floor area pursuant to Eagle City Code
Section 8-4-5—
Food and Beverage Sales, Health Club, Spas and Weight Reduction Salons, Office(Business and
Professional),Personal Improvement,Personal Services,Retail Sales,Travel Services.
Other uses and required parking pursuant to Eagle City Code Section 8-4-5—
Artist Studio— 1 parking space per 1,000-square feet of gross floor area
Catering Service- 1 parking space per 400-square feet of gross floor area
Communication Facility— 1 parking space per 500-square feet of gross floor area
Laboratories- 1 parking space per 500-square feet of gross floor area
Printing and/or Blueprinting- 1 parking space per 400-square feet of gross floor area
Vet Clinic(animal hospital)- 1 parking space per 400-square feet of gross floor area
Museums and Art Galleries- 1 parking space per 400-square feet of gross floor area
Proposed Parking Spaces: 40
Required Parking Spaces: 37 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5)
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct two(2)buildings to be utilized as artist studio,catering service,
communication facility, food and beverage sales, health club, spas and weight reduction salons,
laboratories, museums and art galleries, office (business and professional), personal improvement,
personal services,printing and/or blueprinting,retail sales,travel services,vet clinic.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing approximately twenty-seven and one half foot (27 '/2') high single-story
structures with mezzanines.
Gross Floor Area of Proposed Buildings:
The proposed buildings are approximately 6,808-square feet.
On and Off-Site Circulation:
A 15,200-square foot(approximately)paved parking lot provides parking for vehicles using these sites.
One 26-foot wide shared driveway is located on the south property line and shared between the two
properties and provides access to East State Street.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Prairie School
Roof: Metal(Coal Black)
Walls: Ceramic tile (Wood Texture), Stucco (Worldly Gray — SW 7043), Standing seam wall panel
(Black)
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Windows/Doors: Aluminum(Anodized Black)
Fascia/Trim: Metal(Black of Night—SW 6993)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
Tree Replacement Calculations:N/A
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along East State 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: 8% interior landscaping is required, 9%is proposed.
O. TRASH ENCLOSURES:
One (1) 156-square foot trash enclosure is proposed to be located near the north property line. The
enclosure is proposed to be constructed of CMU and honed block walls and metal gates with horizontal
cedar planks; 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 ground and wall mounted mini split systems. The mechanical units
are proposed to be screened by the building and surrounding fence and landscaping. No roof top
mechanical units are proposed and none are approved.
Q. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height,and wattage has been submitted and will be
required to comply with Eagle City Code Section 8-4-4-2.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application(DR-2024-67)has
been submitted for the master sign plan for these buildings 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-no
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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
Central District Health
Eagle Fire Department
Eagle Historic Commission
Eagle Sewer District
Idaho Transportation Department
Y. LETTERS FROM THE PUBLIC:None received to date.
Z. EAGLE CITY CODE 8-2A-13(B)(l)&(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
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through patterned traffic circulation and connectivity to abutting development;
h. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly
and walkable environment in balance with protecting a viable commercial center in the area;
and
i. Will have signs, if proposed,that are harmonious with the architectural design of the building
and the adjacent buildings,and will not cover or detract from desirable architectural features.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF
THE CITY COUNCIL'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Downtown
Suitable primarily for development that accommodates and encourages further expansion and renewal
in the downtown.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.
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-5(E)
Eagle Architecture And Site Design Book-EASD: The purpose of the EASD Book is to show,
through the use of pictures and text, specific period architectural styles, themes, and elements
envisioned through the requirements of this article. The EASD Book, established through a
resolution of the City Council and as may be amended through future resolution(s), contains all
exhibits referenced in this article and is incorporated herein by reference. However, Exhibit A-1
may only be modified through an ordinance amendment.The architecture styles found in the EASD
Book are permitted styles. Architectural styles not shown within the EASD Book will not be
considered.A copy of the EASD Book is available at Eagle City Hall.
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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.
• Eagle City Code Section 8-2A-6(A)(6): Building Design:
a. Building Mass: The mass of the building shall be reviewed for its relationship with existing
development in the immediate surrounding area and with the allowed use proposed by the
applicant;
b. Proportion Of Building:The height to width relationship of new structures shall be compatible
and consistent with the architectural character of the area and proposed use;
c. Relationship Of Openings In The Buildings: Openings in the building shall provide interest
through the use of such features as balconies, bays, porches, covered entries, overhead
structures, awnings, changes in building facade and roofline alignment, to provide shadow
relief.Avoid monotonous flat planes;
d. Relationship Of Exterior Materials: The design review board shall determine the
appropriateness of materials as they relate to building mass, shadow relief, and existing area
development. Use of color to provide blending of materials with the surrounding area and
building use,and the functional appropriateness of the proposed building design as it relates to
the proposed use shall be considered; and
e. Allowed Architectural Styles:The architecture styles provided in the EASD book are approved
examples for applicants to follow when designing for Eagle architecture.
• Eagle City Code Section 8-2A-7(M): Parkway Strips, Separated Sidewalks,And Street Trees:
1. Except as may otherwise be required within the DDA,TDA,CEDA,and DSDA sidewalks shall
be separated from the curb along all streets.An eight foot(8')wide minimum parkway planter
strip planted with shade class(class II)trees shall be required between the sidewalk and street
to provide a canopy effect over streets.
2. In all required applications, excluding residential developments, one street tree, selected from
the approved tree list in subsection Q of this section, shall be planted per thirty five(35)linear
feet of street frontage.
3. Within residential developments one shade class(class II)tree selected from the approved tree
list in subsection Q of this section shall be located on both sides of all streets within the eight
foot(8')wide landscape strip between the sidewalk and the curb. Trees shall be planted at the
front of each lot generally located on each side lot line corner with the distance between trees
to be a minimum of thirty five feet(35')and a maximum of eighty feet(80')of street frontage.
4. In all cases, any planting within public rights of way shall be with approval from the public
and/or private entities owning the property.
• Eagle City Code Section 8-4-4-2(A)(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
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C. DISCUSSION:
• The applicant is requesting design review approval to construct two new buildings: one 5,841-
square foot, single story with a mezzanine,multi-tenant building and one 3,293-square foot, single
story with a mezzanine, multi-tenant building. The applicant is requesting approval of multiple
uses to be located within the two buildings as noted under the parking analysis section above. The
applicant's justification letter states the building designs comply with the Prairie School style of
architecture as outlined in the Eagle Architecture and Site Design Book. This is emphasized by the
use of gabled roofs, compressed upper mezzanine stories with strong rectilinear elements. The
materials include natural stucco and metal with rough sawn cedar timber accents. The porcelain
tile with cedar grain look will integrate with the rough sawn timber accents along with the earth
tone colors.
The proposed buildings 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 buildings regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board.
• Approximately eleven (11) years ago, curb, gutter, and a 5-foot wide detached sidewalk was
constructed adjacent to East State Street by Ada County Highway District(ACHD). The drainage
constructed with that project consisted of swales located between the sidewalk and the back of curb
and was finished with sand in the bottom with large cobblestones on the edges of the swales. The
design of the streetscape does not comply with the City of Eagle streetscape. The applicant is
proposing to remove the sand and cobblestone and replace it with grass; however, no street trees
will be planted in the landscape strip between the sidewalk and back of curb along East State Street.
Pursuant to Eagle City Code Section 8-2A-7(M),sidewalks are to be separated 8-feet from the curb
along all streets and planted with street trees every 35-feet. Pursuant to past action by the Eagle
City Review Board and City Council,the street trees were permitted to be located on the backside
of the separated sidewalk and the cobblestones within the drainage swale were required to be
removed and replaced with sod. Staff defers comment regarding the street tree location and sod
within the drainage swale between the sidewalk and back of curb along East State Street to the
Design Review Board.
• The photometric plan and detailed cutsheets of the light fixtures proposed on this building show
the illumination to exceed 3000 Kelvin. Pursuant to Eagle City Code Section 8-4-4-2(A)(6),3000K
maximum is permitted for LED lights. The applicant should be required to provide a revised
photometric plan and detailed cutsheets showing the light fixtures do not exceed 3000K. The
revised photometric plan and detailed cutsheets should be reviewed and approved by staff prior to
the issuance of a zoning certificate.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date,if the requested design review application is approved,
staff recommends the site specific conditions of approval and standard conditions of approval provided
within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on January 9,2025,at
which time the Board made their decision.
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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 applicant addressing the lighting on the front building elevations to provide
lighting that is more decorative as state in site specific condition no. 3.
BOARD DECISION:
The Board voted 3 to 0 (Mihan recused; Grubb, Sayer, and Greer absent)to recommend approval of DR-
2024-66 for a design review application for two multi-tenant commercial buildings within Aspen Pointe
Plaza,with the following site specific conditions of approval and standard conditions of approval provided
within their findings of fact and conclusions of law document, dated January 23, 2025.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on February 11,2025,at which
time the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2024-66 for a design review application for two multi-tenant
commercial buildings within Aspen Pointe Plaza, with the following Design Review Board recommended
site specific conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
I. Provide a revised photometric plan and detailed cutsheets showing the light fixtures do not exceed 20-
feet in height when located within the parking lot or 15-feet in height when located 50-feet from the
northwest property line. The revised cutsheets, date stamped by the City on January 2, 2025, showing
the light fixtures not exceeding 3000K, are approved. The revised photometric plan and detailed
cutsheets shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
2. All overhead utilities to the site shall be removed and located underground prior to the issuance of a
certificate of occupancy for either building.
3. A lot line adjustment application shall be reviewed and approved and recorded prior to the issuance of
a zoning certificate for either building.
4. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
5. 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.
6. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
7. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
8. No roof top mechanical units are proposed with this application and none are approved.
9. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
10. No signs are proposed with this application and none are approved.
11. A joint trash enclosure agreement shall be entered into between the eastern and western property owners
associated with this development permitting each property owner access to and to use of the trash
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enclosure. The joint trash enclosure agreement shall be reviewed and approved by the Zoning
Administrator and City Attorney prior to recordation at the Ada County Recorder's office. The
applicant shall be required to provide a copy of the recorded joint trash enclosure agreement prior to
the issuance of a zoning certificate.
12. Provide a shared access and cross access/cross parking agreement between the two parcels associated
with this development. The shared access and cross access/cross parking agreement shall be reviewed
and approved 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 shared access and cross
access/parking agreement prior to the issuance of a zoning certificate.
13. Provide an alternative light fixture for FXT-1 to be more decorative and pedestrian scale. Provide
detailed cutsheets of the decorative light fixture. The alternative light fixture and detailed cutsheets
shall be reviewed and approved by staff and one member of the Design Review Board prior to the
issuance of a zoning certificate.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department,including but not limited to approval of the drainage system,curbs,gutters,
streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy,whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District& Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy,whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
5. Unless septic tanks are permitted,wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property,accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage;or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first. A copy of the construction drawing(s)shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site.Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy,whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
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All design and calculations shall meet the requirements of Ada County Highway District.Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch;(2)will not otherwise injure any person or persons using or interested
in such ditch or their property;and(3)satisfied the Idaho Standards for Public Works Construction. A
copy of such written approval and certification shall be filed with the construction drawing and
submitted to the City prior to issuance of any building permits or Certificate of Occupancy,whichever
occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch,pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company,ditch association,or other irrigation entity associated with such ditch,
pipe or other structure, or canal. The applicant shall submit a copy of the written approval from the
irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location,height and wattage by the City
Engineer. All construction shall comply with the City's specifications and standards.
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
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shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
14. Any recreation area,greenbelt area or pathway area along the Boise River,Dry Creek or any other area
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
15. Conservation,recreation and river access easements(if applicable)shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy,whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based,other than those required
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
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of the Design Review if construction has not started prior to that date, as stipulated in Eagle City Code
(one year from approval date).
26. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights,claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed design review application
(DR-2024-66) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Council reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and two multi-tenant buildings are permitted with the approval of a design
review application within the C-2(General 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 buildings are 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 onsite parking;
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
buildings have been designed to meet the Prairie School 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 buildings
have been designed to be harmonious with the surrounding buildings;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the buildings do not exceed 35-feet as 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 sidewalk
connections throughout the site and provides access to the buildings and public 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 buildings, and will not cover nor detract from
desirable architectural features.
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DATED this 1 1th day of February 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
Brad Pike,Mayor
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Tracy E. ,Eagle City Clerk °
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Regulatory Taking Notice: In accordance with section 67-6519, Idaho Code, Applicant has the right,
pursuant to section 67-8003,Idaho Code,to request a regulatory taking analysis.
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