Findings - CC - 2025 - DR-2024-78 - Eagle Fire Station No. 4 w/in Lakemoor SubBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR AN EMERGENCY )
SERVICES BUILDING FOR EAGLE FIRE )
STATION NO.4 WITHIN LAKEMOOR )
SUBDIVISION FOR EAGLE FIRE DEPARTMENT)
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2024-78
The above -entitled design review application came before the Eagle City Council for their action on
February 25, 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:
Eagle Fire Department, represented by Jo D. Greer with Method PMAP, is requesting design review
approval of 13,560-square foot, two story, emergency services building for Eagle Fire Station No. 4.
The 0.89-acre site is located on the northwest corner of South Three Bridges Way and East Colchester
Drive at 2489 South Three Bridges Way (Lot 2, Block 8, Lakemoor Subdivision No. 3).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on December 18, 2024.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on December 23, 2024, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On July 22, 2003, the City Council approved a Comprehensive Plan Amendment (CPA-4-02) to change
the land use designation on the Comprehensive Plan Land Use Map from Residential Two (up to two
dwelling units per acre) to Mixed Use, an annexation and rezone (A-03-02 & RZ-05-02) from RUT
(Rural Urban Transitional) to MU-DA (Mixed Use with Development Agreement) and a rezone from
R-2 (Residential -up to two dwelling units per acre) to MU-DA (Mixed Use with Development
Agreement) for this site for B.W. Eagle, Inc.
On May 10, 2005, the City Council approved the preliminary plat for Lakemoor Subdivision a 178.52-
acre, 240-lot (142-residential, 53-commercial, 45-common) subdivision (PP-03-05).
On October 18, 2005, the City Council approved a design review application for the common area
landscaping and clubhouse within Lakemoor Subdivision (DR-69-05).
On June 19, 2007, the City Council approved a design review application for a modification to the
clubhouse facility within Lakemoor Subdivision (DR-69-05 MOD).
On December 8, 2008, the City Council approved the final plat for Lakemoor Subdivision No. 3 for
DMB Investments, LLC (FP-04-06).
On May 23, 2013, the Design Review Board approved a design review application for the common
area landscaping within Lakemoor Subdivision Nos. 3 and 4 (DR-18-13).
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On February 23, 2016, the City Council approved a modification to the development agreement for
William Shultz (RZ-05-02 MOD3).
On August 23, 2016, the City Council approved a rezone from R-1 (Residential) to MU-DA (Mixed
Use with a development agreement in lieu of a PUD), a development agreement modification, and
preliminary plat modification for Lakemoor Subdivision (RZ-05-02 MOD4/RZ-03-16 & PP-03-05
MOD2).
On June 28, 2022, the City Council approved a design review application for an office (medical and
dental) building in Lakemoor Subdivision (DR-2022-37). This application has expired.
For additional property history see: A-91/RZ-91/PP-91, FP-13-05/FP-14-05, RZ-05-02 MOD, EX7-
21-09, EAT 08-11, FP-04-13, FP-07-13, FP-08-15, and FP-02-16.
E. COMPANION APPLICATIONS: None.
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing
Mixed Use, Regional
MU-DA (Mixed Use with a
Vacant lot within
Open space Overlay, and
development agreement)
Lakemoor Subdivision No.
Scenic Corridor
3
Proposed
No Change
No Change
Emergency Services
Building
North of site
Professional
A-R (Agricultural
Vacant parcel
Office/Business Park,
Residential)
Regional Open space
Overlay, and Scenic
Corridor
South of site
Mixed Use and Scenic
MU-DA (Mixed Use with a
Bridges at Lakemoor
Corridor
development agreement)
development
East of site
Mixed Use and Scenic
MU-DA (Mixed Use with a
Lakemoor Subdivision No.
Corridor
development agreement)
3
West of site
Mixed Use,
L-O-DA-P (Light Office with
Fresh Creek Subdivision,
Neighborhood
a development agreement —
Banbury Subdivision No.
Residential, and Scenic
PUD)
1, South Eagle Road
Corridor
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. URBAN RENEWAL DISTRICT: No.
I. EXISTING SITE CHARACTERISTICS:
The site has been developed with curb, gutter, and sidewalk as part of Lakemoor Subdivision No. 3.
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J. SITE DATA:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
0.89-acres (38,768-square feet)
5,000-square feet (minimum)
Percentage of Site Devoted
to Building Coverage
23% (approximately)
50% (maximum)
Percentage of Site Devoted
to Landscaping
37% (approximately)
10% (minimum)
Number of Parking Spaces
24-parking spaces; plus 6 enclosed
vehicle storage spaces
18-parking spaces; plus 2
enclosed vehicle storage spaces
(minimum)
Front Setback (South)
96-feet
20-feet (minimum)
Rear Setback (North)
75-feet
20-feet (minimum)
Side Setback (West)
8-feet
7.5-feet (minimum)
Side Setback (East)
20-feet
20-feet (minimum)
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Emergency Service Building: 13,560-square feet — 4,718-square foot
apparatus bay = 8,842-square feet
Emergency Services — I per 500-square feet of gross floor area; plus minimum of 2 enclosed vehicle
storage spaces = 8,842/560 = 18-parking spaces; plus 2 enclosed vehicle storage spaces for emergency
services.
• Eagle City Code Section 8-4-5 requires I parking spaces per 500 square feet of gross floor area; plus
2 enclosed vehicle storage spaces:
Proposed Parking Spaces: 24; plus 6 enclosed vehicle storage spaces
Required Parking Spaces: 18; plus 2 enclosed vehicle storage spaces (calculated based upon the above
use identified in Eagle City Code Section 8-4-5: "Emergency Services")
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be utilized as an emergency service building.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately thirty-eight feet and eight inch (38' 8") high two-story
structure. The development agreement (RZ-05-02) was approved and allows non -habitable
architectural elements to be a maximum height of 60-feet.
Gross Floor Area of Proposed Buildings:
The proposed emergency services building is approximately 13,560-square feet.
On and Off -Site Circulation:
A 7,654-square foot (approximately) paved parking lot provides parking for vehicles using this site on
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the north side of the building and a 7,735-square foot (approximately) paved parking lot provides
parking for vehicles using this site on the south side of the building. The northern parking lot is
accessed by one 27-foot wide driveway and the southern parking lot is accessed by one 24-foot wide
driveway. Both driveways provide access to South Three Bridges Way.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Prairie School
Roof. Architectural shingles (Matte Black) and TPO (White)
Walls: Thin Brick (Sienna), Split face CMU (600-Base Medium), Stucco (City Loft— SW-7631)
Windows/Doors: Vinyl Windows (Black), Metal (Rave Red — SW-6608)
Fascia/Trim: Metal (Rave Red — SW-6608 and Matte Black)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees located north of the
sidewalk along East Colchester Drive and street trees within the landscape strip along East Colchester
Drive and South Three Bridges Way. All trees are to be retained and protected.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: There are existing street trees along East Colchester Drive and South Three Bridges Way.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 8% interior landscaping is required, 13% is proposed.
O. TRASH ENCLOSURES:
One (1) 240-square foot trash enclosure is proposed to be located near the western property line of the
southern parking area. The trash enclosure is also proposed to house a back-up generator. The
enclosure is proposed to be constructed of CMU walls 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 parapet walls. No ground mounted 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 is required prior to
any signs being constructed on the building or on the site.
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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
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required.
X. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Ada County Highway District
Eagle Fire Department
Eagle Sewer District
Idaho 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;
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c. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district;
d. Will not interfere with the visual character, quality, or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
e. Will have facades, features, and other physical improvements that are designed as a whole,
when viewed alone as well as in relationship to surrounding buildings and settings;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
g. Will provide safe and convenient access to the property for both vehicles and pedestrians
through patterned traffic circulation and connectivity to abutting development;
h. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly
and walkable environment in balance with protecting a viable commercial center in the area;
and
i. Will have signs, if proposed, that are harmonious with the architectural design of the building
and the adjacent buildings, and will not cover or detract from desirable architectural features.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF
THE CITY COUNCIL'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Mixed Use
Suitable for a mixture of uses including limited office, limited commercial and residential. Residential
densities within the designation is up to 20 units per acre but density will be determined on a site by
site bases. Uses should complement and not take away from downtown Eagle. Development within this
land use designation should be required to proceed through the PUD and/or development agreement
process. See the planning area text for a complete description of site specific uses.
Regional Open Space
Open space should be designed to capitalize on and expand the open space areas around natural features
and environmentally sensitive areas. Priorities for preservation include: The most sensitive resources —
floodways and floodplains (including riparian and wetland areas), slopes in excess of 25%, locally
significant features, and scenic viewpoints. Fragmentation of open space areas should be minimized so
that resource areas are able to be managed and viewed as an integrated network. Open space areas
within the Foothills and along Dry Creek and the Boise River should be designed to function as part of
a larger regional open space network. Where possible, open space should be located to be contiguous
to public lands and existing open space areas.
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
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B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
3.3 Area E of the Property, as depicted on Exhibit A2, may be developed by Owner with a
combination of any commercial and residential uses allowed within Eagle City Code Section 8-
2-3 "Official Schedule of District regulations" under the MU zoning designation (except as
limited in Section 3.9 below), a copy of which is attached as Exhibit D. An assisted living
facility/senior housing development shall be a permitted use within Area E. Buildings up to a
maximum of 50,000-square feet each are permitted for this area. This square foot limitation does
not apply to Fitness/Indoor Recreation Facilities, Education Facilities, and Hotels. The
maximum height of Hotels and Office Buildings shall be 50-feet; non -habitable architectural
elements shall be a maximum height of 60-feet. Multiple buildings are permitted to be located
on the same lot, provided however, that the maximum lot coverage requirements stated in Eagle
City Code are not exceeded.
3.4 This Development Agreement approves the height exceptions enumerated in paragraphs 3.3 as
allowed by Eagle City Code Section 8-2A-6(13)(6)(a), based on the Site Development,
Architectural and Landscaping Design Guidelines, defined below, substantially in compliance
with Exhibit E, attached hereto and incorporated herein by reference, and the Design Guidelines
Commercial, defined below, substantially in compliance with Exhibit F, attached hereto and
incorporated herein by reference.
3.10 All development within Areas A through C and F through I, as depicted on Exhibit A2, shall be
consistent with the Site Development, Architectural, and Landscaping Design Guidelines
("Design Guidelines") attached hereto as Exhibit E and generally consistent with the Concept
Plan attached hereto as Exhibits A 1 and A2.
3.16 Building placement shall be designed such that parking areas are not concentrated between the
buildings and Eagle Road. The parking areas depicted on the Conceptual Plan for Area E
depicted on Exhibit A2 are not considered to be concentrated between the buildings and Eagle
Road. The side of the buildings facing Eagle Road shall be provided with architectural design
elements and architectural relief as may be approved by the Eagle Design Review Board.
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.
• Eagle City Code Section 8-2A-6(A)(5)(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).
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• Eagle City Code Section 8-2A-6(13)(2)(e):
Metal; standing seam, batten seam (concealed fasteners required);
• Eagle City Code Section 8-4-4-6: Bicycle Parking:
One bicycle parking space within an approved rack shall be required for each thirty (30) required
automobile parking spaces or fraction thereof for office and commercial developments. Multi-
family residential developments shall provide one bicycle rack space per each ten (10) units.
Bicycle parking racks shall be in a well lit area, and shall be designed in accordance with the
parking facility criteria of the "Bicycle -Pedestrian Design Manual For Ada County" as prepared
for the Ada County highway district with the exception that bicycle racks do not have to be covered
unless required by the design review board, or planning and zoning commission or city council.
D. DISCUSSION:
The applicant is requesting design review approval to construct a 13,560-square foot emergency
services building for the Eagle Fire Station No. 4. The building has been designed with a single
story office space and two story apparatus bay with living quarters above. Pursuant to the
applicant's justification letter the building has been designed to meet the Prairie School style of
architecture which is one of the nine architectural styles within the Eagle Architecture and Site
Design Book. The building design utilizes split face CMU block, brick, powder coated steel, pre-
cast concrete above arched openings, and stucco.
The proposed building should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 8-2A-13(13)(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 application indicates roof top mechanical units are proposed and are proposed to be screened
by the parapet walls of the building. A roof plan was provided, however, no roof top mechanical
units are shown on the plan. A cross section of the building showing the roof top mechanical units
in relation to the parapet walls has not been provided. Pursuant to Eagle City Code Section 8-2A-
6(A)(5)(b), roof mounted mechanicals shall be completed screened from view through the use of a
parapet wall when utilizing a flat roof design. "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). The applicant should be required to provide a revised roof plan showing the
location of all roof top mechanical units. A cross section of the building showing the roof top
mechanical units in relation to the parapet walls should be provided. The revised roof plan and
cross section plans should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
The application indicates matte black architectural shingles and white TPO roofing are proposed to
be used in the construction of the building. The building elevation plans only reference white
membrane roofing but appear to have metal roofing. Pursuant to Eagle City Code 8-2A-6(13)(2)(e),
metal standing seam or batten seam shall have concealed fasteners. The applicant should be
required to provide revised building elevations specifying the specific roof materials and colors to
be used in the construction of the building. If metal roofing is proposed, it should be noted to have
concealed fasteners. The revised building elevations showing the roof materials and colors should
be reviewed and approved by staff and one member of the Design Review Board prior to the
issuance of a zoning certificate.
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• The landscape plan shows permeable pavers to be used in the parking areas located on the north
and south sides of the building, however, the color of paver and installation pattern have not been
provided. The applicant should be required to provide a revised landscape plan showing the color
of the permeable pavers and installation pattern. 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.
• Pursuant to Eagle City Code Section 8-4-4-6, one bicycle parking space shall be required for each
30 required automobile parking spaces. The applicant should be required to provide a revised site
and landscape plan showing the location of a bike rack. A detailed cutsheets showing the style,
size, and color should be provided. The revised site and landscape plan and detailed cutsheets
should be reviewed and approved by staff prior to the issuance of a zoning certificate.
• The application indicates a generator is to be located within the trash enclosure. The applicant
should be required to provide detailed elevations of the proposed generator showing the size and
overall height. The height of the generator should not exceed the height of the trash enclosure
walls. The detailed elevations of the generator 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 February 13, 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 proposed building as designed.
• The Board appreciates the massing of the building as it relates to the commercial buildings to the south
and the residential dwellings to the east.
BOARD DECISION:
The Board voted 4 to 0 (Greer recused; Grubb and Mihan absent) to recommend approval of DR-2024-78
for a design review application for a 13,560-square foot, two story, emergency services building for Eagle
Fire Station No. 4, 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 February 13, 2025.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on February 25, 2025, at which
time the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2024-78 for a design review application for a 13,560-square foot,
two story, emergency services building for Eagle Fire Station No. 4, with the following Design Review
Board recommended site specific conditions of approval and standard conditions of approval.
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SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-05-02 and all subsequent modifications.
2. Provide a revised roof plan showing the location of all roof top mechanical units. A cross section of
the building showing the roof top mechanical units in relation to the parapet walls shall be provided.
The revised roof plan and cross section plans shall be reviewed and approved by staff prior to the
issuance of a zoning certificate.
3. Provide revised building elevations specifying the specific roof materials and colors to be used in the
construction of the building. If metal roofing is proposed, it shall be noted to have concealed fasteners.
The revised building elevations showing the roof materials and colors shall be reviewed and approved
by staff and one member of the Design Review Board prior to the issuance of a zoning certificate.
4. Provide a revised landscape plan showing the color of the permeable pavers and installation pattern.
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.
5. Provide a revised site and landscape plan showing the location of a bike rack. A detailed cutsheets
showing the style, size, and color shall be provided. The revised site and landscape plan and detailed
cutsheets shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
6. Provide detailed elevations of the proposed generator showing the size and overall height. The height
of the generator shall not exceed the height of the trash enclosure walls. The detailed elevations of the
generator shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
7. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
8. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
9. No ground mounted mechanical units are proposed with this application and none are approved.
10. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
11. No signs are proposed with this application and none are approved.
12. The signage shown on the building elevations is for reference only. All proposed signage will require
a separate design review application be submitted for review and approval by the City prior to the
installation of any signage on this building.
13. Provide detailed floor and elevation plans showing where interior walls intersect with exterior windows
and how the walls will not be visible through from the exterior of the building. The revised floor and
elevation plans shall be reviewed and approved by staff and one member of the Design Review Board
prior to the issuance of a zoning certificate.
14. Provide details showing any tinting or film to be applied on the windows of the two tower elements.
The window details 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.
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2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on -site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or interested
in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works Construction. A
copy of such written approval and certification shall be filed with the construction drawing and
submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever
occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
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.
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The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the City
Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights
used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining
property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle Fire
Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the
City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The
letter shall include the following comments and minimum requirements, and any other items of concern
as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
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.
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19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those required
by the above conditions, will require submittal of an application for modification and approval of that
application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Use, or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations", and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application, shall require the applicant to submit
a Zoning Permit application to the City and comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the City of Eagle of its intent to changes the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City Code
(one year from approval date).
26. All ground -mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed design review application
(DR-2024-78) 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 an emergency services building is permitted with the approval of a design
review application within the MU-DA (Mixed Use with a development agreement) zoning district;
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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 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
emergency services facility has been designed with quality materials and the design is consistent
with 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 proposed
building complies with the Prairie School style of architecture and has been design to complement
the buildings in the vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations is in conformance with the required setbacks and the height does not exceed that
which is permitted within the development agreement;
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 design
with walkways for both walkability within the site and access to existing sidewalks in the area;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the building, and will not cover nor detract from
desirable architectural features.
DATED this 251h day of February 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Bra ike, Mayor
`,,11111 A/AI!!I
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cI
Tracy E. OPoX,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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