Findings - DR - 2025 - DR-2024-29 - 269 E Idaho - 269 E Idaho Multi-Tenant Mixed Use Office/Retail/Residential BuildingBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW FOR A MULTI -
TENANT MIXED USE OFFICE (BUSINESS
AND PROFESSIONAL)/RETAIL/RESIDENTIAL
BUILDING FOR MICHELLE WEBB
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2024-29
The above -entitled design review application came before the Eagle Design Review Board for their action
on February 13, 2025. The Board continued the item to March 13, 2025, at which time they made their
decisions. 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:
Michelle Webb, represented by Julie Benintendi with BRS Architects, is requesting design review
approval for a 6,910-square foot, three-story, mixed use building (four residential units and two office
[business and professional]/retail) units). The 0.16-acre site is located on the south side of East Idaho
Street approximately 78-feet west of the intersection of East Idaho Street and North 2' Street at 269
East Idaho Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on May 20, 2024. Revised information was
received January 3, 2025 (site, floor, roof, photometric, and landscape plans, building elevations) and
March 3, 2025 (site, floor, roof, photometric, and landscape plans, building elevations, justification
letter).
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on June 13, 2024, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
There is no history of relevant previous actions.
E. COMPANION APPLICATIONS:
There is one companion application (DR-2024-30 — master sign plan application).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
DESIGNATION
ZONING
DESIGNATION
LAND USE
Existing
Downtown
CBD (Central Business
District)
Single-family Residential
Proposed
No Change
No Change
Mixed Use Building
(residential/commercial)
North of site
Downtown
CBD (Central Business
District)
Single-family Residential
South of site
Downtown
CBD (Central Business
District)
Restaurant (Subway)
East of site
Downtown
CBD (Central Business
District)
Mixed Use Building
(Residential/Commercial)
West of site'
Downtown
CBD (Central Business
District)
Single-family Residential
G. DESIGN REVIEW OVERLAY DISTRICT:
The site is located within the Downtown Development Area (DDA) overlay district.
H. URBAN RENEWAL DISTRICT:
The site is located within the Urban Renewal District.
I. EXISTING SITE CHARACTERISTICS:
The site has an existing residential home that will be demolished for new construction.
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J. SITE DATA:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
0.16-acres (6,969-square feet)
500-square feet (minimum)
Percentage of Site Devoted
to Building Coverage
29.4% (approximately) (building
only)***
40-95% (maximum)*
Percentage of Site Devoted
to Landscaping
11.4% (approximately)
10% (minimum)
Number of Parking Spaces
9-parking spaces***
2-onstreet parking spaces
4-covered parking spaces
3-onsite parking spaces (2-compact)
11-parking spaces (minimum)
4-covered parking
spaces
2-onsite (residential)
1-guest parking space
4-commercial parking
spaces
Front Setback (North)
4-feet, 8-inches
0-feet (minimum) to 10-feet
(maximum)*
Rear Setback (South)
12-feet, 10-inches
0-feet (minimum)
Side Setback (East)
3-feet, 11-inches
0-feet (minimum)*
Side Setback (West)
5-feet
0-feet (minimum)*
*Note: Lot coverage and setbacks required within the Downtown Development Area (DDA) Overlay District.
**Setbacks measured from the closest structure.
***Items bolded do not comply with Eagle City Code.
K. PARKING ANALYSIS:
Gross Floor Area of Multi -tenant Building: 6,910-square feet (including 2,054-square feet of
commercial uses)
Proposed Parking Spaces: 9 (Bold indicates the item does not comply with Eagle City Code.)
Required Parking Spaces (estimated per use requirements in requirements in Eagle City Code):
7, for 4 units (1-bedroom) using 1.5 parking spaces including 1 covered and 0.25 spaces per unit for
guest parking
4*, for 2,054-square feet using 1 parking space per 250-square feet for office (business and
professional), retail sales
*Note: The parking spaces requirement is permitted to be reduced by 50% for all nonresidential uses
within the DDA. The reduction is reflected in the required parking.
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 mixed use building with 2-
commercial units and 4-residential units.
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Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately thirty-six feet (36') high three-story structure.
Gross Floor Area of Proposed Buildings:
The proposed mixed use building is approximately 6,910-square feet.
On and Off -Site Circulation:
A 2,902-square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 24-foot wide driveway is located on the south property line and provides access to the alley that
connects 1s` Street and 2' Street.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Prairie School
Roof: Standing Seam Metal (Charcoal)
Walls: Stucco (Green, Light Green), thin brick (Red, Black, Brown), fiber cement lap sidings (Light
Green)
Windows/Doors: Aluminum (Black), metal (Light Green), wood (natural)
Fascia/Trim: Metal (Charcoal)
Carport, 12' 9 '/2" tall
Roof: Metal (Black)
Columns: Metal (Black)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There is one existing 39-caliper inch Silver
Maple tree on the site that the applicant is proposing to remove.
Tree Replacement Calculations: The applicant is proposing an additional 10, 3-inch caliper Slender
Silhouette trees and 2, 3-inch caliper Tulip trees, and increasing the caliper inches of 3 trees from 2-
inch to 3-inch (2-Tulip and 1-Linden) on the site for mitigation. See page 21 for additional information.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: A street tree is proposed along East Idaho Street.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 0% interior landscaping is required, 2.3% is proposed.
O. TRASH ENCLOSURES:
The applicant is proposing to use trash totes for commercial and residential uses. The trash totes will
be placed on the west side of the building behind a screen wall.
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.
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Q.
OUTDOOR LIGHTING:
A site plan and photometric plan showing location, style, illumination type, and wattage of building
and site lighting was provided.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR-2024-30) has
been submitted for the consideration of the master sign plan criteria.
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:
There are no public uses proposed.
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):
A summary of review of environmental assessment plan is not required.
X. AGENCY RESPONSES:
The following agencies have responded, and their correspondence is attached to the staff report.
Ada County Highway District
Eagle Fire Department
Eagle Sewer District
Idaho Department of Environmental Quality
Y. LETTERS FROM THE PUBLIC:
No letters from the public have been received to date.
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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;
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;
g•
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:
Downtown
Suitable primarily for development that accommodates and encourages further expansion and renewal
in the downtown core. A variety of business, public, quasi -public, cultural, ancillary residential and
other related uses are encouraged. The greatest possible concentration of retail sales and business is to
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occur in this land use designation. Pedestrian friendly uses and developments are encouraged.
Residential only development should be discouraged. Land within this district is the only place to utilize
the CBD zoning designation. Other zones within Downtown Eagle may include Mixed Use,
Residential, Commercial, and Professional Office.
6.17.3 Olde Towne Planning Area
G. Design new buildings to punctuate the fabric of downtown with towers, grand entrances, and special
roof forms that emphasize the character of the Old Towne.
Y. Incorporate design elements from landmark buildings such as the Eagle Bank and the Eagle Hotel,
into the design and redevelopment of the Olde Towne Area including: Separated horizontal
articulation and element changes, system of proportions opens up possibilities to new designs while
maintaining cohesiveness, separated horizontal articulation and material changes, tripartite facade
(See Figure 6.25), and 20-foot high commercial lower band.
Figure 6.25: Architectural Styles Complementary to Olde Towne
Z. Encourage the use of terraced (stepped back) vertical mixed -use buildings that allow for office,
commercial, retail, and residential within a single building while reducing/avoiding a monolithic
building wall along the street and sidewalk plane (See Figure 6.26).
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Figure 6.26: Examples of Terraced Building Design
AA. Encourage the development of a sculpted sky line that increases building heights at the interior of
blocks while stepping down building heights as they approach the traditional single-family areas
at the north and west of the area. (See Figure 6.27)
Fi ure 6.27: Example of a sculpted skyline between Aikens Street and Idaho Street in Olde Towne
Live/Work Mixed Use
Live/Work
AMmalamet
3 May buaags, r.adad owiad
cannerthe ant door with
Irving ate» Yell din ansrily ha»
sr ic. *MMd.. in tM bade
Metal Use:
3-3 story buileng• mth read.M0N above natal
and also u.an on lover doom. T1as building&
wit no. s o awnent Ina boa with large wino
doves and w0l mood• baking undul.dron..wlh
+rood wow salMeb. that neat• labia, gaga a.
aM madaatdan am.mlis
Civic Market
Building height and use transitions
Raised green areas with
parking below
Heritage Park
.aw .rrs...n
Commercial:
3 Mary Nru clans with do4Nrant Nre.t-
lavel mMewa. Mlail and .woe can-
9u• naloatYN tM lamlbflq .o.
lding MO normally inclW mar c r
structured 011yt. pemu°.
Niney Seem
Row Houses:
Rowhouses
iJ Nor y single family nu.ae ynth a ro
or very lowlW ado e.tb.ck a. &rildir°s
en.alwgl tr.Mn.rtow lot
mallet 115-22 fast) and pp3M* at tM
rep an a gamma or on Um brat door.
Multi_Famdy:
2.3 story builAngs mt.. multiple liar° ants
natl.. angle IFONdng. n.Ngn %stur.a
may ncluda .apsrne entn.s. :Memos
cpwtyards, .n0 varying arc naeetur0 M-
tails throughout.
DD. Ensure that new residential development adds to the appeal of Olde Towne as a great place to live
as well as to visit. Revise development regulations to specify physical outcomes, including
building types and disposition, block and street pattern, public open space, architectural character
and identify. (See Figure 6.28).
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Figure 6.28: Housing Styles in Olde Towne Eagle
Live/Work:
3 nor,: building re sfdent owned commercial on the first
fioor,nth Ming eh tea Win eastmaril: ha, cerfcc
entries in the back
g stars buildings nith re ndental ab see retail and of-
6cenwsmlos.erSoar,. Thew building :All ha'a a
prominent first Sam sdth large windows and r.if i mind&
building undulations '.yth crud front rather its thatcra-
ate pantos pleas and pedestrian amenines.
Row House:
c-; story single iamr:yh vanes ssath rera or -our: limited
tide setback;. Saildmgs ha, Bused besgbt s,sth aarc os.
I lot std the is e-es feet) and parking at the rear in a gar
age or on the first floor.
Mulct -Family:
1.3 stcr: baddmg s ith mnitpla iruS vents csthm a um..
e building. Deng. features may include sap ante en-
tries interior cnurtsards. end sar.inp architectural de-
tails in rough out.
EE. Consider established a pay in lieu of parking standard for Olde Town.
FF. Require residential uses in Olde Towne to have dedicated parking areas.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi -family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-2A-3: Effect of Other Provisions:
If any provision of this article is found to be in conflict with any other provision of any Zoning,
Building, Fire Safety or Health Ordinance or other provision of this Code, the provision which
establishes the higher and/or more restrictive design standard shall prevail. However, in order to
foster rehabilitation of older districts and comply with unforeseen future needs of the overlay
districts, the City Council may, at their discretion, suspend or relax some or all requirements found
in this article, if the City Council determines a particular site, setting, or use to have special and/or
unique circumstances to warrant an exception to the requirements.
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• Eagle City Code Section 8-2A-5: Design Review Overlay Districts: Eagle Architecture and Site
Design Book (EASD):
B. Proposed Developments: Any proposed development located within the Design Review
Overlay District shall be harmonious with and in accordance with the general objectives and
with any specific objective of the Comprehensive Plan.
C. Areas Of Development: There are four (4) specifically defined areas of development within the
Design Review Overlay District. The general purpose of each of those areas are described
below. Any development which meets the criteria for design review, as set forth in this article,
that is not within the specific areas described below, shall be required to comply with the
general requirements of this article and not the specific requirements for the DDA, TDA,
CEDA, and DSDA:
1. Downtown Development Area-DDA: The purpose of the DDA is to establish a distinct area
regulated to fulfill the vision of the City Comprehensive Plan and to provide for activities
conducive to a compact and concentrated downtown commercial center.
D. Area Boundaries: The DDA, TDA, CEDA and DSDA are delineated on the map (Exhibit A-
1) included as part of EASD Book.
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.
• Eagle City Code Section 8-2A-6: Design Requirements, Objectives and Considerations:
A. General Objectives And Considerations: The following apply to the entire Design Review
Overlay District including the DDA, TDA, CEDA, and DSDA. Additional requirements for
the DDA, TDA, CEDA, and DSDA are set forth in subsections C through G of this section and,
to the extent there is a conflict with this section, the requirements for the DDA, TDA, CEDA,
and DSDA shall control. The following, including the provisions set forth in the Eagle
Architecture and Site Design Book, contains a listing of objectives applied to each application,
and a listing of matters which shall be considered by the Design Review Board. The objectives
are separated into two (2) sections: site design and building design. Specific aspects of design
should be examined to determine whether the proposed development will provide a desirable
environment for its occupants as well as for its neighbors, and whether, aesthetically, the
composition, materials, textures and colors meet the intent of this article. The design review
board shall consider the following criteria in reviewing the application:
1. Site Design Objectives: The site plan design shall minimize impact of traffic on adjacent
streets, provide for the pedestrian, and provide appropriate, safe parking lot design.
a. The functional relationship of the structures and the site in relation to its surroundings;
b. The impact and effect of the site development plan on traffic conditions on contiguous
streets and adjoining properties or neighborhoods;
c. The site layout with respect to separation or integration of vehicular, pedestrian and
bicycle traffic patterns;
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d. The arrangement and adequacy of off street parking facilities relative to access points,
building location and total site development to prevent traffic conflict or congestion;
k. The protection of views and vistas in relation to urban design and aesthetic
considerations; and
2. Site Landscaping: The site landscaping shall minimize impact on adjacent properties
through the proper use of screening with sound and sight buffers, and unsightly areas shall
be concealed or screened and the design review board shall consider:
a. The location, height, and materials of walls, fences, hedges and screen plantings to
ensure harmony with adjacent development;
c. The providing of screen plantings or other screening methods reasonably required to
conceal outdoor storage areas, trash receptacles, service areas, truck loading areas,
utility buildings and other unsightly developments;
3. Site Grading And Drainage: The on site grading and drainage shall be designed so as to
maximize land use benefits and to minimize off site impact and provide for slope and soil
stabilization to prevent erosion and the design review board shall consider:
b. The planting of ground covers or shrubbery to prevent dust, to stabilize soils and
embankments and to control erosion;
c. Existing and proposed storm drainageways, canals, floodway and floodplains relative
to flow or alignment alterations, containment and endangerment of health; and
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.
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;
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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.
B. Architectural Requirements, Building Materials, Fence And Deck/Patio Materials, Colors, And
Architectural Appurtenance Height Limitation: Unless specified as prohibited herein, materials
listed in this section are allowed. If a material proposed for construction is not listed in this
section it shall be upon the discretion of the zoning administrator, the design review board, and
the city council, whichever the case may be, to determine the appropriateness of such material.
2. Roofs:
e. Metal; standing seam, batten seam (concealed fasteners required);
Metal, standing seam/batten seam is prohibited on mansard roof sections facing a road.
f. Flat roof specification: single ply, built up (both nonreflective).
5. Colors:
a. Earthen tones are encouraged.
b. Flat or low gloss finishes are encouraged.
c. Roof mounted mechanicals, all vents protruding through the roof, and similar features
shall be painted so as to match the color of the roof.
d. Exposed metal flashing or trim will be anodized or painted to blend with the exterior
colors of the building.
C. Downtown Development Area: DDA shown on exhibit A-1 within the EASD book.
1. Purpose: To provide a compact downtown business center supported by the comprehensive
goals of the city.
2. Architectural Character:
a. Height: Height of buildings is restricted to a maximum height of forty feet (40'). To the
extent the height requirements herein conflict with section -+ of this chapter, the
height requirements herein shall control.
h. Building Entries: Building entries facing a street shall be recessed a minimum of four
feet (4'). Exceptions may be permitted if another building entry design feature can meet
the intent of this requirement and is approved by the design review board and city
council.
i. Detailing: Architectural detailing shall be an important consideration for design
approval. Attention to detail in architectural elements shall include, but is not limited
to, walls, pilasters, parapets, cornices, columns, windows, doors, awnings, exterior
lighting, ledges, eaves, colors and materials.
3. Setbacks And Lot Coverage: To the extent the setback and lot coverage requirements set
forth below conflict with section 1 of this chapter, the setback requirements below
shall control:
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f. Lot coverage by the footprint of the structure shall be a minimum of forty percent (40%)
and a maximum of ninety five percent (95%) in which case off site parking shall be
provided for. The lot coverage requirement may be waived if development of the lot
as a parking lot is reviewed by the design review board and is approved by the council.
Furthermore, the minimum lot coverage requirement may be reduced by the council
for the purpose of providing adequate on site parking in accordance with the provisions
of this title for structures that include residential uses on floors other than the ground
floor.
G. Streetscape: Streetscape improvements are to include street trees, streetlights, pedestrian
lighting, bollards, public art, kiosks and furnishings. The scope of streetscape design and
number of amenities vary within the different overlay districts of the city. In areas anticipated
to have higher concentrations of pedestrian use wider sidewalks and a further varied number
of amenities are to be made available to enhance the pedestrian experience and to further
encourage the health of the business community. Examples of streetscape design and amenities
are shown within the EASD book.
At a minimum, the following specific streetscape criteria shall apply:
1. Street trees shall comply with the requirements contained in section 8-2A-7 of this article.
Any tree located within a concrete area shall include tree grates and tree wells as depicted
on the tree well and tree grate exhibit within the EASD book. Root barriers shall be required
to limit future sidewalk damage from tree roots.
11. Furnishings shall be required for all applications incorporating streetscape improvements,
pedestrian areas and/or plaza areas. Furnishings may include flagpoles, benches,
seating/tables, planters, bike racks, outdoor clocks, drinking fountains, wall lamps, waste
receptacles and other similar amenities as may be approved by the design review board.
Furnishing examples are depicted within "urban accessories" section of the EASD book.
12. Sidewalks within the DDA shall be a minimum of ten feet (10') wide and shall abut the
curb. Sidewalks shall be constructed to match the sidewalk exhibit within the EASD book,
consisting of smooth concrete and textured concrete with a "running bond" brick pattern.
"Bulb outs" shall be constructed generally as shown on the bulb out exhibit within the
EASD book and shall be required at all intersections, except that bulb outs shall not extend
into any roadway designated as an arterial or collector as shown on the Ada County long
range highway and street map unless otherwise approved by the highway district having
jurisdiction. A reduced sidewalk section may be permitted if the design review board finds
that the preservation of existing trees warrants a reduction. In no case however shall the
sidewalk be reduced to less than six feet (6') in width.
• Eagle City Code Section 8-2A-7: Landscape and Buffer Area Requirements:
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.
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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.
c. Unless it is determined by the city that replacement is necessary to preserve and/or
restore riparian and wildlife habitat, removal of the following trees shall not otherwise
require replacement: black locust, poplar, cottonwood, willow, tree of heaven, elm, and
silver maple. Trees which are weak wooded, weak branched, suckering, damaged,
diseased, insect infested, or containing similar maladies may be exempt from
replacement if removal is first approved by the city.
e. Planting within public rights of way shall be with approval from the city and the public
entity owning the property.
J. Buffer Areas/Common Lots:
1. Definition: A transition zone or buffer area consists of horizontal space (land) and vertical
elements (plants, berms, fences, or walls). The purpose of such buffer space is to physically
separate and visually screen adjacent land uses which are not fully compatible due to
differing facilities, activities, or different intensities of use, such as townhouses and a
convenience store, or a high volume roadway and residential dwellings.
2. Minimum Requirements:
a. When a commercial or industrial use abuts a residential use, a ten foot (10') wide by six
foot (6') high landscaped buffer is required.
b. When a parking lot abuts a residential activity, a five foot (5') wide by six foot (6') high
landscaped buffer is required.
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.
K. Parking Lot Landscaping:
1. Visual Impact: Landscaping shall be provided to minimize the visual impact of off street
parking:
Parking should be located to the side and rear of buildings and shall be screened so that it
does not dominate the streetscape. Fences, hedges, berms, and landscaping may be used to
screen parking areas (chainlink fencing shall not be permitted). In the design of large
parking areas, arrange bays of parking spaces to be separated by landscaping. When
parking lots occur on sloping terrain, step the parking lots to follow the terrain rather than
allowing the lot surface to extend above natural grade.
2. Parking Lot Landscape Strip: A landscape strip shall be provided when a parking lot is
located adjacent to a public right of way. The landscaped strip shall serve to shield views
of parked cars to passing motorists and pedestrians, and to establish coordination among
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architecturally diverse buildings, which creates a pleasing, harmonious appearance along
the roadway.
Four (4) options are provided for fulfilling this requirement:
a. Provide a ten foot (10') wide landscaped strip between the right of way and the parking
lot, and plant with a minimum of one shade tree and ten (10) shrubs per thirty five (35)
linear feet of frontage, excluding driveway openings.
b. Provide an earth berm of thirty inches (30") minimum height (do not exceed 3:1 slope)
within a ten foot (10') wide landscaped strip between the right of way and the parking
lot, and plant with a minimum of one shade tree and five (5) shrubs per thirty five (35)
linear feet of frontage, excluding driveway openings.
c. Provide a six foot (6') landscaped strip with a minimum thirty inch (30") grade drop
from the right of way to the parking lot, and plant with a minimum of one shade tree
and five (5) shrubs per thirty five (35) linear feet of frontage, excluding driveway
openings.
d. Provide a three foot (3') high fence of wood, brick, stone, or decorative block or
concrete along with a four foot (4') wide landscaped strip between the right of way and
the parking lot, and plant a minimum of one shade tree and five (5) shrubs per thirty
five (35) linear feet of frontage, excluding driveway openings.
(1) The board may waive the requirement for a wood, brick, stone, decorative block
or concrete fence if the board finds the following:
(A) The applicant must design, document, and obtain city approval representing
that the overall planting design, at the time of planting, results in an effective
barrier such that the landscape strip shields the view of parked cars from
passing pedestrians and motorists; and
(B) Any such proposed design alternative is compatible with the overall site
design of the entire project and is compatible with the surrounding area.
3. Parking Lot Perimeter Landscaping: Perimeter landscaping requirements define parking
areas and prevent two (2) adjacent lots from becoming one large expanse of paving. This
requirement does not hinder the ability to provide vehicular access between lots.
a. Provide a minimum five foot (5') wide perimeter landscaped strip between the property
lines and the parking lot, and plant with a minimum of one shade tree and five (5)
shrubs per thirty five (35) linear feet of perimeter.
4. Parking Lot Interior Landscaping:
b. Additional Requirements:
(1) No interior planter shall be less than five feet (5') in any dimension.
(2) No parking space shall be more than sixty feet (60') from an interior landscaped
area.
(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.
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O. Alternative Methods Of Compliance:
3. Tree Fund: Persons applying for an alternative method of compliance for relief from
regulations that require all existing trees to remain on site may elect to make a financial
contribution to the Eagle city tree fund in lieu of retaining all trees on site. The condition(s)
which warrants the need for the tree fund alternate method of compliance shall be specified
in the application submitted under subsection 02 of this section. If the application is
approved, the amount to be contributed by the applicant will be based upon the total caliper
inches of deciduous tree(s) removed from the site and the total vertical feet of coniferous
trees removed from the site. Cost per caliper inch for deciduous trees and cost per vertical
foot for coniferous trees shall be determined by resolution of the city council. The applicant
shall have the right to review and consider the value determination, and following said
review, to reapply for other alternative methods of compliance, without prejudice, in
accordance with subsection 02 of this section.
P. Plan Preparation: Preparing a landscape plan requires special skills. Landscaping involves more
than a simple arrangement of plants with irrigation; plants are not haphazardly placed in a way
that fills up leftover space. Landscape plans should reflect a theme so that site elements are
artfully and technically organized in a way that conveys meaning, coherence, and spatial
organization. Landscaping should enhance the physical environment as well as the project's
aesthetic character. Therefore, landscape plans to be submitted for approval shall be prepared
by or under the responsible control of a licensed landscape architect with said plans to be duly
stamped to clearly identify the preparer.
• Eagle City Code Section 8-4-4-2: Additional Design and Maintenance Regulations and
Requirements:
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.
4. When historic style light pole fixtures designed such that the portion of the fixture housing
the light bulb is to be exposed as a design element of the light fixture (as identified in the
EASD book) are approved, shielding shall only be required so the light is not directly
visible by a person of average height standing on the property line of any residentially
zoned parcel of land or parcel of land used for residential purposes. The light used shall be
3000K maximum LED (or approved equivalent) and the light fixture shall be provided with
optics to direct light downward.
5. Light pole fixtures shall have a maximum height of:
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.
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F. Off Street Parking Design and Dimension Tables:
Standard Vehicles
Parking angle
45°
69°
90°
Parallel
Width of parking space
9 feet
9 feet
9 feet
9 feet
Curb length per space
13 feet
10 feet
9 feet
23 feet
Length of parking space
15 feet
18 feet
19 feet
23 feet
Width of driveway aisle
13 feet
17 feet
24 feet
12 feet
Compact Vehicles
Parking angle
45°
69°
90°
Parallel
Width of parking space
8 feet
8 feet
8 feet
8 feet
Curb length per space
11 feet
9 feet
8 feet
19 feet
Length of parking space
11 feet
14 feet
15 feet
19 feet
Width of driveway aisle
12 feet
15 feet
22 feet
12 feet
G. Reduction For Planter Overhangs: When a parking space abuts a landscape planter, the front
two feet (2') of the required length for a parking space may overhang the planter.
• Eagle City Code Section 8-4-4-5: Parking In Lieu Payments:
Within the central business district, as defined by the city of Eagle comprehensive plan, the required
number of parking spaces may be met by a cash in lieu payment to the city prior to issuance of a
building/zoning permit or certificate of occupancy, whichever occurs first. The fee shall be for the
city to provide public off street parking in the vicinity of the use, the maximum distance of which
shall not exceed the maximum distance permitted by this title. The fee shall be five thousand seven
hundred dollars ($5,700.00) per space, or such sum as may be adopted by resolution of the city
council. In addition to the above fee the owner shall be required to pay an annual per space
maintenance fee as shall be determined by resolution of the city council.
The city shall not provide more than twenty (20) spaces for any single use without the specific
approval of the city council. When considering in lieu payments the city may set limitations on the
number of spaces for which an in lieu fee may be tendered.
All in lieu funds received for reduction of parking spaces under this section shall be placed into a
special and separate parking improvement and acquisition account to be used solely for the
purchase and improvement of municipal parking lots and structures to be located within the central
business district, as defined by the city of Eagle comprehensive plan, and may be for use by the
general public.
• Eagle City Code Section 8-4-5: Schedule of Parking Requirements:
For the purpose of this title, the following space requirements shall apply, except that in the DDA
and TDA the space requirement listed herein shall be reduced by fifty percent (50%) for all
nonresidential uses and adjacent on street parking shall be included in the minimum requirement:
Type of Use
Off Street Parking Spaces Required
Apartments or multi -family dwellings
For each unit with 2 or more bedrooms — 2
including 1 covered; for each 1 bedroom or
studio unit — 1.5 includin: 1 covered. 0.25
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spaces per unit shall be provided for guest
parking.
Offices, business and professional
1 per 250-square feet of gross floor area
Retail sales not listed under another use
classification
1 per 250-square feet of gross floor area; in the
DDA and TDA 1 per 500-square feet of gross
floor area shall be required for any such use
and on street parking shall be included in the
minimum requirement
C. DISCUSSION:
• The applicant is requesting design review approval for a 6,910-square foot, three-story, mixed use
building (four residential units and two office [business and professional]/retail) units. The
applicant's justification letter states that the building design is inspired by the Prairie School style
or architecture which is one of the nine architectural styles within the Eagle Architecture and Site
Design book. The buildings scale and design aim to foster a strong pedestrian connection while
aesthetically complementing the adjacent art studio. The finish materials include stucco, brick
veneer, and lap siding all in earth tones of greens, browns, and black.
The site is located within the Downtown Development Area (DDA) overlay district and within the
Old Towne Planning Area within the Eagle Comprehensive Plan. Section 6.17.3(Y), within the
plan states to incorporate design elements from landmark buildings such as the Eagle Bank and the
Eagle Hotel, into the design including: separated horizontal articulation and element changes,
system of proportions opens up possibilities to new designs while maintaining cohesiveness,
separated horizontal articulation and material changes. Section 6.17.3(Z), within the plan
encourages the use of terraces (stepped back) vertical mixed -use buildings that allow for office,
commercial, retail, and residential within a single building while reducing/avoiding the monolithic
building wall along the street and sidewalk plan. Staff defers comment regarding the building
design, materials, and colors to the Design Review Board.
The proposed building should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 8-2A-13(B)(2)(d)&(e), the proposed building should be
designed to not interfere with the visual character, quality or appearance of the surrounding area
and City, and where possible, enhance the continuity of thematically common architectural
features, and will have facades, features, and other physical improvements that are designed as a
whole, when viewed alone as well as in relationship to surrounding buildings and settings. Staff
defers comment of the proposed building regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board.
• The site currently has above ground utilities that come from the power lines along the alley to the
south of the site. Pursuant to Eagle City Code Section 8-2A-6(A)(5), utilities are required to be
located underground and poles removed. The applicant should be required to provide a revised site
plan noting that all above ground utilities are to be located underground, and no poles are permitted
on the site. The revised site plan should be reviewed and approved by staff prior to the issuance of
a zoning certificate.
• The roof plan shows rooftop mounted mechanical units; however, a roof cross section showing the
mechanical units fully screened by the parapet walls was not received.
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CI Q
-r-
N
Pursuant to Eagle City Code Section 8-2A-6(B)(5)(b), all rooftop mechanical units are required to
be screened from view at eye level by the parapet walls. The applicant should be required to provide
a roof cross section showing all rooftop mechanical units screened from view at eye level by the
parapet walls. The cross section should be reviewed and approved by staff prior to the issuance of
a zoning certificate.
• The north building elevation shows an entry covered by an awning and the entry is not recessed 4-
feet.
NORTH ELEVATION
SCALE 1:e'
Pursuant to Eagle City Code Section 8-2A-6(C)(h), building entries facing the street are required
to be recessed a minimum of 4-feet. Exceptions may be permitted if another building entry design
can meet the intent of this requirement and is approved by the Design Review Board and City
Council. Staff defers comment regarding the proposed awning entry cover to the Design Review
Board.
• The lot coverage of the proposed building is 29.4% (ground floor). A carport located south of the
building covers 6% of the site. Pursuant to Eagle City Code Section 8-2A-6(C)(3)(f), the footprint
of the building is required to be a minimum of 40% to a maximum of 95%. The minimum lot
coverage requirement may be reduced by the Council for the purposes of providing adequate onsite
parking for structures that include residential uses on floors other than the ground floor. Staff defers
comment regarding the lot coverage to the Design Review Board and City Council.
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• The landscape plan shows a 4-foot wide furnishing zone, a 5-foot, 6-inch sidewalk, and a 1-foot,
6-inch red stamped concrete area that is not consistent with the sidewalk design exhibit within the
Eagle Architecture and Site Design Book (EASD)(as shown below).
In May of 2021, the Eagle Design Review Board recommended approval of a downtown grid
improvement plan specifying specific streetscape types based on the road location. Below is the
map showing the location of the four different streetscape types and a detail showing how the
streetscape is to be constructed. The urban concrete with brick streetscape plan provides a 6-foot
wide concrete sidewalk with 4-foot wide furnishing zone with brick pavers, historic lights, and
street trees.
EDESTRIAN RAMP
ACHD STANDARD
OB
= SIN
gum
STREETSCAPE TYPES
BRICK
JRBAI. CONCRETE
M7M BRIE
RBAF Co' (wETE
El H HOD
SUSPENDED PAVING SYSTEM
SILVA CELLS
RNISHING ZONE
RED BRICK DRY LAID PAVERS
SINGLE SOLDIER COURSE EACH SIDE
AND ENDS W/HERRINGBONE FIELD;
BENCHES, PLANTERS, ETC.I
®wPITIMERF E Mal 10IIQ! i):_.
CLASS II STREET TREE '4146.ISTORIC STREET UGHT
4'x8' TREE GRATE (TYP. SPAONG AT 70'-0-)
(TYP. SPAONG AT 35'-0')
Urban Concrete w/Brick Streetscape Plan View
DESTRIAN ZONE
CONCRETE, 43' MODULAR
SIDEWALK JOINTS
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The landscape plan shows the urban concrete with brick design with exception of the sidewalk area.
3' 2546,.
(2) BIKE
RACKS
HERE
14,-23%6"'
TREE GRATE, SEE DETAIL
STREETSCAPE DESIGN PER CI
DESIGN STANDARDS, SEE HCIVIL
HISTORIC LIGHT
L
111111111111
The applicant should be required to provide a revised landscape plan showing the streetscape along
East Idaho Street to match the Urban Concrete with brick Streetscape Plan as specified in the
Downtown Grid Improvement Plan. The revised landscape plan should be reviewed and approved
by staff and one member of the Design Review Board prior to the issuance of a zoning certificate.
• The landscape plan shows a bicycle rack proposed to be located within the furnishing zone of the
sidewalk.
(2) BIKE
RACKS
HERE
14'-2 i6-
TREE GRATE, SEE DETAIL
STREETSCAPE DESIGN PER CI
DESIGN STANDARDS, SEE HCIVIL
HISTORIC LIGHT
Illllgllllll'llillpll!Illllllllllillllllllli ��91111UIIIIIilllllllllillllllllllllllllllllllP�IIIIIG,iilllllllllllllllllllllll
r . 0
The applicant should be required to provide a revised landscape plan showing the bicycle rack
located on site and not within the sidewalk furnishing zone. The revised landscape plan should be
reviewed and approved by staff prior to the issuance of a zoning certificate.
• The landscape plan shows one historic light along East Idaho Street; however, a detailed lighting
cutsheet showing the style, color, illumination type, wattage, etc. was not received. The applicant
should be required to provide detailed cutsheets for the historic light along East Idaho Street. The
detailed cutsheets should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
• The building elevations show metal roofing proposed. Pursuant to Eagle City Code Section 8-2A-
6(B)(2)(e), metal roofing is required to have concealed fasteners. The applicant should be required
to provide revised building elevations showing the metal roofing to have concealed fasteners. The
revised elevations should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
• The applicant is proposing to remove one, 39-inch Silver Maple tree from the site. The applicant is
proposing to add 10, 3-inch caliper Slender Silhouette trees and 2, 3-inch caliper Tulip trees to the
site and increase the size of 2-Tulip trees and 1-Linden tree from 2-inch caliper to 3-inch caliper to
mitigate for the removal of the Silver Maple tree. Pursuant to Eagle City Code Section 8-2A-
7(C)(1)(a), existing trees are required to be retained on site unless removal is approved in writing
by the City. Pursuant to Eagle City Code Section 8-2A-7(C)(2)(c), unless it is determined by the
City that replacement is necessary to preserve and/or restore riparian and wildlife habitat, removal
of a Silver Maple tree does not require replacement. Pursuant to Eagle City Code Section 8-2A-
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7(C)(2)(a), for each caliper inch of deciduous tree removed, an equivalent amount of caliper inches
is required to be replanted and for each vertical foot of coniferous tree removed, an equivalent
amount of vertical feet is required to be replanted.
Staff defers comment regarding the removal of the Silver Maple tree to the Design Review Board.
If the City approves the removal of the Silver Maple tree and does not require mitigation, the
applicant may opt to remove some or all the 39-caliper inches of trees shown on the landscape plan.
-OR-
If the City approves the removal of the Silver Maple tree, requires mitigation, and approves the
proposed mitigation, no additional trees are required on the site.
-OR-
If the City approves the removal of the Silver Maple tree, it requires mitigation, and does not
approve of the proposed mitigation, the applicant should be required to provide a revised landscape
plan showing the additional 39-caliper inches of tree mitigated through an alternative way. The
revised landscape plan should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
-OR-
If the City approves the removal of the Silver Maple tree, it requires mitigation, and does not
approve of the proposed mitigation, the applicant may opt to pay an in lieu fee into the tree fund in
the amount of $6,825.00 (39-caliper inches x $175.00 per caliper inch). 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 site and landscape plan show a 5-foot wide buffer between the building and west property line
adjacent to a residential use that is planted with trees, grasses, and evergreen shrubs adjacent to an
existing 6-foot tall fence (northern half of the building) and includes an area for trash and recycle
tote storage adjacent to an existing 6-foot tall fence (southern half of the building).
Oo0o ooO 0 0ovow°ve c.0 o'oopo00000
The Downtown Development Area (DDA) overlay district permits a 0-foot side setback. Eagle City
Code Section 8-2A-7(J)(2)(a) requires a 10-foot wide by 6-foot high landscape buffer between a
commercial and residential use. Staff defers comment regarding the buffer between the building
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the west property line to the Design Review Board.
• The landscape plan shows a 5-foot wide landscape buffer between the parking lot and west property
line (adjacent to residential) planted with Sunjoy Gold Pillar Barberry, Feather Reed Grass, and
trees.
• Creae;oos00000 °, ,20-o0 o
....._.._
Pursuant to Eagle City Code Section 8-2A-7(J)(3)(a), all buffer areas are required to be comprised
of a mix of evergreen and deciduous trees, shrubs, and ground cover with a minimum of 60-percent
of the total plant material to be evergreen. The applicant should be required to provide a revised
landscape plan showing the landscape buffer between the west property line and parking lot planted
with a minimum of 60-percent evergreen plant material. 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 a terminal island between the parking spaces and alley south of the site
at 4-feet wide and planted with 5, Blue Shag White Pine shrubs and one Spring Snow Crabapple
tree.
:.i°e°Oea o0-60.00C 00000000000000<
Pursuant to Eagle City Code Section 8-2A-7(K)(2), a landscape strip is required between the
parking lot and right-of-way and there are four options (a-d) to comply with this code requirement.
In addition, Eagle City Code Section 8-2A-7(K)(4)(1), states that interior plants are required to be
a minimum of 5-feet wide. The applicant should be required to provide a revised landscape plan
showing the terminal island located between the parking lot and alley to the south a minimum of
5-feet wide and fulfilling one of the four options for screening within Eagle City Code Section 8-
2A-7(K)(2)(a-d). 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.
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• The landscape plan shows a row of seven parking spaces with a terminal island on the south end
but not on the north end.
I11111
1/111
i 3..i.LI�
-0.p00o000o00p000.000000000 a0000000
Pursuant to Eagle City Code Section 8-2A-7(K)(4), no parking space is permitted to be more than
60-feet from an interior landscaped area, an interior planter is required to be a minimum of 5-feet
wide and planted with one tree and shrubs, ground cover, or grass. The applicant should be required
to provide a revised landscape plan showing the addition of a terminal island north of the parking
spaces located south of the building. The terminal island should be a minimum of 5-feet wide and
planted with one shade tree and shrubs, ground cover, or grass. 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 a landscape buffer between the parking lot and east property line that is
3-feet, 2-inches wide and planted with Blue Oat Grass and Skyrocket Junipers.
000000000
Pursuant to Eagle City Code Section 8-2A-7(K)(3)(a), a 5-foot wide perimeter landscape strip is
required between the property line and parking lot and planted with a minimum of one shade tree
and five shrubs per 35-linear feet. The applicant should be required to provide a revised landscape
plan showing the landscape buffer between the parking lot and east property line a minimum of 5-
feet wide and planted with one shade tree and five shrubs per 35-linear feet. 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.
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• The applicant is proposing lighting under the detached carport.
SF1
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 8-4-4-2. 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.
• The site and landscape plan show the parking spaces to be 17-feet long and adjacent to a 3-foot, 2-
inch wide landscape buffer. Pursuant to Eagle City Code Section 8-4-4-2(F), the length of parking
spaces is required to be 19-feet. Pursuant to Eagle City Code Section 8-4-4-2(G), when a parking
space abuts a landscape planter, the front 2-feet of the required length may overhang the planter.
Staff is concerned with the proposed reduction in the parking space length (17-feet) with the
reduced landscape buffer (3-feet, 2-inches). Staff defers comment regarding the length of the
parking spaces to the Design Review Board.
• The site plan shows a total of 9-parking spaces including 7-onsite parking spaces [4-covered] and
2-onstreet parking spaces. The site requires 11-parking spaces including 7-parking spaces for
residential [4-covered] and 4-parking spaces for commercial uses. The applicant is requesting
approval to pay a parking in lieu payment for 2-parking spaces. Pursuant to Eagle City Code Section
8-4-4-5, within the Central Business District, the required number of parking spaces may be met
by a cash in lieu payment to the City if approved by the City.
If the City approves the applicants request to pay a parking in lieu fee for two parking spaces, the
applicant should be required to pay $11,400.00 [$5,400.00 X 2] to the City prior to issuance of a
zoning certificate.
-OR-
If the City does not approve the applicant's request to pay a parking in lieu fee, the applicant should
be required to provide revised site and landscape plan showing an additional 2-parking spaces
located on the site. The revised site and landscape plan should be reviewed and approved by the
Design Review Board prior to the issuance of a zoning certificate.
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• The building elevations show the proposed building materials and images of the color; however,
the actual color name is not called out. The applicant should be required to provide revised building
elevations including all proposed materials and colors on the building. The revised building
elevations should be reviewed and approved by staff and two member of the Design Review Board
prior to the issuance of a zoning certificate.
• The building elevations, floor plans, roof plan, and photometric plan provided by the applicant are
not stamped by a licensed architect. Pursuant to Eagle City Code Section 8-2A-10, commercial
plans are required to be prepared by or under the responsible control of a licensed
architect/landscape architect and duly stamped to clearly identify the preparer. The applicant should
be required to provide revised building elevations, floor plans, roof plan, and photometric plans
that are stamped by a licensed architect. The plans 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.
The Board continued the item to March 13, 2025, at which time the Board made their decision.
BOARD DELIBERATION:
On February 13, 2025, upon completion of the applicant's and staff's presentations, the Board discussed
during deliberation that:
• The Board was not in favor of the design, materials, and colors of the proposed building since the design
does not include elements required within the Olde Town Downtown Planning Area and is not
harmonious with the surrounding area.
• The Board was not in favor of the proposed landscaping proposed on the site due to not complying with
multiple code requirements including landscape buffers, sidewalk design, and parking islands.
• The Board expressed concerns regarding the overhang of the building and the location of the overhang
in relation to the accessible parking space. The second and third floors extend further south than the
first floor and cantilever over the parking lot and accessible parking space.
• The Board expressed concerns with the site being overprogrammed with too many residential units on
the second and third floors of the proposed building resulting in the site not providing enough parking
for the proposed uses.
BOARD DELIBERATION:
On March 13, 2025, upon completion of the applicant's and staff's presentations, the Board discussed
during deliberation that:
• The Board is not in favor of the design, materials, and colors of the proposed building and the
architectural style did not make sense. The revised building elevations included color changes to all
four building elevations and facade changes to the north building elevation. The facade changes were
not harmonious with the surrounding buildings and area.
• The Board expressed concerns that there were too many uses (commercial and residential units) for the
site and the number of residential units should be reduced to solve the noncompliance of code
requirements for the number of parking spaces required and landscape buffers.
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• The Board expressed concerns regarding the site layout, programming of the site with conflict with
pathways and bike racks, reduced parking space length without adequate landscape buffers, and the
lack of changes made to the site and landscape plan in the revised plans.
• The Board expressed concerns that it was not within the purview of the Design Review Board to permit
suspensions to the Eagle City Code requirements that are not being met i.e. parking requirements,
landscape buffers, and parking islands.
BOARD DECISION:
The Board voted 5 to 0 (Lindgren recused; Grubb absent) to recommend denial of DR-2024-29 for a design
review application for a 6,910-square foot, three-story, mixed use building (four residential units and two
office [business and professional]/retail) units).
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-2024-29) 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 not in accordance with the Eagle City Code
Sections 8-2A, 8-4-4-2, 8-4-5, and the Eagle Comprehensive Plan.
Regarding Eagle City Code Section 8-2A-5(B), the design review application does not comply with the
general objectives and specific objectives, including the architectural styles, themes, and elements
envisioned through the requirements of the Eagle Architecture and Site Design Book and Olde Towne
goals and objectives since the building has not been designed with four sided architecture, meet one of
the nine architectural styles, and does not include the use of terraced (stepped back) element.
Eagle Comprehensive Plan Chapter 6, Section 17.3(G) states, "Design new buildings to punctuate the
fabric of downtown with towers, grand entrances, and special roof forms that emphasize the character
of the Old Towne."
Eagle Comprehensive Plan Chapter 6, Section 17.3(Y) states, "Incorporate design elements from
landmark buildings such as the Eagle Bank and Eagle Hotel, into the design redevelopment of the Olde
Towne Area including: Separated horizontal articulation and element changes, system of proportions
opens up possibilities to new designs while maintaining cohesiveness, separated horizontal articulation
and material changes, tripartite facade (as shown in figure 6.25), and 20-foot high commercial lower
band."
Eagle Comprehensive Plan Chapter 6, Section 17.3(Z) states, "Encourage the use of terraced (stepped
back) vertical mixed -use buildings that allow for office, commercial, retail, and residential within a
single building while reducing/avoiding a monolithic building wall along the street and sidewalk plane
(as shown in figure 6.26)."
Eagle Comprehensive Plan Chapter 6, Section 17.3(AA) states, "Encourage the development of a
sculpted sky line that increases building heights at the interior of blocks while stepping down building
heights as they approach the traditional single-family areas at the north and west of the area. (See Figure
6.27)."
Eagle Comprehensive Plan Chapter 6, Section 17.3(DD) states, "Ensure that new residential
development adds to the appeal of Olde Towne as a great place to live as well as to visit. Revise
development regulations to specify physical outcomes, including building types and disposition, block
and street pattern, public open space, architectural character and identify. (See Figure 6.28)."
Regarding Eagle City Code Section 8-2A-6(C)(3)(f), the design review application does not comply
with the required lot coverage as 40%-95% is required and 29.4% is proposed.
Regarding Eagle City Code Section 8-2A-7(K)(4), the design review application does not comply with
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the required terminal island spacing as a terminal island is required at the end of parking spaces and
planted with one tree and shrubs, ground cover, or grass. The landscape plan does not show a terminal
island at the north end of the parking spaces.
Regarding Eagle City Code Section 8-2A-7(K)(3)(a), the design review application does not comply
with the required perimeter landscaping which requires a minimum 5-foot wide perimeter landscape
strip planted with one shade tree and five shrubs per 35-linear feet. The landscape plan shows a 3-foot,
2-inch wide landscape buffer planted with Bowles Blue Periwinkle shrubs.
Regarding Eagle City Code Section 8-4-4-2(F), the design review application does not comply with the
required parking dimensions which require parking space length to be 19-feet or reduced to 17-feet if
the parking spaces abut a landscape planter. The site plan shows 17-foot long parking spaces proposed
abutting a landscape planter that is required to be 5-feet wide but is only 3-feet, 2-inches wide. The
overhang of the parked cars will conflict with the required landscape plant material within the buffer
area.
Regarding Eagle City Code Section 8-4-5, the design review application does not comply with the
required parking requirements as 11 spaces are required to be located on site and only 9 are proposed
(including 2 on street parking spaces).
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 not function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is not in accordance with the regulations of this code since the design, materials, and colors of
the building do not meet the objectives of the Olde Towne Planning Area, do not meet one of the
nine architectural styles with four sided architecture, and do not complement the general vicinity;
B. Is not of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the site does not provide the amount of parking required
for the commercial uses and residential units proposed;
C. Is not 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 plan only shows nine (9) parking spaces
(including two (2) on street parking spaces) where 11 are required;
D. Will 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
proposed design, materials, and colors of the building do not meet the objectives of the Old Towne
Planning Area, the building does not use a terrace (stepped back) element, and does include four
sided architecture; and
E. Will not 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 design, materials, and colors of the building do not meet the objectives of the Old Towne
Planning Area, do not include four sided architecture, and are not harmonious with the buildings
within the vicinity.
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DATED this 24th day of April 2025.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Jo D. Greer, Vice Chairman
ATTEST:
Tracy E. Osborn, Eagle City Clerk
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BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A MASTER)
SIGN PLAN FOR A MULTI -TENANT )
MIXED USE OFFICE (BUSINESS AND )
PROFESSIONAL)/RETAIL/RESIDENTIAL )
BUILDING FOR MICHELLE WEBB )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2024-30
The above -entitled design review application came before the Eagle Design Review Board for their action
on February 13, 2025. The Board continued the item to March 13, 2025, at which time they made their
decisions. 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:
Michelle Webb, represented by Julie Benintendi with BRS Architects, is requesting design review
approval for a master sign plan for a multi -tenant mixed use office (business and
professional)/retail/residential building. The 0.16-acre site is located on the south side of East Idaho
Street approximately 78-feet west of the intersection of East Idaho Street and North 2nd Street at 269
East Idaho Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on May 20, 2024. Revised information
(building elevations) was received January 3, 2025.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
There is no history of relevant previous actions
D. COMPANION APPLICATIONS:
There is one companion application (DR-2024-29 — building).
E. COMPREHENSIVE PLAN DESIGNATION:
The comprehensive plan designation for this site is Downtown.
F. ZONING DESIGNATION:
The zoning designation for this site is CBD (Central Business District).
G. DESIGN REVIEW OVERLAY DISTRICT:
The site is located within the Downtown Development Area (DDA) overlay district.
H. URBAN RENEWAL DISTRICT:
The site is located within the Urban Renewal District.
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I. SIGNAGE:
Building Wall Sign (Flat
Sign Data
Proposed
Required
Wall Sign Dimensions
As limited within the master sign plan
2' high by 6' 6 'A" wide
Area of Signage
As limited within the master sign plan
13-square feet (maximum)
Illumination
Externally illuminated with existing goose
neck lighting
Interior -illumination prohibited
Materials
As limited within the master sign plan
Void cut of tenant logo exposing
brick veneer behind, 9" Black
Helvetica font for tenant name, 3"
black border
Building Wall Sien (Perpendicular
Sign Data
Proposed
Required
Wall Sign Dimensions
As limited within the master sign plan
4' 10" high x 3' wide
Area of Signage
As limited within the master sign plan
15-square feet (maximum)
Illumination
Non -illuminated
Interior -illumination prohibited
Materials
As limited within the master sign plan
Tenant color, logo, and font carves
into the wood sign
J. AGENCY RESPONSES:
There are no agency responses.
K. LETTERS FROM THE PUBLIC:
No letters from the public have been received to date.
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:
• Protect and enhance the small town character of the City by requiring signage which is creative
and distinctive, compatible with its surroundings, and an integral component of the style and
character of the building to which it relates.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-2(B)
The general theme of the Design Review Overlay District is to specify desirable building and
landscape architectural styles and materials to create a sustainable and pleasing environment for
residents and visitors alike. The architectural designs, materials, and graphics set forth in this
article are complied to create a theme unique to the area called "Eagle Architecture".
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• Eagle City Code Section 8-2A-8(B) Definitions:
MASTER SIGN PLAN: A plan designed to show the relationship of signs for any cluster of
buildings intended for business occupancy, or any single building containing more than one
business or any arrangement of business buildings or shops which constitute a visual entity as a
whole. These include developments such as shopping centers, mini -malls, business parks, and
multi -tenant commercial, office or industrial buildings housing four (4) or more businesses.
Additionally, a master sign plan may be submitted for a single business if the owner chooses to
submit an application for a master sign plan for said business.
SIGN AREA: The entire area within a single, contiguous perimeter enclosing the extreme limits
of writing, representation, logo, emblem or any figure or similar character, together with any form
or other material or color forming an integral part of the display, or used to differentiate such sign
area from the background against which it is placed. The sign area shall not include the necessary
supports or uprights on which the sign is placed, and superficial, nonilluminated column covers,
ornamental trim and other such incidental objects attached thereto, or portions of the sign
structure which are not designed to convey a message.
WALL SIGN (FLAT): A sign attached to or erected against the wall of a building or structure
with the face of the sign parallel to the plane of said wall, and not extending over twelve inches
(12") from the wall of the building or structure.
WALL SIGN (PERPENDICULAR): A sign attached to or erected against the wall of a building
or structure with the face(s) of the sign perpendicular to the plane of said wall.
WINDOW SIGN: All signs located inside and affixed to, painted on or within three feet (3') of
windows of a building, whether temporary or permanent, lighted or unlighted, which may be
viewed from the exterior of the building. The term does not include merchandise located within
three feet (3') of the window.
• Eagle City Code Section 8-2A-8(C)(15): Master Sign Plan:
15. Master Sign Plan: A "master sign plan", as defined by this article, shall be required to be
submitted to the city for review and approval. The purpose of a master sign plan is to
coordinate signs, and create a plan that establishes a building or site's overall sign design.
The master sign plan shall show sign colors, styles and locations of buildings, maximum
size, illumination, and materials to be used.
The master sign plan may be approved by the city with elements that require suspension or
relaxation of the height, area, number of signs, or locations of signs specified within this
article if the design review board finds that extraordinary conditions exist which allow
suspension or relaxation, but that any suspension or relaxation will still meet the intent of
this article and:
a. The development site contains unique or unusual physical conditions such as
topography, proportion, size or relation to a public street that would limit or restrict
normal sign visibility; or
b. The proposed or existing development exhibits unique characteristics of land use,
architectural style, site location, physical scale, historical interest or other
distinguishing features that justify variation from conventional development; or
c. The proposed signage incorporates special design features such as logos, emblems,
murals, statuaries or similar architectural elements that are designed in a manner
determined by the city to be architecturally compatible to the sign and area.
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C. DISCUSSION:
• The applicant is requesting design review approval for a master sign plan for a multi -tenant
mixed use office (business and professional)/retail/residential building. Staff recommends the
following criteria for the "Multi -tenant Mixed Use Office (business and professional)/retail/
residential Building.
Multi -tenant Mixed Use Office (business and professional)/Retail/Residential Building
Master Sign Plan
This criterion has been established for the mutual benefit of all tenants. Conformance will be
strictly enforced, and any non -conforming or unapproved signs must be removed or brought into
conformance at the expense of the tenant.
A. GENERAL APPROVAL REQUIREMENTS:
1. The tenant shall be required to submit signage plans to the managing entity for written
approval. A design review sign application, accompanied by the written approval of the
managing entity, shall be submitted to the City for any proposed signs for City staff
review and approval. In cases of any conflict between the Eagle city Code and the
criteria specified herein, the more restrictive requirements shall apply.
2. All permits for tenant's signs and their installation shall be obtained by tenant or his
representative and shall conform to all local building and electrical codes as well as the
criteria set forth hereafter.
3. All tenant signs shall be designed, constructed and installed at tenant's expense.
4. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No
raceways will be permitted.
5. All signs shall meet Underwriters Laboratories and National Electrical code
requirements.
6. Tenant shall be required to fulfill all the requirements of these criteria.
B. NUMBER, LOCATION, DESIGN AND CONSTRUCTION OF SIGNS:
1. Building Wall Signs (Flat):
a) Logo shall be void cut exposing stone veneer behind.
b) Letters shall be 9" Black Helvetica font.
c) 3" black border
d) Sign dimension: 2' x 6' 6 1/2"
2. Building Wall Signs (Perpendicular):
a) Tenant color, logo, and font carved into wood panel
b) Sign dimension: 4' 10" x 3'
C. MISCELLANEOUS REQUIREMENTS:
1. Tenant shall be responsible for the operations of tenant sign contractors. Tenant and sign
contractor will be liable for any actions committed during installation or service of
signage.
2. Tenant or his representative shall be responsible for cost of maintenance, service, repair
or replacement of tenant's sign, time clock or electrical wiring.
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3. Tenant shall be required to keep his/her sign in working order and all surfaces shall be
maintained in good condition. Tenant shall also be responsible for any repair or painting
for wall upon leaving of said space.
4. Upon termination of their lease, the tenant or managing entity shall neatly seal all
penetrations of the building structure in a watertight condition that matches texture, color,
and material used in the construction of the building.
5. Tenants or his representative should contact the managing entity for a list of approved
sign vendors.
6. Conformance will be strictly enforced and any non -conforming or unapproved signs must
be removed or brought into conformance at the expense of the tenant.
D. SIGN SAMPLES:
Building Wall Sign (Flat)
Building Wall Sign (Perpendicular)
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E. SIGN LOCATIONS:
North Elevation
East Elevation
• The master sign plan criteria and building elevations showing sample signage but do not show
how thick the sign panel is or how it is required to be attached to the building (flush or pegged
off). The applicant should be required to provide details on how thick the flat sign panel is and
how it will be attached to the building. The details should be reviewed and approved by staff and
one member of the Design Review Board prior to the issuance of a sign permit.
• The master sign plan criteria and building elevations showing sample signage do not show how
thick the perpendicular wood sign is required to be and how the sign is required to be attached to
the building. The applicant should be required to provide a detail showing how thick the wood
sign is required to be and a detail showing how the sign is to be attached to the building. The
details should be reviewed and approved by staff and one member of the Design Review Board
prior to the issuance of a sign permit.
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 the standard conditions of
approval provided within the staff report.
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PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on February 13,
2025. The Board continued the item until March 13, 2025, at which time the Board made their
decision.
BOARD DELIBERATION:
On February 13, 2025, upon completion of the applicant's and staff's presentations, the Board discussed
during deliberation that:
• The Board continued this item to allow the applicant time to address their concerns with the building
design, materials, and colors which may affect the signage.
BOARD DELIBERATION:
On March 13, 2025, upon completion of the applicant's and staff's presentations, the Board discussed
during deliberation that:
• The Board recommended that the proposed building application be denied. The master sign plan for
the building should be denied based on the lack of approval for the building.
BOARD DECISION:
The Board voted 5 to 0 (Lindgren recused; Grubb absent) to recommend denial of DR-2024-30 for a
design review application for a master sign plan for a multi -tenant mixed use office (business and
professional)/retail/residential.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-2024-30) 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 not 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(B)(2)(i), and has concluded:
i. The proposed master sign plan criteria has not been determined to be harmonious with the
architectural design of the proposed building, since the proposed building application has been
recommended for denial.
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DATED this 24th day of April 2025.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
)V/ "
Jo D. Green Chairman
A ES
Trac %' . Osborn, Eagle City Clerk
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Page 8 of 8
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