Findings - DR - 2025 - DR-2025-17 - Avimor Subdivision - A childcare facility for Avimor AcademyBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A )
CHILDCARE FACILITY FOR AVIMOR )
ACADEMY FOR DILLON LUDLOW )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-17
The above -entitled design review application came before the Eagle Design Review Board for their action
on April 24, 2025. The Eagle Design Review Board having heard and taken oral and written testimony,
and having duly considered the matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Dillon Ludlow, represented by Erik Knudsen with Hillside Architecture, is requesting design review
approval of a 9,900-square foot daycare facility for Avimor Academy. The 0.67-acre site is located on
the southwest corner of North McLeod Way and West Avimor Drive at 18551 North McLeod Way
(Lot 1, Block 11, Avimor Subdivision No. 1).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 4, 2025.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on March 24, 2025, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On November 20, 2007, the Eagle City Council approved a Comprehensive Plan Amendment
application to adopt the Eagle Foothills Sub -Area Plan and associated text and maps, including the
entirety of the Avimor lands in all three counties (CPA-06-07).
On November 27, 2007, the Eagle City Council approved Resolution No. 07-36 amending the 2007
Comprehensive Plan and adopting and including the North Foothills Planning Area in the Future Land
Use Map.
On April 25, 2023, the Eagle City Council approved an annexation and rezone application from RP
(Rural Preservation — Ada County designation), RR (Rural Residential — Ada County designation),
Multiple Use Zone (Boise County designation), and Al (Prime Agriculture — Gem County designation),
to APD-DA (Avimor Planned Development with a Development Agreement) and a zoning ordinance
amendment to establish development standards and processes for the Avimor Planned Development
Zoning District. The 17,522-acre site is anticipated to include up to 8,761 dwelling units and
approximately 860,000 square feet of commercial and retail uses (A-06-22/RZ-06-22 & ZOA-01-22).
On April 25, 2023, the Eagle City Council approved an annexation, and rezone application from PC
(Planned Community — Ada County designation) to APD (Avimor Planned Development) for portions
of Avimor Subdivision No. 1, Avimor Subdivision Nos. 4-11, and Avimor Townhomes North
Subdivision (A-14-22/RZ-19-22).
Page 1 of 13
K:\Planning Dept\Eagle Applications \Dr\2025\Avimor Academy - DR-2025-17\03-Working Files\02-DRB\03-DRB Findings\Avimor Academy DRF.docx
On April 25, 2023, the Eagle City Council approved Ordinance 895 for the creation of Title 11 B — City
of Eagle: an ordinance adding a new Title 11B "Avimor Zoning Ordinance".
On March 26, 2024, the Eagle City Council approved a final plat application for Avimor Village One
— Phase 11 (FP-2024-01).
On July 9, 2024, the Eagle City Council approved a final plat application for Boise County Subdivision
No. 1 (FP-2024-08).
E. COMPANION APPLICATIONS:
There are no companion applications.
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
DESIGNATION
ZONING
DESIGNATION
LAND USE
Existing
Foothills Residential
P1MU (Phase One Mixed
Use)
Vacant Lot
Proposed
No Change
No Change
Childcare Facility
North of site
Foothills Residential
P1MU (Phase One Mixed
Use)
Vacant Lot
South of site
Foothills Residential
PC (Planned Community)
Residential dwellings
East of site
Foothills Residential
PC (Planned Community)
Open Space and
Residential dwellings
West of site
Foothills Residential
P1MU (Phase One Mixed
Use)
Office
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is not located within the DDA, TDA, CEDA, or DSDA overlay districts.
H. URBAN RENEWAL DISTRICT:
This site is not located within the Urban Renewal District.
I. EXISTING SITE CHARACTERISTICS:
The site has been developed with curb, gutter, and sidewalk as part of Avimor Subdivision No. 1.
Page 2 of 13
K:\Planning Dept\Eagle Applications \Dr\2025\Avimor Academy - DR-2025-17\03-Working Files\02-DRB\03-DRB Findings\Avimor Academy DRF.docx
J. SITE DATA:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
0.667-acres (29,054-SF)
N/A
Percentage of Site Devoted
to Building Coverage
34% (approximately)
N/A
Percentage of Site Devoted
to Landscaping
25% (approximately)
10% (minimum)
Number of Parking Spaces
21-parking spaces
12-parking spaces (minimum)
Front Setback (North)
13-feet
0-feet (minimum)
Rear Setback (South)
177-feet
20-feet (minimum)
Side Setback (East)
4-feet 3-inches
0-feet (minimum)
Side Setback (West)
24-feet 5-inches
0-feet to 15-feet (maximum)
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Childcare Facility — daycare center: 9,900-square feet
Childcare — daycare center — 2 for each class room 2 x 6-classrooms = 12 parking spaces
• Eagle City Code Section 11B-5-4-6 requires 2 parking spaces per classroom but not less than 9
parking spaces for a childcare facility — daycare center:
Proposed Parking Spaces: 21
Required Parking Spaces: 12 (calculated based upon the above use identified in Eagle City Code
Section 11B-5-4-6: "Childcare Facility —daycare center")
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 childcare facility.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately twenty-seven foot and two inch (27' 2") high single -story
structure.
Gross Floor Area of Proposed Buildings:
The proposed childcare facility is approximately 9,900-square feet.
On and Off -Site Circulation:
An 11,700-square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 24-foot wide shared driveway is located near the south property line and shared with the property
to the west of this site. The driveway provides access to North McLeod Way.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Traditional (Northwest Contemporary)
Roof: Standing seam metal roof (Dark Bronze), TPO (White)
Page 3 of 13
K.\Planning Dept\Eagle Applications \Dr\2025\Avimer Academy - DR-2025-17\03-Working Files \02-DRB\03-DRB Findings'Avimor Academy DRF.docx
Walls: Board and Batten (Artic White), Wood Siding (Spruce), Brick (Ash)
Windows/Doors: Aluminum (Dark Bronze)
Fascia/Trim: Pre -finished Metal (Dark Bronze)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are street trees along West Avimor Drive
and North McLeod Way that are to be protected and retained.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees were previously installed along West Avimor Drive and North McLeod Way.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed along the south and west perimeter of the parking lot.
b. Interior Landscaping: 8% interior landscaping is required, 10% is proposed.
O. TRASH ENCLOSURES:
One (1) 176-square foot trash enclosure is proposed to be located on the north side of the east west
drive aisle, on the adjacent property. 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 screen 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 is required to be reviewed and
approved by the Zoning Administrator prior to issuance of any building permits.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
reviewed and approved prior to any signs being installed on this building and on the site.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within Veolia Water Company 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
Page 4 of 13
K:\Planning Dept\Eagle Applications\Dr\2025\Avimor Academy - DR-2025-17\03-Working Files\02-DRB\03-DRB Findings\Avimor Academy DRF.docx
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
Department of Environment Quality
Idaho Transportation Department
Y. LETTERS FROM THE PUBLIC: None received to date.
Z. EAGLE CITY CODE 11B-3-13(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;
Page 5 of 13
K:\Planning Dept\Eagle Applications \Dr\2025\Avimor Academy - DR-2025-17\03-Working Files\02-DRB\03-DRB Findings\Avimor Academy DRF.docx
g.
Will provide safe and convenient access to the property for both vehicles and pedestrians
through patterned traffic circulation and connectivity to abutting development;
h. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly
and walkable environment in balance with protecting a viable commercial center in the area;
and
i. Will have signs, if proposed, that are harmonious with the architectural design of the building
and the adjacent buildings, and will not cover or detract from desirable architectural features.
THE DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFF
ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT
AS PART OF THE DESIGN REVIEW BOARD'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Village/Community Center
Village and Community Centers are intended to serve as mixed use centers for goods, services and
employment for areas that are removed from downtown Eagle. Uses and residential densities vary
based on location. See planning area text for a complete description of site specific uses.
Foothills Residential
A unique combination of land uses within the Eagle Foothills that strives to balance residential, non-
residential, and open space (developed and natural) use to create unique hamlets of development that
place urban development within the natural environment without overcrowding or significantly altering
the natural features found on the site.
The overall density in the foothills should be approximately 1 unit per two acres. Residential densities
should be calculated to be commensurate with the existing land conditions. Priorities for open space
areas should be lands with slopes of 25% or greater and important habitat areas. No residential density
should be granted for areas located within the Floodway. Units should be arranged in accordance with
the transect plan as described in the Foothills planning area.
B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL: None.
C. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 11B-3-1: GENERAL APPLICABILITY:
This Chapter applies to all development within Avimor. The design review process and standards
set forth in this Chapter apply to all development or redevelopment of nonresidential uses,
multifamily residential, and community signage. Including, but not limited to, commercial uses,
industrial, institutional, office, multi -family and single-family attached residential, signs,
subdivision signage, exterior remodeling or repainting with a color different that what is existing,
exterior restoration, and enlargement or expansions of existing Buildings, Signs or site, and
requires the submittal of a design review application pursuant to this Chapter and any fees as
established by resolution of the Council. Single-family residential development is not subject to
this Chapter. Such development Design review applications for a change in paint color are subject
to review and approval by the Avimor Design Review Committee and the City of Eagle but
otherwise shall not be required to comply in all respects to the requirements of this Chapter.
Page 6 of 13
K:\Planning Dept\Eagle Applications \Dr\2025\Avimor Academy - DR-2025-17\03-Working Files\02-DRB\03-DRB Findings'Avimor Academy DRF.docx
• Eagle City Code Section 11B-3-7(I)(2)(c):
To conceal Outdoor Storage areas, trash receptacles, exposed equipment associated with any
commercial or industrial activity, and Off -Street Loading when adjacent to or in view from a
residential activity or public street right of way, a five-foot wide by six foot high (5' x 6')
landscaped buffer is required.
D. DISCUSSION:
• The applicant is requesting design review approval to construct a 9,900-square foot childcare
facility for Avimor Academy. The applicant's justification letter states the building design is
northwest contemporary with clean lines that are consistent with the surrounding buildings.
Exposed wood timber frame beams are used to support the gable roofs at all building entrances.
Brick walls with board and batten siding and large glass areas and windows throughout the building
elevations will provide an abundance of natural light into the building.
The proposed building should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 11B-3-13(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 trash enclosure does not have a 5' wide by 6' high landscape buffer proposed around the
enclosure. Pursuant to Eagle City Code Section 11B-3-7(I)(2)(c), a 5' wide by 6' high landscape
buffer is required around trash enclosures. Staff defers comment regarding the required buffer to
the Design Review Board.
• Shade structures are proposed in the western and southern outdoor play areas; however, no
elevations have been provided showing the materials, colors, height, etc. The applicant should be
required to provide detailed elevation plans showing the specific materials, colors, height, etc. of
the shade structures proposed in the western and southern outdoor play areas. The detailed
elevations should be reviewed and approved by staff and one member of the Design Review Board
prior to the issuance of a zoning certificate.
• The trash enclosure for this project is proposed to be located on the adjacent property to the west.
A joint trash enclosure agreement should be entered into between this property owner and the owner
of the property to the west permitting each property owner access to and to use the trash enclosure.
The joint trash enclosure agreement should be reviewed and approved by the Zoning Administrator
and City Attorney prior to recordation at the Ada County Recorder's office. The applicant should
be required to provide a copy of the recorded joint trash enclosure agreement prior to the issuance
of a zoning certificate.
• The applicant is proposing to improve the southern portion of the subject property and a portion of
the property to the west with a parking lot. The applicant should be required to provide a shared
access and cross access/cross parking agreement between the two parcels associated with these
improvements. The shared access and cross access/cross parking agreement should be reviewed
and approved by the Zoning Administrator and City Attorney prior to the recordation at the Ada
County Recorder's office. The applicant should provide a copy of the recorded shared access and
cross access/parking agreement prior to the issuance of a zoning certificate.
Page 7 of 13
K:\Planning Dept\Eagle Applications\ Dr\2025\Avimor Academy - DR-2025-17\03-Working Files\02-DRB\03-DRB Findings\Avimor Academy DRF.docx
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 April 24, 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 childcare facility as submitted.
• The Board is in favor of the proposed landscape plan with the removal of the Fine Line Buchthorn
shrub as noted in site specific condition of approval number 11 based on the berries being harmful to
humans and these shrubs are proposed along the open style wrought iron fence adjacent to the outdoor
play area.
• The Board is in favor of the trash enclosure in the current location if the sidewalk that is located on the
northwest side of the enclosure is moved to provide a five foot wide landscape buffer as required within
site specific condition of approval number 12.
BOARD DECISION:
The Board voted 6 to 0 (Greer absent) to recommend approval of DR-2025-17 for a design review
application for a childcare facility for Avimor Academy, with the following staff recommended site
specific conditions of approval and standard conditions of approval with text shown with underline to be
added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Provide detailed elevation plans showing the specific materials, colors, height, etc. of the shade
structures proposed in the western and southern outdoor play areas. The detailed elevations shall be
reviewed and approved by staff and one member of the Design Review Board prior to the issuance of
a zoning certificate.
2. A joint trash enclosure agreement shall be entered into between this property owner and the owner of
the property to the west permitting each property owner access to and to use the trash enclosure. The
joint trash enclosure agreement shall be reviewed and approved by the Zoning Administrator and City
Attorney prior to recordation at the Ada County Recorder's office. The applicant shall be required to
provide a copy of the recorded joint trash enclosure agreement prior to the issuance of a zoning
certificate.
3. Provide a shared access and cross access/cross parking agreement between the two parcels associated
with these improvements. The shared access and cross access/cross parking agreement shall be
reviewed and approved by the Zoning Administrator and City Attorney prior to the recordation at the
Ada County Recorder's office. The applicant shall provide a copy of the recorded shared access and
cross access/parking agreement prior to the issuance of a zoning certificate.
4. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
5. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
Page 8 of 13
K:\Planning Dept\Eagle Applications \Dr\2025\Avimor Academy - DR-2025-17\03-Working Files \02-DRB\03-DRB Findings Avimor Academy DRF.docx
6. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
7. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
8. No ground mounted mechanical units are proposed with this application and none are approved.
9. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
10. No signs are proposed with this application and none are approved.
11. Provide a revised landscape plan replacing the Fine Line Buchthorn shrubs with a different plant species
to be planted around the perimeter of the play areas. 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.
12. Provide a revised site and landscape plan showing the sidewalk on the northwest side of the trash
enclosure relocated to the northwest to provide a five foot wide landscape strip on the northwest side
of the trash enclosure. The revised site and landscape plan shall be reviewed and approved by staff and
one member of the Design Review Board prior to the issuance of a zoning certificate.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs, gutters,
streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on -site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Page 9of13
K:\Planning Dept\Eagle Applications \ Dr\2025\Avimer Academy - DR-2025-17\03-Working Files\02-DRB\03-DRB Findings\Avimer Academy DRF.docx
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.
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.
Page 10 of 13
K:\Planning Dept\Eagle Applications \Dr\2025\Avimor Academy - DR-2025-17\03-Working Files\02-DRB\03-DRB Findings\Avimor Academy DRF.docx
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.
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 11B-
2-3, "Permitted Uses", 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
Page 11 of 13
K:\Planning Dept\Eagle Applications\Dr\2025\Avimor Academy - DR-2025-17\03-Working Files\02-DRB\03-DRB Findings\Avimor Academy DRF.docx
requirements or other legal relief is granted pursuant to the law in effect at the time the change in use
is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City Code
(one year from approval date).
26. All ground -mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-2025-17) with regard to the Eagle City Code Title 11B, Chapter 3, DR Design Review, and based
upon the information provided with the conditions required herein, concludes that the proposed design
review application is in accordance with the Eagle City Code and the Eagle Comprehensive Plan.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 11B-3-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and a childcare facility is permitted with the approval of a design review
application within the P1MU (Phase One Mixed Use) zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed building is designed to complement the
proposed buildings in 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 and adjacent properties have been design
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
building is designed to meet the Traditional (Northwest Contemporary) style of architecture
identified in the Avimor Design Guidelines;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the building is
in conformance with the Avimor Design Guidelines and will enhance the proposed buildings in the
vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the building does not exceed 40-feet permitted within Eagle City Code;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site has been
designed with walkways for both walkability within the site and access to existing sidewalks in the
area;
Page 12 of 13
K:\Planning Dept\Eagle Applications \Dr\2025\Avimor Academy - DR-2025-17\03-Working Files \02-DRB\03-DRB Findings\Avimor Academy DRF.docx
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 subdivision, and will not cover nor detract from
desirable architectural features.
DATED this 8th day of May 2025.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Walter Lindgren, Chairman
AT
Trac
et OF Eqrz,
4�•••�QORq
Osborn, Eagle City Ci5r11.1, S E AL *
%.°4po RA
9PIE OF ♦Q ..
Page 13 of 13
K:\Planning Dept\Eagle Applications\Dr\2025\Avimor Academy - DR-2025-17\03-Working Files\02-DRB\03-DRB Findings\Avimor Academy DRF.docx