Findings - CC - 2025 - DR-2024-10 - Design Review for Fourteen multi-tenant office [business/professional]/ retail/restaurant buildings within Riverwood Condominiums.BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW FOR FOURTEEN MULTI- )
TENANT OFFICE [BUSINESS/PROFESSIONAL]/ )
RETAIL/RESTAURANT BUILDINGS WITHIN )
RIVERWOOD CONDOMINIUMS FOR WEST )
OLD VALLEY, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2024-10
The above -entitled design review application came before the Eagle City Council for their action on April
8, 2025. The Council continued this item until April 22, 2025, at which time the Council made their
decision. The Eagle City Council having heard and taken oral and written testimony, and having duly
considered the matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
West Old Valley, LLC, represented by Justin Waters with Julie Rivers Development, is requesting
design review approval for fourteen multi -tenant office [business/professional]/retail/restaurant
buildings within Riverwoods Condominiums (seven — 5,625-SF, four — 5,500-SF, and three — 3,250-
SF). The 7.97-acre site is located at the northeast corner of West Old Valley Road and North Linder
Road at 4526 and 4648 West Old Valley Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 7, 2024. Revised information
(building elevations, site plan, landscape plan, lighting plan, floor plans, roof plans) was received April
8, 2024.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on March 12, 2024, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On July 25, 2023, the Eagle City Council approved an annexation with rezone from RUT (Rural -Urban
Transition — Ada County designation) to MU-DA (Mixed Use with a development agreement [in lieu
of a conditional use permit]) for a retail and flex space mixed use development (A-11-22 & RZ-13-22).
E. COMPANION APPLICATIONS: DR-2024-11 (master sign plan application).
Page 1 of 32
K:\Planning Dept\Eagle Applications\Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-IO'Riverwood Condo Bldgs & LS Findings CC.docx
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
DESIGNATION
ZONING
DESIGNATION
LAND USE
Existing
Mixed Use
MU-DA (Mixed Use with a
development agreement)
Single-family Residential
Proposed
No Change
No Change
14 Commercial office/
retail/restaurant buildings
North of site
Commercial
C-1-DA (Neighborhood
Business with a development
agreement)
Under development for a
mixed use residential and
commercial project
South of site
Mixed Use
RUT (Rural -Urban Transition
— Ada County designation)
Single Family Residential
and commercial nursery
East of site
Mixed Use
RUT (Rural -Urban Transition
— Ada County designation)
Single Family Residential
(Benmor Subdivision)
West of site
Mixed Use
MU-DA (Mixed Use with a
development agreement)
Multi -Family Residential
(Clara Apartments)
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. URBAN RENEWAL DISTRICT: No.
I. EXISTING SITE CHARACTERISTICS:
The site has a single-family residence and existing trees on the site.
J. SITE DATA:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
7.97-acres (347,173-square feet)
5,000-square feet (minimum)
Percentage of Site Devoted
to Building Coverage
20% (approximately)
50% (maximum)
Percentage of Site Devoted
to Landscaping
30% (approximately)
10% (minimum)
Number of Parking Spaces
355-parking spaces
315-parking spaces (minimum)
Building 1
Front Setback (South)
25-feet
20-feet (minimum)
Rear Setback (North)
36-feet
20-feet (minimum)
Side Setback (West)
25-feet
20-feet (minimum)
Side Setback (East)
1,166-feet
7.5-feet (minimum)
*Note: Setbacks measured from the building to the closest property line.
Page 2 of 32
K:\Planning Dept\Eagle Applications\Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10'Riverwood Condo Bldgs & LS Findings CC.docx
Buildine 2
Front Setback (South)
121-feet
20-feet (minimum)
Rear Setback (North)
25-feet
20-feet (minimum)
Side Setback (West)
37-feet
20-feet (minimum)
Side Setback (East)
994-feet
7.5-feet (minimum)
*Note: Setbacks measured from the building to the closest property line.
Building 3
Front Setback (South)
157-feet
20-feet (minimum)
Rear Setback (North)
25-feet
20-feet (minimum)
Side Setback (West)
233-feet
20-feet (minimum)
Side Setback (East)
789-feet
7.5-feet (minimum)
*Note: Setbacks measured from the building to the closest property line.
Building 4
Front Setback (South)
198-feet
20-feet (minimum)
Rear Setback (North)
25-feet
20-feet (minimum)
Side Setback (West)
441-feet
20-feet (minimum)
Side Setback (East)
583-feet
7.5-feet (minimum)
*Note: Setbacks measured from the building to the closest property line.
Building 5
Front Setback (South)
222-feet
20-feet (minimum)
Rear Setback (North)
25-feet
20-feet (minimum)
Side Setback (West)
589-feet
20-feet (minimum)
Side Setback (East)
487-feet
7.5-feet (minimum)
*Note: Setbacks measured from the building to the closest property line.
Building 6
Front Setback (South)
237-feet
20-feet (minimum)
Rear Setback (North)
25-feet
20-feet (minimum)
Side Setback (West)
687-feet
20-feet (minimum)
Side Setback (East)
341-feet
7.5-feet (minimum)
*Note: Setbacks measured from the building to the closest property line.
Page 3 of 32
K:\Planning Dept\Eagle Applications\ Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
Building 7
Front Setback (South)
268-feet
20-feet (minimum)
Rear Setback (North)
26-feet
20-feet (minimum)
Side Setback (West)
896-feet
20-feet (minimum)
Side Setback (East)
135-feet
7.5-feet (minimum)
*Note: Setbacks measured from the building to the closest property line.
Building 8
Front Setback (South)
216-feet
20-feet (minimum)
Rear Setback (North)
28-feet
20-feet (minimum)
Side Setback (West)
1089-feet
20-feet (minimum)
Side Setback (East)
15-feet
7.5-feet (minimum)
*Note: Setbacks measured from the building to the closest property line.
Building 9
Front Setback (South)
66-feet
20-feet (minimum)
Rear Setback (North)
180-feet
20-feet (minimum)
Side Setback (West)
1152-feet
20-feet (minimum)
Side Setback (East)
10-feet
7.5-feet (minimum)
*Note: Setbacks measured from the building to the closest property line.
Building 10
Front Setback (South)
21-feet
20-feet (minimum)
Rear Setback (North)
271-feet
20-feet (minimum)
Side Setback (West)
896-feet
20-feet (minimum)
Side Setback (East)
126-feet
7.5-feet (minimum)
*Note: Setbacks measured from the building to the closest property line.
Building 11
Front Setback (South)
21-feet
20-feet (minimum)
Rear Setback (North)
237-feet
20-feet (minimum)
Side Setback (West)
742-feet
20-feet (minimum)
Side Setback (East)
347-feet
7.5-feet (minimum)
*Note: Setbacks measured from the building to the closest property line.
Page 4 of 32
K:\Planning Dept\Eagle Applications\Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
Building 12
Front Setback (South)
21-feet
20-feet (minimum)
Rear Setback (North)
212-feet
20-feet (minimum)
Side Setback (West)
571-feet
20-feet (minimum)
Side Setback (East)
523-feet
7.5-feet (minimum)
*Note: Setbacks measured from the building to the closest property line.
Buildine 13
Front Setback (South)
21-feet
20-feet (minimum)
Rear Setback (North)
184-feet
20-feet (minimum)
Side Setback (West)
422-feet
20-feet (minimum)
Side Setback (East)
671-feet
7.5-feet (minimum)
*Note: Setbacks measured from the building to the closest property line.
Building 14
Front Setback (South)
25-feet
20-feet (minimum)
Rear Setback (North)
168-feet
20-feet (minimum)
Side Setback (West)
312-feet
20-feet (minimum)
Side Setback (East)
831-feet
7.5-feet (minimum)
*Note: Setbacks measured from the building to the closest property line.
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Multi -tenant Buildings: 71,125-square feet
Office (business and professional) — 1-parking space per 250-square feet of gross floor area
35,562-square feet / 250-square feet = 143
Restaurant — 1-parking space per 150-square feet of gross floor area
10,669-square feet / 150-square feet = 72
Retail — 1-parking space per 250-square feet of gross floor area
24,894-square feet / 250-square feet = 100
• Eagle City Code Section 8-4-5 requires 1-parking space per 250-square feet of gross floor area for
office (business and professional) and retail sales, and 1-parking space per 150-square feet of gross
floor area for restaurant:
Proposed Parking Spaces: 353
Required Parking Spaces: 315 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Office (business and professional)," "restaurant," and "retail."
Page 5 of 32
K:\Planning Dept\Eagle Applications \ Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10'Riverwood Condo Bldgs & LS Findings CC.docx
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct fourteen (14) buildings to be utilized as multi -tenant office
(business and professional)/restaurant/retail buildings.
Height and Number of Stories of Proposed Buildings:
Single Story Buildings 1, 5, and 14: 23' 10"
Single Story Buildings 2, 3, 8, and 9: 23' 4"
Single Story Buildings 4, 6, 7, 10, 11, 12, and 13: 23' 8"
Gross Floor Area of Proposed Buildings:
Buildings 1, 5, and 14: 3,250-square feet
Buildings 2, 3, 8, and 9: 5,500-square feet
Buildings 4, 6, 7, 10, 11, 12, and 13: 5,625-square feet
On and Off -Site Circulation:
A 128,117-square foot (approximately) paved parking lot provides parking for vehicles using this site.
Two 24-foot wide shared driveways are located at the west entrance and east entrances to the site off
of Old Valley Road.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: English Cottage [3-unit]
Buildings 1, 5, and 14
Roof: Composition Shingle (Weatherwood)
Walls: Limestone (Antique Pearl), board and batten siding (SW 7005 Pure White), lap siding (SW 0055
Light French Gray)
Windows/Doors: Aluminum (SW 7005 Pure White, SW 6991 Black Magic), glass (light grey tint)
Fascia/Trim: metal (SW 7005 Pure White, SW 6991 Black Magic), wood (SW 7005 Pure White, SW
6991 Black Magic)
Proposed Building Design: Craftsman [5-unit]
Buildings 2, 3, 8, and 9
Roof: Composition Shingle (Weatherwood)
Walls: Limestone (Chardonnay), board and batten siding (SW 7543 Avenue Tan), lap siding (SW 2861
Avocado), shingle siding (SW 2807 Rookwood Medium Brown)
Windows/Doors: Aluminum (SW 7008 Alabaster, SW 2839 Roycroft Copper Red), glass (light grey
tint)
Fascia/Trim: metal (SW 7008 Alabaster, SW 2839 Roycroft Copper Red), wood (SW 7008 Alabaster,
SW 2839 Roycroft Copper Red)
Proposed Building Design: English Cottage [5-unit]
Buildings 4, 6, 7, 8, 9, 10, 11, 12, and 13
Roof: Composition Shingles (Weatherwood)
Walls: Limestone (Antique Pearl), board and batten siding (SW 7005 Pure White), lap siding (SW 0055
Light French Gray)
Windows/Doors: Aluminum (SW 7005 Pure White, SW 6991 Black Magic), glass (light grey tint)
Fascia/Trim: metal (SW 7005 Pure White, SW 6991 Black Magic), wood (SW 7005 Pure White, SW
6991 Black Magic)
Page 6 of 32
K:*Planning Dept\Bagle Applications \Dt12024'Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: The tree inventory provided with the design
review application shows 220 existing trees on the site. The applicant is proposing to remove 220 trees.
Below is a list of existing trees the applicant is proposing to remove from the site.
Tree Specie
Tree #
Caliper/
Height
Condition
Remove/
Retained
Replacement
Inches/Feet
per ECC
Swamp Oak
(2)
1, 2
14"
14"
Good
Good
Remove
TBD
Elm (27)
6"
Good
Remove
TBD
3,4,5,6,7,8,
6"
Good
16, 62, 63, 64,
103, 104, 105,
8"
Good
106, 107, 162,
12"
Good
169, 191, 192,
211, 212, 213,
6"
Good
214, 215, 216,
6"
Good
217, 218
6"
Good
6"
Good
6"
Good
6"
Good
5"
Good
5"
Good
5"
Good
12"
Topped
12"
Topped
8"
Good
20"
Topped
28"
Good
20"
Good
25"
Good
3-6"
Good
3-6"
Good
3-6"
Good
3-6"
Good
3-6"
Good
3-6"
Good
Good
Page 7 of 32
K:\Planning Dept\Eagle Applications\ Dr 12024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
20"
Pear (20)
9, 117, 118,
119, 120, 121,
122, 123, 124,
125, 126, 127,
128, 151, 170,
181, 182, 183,
184, 185,
6"
6"
6"
6"
12"
8"
10"
6"
6"
6"
6"
4"
4"
6"
8"
3"
3"
3"
3"
3"
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Topped
Topped
Good
Good
Good
Good
Good
Remove
TBD
Apricot (5)
10, 11, 12, 13,
14,
5"
6"
6"
6"
5"
Good
Good
Good
Good
Good
Remove
TBD
Apple (2)
15, 116
7"
5"
Good
Good
Remove
TBD
Russian Olive
(31)
17, 18, 129,
130, 131, 132,
133, 134, 135,
163, 164, 165,
166, 167, 168,
171, 172, 173,
174, 175, 176,
177, 178, 179,
12"
12"
8"
8"
8"
8"
Good
Good
Good
Good
Good
Good
Remove
TBD
Page 8 of 32
K:\Planning Dept\Eagle Applications\Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
180, 197, 198,
10"
Topped
199, 200, 201,
202
10"
Topped
pp
6-12"
Topped
6-12"
Topped
6-12"
Topped
6-12"
Topped
6-12"
Topped
6-12"
Topped
8-12"
Topped
8-12"
Topped
8-12"
Topped
8-12"
Topped
8-12"
Topped
8-12"
Topped
8-12"
Topped
8-12"
Topped
8-12"
Topped
8-12"
Topped
4-10"
Good
4-10"
Good
4-10"
Good
4-10"
Good
4-10"
Good
4-10"
Good
Cottonwood
6"
Good
Remove
TBD
(119)
6"
Good
19, 20, 21, 22,
23, 24, 25, 26,
6"
Good
27, 28, 29, 30,
6"
Good
31, 32, 33, 34,
35, 36, 37, 38,
5"
Good
39, 40, 41, 42,
6"
Good
43, 44, 45, 46,
47, 48, 49, 50,
4"
Good
51, 52, 53, 54,
6"
Good
55, 56, 57, 58,
59, 60, 65, 66,
3"
Good
67, 68, 69, 70,
71, 72, 73, 74,
3"
Good
75, 76, 77, 78,
Page 9 of 32
K:\Planning Dept\Eagle Applications \Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
79, 80, 81, 82,
83, 84, 85, 86,
87, 88, 89, 90,
91, 92, 93, 94,
95, 108, 109,
110, 111, 112,
113, 114, 115,
136, 137, 138,
139, 140, 141,
142, 143, 144,
145, 146, 147,
148, 149, 150,
152, 153, 154,
155, 156, 157,
158, 159, 160,
161, 186, 187,
188, 189, 190,
193, 194, 195,
196, 204, 205,
206, 207
3"
3"
3"
6"
5"
4"
4"
4"
5"
6"
6"
5"
4"
3"
3"
5"
4"
4"
4"
6"
6"
8"
8"
10"
10"
10"
10"
10"
8"
8"
7"
8"
3-6"
3-6"
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Half dead
Half dead
Half dead
Half dead
Half dead
Half dead
Half dead
Half dead
Half dead
Half dead
Good
Good
Page 10 of 32
K:\Planning Dept'Eagle Applications \ Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
3-6"
6-12"
6-12"
6-12"
6-12"
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Good
Topped
Topped
Topped
Topped
Page 11 of 32
K:\Planning Dept\Eagle Applications \Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
6-12"
8"
8"
8"
8"
8"
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Topped
Page 12 of 32
K:\Planning Dept\Eagle Applications\Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
20"
20"
20"
20"
12"
12"
12"
12"
Good
Good
Good
Good
Good
Good
Good
Good
Juniper (2)
3"
Good
Remove
TBD
61, 203
8"
Good
Willow (8)
30"
Topped
Remove
TBD
96, 97, 98, 99,
30"
Topped
100, 220 101, 102,
30"
Topped
30"
Topped
30"
Topped
30"
Topped
30"
Topped
30"
Dead
Ash (1)
14"
Good
Remove
TBD
208
Sycamore (2)
26"
Good
Remove
TBD
209, 210
26"
Good
Cherry (1)
20"
Good
Remove
TBD
219
Total caliper inches/feet of trees required to be replaced on
site
TBD by the
Design
Review
Board and
City Council
Total caliper inches/feet removed from the site
—1900 "
Note: Undesirable is Elm, Cottonwood, Russian Olive, and
165" (good)
Willow
845"
Good is Pear, Juniper, Swamp Oak, Apricot, Apple, Ash,
(undesirable)
Sycamore, and Cherry
779 "
(topped)
111" (dead)
Total caliper inches proposed for mitigation
0"
Page 13 of 32
K:\Planning Dept\Eagle Applications\ Dr\2024'Riverwood Condos Buildings & Landscape DR-2024-IO\Riverwood Condo Bldgs & LS Findings CC.docx
Tree Replacement Calculations: The applicant is proposing to remove 220 trees from the site. The
applicant has not identified any proposed mitigation. See page 24 for more information.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along Old Valley Road and State Highway 44 and are not shown
along North Linder Road.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 10% interior landscaping is required, 10% is proposed.
O. TRASH ENCLOSURES:
Two (1) 190-square foot trash enclosures are proposed to be located near the southwest corner of
Building 14 and northeast corner of Building 6. The enclosure is proposed to be constructed of CMU
walls and metal gates; all of which will match the colors used in the construction of the buildings.
P. MECHANICAL UNITS:
The applicant is proposing to use ground mounted and rooftop mechanical units. The ground mounted
mechanical units are proposed to be screened with landscaping and the roof mounted mechanical units
are proposed to be located within a roof well and screened from view.
Q.
OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage was received. The LED lighting
is shown to be 4000K which does not comply with Eagle City Code Section 8-4-4-2. See discussion on
page 27.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR-2024-11) has
been submitted for the approval of the master sign plan criteria for the buildings and on the site.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within Veolia Water service area and within the boundaries of the Eagle Sewer District.
T. PUBLIC USES PROPOSED: None.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
V. SPECIAL ON -SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees - yes
Riparian Vegetation - no
Steep Slopes - no
Page 14 of 32
K:\Planning Dept\Eagle Applications\ Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required.
X. AGENCY RESPONSES:
The following agencies have responded, and their correspondence is attached to the staff report.
Ada County Highway District
Central District Health
Eagle Fire Department
Eagle Sewer Department
Historic Preservation Commission
Idaho Department of Environmental Quality
Idaho Transportation Department
Valley Regional Transit
Y. LETTERS FROM THE PUBLIC: None received to date.
Z. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions, if any, that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator, Design Review Board, or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
c. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district;
d. Will not interfere with the visual character, quality, or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
e. Will have facades, features, and other physical improvements that are designed as a whole,
when viewed alone as well as in relationship to surrounding buildings and settings;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
Will provide safe and convenient access to the property for both vehicles and pedestrians
g.
Page 15 of 32
K:\planning Dept\Eagle Applications\Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
through patterned traffic circulation and connectivity to abutting development;
h. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly
and walkable environment in balance with protecting a viable commercial center in the area;
and
i. Will have signs, if proposed, that are harmonious with the architectural design of the building
and the adjacent buildings, and will not cover or detract from desirable architectural features.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF
THE CITY COUNCIL'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Mixed Use
Suitable for a mixture of uses including limited office, limited commercial, and residential. Residential
densities within the designation is up to 20 units per acre but density will be determined on a site by
site basis. Uses should complement and not take away from downtown Eagle. Development within this
land use designation should be required to proceed through the PUD and/or development agreement
process. See the planning area text for a complete description of site specific uses.
B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
3.3 A landscaped buffer a minimum of ten feet (10') wide by 6 feet high is required along the easterly
property line to screen the residential property from the site as required by ECC 8-2A-7-J.
3.7 A Lot Line Adjustment application shall be submitted to and approved by the City prior to
issuance of a building permit to remove the lot line between the two parcels.
3.10 Owner shall complete the Design Review process for the site as required by Eagle City Code
showing at a minimum the following as applicable: 1) proposed development signage, 2) planting
details within the proposed and required landscape islands and all Common areas throughout the
development, 3) elevation plans for all proposed common area structures, 4) useable amenities
such as picnic tables, covered shelters, benches, gazebos, bike racks, and/or similar amenities, 5)
elevations of all buildings, 6) screening of all mechanical elements, and 7) screening of the trash
and recycling receptacles . The design review application shall be reviewed and approved by the
Eagle Design Review Board prior to commencing construction of the applicable structure(s).
3.11 The Property as depicted on the Concept Plan is to be developed with a combination of office,
retail, and restaurant uses. The Property can be developed and used consistent with the Mixed
Use Land uses allowed by Eagle City Code Section 8-2-3 "Official Schedule of District
Regulations", existing at the time a design review application or conditional use permit
application (whatever the case may be) is made for individual building use.
All uses shown as "P" permitted under the MU zoning designation within the Eagle City Code
Section 8-2-3 shall be considered permitted uses and all uses shown as "C" conditional uses under
the MU zoning designation shall require a conditional use permit, except as provided herein.
Retail uses are shown as "C" conditional uses under the MU zoning designation within the Eagle
City Code Section 8-2-3. Retail use on site is permitted but shall not exceed 28,175 square feet
and shall be restricted to "limited retail" uses as defined by the Eagle City Code.
Page 16 of 32
K:\Planning Dept\Eagle Applications \ Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
3.13 All living trees, if any, that do not encroach upon the buildable area on any lot shall be preserved,
unless otherwise determined by the Design Review Board. A detailed landscape plan showing
how the trees, if any, will be integrated into the open space areas (unless approved for removal
by the Design Review Board) shall be provided for Design Review Board approval prior to
issuance of any building permits.
3.16 Owner shall include a sidewalk along the southern frontages of buildings 10-14 and design the
elevations for these units to orientate towards Old Valley Road prior to submittal of a design
review application.
3.17 The Owner shall enter into a Traffic Mitigation Agreement to address the required Idaho
Transportation Department improvements. The Owner shall be required to provide a copy of the
executed Idaho Transportation Department Traffic Mitigation Agreement to the City prior to
issuance of a zoning certificate for the first structure.
C. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi -family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-2A-6(A)(5): Utilities:
Utility service systems shall not detract from building or site design. Cable, electrical, and
telephone service systems shall be installed underground, and the design review board shall
consider:
a. Size and location of all service systems for appropriate appearance and maintenance
accessibility;
b. The location and design of transformers, pad mount and roof mounted mechanicals and
electrical equipment shall be reviewed and approved by the design review board. All roof
mounted mechanicals shall be completely screened from view through the use of a parapet wall
when utilizing a flat roof design or shall be enclosed within the building when utilizing a roof
design other than a flat roof. "Screened from view" shall mean "not visible" at the same level
or elevation of the parapet wall (e.g., the perspective generally as shown on an elevation plan);
c. The location and sizes of all utility lines, manholes, poles, underground cables, gas lines, wells,
and similar installations; and
d. The continued maintenance of these service systems.
• Eagle City Code Section 8-2A-6(A)(6): Building Design:
a. Building Mass: The mass of the building shall be reviewed for its relationship with existing
development in the immediate surrounding area and with the allowed use proposed by the
applicant;
b. Proportion Of Building: The height to width relationship of new structures shall be compatible
and consistent with the architectural character of the area and proposed use;
Page 17 of 32
K:\Planning Dept\Eagle Applications \Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
c. Relationship Of Openings In The Buildings: Openings in the building shall provide interest
through the use of such features as balconies, bays, porches, covered entries, overhead
structures, awnings, changes in building facade and roofline alignment, to provide shadow
relief. Avoid monotonous flat planes;
d. Relationship Of Exterior Materials: The design review board shall determine the
appropriateness of materials as they relate to building mass, shadow relief, and existing area
development. Use of color to provide blending of materials with the surrounding area and
building use, and the functional appropriateness of the proposed building design as it relates to
the proposed use shall be considered; and
e. Allowed Architectural Styles: The architecture styles provided in the EASD book are approved
examples for applicants to follow when designing for Eagle architecture.
• Eagle City Code Section 8-2A-6(B)(3): Fences:
a. Block (with columns), which may include brick, rock, stone or similar veneer;
b. Brick (with columns);
c. Wrought iron;
d. Decorative wood and vinyl fencing may be permitted if the city determines that the style of
fence proposed is complementary to the building architecture and overall site design;
e. Dog ear cedar, fir, chain link, barbwire, razor wire, and similar high maintenance and/or
unsightly fencing is prohibited. However, powder coated chain link fencing may be permitted
for use on school sites.
• Eagle City Code Section 8-2A-6(B)(4): Decks and Patios:
a. Concrete (stamped finish and smooth finish);
b. Brick pavers;
c. Wood -polymer composite lumber;
d. Wood (pressure treated, redwood).
• Eagle City Code Section 8-2A-7(C): Retention, Removal, and Replacement of Trees:
1. Retention Of Existing Trees:
a. Existing trees shall be retained unless removal is approved in writing by the city.
2. Removal And Replacement Of Existing Trees:
a. Where trees are approved by the city to be removed, replacement with a species identified in
section 8-2A-7Q of this article is required. For each caliper inch of deciduous tree removed,
an equivalent amount of caliper inches shall be replanted. For each vertical foot of coniferous
tree removed, an equivalent amount of vertical feet shall be replanted.
Example: An eight inch (8") caliper deciduous tree is removed, an acceptable replacement
would be four (4) two inch (2") caliper deciduous trees. A twelve foot (12') tall coniferous
tree is removed, an acceptable replacement would be two (2) six feet (6') tall coniferous trees.
b. When a homeowners association or its agent removes tree(s) from a subdivision common
area to appropriately thin an overgrown canopy, replacement shall not be required provided
the site remains in compliance with subdivision's approved landscape plan as determined by
the city.
Page 18 of 32
K:\Planning Dept\Eagle Applications \ Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
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.
d. In cases where the condition of the tree(s) constitutes an "emergency" as defined in section
8-1-2 of this title, the tree(s) may be removed without approval provided that the city is
notified after the tree's removal and provided with documentation indicating the tree's
condition at time of removal.
e. Planting within public rights of way shall be with approval from the city and the public entity
owning the property.
3. Damage During Construction: Existing trees or shrubs that are retained shall be protected from
damage to bark, branches, or roots during construction. Construction or excavation occurring
within the drip line of any public or private retained tree or shrub may severely damage the tree
or shrub. Any severely damaged tree shall be replaced in accordance with subsection C2 of this
section.
4. Grade Changes And Impervious Surfaces: Grade changes and impervious surfaces shall be
allowed at a distance from the trunk of a retained tree equal to the diameter of the tree trunk
plus six feet (6'), or to the drip line, whichever is furthest from the trunk.
5. Minimum Landscaping: Existing vegetation which is to be retained may be used to satisfy the
minimum required landscaping.
• Eagle City Code Section 8-2A-7(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.
c. To conceal outdoor storage areas, trash receptacles, exposed equipment associated with any
commercial or industrial activity, and off street loading when adjacent to or in view from
a residential activity or public street right of way, a five foot (5') wide by six foot (6') high
landscaped buffer is required.
3. Materials:
a. All buffer areas shall be comprised of, but not limited to, a mix of evergreen and deciduous
trees, shrubs, and ground cover in which evergreen plant materials comprise a minimum
of sixty percent (60%) of the total plant material used.
b. Height requirements shall be accomplished with plant material, with a fence or decorative
wall.
Page 19 of 32
K:\Plaoning Dept\Eagle Applications'Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
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.
d. Chainlink fencing, with slats or otherwise, and cedar fencing is prohibited for screening.
6. Design Considerations For Residential Developments:
a. For design flexibility, half of the required shade trees may be substituted on a two to one
(2:1) basis with ornamental and evergreen trees.
b. Buffer areas should include a variety of species, arranged to create varied and attractive
views. Open fences, decorative walls, and berms may be used. Height changes, offset
angles, different materials, and other design techniques are required so as to create variety.
• Eagle City Code Section 8-2A-7(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.
4. Parking Lot Interior Landscaping:
a. Calculated Amount: Interior parking lot landscaping shall be required on any parking lot
with ten (10) spaces and above. The required amount of landscaping is based on a sliding
scale, as follows:
Total
Number
Of Spaces
Percent Of Total Area Of
A Lot That Must Be An
Interior Landscaped Area
51+
10 percent
b. Additional Requirements:
(1)
(2)
(3)
No interior planter shall be less than five feet (5') in any dimension.
No parking space shall be more than sixty feet (60') from an interior landscaped area.
Parking islands are to be as evenly spaced as feasible throughout the lot to consistently
reduce the visual impact of long rows of parked cars.
(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').
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.
(5)
Page 20 of 32
K:\Planning Dept\Eagle Applications\Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
• Eagle City Code Section 8-2A-7(M): Parkway Strips, Separated Sidewalks, and Street Trees:
1. Except as may otherwise be required within the DDA, TDA, CEDA, and DSDA sidewalks shall
be separated from the curb along all streets. An eight foot (8') wide minimum parkway planter
strip planted with shade class (class H) trees shall be required between the sidewalk and street
to provide a canopy effect over streets.
2. In all required applications, excluding residential developments, one street tree, selected from
the approved tree list in subsection Q of this section, shall be planted per thirty five (35) linear
feet of street frontage.
3. Within residential developments one shade class (class II) tree selected from the approved tree
list in subsection Q of this section shall be located on both sides of all streets within the eight
foot (8') wide landscape strip between the sidewalk and the curb. Trees shall be planted at the
front of each lot generally located on each side lot line corner with the distance between trees to
be a minimum of thirty five feet (35') and a maximum of eighty feet (80') of street frontage.
4. In all cases, any planting within public rights of way shall be with approval from the public
and/or private entities owning the property.
• Eagle City Code Section 8-2A-7(0): Alternative Methods of Compliance:
1. Project Conditions: It is not the intent of these landscape requirements to inhibit creative
solutions to land use problems. Under certain site conditions, a strict interpretation of
requirements may be either physically impossible or impractical. Alternative compliance is a
procedure that allows certain modifications to existing regulations within this section. Requests
for use of alternative landscaping schemes are justified only when one or more of the following
conditions apply:
a. The sites involve space limitations or unusually shaped parcels;
b. Topography, soil, vegetation, or other site conditions are such that full compliance is
impossible or impractical;
c. Due to a change of use of an existing site, the required buffer yard is larger than can be
provided; and
d. Safety considerations are involved.
2. Request For Alternative Method Of Compliance: The applicant must provide the city with a
written request if an alternative method of compliance is proposed. The request shall state
which requirement as set forth within this section is to be modified, what project conditions
stated within subsection 01 of this section justify using the proposed alternative, and how the
proposed alternative equals or exceeds said requirement.
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.
Page 21 of 32
K:\Planning Dept\Eagle Applications\Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
• Eagle City Code Section 8-4-4-2(A): Site and Building Lighting:
1. All parking areas shall be illuminated in accordance with the provisions of this chapter.
2. Any lights used to illuminate a site and building shall be arranged to reflect the light away from
the adjoining property.
3. Except as noted in subsection A4 of this section, all site and building lighting shall be recessed
or shielded to direct all light downward and the source of the light (including the lamp and any
nonopaque material/lens covering the lamp) shall not be directly visible by a person of average
height standing on the property line of any public right of way, or any private street, or on the
property line of any residentially zoned parcel of land or parcel of land used for residential
purposes.
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:
a. Twenty feet (20') for parking lots with less than two hundred (200) spaces;
b. Twenty five feet (25') for parking lots with more than two hundred (200) spaces but less
than five hundred (500) spaces;
c. Thirty feet (30') for parking lots with more than five hundred (500) spaces;
d. Fifteen feet (15') for any pole within fifty feet (50') of a property line of any residentially
zoned parcel of land or parcel of land used for residential purposes.
6. Except as otherwise permitted within this title, incandescent lights, two hundred fifty (250) watt
maximum high pressure sodium lights, 3000K maximum LED lights (or approved equivalent)
shall be the only type of site and building lighting permitted.
9. It shall be the responsibility of the property owner to supply power in perpetuity to all lighting,
including streetlights located within the right of way, required by this title.
10. Lighting plans shall be reviewed and approved by the zoning administrator prior to issuance
of a building/zoning permit.
D. DISCUSSION:
• The applicant is requesting design review approval to construct fourteen multi -tenant office,
business and professional/restaurant/retail buildings. Seven buildings are 5-plex units and 5,625-
square feet each, four buildings are 5-plex units and 5,500-square feet each, and three buildings are
3-plexes and 3,250-square feet each. The applicant's justification letter states that the buildings
designs are from the Craftsman and English Cottage styles of architecture as outlined in the Eagle
Architecture and Site Design book. The Craftsman style is designed with board and batten and lap
siding, limestone, and shingle siding for accent, low pitch roofs with gables, and tapered column
porches in the front. The English Cottage style is design utilizes multiple roof pitches, board and
batten, lap siding, and masonry elements.
The proposed buildings should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 8-2A-13(B)(2)(d)&(e), the proposed buildings should be
designed to not interfere with the visual character, quality or appearance of the surrounding area
Page 22 of 32
K:\Planning Dept\Eagle Applications \Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
and City, and where possible, enhance the continuity of thematically common architectural
features, and will have facades, features, and other physical improvements that are designed as a
whole, when viewed alone as well as in relationship to surrounding buildings and settings. Staff
defers comment of the proposed building regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board.
• The landscape plan shows a 10-foot wide landscape buffer along the east property line as required
with development agreement condition of development no. 3.3; however, the landscape buffer area
consists of deciduous trees and flowering shrubs and ground cover.
Pursuant to Eagle City Code Section 8-2A-7(J)(3)(a), buffer areas are required to be comprised of
a mix of evergreen and deciduous trees, shrubs, and ground cover in which evergreen plant
materials comprises of 60% of the total plant material. The applicant should be required to provide
a revised landscape plan showing a minimum of 60% evergreen plant material within the 10-foot
wide buffer along the east property line. 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 6-foot tall vinyl fence proposed along the east property line as part of
the buffer requirement between commercial and residential uses.
Q�sanne POSTS46 C ..
.� MN. FENCE
u.
Or.
;SPA TS. .MOAMP
um. sown/ rovow3
KM, LAP SPLICES OVER POSTS MO 1•1101 AT
.T �PNCLHEYTT.KW,n.T5
,1.6,E14.11E,EArowEEE
CP/VSTRUCTURAL MOW. MONDE
MOWS EDGES
COc
00011.00.1. IMPORT
ET..F.ahK,S 1E.O.
DiPPeM :rE � aMk
APPUCIALF
E 1 PROPOSED VINYL SCREEN FENCE
Page 23 of 32
K:\Planning Dept'Eagle Applications\Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
Pursuant to Eagle City Code 8-2A-6(B)(3), decorative vinyl fencing may be permitted if the City
determines that the style of fence proposed is complementary to the building architecture and
overall site design. Staff defers comment regarding the vinyl fencing to the Design Review Board.
• The landscape plan shows several seating areas throughout the site; however the details of the
seating area (i.e. material, number of benches, etc.) was not received.
The applicant should be required to provide an enlarged detail of the seat areas showing the
material, number of benches, etc. 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.
• There are 220 trees located on the site that the applicant is proposing to remove. The trees to be
removed are dead (Willow, Cottonwood), topped (Willow, Elm, Cottonwood, Russian Olive, Pear),
undesirable (Elm, Russian Olive, Cottonwood, Willow, Pear), and healthy (Swamp Oak, Apricot,
Apple, Juniper, Ash, Sycamore, Cherry). A total of 165-caliper inches of trees are noted as healthy
and desirable on the tree mitigation plan. The applicant has not identified which mitigation option
they have chosen to use for mitigation for the healthy trees. 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 Black Locust trees do not require replacement. Pursuant to Eagle City Code Section 8-
2A-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 165-caliper inches to the Design Review Board.
If the City approves the removal of the trees and does not require mitigation, no additional trees are
required.
-OR-
If the City approves the removal of the trees and does required mitigation, the applicant should be
required to provide a revised landscape plan showing an additional 165-caliper inches of tree (83,
2-inch caliper trees) planted on site. The revised landscape plan should be reviewed and approved
by staff prior to the submittal of a final plat application.
- OR-
If the City approves the removal of the trees and does required mitigation, the applicant may opt to
pay an in lieu fee into the tree fund in the amount of $28,875.00 (165-caliper inches x $175.00 per
caliper inch). The payment to the tree fund should be received by the City prior to the submittal of
a final plat application.
- OR-
Page 24 of 32
K:\Planning Dept\Eagle Applications\Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
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 submittal of a final plat
application or commencement of any construction/demolition on the site, whichever occurs first.
• The landscape plan shows two trash enclosures on the site with ground cover and shrubs planted
around them.
O ' 25'gr
Q :00 r G
Pursuant to Eagle City Code Section 8-2A-7(J)(2)(c), a five foot wide by six foot high landscape
buffer is required around three sides of the trash enclosure. The applicant should be required to
provide a revised landscape plan showing a five foot wide by six foot high landscape buffer around
three sides of both trash enclosures. 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 interior parking lot landscaping that totals 7%. Pursuant to Eagle City
Code Section 8-2A-7(K)(4), 10% interior parking lot landscaping is required for parking lots with
51+ spaces. The applicant should be required to provide a revised landscape plan showing 10%
interior parking lot landscaping on the site. The revised landscape plan should be reviewed and
approved by staff and one member of the Design Review Board prior to the issuance of a zoning
certificate.
• The landscape plan shows interior planters that are less than 5-foot wide. Pursuant to Eagle City
Code Section 8-2A-7(K)(4)(b)(1), no interior planter is permitted to be less than 5-feet wide. The
applicant should be required to provide a revised landscape plan showing all interior planters a
minimum of 5-feet wide. The revised landscape plan should be reviewed and approved by staff
prior to the issuance of a zoning certificate.
• The landscape plan shows four terminal islands that are not planted with a tree. Pursuant to Eagle
City Code Section 8-2A-7(K)(4)(b)(5), a terminal island for a single row of parking spaces is
required to be landscaped with at least one tree and shrubs, ground cover, or grass and terminal
islands for a double row of parking are required to be planted with two trees and shrubs, ground
cover, or grass. The applicant should be required to provide a revised landscape plan showing one
tree planted in all terminal islands for a single row of parking spaces and two trees planted in all
terminal islands for a double row of parking spaces. The revised landscape plan should be reviewed
and approved by staff prior to the issuance of a zoning certificate.
• The landscape plan shows class I street trees in the parkway strip along State Highway 44 due to
the existing overhead power lines, no street trees in the parkway strip along North Linder Road,
and class III street trees in the parkway strip along Old Valley Road. Pursuant to Eagle City Code
Section 8-2A-7(M), an 8-foot wide parkway planter planted with shade class II trees along all
streets.
The applicant should be required to provide a revised landscape plan showing class II street trees
proposed within the parkway strip along North Linder Road and Old Valley Road. 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.
Page 25 of 32
K:\Planning Dept\Eagle Applications \Dr\2024\ Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
Staff defers comment regarding the class I street trees within the parkway strip along State Highway
44 to the Design Review Board.
The lighting and photometric plan shows parking lot and building lighting that is illuminated with 4000K
LED lighting. In addition, it is unclear whether the building wall lighting light source will be visible or
not. Pursuant to Eagle City Code Section 8-4-4-2, LED lighting is permitted to be a maximum of 3000K
and all site and building lighting is required to be shielded to direct light downward and the source of the
light (including the lamp and nonopaque material/lens covering the lamp) cannot be directly visible by a
person of average height standing on the property line of any public right of way, or on the property line
of any residentially zoned parcel of land. The applicant should be required to provide a revised lighting
and photometric plan showing all LED lighting a maximum of 3000K. Provide a detail of the building
wall lighting showing how the lighting will be shielded to direct the light downward and the source of the
light is not visible. The revised plan and detail should be reviewed and approved by staff and one member
of the Design Review Board prior to the issuance of a zoning certificate.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date, if the requested design review application is approved,
staff recommends the site specific conditions of approval and standard conditions of approval provided
within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on April 25, 2024, at
which time the Board made their decision.
BOARD DELIBERATION:
On April 25, 2024, upon completion of the applicant's and staff's presentations, the Board discussed during
deliberation that:
• The Board had concerns regarding the building elevations including the Pure White color, roof pitch of
the Craftsman style, and design of the restaurant roof.
• The Board had concerns regarding the landscape plan including the required buffers, tree mitigation,
screening of utilities, and items that need to be addressed per the site specific conditions of approval.
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 in favor of the applicant's revised building elevations with the addition of site specific
conditions nos. 18, 19, and 20.
• The Board is in favor of the proposed tree mitigation the applicant has submitted.
• The Board is in favor of the revised landscape plan with the modification to site specific condition no.
9.
BOARD DECISION:
The Board voted 5 to 0 (Mihan recused; Grubb absent) to recommend approval of DR-2024-10 for a design
review application for 14 multi -tenant office (business/professional)/retail/restaurant buildings within
Riverwood Condominiums, with the following site specific conditions of approval and standard conditions
of approval provided within their findings of fact and conclusions of law document, dated March 27, 2025.
Page 26 of 32
K:\Planning DepttEagle Applications \ Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on April 8, 2025. The City
Council continued this item to April 22, 2025, at which time the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2024-10 for a design review application for 14 multi -tenant office
(business/professional)/retail/restaurant buildings within Riverwood Condominiums, with the following
Design Review Board recommended site specific conditions of approval and standard conditions of
approval with text shown with underline to be added by the Council.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of A-11-22 & RZ-13-22.
2. The revised landscape plan, dated stamped by the City on May 24, 2024, showing a minimum of 60%
evergreen plan material within the 10-foot wide buffer along the east property line is approved.
3. The revised landscape plan, dated stamped by the City on May 24, 2024, showing details of the seat
areas is approved.
4. The City approves the removal of the trees and accepts the mitigation of 165-caliper inches as shown
within the revised landscape plan, date stamped by the City on May 24, 2024.
5. The revised landscape plan, dated stamped by the City on May 24, 2024, showing a five foot wide by
six foot high landscape buffer around three sides of both trash enclosures is approved.
6. The revised landscape plan, dated stamped by the City on May 24, 2024, showing 10% interior parking
lot landscaping is approved.
7. The revised landscape plan, dated stamped by the City on May 24, 2024, showing all interior planters
a minimum of 5-feet wide is approved.
8. The revised landscape plan, dated stamped by the City on May 24, 2024, showing one tree planted in
all terminal islands for a single row of parking spaces and two trees planted in all terminal islands for
a double row of parking spaces is approved.
9. Provide a revised landscape plan showing class II street trees proposed within the parkway strip along
North Linder Road or on the east side of the sidewalk if easements/utilities do not allow trees planted
in the parkway strip. 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.
10. The revised lighting plan, dated stamped by the City on May 24, 2024, showing all LED lighting a
maximum of 3000K is approved.
11. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
12. 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.
13. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
14. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
15. All ground mounted mechanical units shall be with landscaping. All rooftop mechanical units shall be
fully screened by the roof well.
Page 27 of 32
K:\Planning Dept\Eagle Applications \Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
16. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
17. No signs are proposed with this application and none are approved.
18. Provide revised building elevations for the 5-unit buildings showing options for the center massing of
the rear elevation (i.e. adding a gable, etc.) to screen the front center gable from view. Provide roof
details for the 5-unit restaurant building clarifying what the roof pitches will be. The revised building
elevations and details shall be reviewed and approved by staff and two members of the Design Review
Board prior to the issuance of a zoning certificate.
19. Provide revised building elevations (3-unit and 5-unit English Cottage) showing the Board and Batten
Siding color to be SW7008 Alabaster White. The revised building elevations shall be reviewed and
approved by staff and two members of the Design Review Board prior to the issuance of a zoning
certificate.
20. Provide physical material samples and colors of all colors identified on the building elevations. The
physical material samples and colors shall be reviewed and approved by staff and two members of the
Design Review Board prior to the issuance of a zoning certificate.
21. The composite fencing detail, date stamped by the City on April 14, 2025, is approved. Provide a
revised landscape plan showing composite fencing located along the east property line. The revised
landscape plan shall be reviewed and approved by staff 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.
Page 28 of 32
K:\Planning Dept\Eagle Applications\Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\ Riverwood Condo Bldgs & LS Findings CC.docx
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or interested
in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works Construction. A
copy of such written approval and certification shall be filed with the construction drawing and
submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever
occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, or other irrigation entity associated with such ditch,
pipe or other structure, or canal. The applicant shall submit a copy of the written approval from the
irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
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."
Page 29 of 32
K:\Planning Dept\Eagle Applications\Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
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. A11 design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those required
by the above conditions, will require submittal of an application for modification and approval of that
application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Use, or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations", and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application, shall require the applicant to submit
a Zoning Permit application to the City and comply with all rules, regulations, ordinances, plans, or
Page 30 of 32
K:\Flanning Dept\Eagle Applications\ Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the City of Eagle of its intent to changes the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City Code
(one year from approval date).
26. All ground -mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed design review application
(DR-2024-10) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Council reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and fourteen multi -tenant buildings are permitted with the approval of a design
review application within the MU-DA (Mixed Use with a development agreement) zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed buildings are designed to complement
the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the proposed parking complies with the amount
of parking required per Eagle City Code;
D. Will not interfere with the visual character, quality, or appearance of the surrounding area and city,
and where possible, enhance the continuity of thematically common architectural features since the
buildings have been designed to meet the Craftsman and English Cottage styles of architecture;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the buildings
have been designed to be harmonious with the surrounding buildings;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the buildings do not exceed 35-feet as permitted within Eagle City Code;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site has been
designed with sidewalk connections throughout the site;
Page 31 of 32
K:\Planning Dept\Eagle Applications\Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10Utiverwood Condo Bldgs & LS Findings CC.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. As approved with design review application DR-2024-11, all signs will be required to be
harmonious with the architectural design of the buildings and will not cover nor detract from
desirable architectural features.
DATED this 13th day of May 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
ATTEST:
Tracy E. OEagle City Clerk
Regulatory Taking Notice: In accordance with section 67-6519, Idaho Code, Applicant has the right,
pursuant to section 67-8003, Idaho Code, to request a regulatory taking analysis.
Page 32 of 32
K:\Planning Dept\Eagle Applications \Dr\2024\Riverwood Condos Buildings & Landscape DR-2024-10\Riverwood Condo Bldgs & LS Findings CC.docx