Findings - CC - 2025 - DR-2025-10 - Application for a Design Review for an office (business and professional) and personal improvement building within Stillwater SubBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW FOR AN OFFICE
(BUSINESS AND PROFESSIONAL) AND
PERSONAL IMPROVEMENT BUILDING
WITHIN STILLWATER SUBDIVISION FOR
CROSSFIT E3
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-10
The above -entitled design review application came before the Eagle City Council for their action on April
22, 2025. The application was remanded to staff and came before the Eagle City Council for their action
on June 10, 2025. The Eagle City Council having heard and taken oral and written testimony, and having
duly considered the matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
CrossFit E3, represented by Jeff Hatch with Hatch Design Architecture, is requesting design review
approval for a 10,916-square foot, two story, office (business and professional) and personal
improvement building. The .95-acre site is located on the north side of West Copper Silo Street,
approximately 150-feet west of South Urban Gate Avenue at 2320 West Copper Silo Street (Lot 2,
Block 6, Stillwater Subdivision No. 1).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on February 14, 2025. Revised information
(landscape plan, site plan, building elevations) was received March 18, 2025.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on February 24, 2025, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 12, 2016, the City Council approved a Comprehensive Plan Text Amendment and Map
Amendment, a rezone with a development agreement, and preliminary plat for Stillwater Subdivision
(CPA-04-15/RZ-07-15 and PP-04-15).
On March 24, 2016, the Design Review Board approved the common area landscaping within Stillwater
Subdivision (DR-11-16).
On January 10, 2017, the City Council approved a preliminary plat extension of time for the preliminary
plat of Stillwater Subdivision to be valid until January 12, 2018 (EXT-11-16).
On April 13, 2017, the Design Review Board approved a master sign plan for Stillwater Subdivision
(DR-12-16).
On August 8, 2017, the City Council approved the final plat for Stillwater Subdivision No. 1 (FP-08-
17).
On January 23, 2018, the City Council approved a modification to the final plat for Stillwater
Subdivision No. 1 (FP-08-17 MOD).
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On February 15, 2019, the City approved a modification to the common area landscaping and entrance
to Stillwater Subdivision (DR-11-16 MOD).
On August 9, 2019, the City approved a modification to the master sign plan to change the background
color of the tenant panels, the font color of the tenant signs, and to construct the tenant panels with
punch through illumination on the monument sign (DR-12-16 MOD).
On January 26, 2023, the Design Review Board continued a design review application for a 9,294-
square foot daycare center building (DR-2022-71). This application was withdrawn.
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
Mixed Use
MU-DA (Mixed Use with a
development agreement)
Vacant lot within
Stillwater Development
Proposed
No Change
No Change
Office (business and
professional) and personal
improvement building
North of site
Neighborhood
Residential, Transition
Overlay
R-2-DA-P (Residential with a
development agreement —
PUD)
State Highway 44,
Countryside Estates
Subdivision No. 3
South of site
Mixed Use
MU-DA (Mixed Use with a
development agreement)
Vacant lot within
Stillwater Development
East of site
Mixed Use
MU-DA (Mixed Use with a
development agreement)
Dutch Bros Coffee
West of site
Mixed Use
MU-DA (Mixed Use with a
development agreement)
Vacant lot within
Stillwater Development
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 is undeveloped. Directly north of the site is a common lot within Stillwater Subdivision No. 1
that has been developed with a pathway and landscaping adjacent to State Highway 44.
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J. SITE DATA:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
0.95-acres (41,599-square feet)
5,000-square feet (minimum)
Percentage of Site Devoted
to Building Coverage
22% (approximately)
100% (maximum)*
Percentage of Site Devoted
to Landscaping
14% (approximately)
10% (minimum)
Number of Parking Spaces
45-parking spaces
Incl. 13 compact spaces
44-parking spaces (minimum)
Front Setback (South)
84-feet
0-feet (minimum)*
Rear Setback (North)
20.75-feet
0-feet (minimum)*
Side Setback (West)
41-feet
0-feet (minimum)*
Side Setback (East)
51-feet
0-feet (minimum)*
*Note: Setbacks and lot coverage approved within the Stillwater Subdivision development agreement (RZ-07-15).
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Office (Business and Professional) and Personal Improvement Building:
10,916-square feet
Office (Business and Professional) — 1 parking space per 250-square feet of gross floor area
Personal Improvement — 1 parking space per 250-square feet of gross floor area
10,916-square feet / 250 = 44-parking spaces
• 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 personal improvement:
Proposed Parking Spaces: 45
Required Parking Spaces: 44 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Office (business and professional)" and "Personal Improvement")
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be utilized as an office (business and
professional) and personal improvement (CrossFit) use.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately forty-two feet, four inches (42' 4") high two-story
structure.
Gross Floor Area of Proposed Buildings:
The proposed office (business and professional) and personal improvement building is approximately
10,916-square feet.
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On and Off -Site Circulation:
A 16,540-square foot (approximately) paved parking lot provides parking for vehicles using this site.
Two 24-foot wide shared driveways are located on the south property line and provide access to the
internal drive aisle of the development. One existing 24-foot wide internal drive aisle located south of
site provides access to West Copper Silo Street.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Northwestern
Roof: Metal (Burnished Slate), TPO (Grey)
Walls: Vertical wood siding (Shale — Wire Brushed), stucco (Aesthetic White), thin brick veneer
(Ironworks), brake metal siding (Burnished Slate)
Windows/Doors: Metal (Burnished Slate)
Fascia/Trim: Metal (Dark Bronze, Burnished Slate), metal awnings and staircase (weathered Corten
steel)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees within the common lot
north of the site that will be protected and retained through building construction.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees along State Highway 44 were previously approved (DR-11-16 & DR-11-16
MOD).
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 8% interior landscaping is required, 8% is proposed.
O. TRASH ENCLOSURES:
One (1) 213-square foot trash enclosure is proposed to be located near the southeast corner of the site.
The enclosure is proposed to be constructed of CMU walls and metal gates; all of which will match the
materials and colors used in the construction of the building.
P. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened by parapet walls on the south, east, and west sides and privacy fence on
the north side. No ground mounted mechanical units are proposed and none are approved.
Q. OUTDOOR LIGHTING:
A lighting plan showing the location, style, wattage, illumination type, etc. of site and building lighting
was received. The detailed cutsheets for the terrace guardrail lighting, handrail lighting, and exterior
wall sconce (F) do not provide clarification if the source of the light will be visible.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for the
approval of any signs.
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S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within Veolia Water service area and within the boundaries of the Eagle Sewer District.
T. PUBLIC USES PROPOSED: None.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
V. SPECIAL ON -SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees - no
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required.
X. AGENCY RESPONSES:
The following agencies have responded, and their correspondence is attached to the staff report.
Ada County Highway District
Eagle Fire Department
Eagle Sewer District
Idaho Department of Environment Quality
Idaho Transportation Department
Y. LETTERS FROM THE PUBLIC: None received to date.
Z. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions, if any, that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator, Design Review Board, or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
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c. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district;
d. Will not interfere with the visual character, quality, or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
e. Will have facades, features, and other physical improvements that are designed as a whole,
when viewed alone as well as in relationship to surrounding buildings and settings;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
Will provide safe and convenient access to the property for both vehicles and pedestrians
through patterned traffic circulation and connectivity to abutting development;
h. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly
and walkable environment in balance with protecting a viable commercial center in the area;
and
i. Will have signs, if proposed, that are harmonious with the architectural design of the building
and the adjacent buildings, and will not cover or detract from desirable architectural features.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF
THE CITY COUNCIL'S FINDINGS OF FACT:
g.
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:
3.5 The Setbacks shall be as follows (Product Type Exhibit I):
Flex/Commercial/Office/Residential Condo Area
Zero lot line setbacks are requested for the commercial portion of this project.
Maximum Lot Coverage: 100% (Commercial)
3.8 Except for the limitations and allowances expressly set forth above and the other terms of this
Agreement, the Property can be developed and used consist with the Mixed Use District land
uses allowed by the 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 Eagle City Code
Section 8-2-3 "Official Schedule of District Regulations," shall be considered permitted uses.
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3.14 The single-family dwellings shall be constructed utilizing "Northwestern" style architecture as
shown in Exhibit D. The commercial/residential buildings, live/work residential units,
townhouses, and pool house shall be constructed utilizing "Northwestern" style architecture as
shown in Exhibit E. Eagle Design Review Board approval of the detailed architectural plans for
the development is required prior to the issuance of building permits for commercial/retail
buildings, live/work residential units, townhouses, pool house, pumphouse for irrigation, and
gazebos.
3.21 Owner shall provide and construct, in accordance with the provisions of Eagle City Code Section
9-4-1-6, minimum ten foot (10') wide public pathways, improved with a crushed material alon
the portion of the Property located adjacent to the Boise River and asphalt located adjacent to
State Highway 44. The pathways shall be constructed concurrently with Phase No. 1 of
Stillwater Subdivision. The specific location and design of the pathways (Exhibit H) shall be
approved by the City of Eagle Park and Pathway Development Commission prior to submittal
of a design review application. The developer shall provide a surety in the form of an irrevocable
letter of credit, certificate of deposit, or cash, in the amount equal to one hundred fifty percent
(150%) of the estimated construction cost of the public pathways to guarantee completion. If
the crushed material public pathway is not paved within 5 years the money provided shall be
returned to the developer. The pathways shall be located in a recorded easement or easements
dedicated to and accepted by Eagle as provided in Eagle City Code Section 9-4-1-6(E)(2). The
instrument number of the recorded easement or easements shall be referenced on the face of the
plat, upon recordation of the final plat(s) wherein the pathway is located. Other than any
pathways approved by Eagle, development within the Floodway shall be prohibited.
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(B)(2): Roofs:
e. Metal; standing seam, batten seam (concealed fasteners required);
Metal, standing seam/batten seam is prohibited on mansard roof sections facing a road.
• Eagle City Code Section 8-2A-6(B)(3): Fences:
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
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unsightly fencing is prohibited. However, powder coated chain link fencing may be
permitted for use on school sites.
• Eagle City Code Section 8-2A-7(J): Buffer Areas/Common Lots:
2. Minimum Requirements:
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.
• Eagle City Code Section 8-2A-7(K)(3): Parking Lot Perimeter Landscaping:
Perimeter landscaping requirements define parking areas and prevent two (2) adjacent lots from
becoming one large expanse of paving. This requirement does not hinder the ability to provide
vehicular access between lots.
a. Provide a minimum five foot (5') wide perimeter landscaped strip between the property lines
and the parking lot, and plant with a minimum of one shade tree and five (5) shrubs per thirty
five (35) linear feet of perimeter.
• Eagle City Code Section 8-2A-7(K)(4): Parking Lot Interior Landscaping:
b. Additional Requirements:
(1) No interior planter shall be less than five feet (5') in any dimension.
• 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.
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.
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 the issuance
of a building/zoning permit.
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D. DISCUSSION:
• The applicant is requesting design review approval to construct a 10,916-square foot office
(business and professional) and personal improvement building. The applicant's justification letter
states the design of the building is Northwestern style which is the approved architectural style
within he development agreement. The materials include wood siding, brick, weathered metal, and
stucco. Staff defers comment regarding the building design, materials, and colors to the Design
Review Board.
The proposed building should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 8-2A-13(B)(2)(d)&(e), the proposed building should be
designed to not interfere with the visual character, quality or appearance of the surrounding area
and City, and where possible, enhance the continuity of thematically common architectural
features, and will have facades, features, and other physical improvements that are designed as a
whole, when viewed alone as well as in relationship to surrounding buildings and settings. Staff
defers comment of the proposed building regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board.
• The landscape plan shows a drive aisle along the west property line that is shared with the property
to the west and provides access to parking spaces associated with this building.
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If the construction of this building takes place prior to the construction of the building to the west,
the applicant should be required to provide a revised landscape plan identifying the 24-foot wide
shared drive aisle (along the west property line) to be constructed as part of this approval. The
shared drive aisle (along the west property line) should be constructed prior to the issuance of
certificate of occupancy.
• On March 10, 2016, the Design Review Board approved the common area landscaping within
Stillwater Subdivision. The approval included the entire frontage of the development along State
Highway 44. To date, the landscaping, gabion walls, and pathway only extend in front of the
commercial portion of Stillwater Subdivision No. 1 (in front of this site). Staff is concerned that if
the construction of this building takes place (including the shared drive aisle) prior to the
installation of the required common area landscape frontage that the required screening between
the shared drive aisle and right-of-way will not be installed. Staff defers comment regarding the
common area landscape frontage along State Highway 44 and the timing of the shared drive aisle
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installation to the Design Review Board.
• The building elevations show metal roofing proposed. Pursuant to Eagle City Code Section 8-2A-
6(B)(2)(e), metal roofing is required to have concealed fasteners. The applicant should be required
to provide revised building elevations showing the metal roofing to have concealed fasteners. The
revised elevations should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
• The landscape plan shows a trash enclosure near the southeast corner of the site with a 5-foot wide
buffer area around it planted with Blue Arrow Junipers (north and east sides) and Cloud Nine Tall
Switch Grass (south side).
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 landscape buffer should provide
12-month screening. The applicant should be required to provide a revised landscape plan showing
the plant material on the south side of the trash enclosure to be evergreen plant material to provide
12-month screening of the trash enclosure. The revised landscape plan should be reviewed and
approved by staff prior to the issuance of a zoning certificate.
• The site and landscape plans show a 3-foot, 1-inch landscape buffer along the east property line.
Pursuant to Eagle City Code Section 8-2A-7K)(3), a 5-foot wide landscape buffer between the
parking lot and property line is required. The applicant should be required to provide a revised site
and landscape plan showing the landscape buffer along the east property line 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 site and landscape plan show an interior planter located west of the parking spaces directly
south of the building to be 4-foot, 6-inches wide.
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Pursuant to Eagle City Code Section 8-2A-7(K)(4), all interior planters are required to be a
minimum of 5-feet wide. The applicant should be required to provide a revised site and landscape
plan showing the interior planter located west of the parking spaces directly south of the building
a minimum of 5-feet wide. The revised site and landscape plans should be reviewed and approved
by staff prior to the issuance of a zoning certificate.
• The lighting plan schedule and plan views show three types of site/building lighting; however, the
photos of lighting included on the lighting design cutsheets show eight different types of lighting.
The applicant should be required to provide a revised lighting plan schedule listing all proposed
lighting and showing the location of all lighting on the plan view. The applicant should be required
to provide details for the terrace guardrail lighting, handrail lighting, and exterior wall sconce (F)
showing how the proposed lighting source will be screened so that the source of the light (including
the lamp and any nonopaque material/lens covering the lamp) should not be directly visible by a
person of average height standing on the property line of any public right of way. The revised
lighting schedule and plan and details should be reviewed and approved by staff and one member
of the Design Review Board prior to the issuance of a zoning certificate.
• The lighting plan includes the location, style, color, wattage, illumination type, etc. for the parking
lot lighting; however, it does not match the parking lot lighting that has been approved with other
proposed buildings within the development.
Proposing parking lot lighting Previously approved parking lot lighting
For other C1/C2 Buildings
LUMINIS
C-u2
CLERMONT
Specifications
EPA: 0Mie
Length:
Width:
Meight:
Weighs
MR1 LED
LED Area Luminaire
2412"
18563"
6363" L
31 l»
The applicant should be required to provide a revised lighting plan and detailed cutsheets showing
the parking lot lighting to match MR1 LED parking lot lighting previously approved with buildings
C1 and C2 within the Stillwater development. The revised lighting plan and detailed cutsheets
should be reviewed and approved by staff prior to the issuance of a zoning certificate.
• The building elevations show fencing located on the terrace of the building; however, the height,
material, and colors were not provided.
SOVM £UvA71ON
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NONTH ELEVATION
The applicant should be required to provide revised building elevations noting the height, material,
and color of the proposed fencing showing on the terrace of the building. The revised building
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 landscape plan shows a location for a sign within one of the interior planter islands as identified
in note 13.
• -..
13. PROPOSED SIGN - SEE ARCHITECTURAL PLANS
A sign application has not been submitted for any signage on this site. In addition, the master sign
plan for Stillwater development does not permit single tenant monument signs. The applicant
should be required to provide a revised landscape plan showing note 13 and the location of the sign
removed. The revised landscape plan should be reviewed and approved by staff prior to the issuance
of a zoning certificate.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date, if the requested design review application is approved,
staff recommends the site specific conditions of approval and standard conditions of approval provided
within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on March 27, 2025, at
which time the Board made their decision.
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BOARD DELIBERATION:
Upon completion of the applicant's and staffs presentations, the Board discussed during deliberation that:
• The Board is in favor of the building design, materials, and colors as proposed.
• The Board is in favor of requiring the applicant to install the full drive aisle on the west side of the site
if the building is built prior to the building to the west. The Board recommended not requiring the
applicant to install a portion of the State Highway 44 frontage if they are required to install the drive
aisle, based on the fact that it's the developer's responsibility and installing the frontage in multiple
sections would not look good.
• The Board is in favor of the proposed landscaping including the 3-foot wide landscape buffer on the
east property line to match the buffer on the Dutch Bros site. This will allow landscaping adjacent to
the building and provide the drive aisle width along the west property line.
• The Board is in favor of parking lot lighting proposed since the previously approved parking lot lighting
has been discontinued.
BOARD DECISION:
The Board voted 6 to 0 (Lindgren absent) to recommend approval of DR-2025-10 for a design review
application for an office (business and professional) and personal improvement building within Stillwater
Subdivision, 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 April 10, 2025.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on April 22, 2025. The
application was remanded to staff and came before the City Council on June 10, 2025, at which time
the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2025-10 for a design review application for an office (business
and professional) and personal improvement building within Stillwater Subdivision, with the following
Design Review Board recommended site specific conditions of approval and standard conditions of
approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-07-15, DR-11-16, and DR-11-16 MOD.
2. If the construction of this building takes place prior to the construction of the building to the west, the
applicant shall provide a revised landscape plan identifying the 24-foot wide shared drive aisle (along
the west property line) to be constructed as part of this approval. The shared drive aisle (along the west
property line) shall be constructed prior to the issuance of certificate of occupancy.
3. Provide revised building elevations showing the metal roofing to have concealed fasteners. The revised
elevations shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
4. Provide a revised landscape plan showing the plant material on the south side of the trash enclosure to
be evergreen plant material to provide 12-month screening of the trash enclosure. The revised landscape
plan shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
5. The landscape plan, dated stamped by the City on March 18, 2025, showing the landscape buffer along
the east property line to be 3-feet wide is approved.
6. Provide a revised site and landscape plan showing the interior planter located west of the parking spaces
directly south of the building a minimum of 5-feet wide. The revised site and landscape plans shall be
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reviewed and approved by staff prior to the issuance of a zoning certificate.
7. Provide details for the terrace guardrail lighting, handrail lighting, and exterior wall sconce (F) showing
how the proposed lighting source will be screened so that 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. The revised lighting schedule and plan
and details shall be reviewed and approved by staff and one member of the Design Review Board prior
to the issuance of a zoning certificate.
8. The parking lot lighting (Luminis CT152) shown on the lighting plan, date stamped by the City on
March 18, 2025, is approved.
9. Provide revised building elevations noting the height, material, and color of the proposed fencing
showing on the terrace of the building. The revised building elevations shall be reviewed and approved
by staff and one member of the Design Review Board prior to the issuance of a zoning certificate.
10. Provide a revised landscape plan showing note 13 and the location of the sign removed. The revised
landscape plan shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
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. No ground mounted mechanical units are proposed with this application and none are approved.
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 site and landscape plans showing the location of all utility meters and how they are
screened from view. 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.
19. If additional rooftop mechanical units are required, the applicant shall provide a revised roof plan
showing the location of the mechanical units and provide a roof cross section showing the mechanical
units screened from view at eye level by the parapet walls. No ground mounted mechanical units are
permitted. The revised roof plan and cross section 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.
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3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on -site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or interested
in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works Construction. A
copy of such written approval and certification shall be filed with the construction drawing and
submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever
occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, or other irrigation entity associated with such ditch,
pipe or other structure, or canal. The applicant shall submit a copy of the written approval from the
irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
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
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right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the City
Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights
used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining
property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle Fire
Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the
City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The
letter shall include the following comments and minimum requirements, and any other items of concern
as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
19. Basements in the flood plain are prohibited.
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20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those required
by the above conditions, will require submittal of an application for modification and approval of that
application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Use, or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations", and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application, shall require the applicant to submit
a Zoning Permit application to the City and comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the City of Eagle of its intent to changes the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City Code
(one year from approval date).
26. All ground -mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed design review application
(DR-2025-10) 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 an office (business and professional) and personal improvement building
is permitted with the approval of a design review application within the MU-DA (Mixed Use with
a development agreement) zoning district;
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B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed office (business and professional) and
personal improvement building is designed to match the Northwestern style of architecture
approved within the development agreement and is designed to complement the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the site has been designed with the required
number of parking spaces;
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 has been designed to meet the Northwestern style of architecture;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the building has
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 building does not exceed the height permitted within the development
agreement;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site has been
designed with sidewalks;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the building, and will not cover nor detract from
desirable architectural features.
DATED this 10th day of June 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad Pike, Mayor
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Tracy E. ��� , Eagle City Clerk • S' P�ti, '
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Regulatory Taking Notice: In accordance with section 67-6519, Idaho Code, Applicant has the right,
pursuant to section 67-8003, Idaho Code, to request a regulatory taking analysis.
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