Findings - CC - 2025 - Dr-2025-19 - Application for a Design Review for one townhome building (3-units) within Valnova Sub No. 1BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR ONE TOWNHOME)
BUILDING (3-UNITS) WITHIN VALNOVA )
SUBDIVISION NO. 1 FOR HALLMARK HOMES )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-19
The above -entitled design review application 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:
Hallmark Homes, represented by Austin Wilkes, is requesting design review approval for one
townhome building (3-units). The 0.20-acre site is located on the southeast corner of West Satinwood
Lane and North Birch Run Lane at 5681, 5693, and 5701 West Satinwood Lane within Valnova
Subdivision No. 1 (Lots 30-32, Block 4).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 18, 2025.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on March 25, 2025, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On December 11, 2007, the City Council approved an annexation and rezone application with a
development agreement from RP (Rural Preservation — Ada County designation) and RR (Rural
Residential — Ada County designation) to R-1-DA (Residential One with a development agreement) for
M3 Eagle (A-14-06 & RZ-19-06).
On November 24, 2009, the City Council approved a development agreement modification to adopt the
M3 Hillside and Grading Standards on November 24, 2009 (RZ-19-06 MOD 1).
M3 received a Conditional Letter of Map Revision (CLOMR) from FEMA on February 17, 2009. An
amendment was submitted in March of 2013 and was approved by FEMA on November 8, 2013.
On January 11, 2011, the City Council approved the overall project -wide Habitat Mitigation Plan.
On January 14, 2014, the City Council approved an amended and restated development agreement for
M3/Spring Valley (RZ-19-06 MOD2).
On January 14, 2014, the City Council approved the M3/Spring Valley Development Standards and by
the adoption of Ordinance 710, established Eagle City Code Title 11— Planned Developments, Chapter
A — Spring Valley.
On March 18, 2022, the City of Eagle Floodplain Administrator approved a Floodplain Development
Permit for Alliance Consulting (FPDP-06-21).
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On May 24, 2022, the City Council approved a Planned Unit Master Plan (PUMP) No. 1 for Spring
Valley for GWC Capital, LLC, (PU-01-21).
On May 24, 2022, the City Council approved a design review for the common area landscaping along
Aerie Way within Spring Valley PUMP No. 1 for GWC Capital, LLC, (DR-22-22).
On May 24, 2022, the City Council approved a design review for the common area landscaping along
Big Gulch Parkway, Linder Road, and Aerie Way (East) within Spring Valley PUMP No. 1 for GWC
Capital, LLC, (DR-23-22).
On May 24, 2022, the City Council approved a two (2) community entry monument signs for Spring
Valley Subdivision for GWC Capital, LLC (DR-24-22).
On August 24, 2022, the City approved a Mass Grading Permit associated with the Spring Valley
PUMP No. 1 for Western Construction, Inc.
On October 25, 2022, the City approved Spring Valley Subdivision No. 1, a large lot preliminary plat,
associated with the Spring Valley PUMP No. 1 for GWC Capital, LLC, (PP-17-21).
On January 10, 2023, the City Council approved a preliminary plat for Valnova Lot 17 Subdivision (a
re -subdivision of Spring Valley Subdivision No. 1), a 201-lot (188-buildable, 13-common [7-
community open space, 1-regional open space, 5-private alleys]) subdivision (PP-12-22).
On February 28, 2023, the City Council approved a design review application for the common area
landscaping within Valnova Subdivision No. 1 (fka Lot 17, Block 1, Spring Valley Subdivision No. 1)
(DR-80-22).
On August 22, 2023, the City Council approved a final plat application for Valnova Subdivision No. 1
(FP-2023-03).
E. COMPANION APPLICATIONS: None.
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
DESIGNATION
ZONING
DESIGNATION
LAND USE
Existing
Foothills Residential
R-1-DA (Residential with a
development agreement)
Vacant lot within Valnova
Subdivision No. 1
Proposed
No Change
No Change
Single Family attached (3-
units)
North of site
Foothills Residential
R-1-DA (Residential with a
development agreement)
Vacant lot within Valnova
Subdivision No. 1
South of site
Foothills Residential
R-1-DA (Residential with a
development agreement)
Vacant lot within Valnova
Subdivision No. 1
East of site
Mixed Use and
Residential One
R-1-DA (Residential with a
development agreement)
Vacant lot within Valnova
Subdivision No. 1
West of site
Foothills Residential
R-1-DA (Residential with a
development agreement)
Vacant lot within Valnova
Subdivision No. 1
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.
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I. EXISTING SITE CHARACTERISTICS:
The site has been developed with curb, gutter, and sidewalk as part of Valnova Subdivision No. 1.
J. SITE DATA:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
0.18-acres (7,840-square feet)
N/A
Percentage of Site Devoted
to Building Coverage
38% to 54% (approximately)
N/A
Percentage of Site Devoted
to Landscaping
26% (approximately) (inclusive of
all three lots)
15% (minimum)
Number of Parking Spaces
6-parking spaces
(6-parking spaces are covered within
garages)
6-parking spaces
(3-parking spaces are required to
be covered)
Lots 30-32, Block 4
SITE DATA
PROPOSED
REQUIRED*
Front Setback (South)
21-feet
8-feet**
Rear Setback (North)
19-feet 1-inch
19-feet (maximum)**
Side (East)
5-feet 7-inches
5-feet (minimum)**
Side (West)
8-feet 10-inches
8-feet (minimum)**
*Note: Setbacks per PP-12-22.
**Note: Setbacks measured per building.
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Multi -Family Residential Units: 6,693-square feet
• Eagle City Code Section 11A-5-5 requires the following parking for multi -family dwellings: For
each unit with 3 or more bedrooms — 2 including 1 covered shall be provided.
Number of Units: 3-units (all 3 bedroom)
Proposed Parking Spaces: 6 (3-two car garages; all 6-parking spaces are covered)
Required Parking Spaces: 6 (including 3-covered)
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) townhome building totaling 3-units.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately twenty-eight feet and seven inch (28' 7") high two-story
structure.
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Gross Floor Area of Proposed Buildings:
Lot 30 = First Floor - 1,161-square feet
Second Floor - 1,043-square feet
Total - 2,204-square feet
Lot 31 = First Floor - 1,182-square feet
Second Floor — 1,743-square feet
Total - 2,925-square feet
Lot 32 = First Floor - 1,161-square feet
Second Floor - 1,043-square feet
Total - 2,204-square feet
On and Off -Site Circulation:
West Satinwood Lane, a private lane, provides access to the garages of the three units from North Birch
Run Lane and North Holly Springs Lane.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Craftsman
Roof: Architectural Shingles (Black), Metal (Black)
Walls: Wood/Hardi (SW 9171 Felted Wood and SW 7020 Black Fox), Brick (Pebblecreek Cannery)
Windows/Doors: Doors (SW 7020 Black Fox), Vinyl Windows (White)
Fascia/Trim: Hardi (SW 7020 Black Fox)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along West Primavera Street.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping: N/A
O. TRASH ENCLOSURES:
Each unit will have individual trash totes that will be stored in the garages and put out on the curb on
pick-up day.
P. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The ground mounted mechanical
units are proposed to be screened by landscaping. No rooftop mounted mechanical units are proposed
and none are approved.
Q. OUTDOOR LIGHTING:
Exterior lighting has been proposed on the north building elevations on each side of the garage doors
for each unit. A lighting plan showing location, height, and wattage is required to be reviewed and
approved by the Zoning Administrator prior to issuance of any building permits.
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R. SIGNAGE:
No signs are proposed with this application, and none are approved.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within City of Eagle 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
Department of Environmental Quality
Eagle Sewer District
Idaho Transportation Department
Y. LETTERS FROM THE PUBLIC: None received to date.
Z. EAGLE CITY CODE 11A-3-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions, if any, that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator, Design Review Board, or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
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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;
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:
Chapter 6 — Land Use
6.3 Land Use Designations
The Comprehensive Plan designates this site as:
Foothills Residential
A unique combination of land uses within the Eagle Foothills that strives to balance residential,
non-residential, and open space (developed and natural) use to create unique hamlets of
development that place urban development within the natural environment without overcrowding
or significantly altering the natural features found on the site.
The overall density in the foothills should be approximately 1 unit per two acres. Residential
densities should be calculated to be commensurate with the existing land conditions. Priorities for
open space areas should be lands with slopes of 25% or greater and important habitat areas. No
residential density should be granted for areas located within the Floodway. Units should be
arranged in accordance with the transect plan as described in the Foothills planning area.
6.14 Land Use Sub Area:
The Comprehensive Plan designates this site to be located within the North Eagle Foothills
Planning Area.
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B. PRELIMINARY PLAT CONDITIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
19. Setbacks shall be as noted below:
SFA (Single-family attached):
Front Garage: Either 3 -to-5-feet or 19-feet or more
Side Garage: 8-feet
Living: 8-feet
Interior Side: 5-feet
Street Side: 15-feet
Rear: 15-feet
Alley Garage: Either 3-to-5-feet or 19-feet or more
Maximum Height: 38-feet
C. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 11A-1-5(B):
TOWNHOME/TOWNHOUSE: An attached single-family dwelling unit within a row of similar
dwelling units sharing one or more common walls and in which ownership includes the building
and the lot on which the building sits.
• Eagle City Code Section 11A-3-1: GENERAL APPLICABILITY:
This title applies to all proposed development located within Spring Valley and requires the
submittal of a design review application pursuant to this title and fee as prescribed from time to
time by the city council.
An individual single-family detached dwelling on a single parcel is specifically excluded from the
requirements of design review.
• Eagle City Code Section 11A-3-6(A)(6)
a. Building Mass: The mass of the building shall be reviewed for its relationship with existing
development in the immediate surrounding area and with the allowed use proposed by the
applicant;
b. Proportion Of Building: The height to width relationship of new structures shall be compatible
and consistent with the architectural character of the area and proposed use;
c. Relationship Of Openings In The Buildings: Openings in the building shall provide interest
through the use of such features as balconies, bays, porches, covered entries, overhead
structures, awnings, changes in building facade and roofline alignment, to provide shadow
relief. Avoid monotonous flat planes;
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 Spring Valley architecture.
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• Eagle City Code Section 11A-3-6(B)(2)(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 11A-3-9 Lighting:
A. General:
1. Exterior lighting design shall provide a cohesive theme for the community, neighborhood
or project and consider the aesthetics, color, photometric performance, glare and light
trespass of exterior lighting in the lighting design. Lighting types to be considered include,
but are not limited to, street lighting, parking lot lighting, building exterior lighting,
landscape lighting, plaza, walkway and trail lighting, and sports field illumination.
2. All exterior lighting, including sports and recreational lighting fixtures, shall provide
acceptable qualities and quantities of illumination for its function and minimize off site
glare and light trespass. Any lights used to illuminate a site shall be arranged to reflect light
away from the adjoining property.
3. Lighting design shall promote dark sky principles which seek to minimize light pollution
and degradation of the nighttime visual environment by incorporating lighting practices
that minimize the amount and area of illumination. Such practices include:
a. Providing lighting fixtures with lamp wattages designed for the minimum level required
by the use.
b. Providing energy efficient light sources.
c. Minimizing light trespass and glare by aiming fixtures downward and shining light only
where it is needed and providing appropriate shielding as necessary to ensure that little
or no unwanted light falls directly onto adjacent property.
d. Minimizing the duration of illumination of certain light sources (sports fields and court
lighting) by having lights out as long as practical.
D. DISCUSSION:
• The applicant is requesting design review approval for one townhome building (3-units) with
associated landscaping within Valnova Subdivision No. 1. The applicant's justification letter states
the townhomes are designed with the Craftsman style of architecture which is one of the nine
architectural styles within the Eagle Architecture and Site Design book with modern characteristics
from Agrarian modern styles. 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 1 1A-3-13(B)(2)(d)&(e), the proposed building should be
designed to not interfere with the visual character, quality or appearance of the surrounding area
and City, and where possible, enhance the continuity of thematically common architectural
features, and will have facades, features, and other physical improvements that are designed as a
whole, when viewed alone as well as in relationship to surrounding buildings and settings. Staff
defers comment of the proposed building regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board.
• The applicant is proposing standing seam metal roofing on the front elevations of the townhome
units. Pursuant to Eagle City Code Section 1 1A-3-6(B)(2)(e), metal standing seam, batten seam
(concealed fasteners required); metal, standing seam/batten seam is prohibited on mansard roof
sections facing a road. The applicant should be required to provide revised building elevations
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noting the standing seam metal roof to have concealed fasteners. The revised building elevations
should be reviewed and approved by staff prior to the issuance of a zoning certificate.
• A decorative light fixture is proposed on each side of the garage doors on the north building
elevation. No detailed cutsheets showing the style, wattage, illumination type, etc. were provided.
The applicant should be required to provide detailed cutsheets of the decorative lighting proposed
on each side of the garage doors on the north building elevation. The detailed cutsheets should
show the style, wattage, illumination type, etc. of the proposed light fixture. The detailed cutsheets
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 May 8, 2025, at
which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staffs presentations, the Board discussed during deliberation that:
• The Board is in favor of the proposed building as submitted with the proposed materials and colors.
BOARD DECISION:
The Board voted 3 to 0 (Grubb, Lindgren, Greer, and Murphy absent) to recommend approval of DR-2025-
19 for a design review application for one townhome building (3-units) within Valnova Subdivision No. 1,
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 May 22, 2025.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held 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-2025-19 for a design review application for one townhome building
(3-units) within Valnova Subdivision No. 1, 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 PP-2022-12 and DR-2022-80.
2. Provide revised building elevations noting the standing seam metal roof to have concealed fasteners.
The revised building elevations shall be reviewed and approved by staff prior to the issuance of a zoning
certificate.
3. Provide detailed cutsheets of the decorative lighting proposed on each side of the garage doors on the
north building elevation. The detailed cutsheets shall show the style, wattage, illumination type, etc.
of the proposed light fixture. The detailed cutsheets shall be reviewed and approved by staff prior to
the issuance of a zoning certificate.
4. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
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5. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
6. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
7. No signs are proposed with this application and none are approved.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs, gutters,
streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on -site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
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 anotherlot 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
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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 followingcomments and minimum requirements, and anyother items of concern
q �
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
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prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those required
by the above conditions, will require submittal of an application for modification and approval of that
application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Use, or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 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.
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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-2025-19) with regard to the Eagle City Code Title 11A, Chapter 3, Design Review, and based
upon the information provided with the conditions required herein, concludes that the proposed design
review application is in accordance with the Eagle City Code and the Eagle Comprehensive Plan.
2. The Council reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 11A-3-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and townhomes are permitted with the approval of a design review application
within the R-1-DA (Residential one 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 building is designed to complement the
proposed residential dwellings in the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the townhome units have two car garages;
D. Will not interfere with the visual character, quality, or appearance of the surrounding area and city,
and where possible, enhance the continuity of thematically common architectural features since the
building is designed to meet the Craftsman style of architecture identified in the Eagle Architecture
and Site Design Book;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the building is
in conformance with the Eagle Architecture and Site Design Book and will enhance the proposed
buildings in the vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the building does not exceed 35-feet permitted within Eagle City Code;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the townhome units
have two car garages and there are sidewalks and walkways throughout the 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 residential center in the area; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, and will not cover nor detract from
desirable architectural features.
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DATED this 10th day of June 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad Pike, Mayor
ATT
T:
Tracy E. O
��'�111 p,n1^•
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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