Findings - DR - 2025 - DR-2025-29 - For an emergency services building for eagle fire station no. 2 and Bureau of Land Management for The Eagle Fire DepartmentBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A
DESIGN REVIEW FOR AN EMERGENCY SERVICES
BUILDING FOR EAGLE FIRE STATION NO. 2
AND BUREAU OF LAND MANAGEMENT FOR
THE EAGLE FIRE DEPARTMENT
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-29
The above -entitled design review application came before the Eagle Design Review Board for their action
on June 12, 2025. The Eagle Design Review Board having heard and taken oral and written testimony, and
having duly considered the matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Eagle Fire Department, represented by Joshua Gregoire with Cushing Terrell, is requesting design
review approval of an 18,345-square foot, single story, emergency services building for Eagle Fire
Station No. 2 and Bureau of Land Management. The 4.40-acre site is located at 12655 North Horseshoe
Bend Road approximately 500-feet south of East Beacon Light Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on April 3, 2025.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on April 17, 2025, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On April 11, 2023, the Eagle City Council approved a conditional use permit for an emergency services
facility, waiver of minimum lot coverage and change of nonconforming use based on the size of the
property (CU-2022-14).
E. COMPANION APPLICATIONS:
There are no companion applications.
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
DESIGNATION
ZONING
DESIGNATION
LAND USE
Existing
Large Lot Residential
A-R (Agricultural-
Residential)
Single-family home and
accessory structures
Proposed
No Change
No Change
Emergency services
facility
North of site
Estate Residential
R-E (Residential -Estates) and
A-R (Agricultural-
Residential)
Single-family residential
subdivision (Bogus Ridge
Subdivision) and vacant
parcel
South of site
Neighborhood
Residential
R-E (Residential -Estates)
Single-family residential
subdivision (Bogus Ridge
Subdivision)
East of site
Estate Residential and
Mixed Use
RR (Rural Residential — Ada
County designation)
Single-family residential
subdivision (Maryglen
Subdivision No. 1)
West of site
Estate Residential
R-E (Residential -Estates)
Single-family residential
subdivision (Bogus Ridge
Subdivision)
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located within the city-wide Design Review Overlay District.
H. URBAN RENEWAL DISTRICT:
This site is not located within the Urban Renewal District.
I. EXISTING SITE CHARACTERISTICS:
The site consists of an existing single-family dwelling and two (2) accessory structures located directly
east of the existing dwelling and southeast of the existing dwelling. The site also contains several mature
trees located adjacent to the northeast property line, in proximity to the driveway serving the existing
dwelling, and in proximity to the accessory structure located east of the existing dwelling.
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J. SITE DATA:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
4.4-acres (191,664-square feet)
4.4-acres (minimum)*
Percentage of Site Devoted to
Building Coverage
9% (approximately)
15% (maximum)*
Percentage of Site Devoted to
Landscaping
42.7% (approximately)
10% (minimum)
Number of Parking Spaces
36-parking spaces; plus 7
enclosed vehicle storage spaces
24-parking spaces; plus 2
enclosed vehicle storage spaces
(minimum)
Front Setback (North)
127-feet
60-feet (minimum)
Rear Setback (South)
257-feet
30-feet (minimum)
Side Setback (East)
60-feet
30-feet (minimum)
Side Setback (West)
48-feet
45-feet (minimum)
*Note: Minimum lot size and lot coverage as permitted with CU-2022-14.
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Emergency Service Building: 18,800-square feet — 6,890-square foot
engine and apparatus bays = 11,910-square feet
Emergency Services — 1 per 500-square feet of gross floor area; plus minimum of 2 enclosed vehicle
storage spaces =11,910/500 = 24-parking spaces; plus 2 enclosed vehicle storage spaces for emergency
services.
• Eagle City Code Section 8-4-5 requires 1 parking spaces per 500 square feet of gross floor area; plus
2 enclosed vehicle storage spaces:
Proposed Parking Spaces: 37; plus 7 enclosed vehicle storage spaces
Required Parking Spaces: 24; plus 2 enclosed vehicle storage spaces (calculated based upon the above
use identified in Eagle City Code Section 8-4-5: "Emergency Services")
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 emergency service facility.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately twenty-six foot and ten inch (26' 10") high single -story
structure.
Gross Floor Area of Proposed Buildings:
The proposed emergency services facility is approximately 18,800-square feet.
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On and Off -Site Circulation:
A 47,890-square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 36-foot wide driveway is located at the northeast corner of the site and provides access to North
Horseshoe Bend Road.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Prairie School
Roof: TPO (Dark Grey at shed roofs with ribs to simulate metal seam look and grey at flat roofs)
Walls: CMU block (Tan/Light Brown), Vertical Metal Panel (Dark Grey with concealed fasteners),
Horizontal Metal Panel (Dark Grey with concealed fasteners), EIFS (Dark Grey and Light Grey)
Windows/Doors: Aluminum Windows and Doors (Dark Grey), Section Overhead Doors (solid panels
with glass panels in center)
Fascia/Trim: Sheet Metal (Tan)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There numerous existing trees on this site. The
applicant is proposing to retain all trees onsite, including the 14 evergreen trees that are located near
the northeast corner of the site (behind the Welcome to Eagle monument sign). The 14 evergreen trees
are proposed to be relocated to the southern portion of the property along State Highway 55.
Tree Replacement Calculations: See discussion on page 10 regarding tree replacement.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: The site is located at the southern end of a cul-de sac for North Horseshoe Bend Road.
The applicant is proposing to plant street trees at the entrance to this site adjacent to North Horseshoe
Bend 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: 8% interior landscaping is required, 9% is proposed.
O. TRASH ENCLOSURES:
One (1) 205-square foot trash enclosure is proposed to be located near the southwest area of the
proposed parking lot for this phase of the project. 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 the building and parapet walls. No ground mounted mechanical units
are proposed and none are approved. One generator is proposed to be located at the southeast corner of
the building and enclosed within CMU walls and metal gates; all of which the materials and colors used
in the construction of the building.
Q. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage has been submitted and will be
required to comply with Eagle City Code Section 8-4-4-2.
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R. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
submitted for the approval of signs proposed on this building and on the site.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within City of Eagle Water service area and within the boundaries of the Eagle Sewer District;
however, the site will not be connected to the Eagle Sewer District system.
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 — all trees are to be retained or relocated onsite.
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.
Department of Environmental Quality
Eagle Fire Department
Eagle Sewer District
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:
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a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
c. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district;
d. Will not interfere with the visual character, quality, or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
e. Will have facades, features, and other physical improvements that are designed as a whole,
when viewed alone as well as in relationship to surrounding buildings and settings;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
Will provide safe and convenient access to the property for both vehicles and pedestrians
through patterned traffic circulation and connectivity to abutting development;
h. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly
and walkable environment in balance with protecting a viable commercial center in the area;
and
i. Will have signs, if proposed, that are harmonious with the architectural design of the building
and the adjacent buildings, and will not cover or detract from desirable architectural features.
THE DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFF
ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT
AS PART OF THE DESIGN REVIEW BOARD'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL: There are no provisions of special concern.
B. CONDITIONAL USE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
2. The applicant shall submit a design review application in accordance with Eagle City Code Section
8-2A. The design review application shall be reviewed and approved by the Design Review Board
and City Council prior to the issuance of a zoning certificate for construction of the building. (ECC
8-2A-17)
4. The maximum lot coverage shall not exceed fifteen percent (15%).
6. All storage, maintenance, and parking of emergency fire apparatus vehicles shall occur within the
confines of the garage units.
7. Provide a revised site plan showing either a masonry wall or solid fence a minimum of 6-feet in
height or landscaping in lieu of the wall or fence located adjacent to the southern property line. The
revised site plan shall be provided prior to submittal of a design review application. (ECC 8-3-
3[D]).
8. Provide a revised site plan showing the generator and enclosure located within an area which is not
adjacent to the Bogus Ridge Subdivision or provide sound mitigation to reduce the sound at the
property line to 65 dB. The revised site plan shall be provided prior to submittal of a design review
application.
g•
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9. No signs are proposed with this application, and none are approved. A design review application
is required for the approval of any signs.
10. The applicant shall obtain a zoning certificate from the City of Eagle Planning and Zoning
Department prior to issuance of a building permit. (ECC 8-7-2[A]).
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)(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).
• Eagle City Code Section 8-2A-6(B)(1)(h) Stucco:
Twenty five percent (25%) planer change required, additional accents shall be incorporated through
the use of other material(s).
• Eagle City Code Section 8-2A-6(B)(1)(i) EIFS:
Permitted for accent only, ten percent (10%) maximum wall coverage (per each facade). Additional
accents required through the use of other materials.
• Eagle City Code Section 8-2A-6(B)(1)(k) Metal:
Metal siding shall be anodized, shall have a concealed fastener system, shall have a factory finish
or equivalent, and shall include special design treatments to enhance its appearance. These
treatments may include brick or masonry wainscot treatments along exterior walls and accent
colored metals.
Metal siding is prohibited on the portion of any building facing a road. This includes sections within
the front facade that may be perpendicular to the road but within the face of the building oriented
toward the road.
Metal siding shall also be prohibited in the DDA, TDA, CEDA design review overlay district areas.
It is not the intent of these metal siding requirements and prohibitions to inhibit creative and
innovative architecture. Therefore, alternative building designs that utilize metal, not specifically
meeting the requirements herein, may be permitted where the applicant shows, and the City Council
finds that the metal is: architecturally compatible with surrounding buildings; architecturally
compatible with other nonmetal buildings in the area; attractively landscaped when feasible; and is
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designed to equal or exceed the city requirement to eliminate the stark utilitarian look intended to
be prevented by this subsection.
• Eagle City Code Section 8-2A-6(B)(5)(c):
Roof mounted mechanicals, all vents protruding through the roof, and similar features shall be
painted so as to match the color of the roof.
• 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.
c. Unless it is determined by the city that replacement is necessary to preserve and/or restore
riparian and wildlife habitat, removal of the following trees shall not otherwise require
replacement: black locust, poplar, cottonwood, willow, tree of heaven, elm, and silver
maple. Trees which are weak wooded, weak branched, suckering, damaged, diseased,
insect infested, or containing similar maladies may be exempt from replacement if removal
is first approved by the city.
e. Planting within public rights of way shall be with approval from the city and the public
entity owning the property.
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(0)(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
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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.
D. DISCUSSION:
• The applicant is requesting design review approval to construct an 18,345-square foot, single story,
emergency services building for Eagle Fire Station No. 2 and Bureau of Land Management (BLM).
The applicant indicates within their justification letter that the building utilizes the Prairie School
style of architecture as outlined in the Eagle Architectural and Site Design Book. They go on to
say, the site is located within small rolling foothill type typography, therefore, the low -sloped shed
roofs at varying angles creates forms mimicking the adjacent foothills. The shed roofs, generous
overhangs, and overall horizontal emphases aligns with the Prairie School theme.
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.
• Pursuant to the approval of the conditional use permit (CU-2022-14), site specific condition number
6, the applicant is required to provide a revised site plan showing either a masonry wall or solid
fence a minimum of 6-feet in height or landscaping in lieu of the wall or fence located adjacent to
the southern property line. The revised site plan shall be provided prior to submittal of a design
review application. (ECC 8-3-3[D]). The landscape plan shows there is existing post and rail
fencing along the south property line. Pursuant to the approval of the conditional use permit (CU-
2022-14, site specific condition number 6, the applicant should be required to provide a revised site
and landscape plan showing either a masonry wall or solid fence a minimum of 6-feet in height or
landscaping in lieu of the wall or fence located adjacent to the southern property line. The revised
site and landscaping plans and wall or fencing 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 elevation plans show EIFS to be used on the east and west building elevations exceeding the
10% permitted within Eagle City Code Section 8-2A-6(B)(1)(i). Fifteen percent EIFS is proposed
on the east building elevation and 14% EIFS is proposed on the west building elevation. The
applicant should be required to provide revised building elevations showing the amount of EIFS
used on any building elevation does not exceed 10%. The revised building elevations should be
reviewed and approved by staff and two members of the Design Review Board prior to the issuance
of a zoning certificate.
• The applicant is proposing to use metal siding on all elevations of the building but specifically the
north and east building elevations. Pursuant to Eagle City Code Section 8-2A-6(B)(1)(k), which
states in part, metal siding is prohibited on the portion of any building facing a road. This section
goes on to say, that it is not the intent of these metal siding requirements and prohibitions to inhibit
creative and innovative architecture. Therefore, alternative building designs that utilize metal, not
specifically meeting the requirements herein, may be permitted where the applicant shows, and the
City Council finds that the metal is: architecturally compatible with surrounding buildings;
architecturally compatible with other nonmetal buildings in the area; attractively landscaped when
feasible; and is designed to equal or exceed the city requirement to eliminate the stark utilitarian
look intended to be prevented by this subsection. Staff defers comment regarding the use of metal
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siding on the north and east building elevations to the Design Review Board.
• A city owned "Welcome to Eagle" monument sign is located approximately 590-feet south of the
intersection of East Beacon Light Road and State Highway 55, at the southernmost terminus of the
cul-de-sac of North Horseshoe Bend Road. A portion of the monument sign and associated
landscaping is located on the applicant's northeast property. The landscaping behind the monument
sign includes 14 evergreen trees that are completely located on the applicant's northeast property.
These 14 evergreen trees provide a densely planted backdrop to the monument sign that provides
year-round interest. Access to the emergency services facility has been designed to provide the
least amount of impact on the existing landscaping behind the monument sign, however, based on
the proposed location of the access to the emergency services facility and ingress and egress around
the facility, the 14 evergreen trees located south of the monument sign require removal. The
applicant approached a company to have the 14 evergreen trees removed with a spade and relocated
on site; however, the evergreen trees are too large for a spade and are unable to be removed and
relocated. The applicant is requesting they be permitted to remove the 14 evergreen trees located
on their northeast property line and work with the city to provide a revised landscape plan showing
the 14 trees mitigated around the monument sign and on their site. The applicant should be required
to provide a revised landscape plan showing mitigation of the 14 evergreen trees being removed
from the northeast property line. Mitigation of the 14 evergreen trees should be located in
proximity to the "Welcome to Eagle" monument sign and on the subject property. The revised
landscape plan should be reviewed and approved by the city 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 June 12, 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 building as designed with the materials and colors.
• The Board is in favor of the use of metal siding on the north and east elevations since it provides visual
interest with the multiple different textures, lines, and colors of the proposed metal. The proposed
colors of the metal siding complement the other materials proposed on the building.
• The Board is in favor of the use of EIFS on the central area of the building since it is complementary
to the other materials.
BOARD DECISION:
The Board voted 5 to 0 (Grubb recused, Murphy absent) to recommend approval of DR-2025-29 for a
design review application for the construction of an emergency services facility, with the following staff
recommended site specific conditions of approval and standard conditions of approval with text shown with
underline to be added by the Board and text shown with strikethrough to be deleted by the Board.
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SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of CU-2022-14.
2. Provide a revised site and landscape plan showing either a masonry wall or solid fence a minimum of
6-feet in height or landscaping in lieu of the wall or fence located adjacent to the southern property line.
The revised site and landscaping plans and wall or fencing details shall be reviewed and approved by
staff and one member of the Design Review Board prior to the issuance of a zoning certificate.
3. Provide revised building elevations showing the amount of EIFS used on any building elevation does
not exceed 10%. The revised building elevations should be reviewed and approved by staff and two
members of the Design Review Board prior to the issuance of a zoning certificate.
4. The tree protection notes shall be implemented prior to construction commencing on this site and -epee
5. Provide a revised landscape plan showing mitigation of the 14 evergreen trees being removed from the
northeast property line. Mitigation of the 14 evergreen trees shall be located in proximity to the
"Welcome to Eagle" monument sign and on the subject property. The revised landscape plan shall be
reviewed and approved by the city prior to the issuance of a zoning certificate.
6. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
7. 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.
8. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
9. No ground mounted mechanical units are proposed with this application and none are approved.
10. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
11. No signs are proposed with this application and none are approved.
12. A design review application shall be submitted for all future building additions, buildings, training
structures, etc. The design review application shall be reviewed and approved prior to the issuance of
a zoning certificate.
13. The metal siding and EFIS as proposed are approved.
14. Provide revised building elevations showing the location and color of all gutters and downspouts. 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.
15. Provide a revised landscape plan showing the tree shown at the southwest corner of the southernmost
parking space to be relocated to a terminus landscape island at the southern end of the proposed parking
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.
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.
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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 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.
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The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the City
Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights
used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining
property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle Fire
Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the
City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The
letter shall include the following comments and minimum requirements, and any other items of concern
as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
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.
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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.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-2025-29) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "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 emergency service building is permitted with the approval of a design
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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
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 onsite parking;
D. Will not interfere with the visual character, quality, or appearance of the surrounding area and city,
and where possible, enhance the continuity of thematically common architectural features since the
emergency services facility has been designed with quality materials and the design is consistent
with the Prairie School 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 proposed
building complies with the Prairie School style of architecture and has been design to complement
the buildings in the vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations is in conformance with the required setbacks and the height does not exceed that
which is permitted within Eagle City Code;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site has been
designed with walkways for both walkability within the site and access to sidewalks proposed
adjacent to North Horseshoe Bend Road;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, and will not cover nor detract from
desirable architectural features.
DATED this 26th day of June 2025.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Walter Lind g" , Chairman
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Tr E. Osborn, Eagle City Clerk
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