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Findings - DR - 2025 - DR-2025-34 - Design Review for a storage facility (enclosed buildings)BEFORE THE EAGLE DESIGN REVIEW BOARD IN THE MATTER OF AN APPLICATION FOR A DESIGN REVIEW FOR A STORAGE FACILITY (ENCLOSED BUILDINGS) FOR LZL VENTURES, LLC FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER DR-2025-34 The above -entitled design review application came before the Eagle Design Review Board for their action on June 26, 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: LZL Ventures, LLC, represented by Connor Lindstrom with KM Engineering, LLP, is requesting design review approval to construct a storage facility with 9-enclosed buildings totaling 205,000-square feet. The 9.81-acre site is located on the west side of North Horseshoe Bend Road, approximately 390- feet south of West Hill Road at 9551 and 9557 North Horseshoe Bend Road. B. APPLICATION SUBMITTAL: The City of Eagle received the application for this item on May 5, 2025. Revised information (landscape plan, photometric plan, electrical details) was received June 17, 2025. C. NOTICE OF AGENCIES' REVIEW: Requests for agencies' reviews were transmitted on May 13, 2025, in accordance with the requirements of the Eagle City Code. D. HISTORY OF RELEVANT PREVIOUS ACTIONS: On October 26, 2004, City Council approved a rezone upon annexation, conditional use permit, preliminary development plan, and preliminary plat for Optimist Business Park planned unit development at 9551 and 9557 North Horseshoe Bend Road (A-5-04/RZ-5-04/CU-5-04/PPUD-2- 04/PP-4-04). On May 10, 2005, the City Council approved a Design Review application (DR-19-05). On November 13, 2007, the City Council passed Ordinance No. 587 for annexation and rezone of this site. On December 18, 2007, the City Council approved an extension of time for the preliminary plat for Optimist Business Park Subdivision to be valid until December 18, 2008 (PP-04-04). On January 13, 2009, the City Council approved an extension of time for the preliminary plat for Optimist Business Park Subdivision to be valid until December 18, 2009 (PP-04-04). On May 13, 2025, the City Council approved an annexation and rezone from RUT (Rural -Urban Transition — Ada County Designation) to BP-DA (Business Park with a development agreement) and rezone from A-R (Agricultural Residential) and BP-P (Business Park with a PUD) to BP-DA (Business Park with a development agreement) in lieu. of a conditional use permit for an indoor storage facility for Peak Condo Storage (A-2025-01 & RZDA-2025-01). Page 1 of 21 K:\Planning Dept\Eagle Applications\Dr\2025\Peak Condo Storage - DR-2025-34\03-Working Files \02-DRB\Peak Condo Storage Findings DR.docx 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 Professional Office/Business Park A-R (Agricultural- Residential), RUT (Rural- Urban Transition — Ada County designation), BP-P (Business Park with a PUD) Rural residential, agricultural, vacant dryland Proposed No Change BP-DA (Business Park with a development agreement) Self -Storage North of site Professional Office/Business Park BP-DA (Business Park with a development agreement) Self -Storage South of site Professional Office/Business Park BP-DA (Business Park with a development agreement) Self -Storage East of site Suburban — City of Boise designation A-1 (Open Land Very Low Density — City of Boise designation) Public Park West of site State Highway 55 R-6-DA (Residential -up to 6 units per acre with a development agreement) State Highway 55 G. DESIGN REVIEW OVERLAY DISTRICT: This site is located within the city-wide Design Review Overlay District. H. URBAN RENEWAL DISTRICT: The site is not located within the Urban Renewal District. I. EXISTING SITE CHARACTERISTICS: The site is undeveloped and has been utilized for agricultural purposes. Page 2 of 21 K:\Planning Dept\Eagle Applications\Dr\2025\Peak Condo Storage - DR-2025-34\03-Working Files\02-DRB\Peak Condo Storage Findings DR.docx J. SITE DATA: SITE DATA PROPOSED REQUIRED Total Acreage of Site 9.81-acres (427,323-square feet) N/A Percentage of Site Devoted to Building Coverage 47.9% (approximately) 50% (maximum) Percentage of Site Devoted to Landscaping 9.5% (approximately) 10% (minimum) Number of Parking Spaces 206-parking spaces (2-parking spaces near the clubhouse/building A, 204-parking spaces located in front of the units) 205-parking spaces (minimum) Front Setback (East) 27-feet 20-feet (minimum) Rear Setback (West) 38-feet 20-feet (minimum) Side Setback (North) 27-feet, 8-inches 0-feet (minimum) Side Setback (South) 39-feet, 9-inches 0-feet (minimum) K. PARKING ANALYSIS: Gross Floor Area of Proposed Storage (enclosed building and/or fenced areas): 205,000-square feet Storage (enclosed building and/or fenced area) 1 per 1,000-square feet of gross floor area = 205-parking spaces • Eagle City Code Section 8-4-5 requires 1 parking spaces per 1,000-square feet of gross floor area for storage (enclosed building and/or fenced area): Proposed Parking Spaces: 206 designated parking spaces. Two (2) parking spaces located near the clubhouse and 204-parking spaces located in front of the units. Required Parking Spaces: 205 (calculated based upon the above use identified in Eagle City Code Section 8-4-5: "Storage (enclosed building and/or fenced area)") L. GENERAL SITE DESIGN FEATURES: Number and Uses of Proposed Buildings: The applicant is proposing to construct nine (9) buildings to be utilized for storage. Height and Number of Stories of Proposed Buildings: Building A = 30', single story with mezzanine. Building B = 23' 1 3/4", single story. Building C = 23' 1 3/4", single story. Building D = 23' 1 3/4", single story. Building E = 23' 1 3/4", single story. Building F = 23' 1 3/4", single story. Building G = 23' 1 3/4", single story. Building H = 23' 1 3/4", single story. Building I = 26', single story. Page 3 of 21 K:\Planning Dept\Eagle Applications \Dr\2025Teak Condo Storage - DR-2025-34\03-Working Files \02-DRB\Peak Condo Storage Findings DR.docx Gross Floor Area of Proposed Buildings: Building A = 8,750-square feet Building B = 26,000-square feet Building C = 26,000-square feet Building D = 26,000-square feet Building E = 26,000-square feet Building F = 26,000-square feet Building G = 26,000-square feet Building H = 26,000-square feet Building I = 14,250-square feet On and Off -Site Circulation: A 173,066-square foot (approximately) paved drive aisles provide access and circulation for vehicles using the site. One 35-foot wide driveway is proposed at the northeast corner of the site and provides access to North Horseshoe Bend Road. There is a 20-foot wide emergency access driveway proposed at the southeast corner of the site. M. BUILDING DESIGN FEATURES: Proposed Building Design: Prairie School Building A Roof: Standing Seam Metal (Galvalume) Walls: Stucco (SW6238 Icicle), metal panel cladding (Scarlet Red), metal siding (Snow White, High Gloss White, Storm Gray), concrete (Natural) Windows/Doors: Aluminum (Clear, White) Fascia/Trim: Metal (Storm Gray) Building B — H Roof: Standing Seam Metal (Galvalume) Walls: Stucco (SW 6238 Icicle), metal (Snow White, Storm Gray), concrete (Natural) Windows/Doors: Steel (SW6238 Icicle) Fascia/Trim: Metal (Storm Gray), mechanical grills (SW7076 Cyberspace) Building I Roof: Standing Seam Metal (Galvalume) Walls: Stucco (SW6238 Icicle), metal siding (Snow White, Storm Gray, High Gloss White), concrete (Natural) Windows/Doors: Steel (White) Fascia/Trim: Metal (Storm Gray) N. LANDSCAPING DESIGN: Retention of Existing Trees and Preservation Methods: There are 58 existing trees (including tree groupings) located on the eastern half of the site. The applicant is proposing to remove all existing trees from the site. Below is a list of all existing trees proposed to be removed from the site as identified on the arborist report date stamped by the City on May 5, 2025. Tree Specie Caliper/Height Condition Remove/ Retained Replacement Inches/Feet per ECC Northern Catalpa 43" Fair Remove TBD by the Design 2, 5, 29 49" Fair Remove Review Board and City Council 6" Poor Page 4 of 21 K:\Planning Dept\Eagle Applications \Dr\2025\Peak Condo Storage - DR-2025-34\03-Working Files \02-DRB\Peak Condo Storage Findings DR.docx California Black Walnut 3, 11, 12, 17, 26, 28, 30, 31, 32, 36, 37, 38, 40, 41, 42 6" 25" 6" 19" Fair Fair Fair Fair Remove Remove Remove Remove TBD by the Design Review Board and City Council 43, 45 19" Poor Remove 13" Fair Remove 31" Poor Remove 49" Poor Remove 19" Poor Remove 25" Poor Remove 43" Poor Remove 19" Poor Remove 31" Poor Remove 19" Poor Remove 19" Poor Remove 6" Poor Remove 6" Poor Remove Siberian Elm 7" Fair Remove TBD by the Design 4, 6, 7, 8, 9, 10, 80" Poor Remove Review Board and City 24, 19,20,22, 23, 24 Council 25, 27, 33, 34, 39, 49" Poor Remove 47, 48, 49, 50, 51, 7" Fair Remove 52, 54, 55, 57, 58 7" Fair Remove 6" Fair Remove 19" Fair Remove 25" Fair Remove 6" Fair Remove 19" Fair Remove 7" Poor Remove 6" Poor Remove 25" Poor Remove 6" Poor Remove 6" Poor Remove 25" Fair Remove 31" Fair Remove Page 5 of 21 K:\Planning Dept\Eagle Applications\Dr\2025\Peak Condo Storage - DR-2025-34\03-Working Files\02-DRB\Peak Condo Storage Findings DR.docx 31" 80" 80" 37" 31" 43" 37" 49" 6" Poor Poor Poor Poor Poor Poor Poor Fair Fair Remove Remove Remove Remove Remove Remove Remove Remove Remove Silver Maple 6" Fair Remove TBD by the Design 13, 14, 15, 16, 18, 21 44 46 ' 19" 49" Poor Fair Remove Remove Review Board and City Council 7" Poor Remove 31" Poor Remove 13" Fair Remove 49" Fair Remove 49" Fair Remove Hackberry 13" Poor Remove TBD by the Design 35 Review Board and City Council Black Locust 25" Poor Remove TBD by the Design 53 Review Board and City Council Maple 49" Poor Remove TBD by the Design 56 Review Board and City Council Total caliper inches/feet of trees required to be replaced on site TBD by the Design Desirable - Catalpa, California Black Walnut, Hackberry, Maple Review Board and City Council Undesirable - Siberian Elm, Silver Maple, Black Locust Fair 161" Fair (Undesirable) 373 " Poor - 354" Poor (Undesirable) 600" Total caliper inches proposed for mitigation None proposed. Page 6 of 21 K:\Planning Dept\Eagle Applications\Dr\2025\Peak Condo Storage - DR-2025-34\03-Working Files\02-DRB\Peak Condo Storage Findings DR.docx Tree Replacement Calculations: The applicant is not proposing to mitigate for the 58 trees on the site. See discussion on page 14 for more information. Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board. Street Trees: Street trees are proposed adjacent to the building along North Horseshoe Bend Road due to the existing power line location. Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required. Transition Zones:. N/A Parking Lot Landscaping: a. Perimeter Landscaping: Perimeter landscaping is proposed east of the parking spaces along North Horseshoe Bend Road. b. Interior Landscaping: N/A O. TRASH ENCLOSURES: No trash enclosure is provided. All trash will be removed from the site by unit owners. P. MECHANICAL UNITS: The applicant is proposing to use a ground mounted mechanical unit at the northwest corner of building A. The ground mounted mechanical unit is proposed to be screened by landscaping. No rooftop mechanical units are proposed and none are approved. Q. OUTDOOR LIGHTING: A photometric plan showing the location, style, wattage, illumination type, etc. for the site and building lighting was received and complies with Eagle City Code Section 8-4-4-2. R. SIGNAGE: No signs are proposed with this application. A separate design review application is required 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 Veolia Water service area and within the boundaries of the Eagle Sewer District. T. PUBLIC USES PROPOSED: None. U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists. V. SPECIAL ON -SITE FEATURES: Areas of Critical Environmental Concern - none Evidence of Erosion - no Fish Habitat - no Floodplain - no Mature Trees — yes — East side of property Riparian Vegetation - no Steep Slopes - no Stream/Creek - no Unique Animal Life - no Page 7 of 21 K:\Planning Dept\Eagle Applications\Dr\2025\Peak Condo Storage - DR-2025-34\03-Working Files\02-DRB\Peak Condo Storage Findings DR.docx 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. Eagle Fire Department Eagle Sewer District Idaho Department of Environmental Quality Idaho Transportation Department Veolia Y. LETTERS FROM THE PUBLIC: None received to date. Z. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review: 1. City Findings: The City shall make findings which address the following: a. The ordinance and standards used in evaluating the application; b. The reasons for the approval or denial; c. The actions, if any, that the applicant could take to obtain approval. 2. General Standards For Design Review: The Zoning Administrator, Design Review Board, or City Council, whichever is applicable, shall review the particular facts and circumstances of each proposed design review in terms of the following standards and shall find adequate evidence showing that such design review at the proposed location: a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and is in accordance with the regulations of this Code; b. Is of a scale, intensity, and character that is in harmony with existing conforming and planned development in the vicinity of the site; c. Is designed with adequate off street parking facilities in such a way as to not interfere with ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent uses as anticipated within the zoning district; d. Will not interfere with the visual character, quality, or appearance of the surrounding area and the City, and where possible, enhance the continuity of thematically common architectural features; e. Will have facades, features, and other physical improvements that are designed as a whole, when viewed alone as well as in relationship to surrounding buildings and settings; f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic considerations; Will provide safe and convenient access to the property for both vehicles and pedestrians 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 g. Page 8 of 21 K:\Planning Dept\Eagle Applications\Dr\2025\Peak Condo Storage - DR-2025-34\03-Working Files\02-DRB\Peak Condo Storage Findings DR.docx i. Will have signs, if proposed, that are harmonious with the architectural design of the building and the adjacent buildings, and will not cover or detract from desirable architectural features. THE DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF THE DESIGN REVIEW BOARD'S FINDINGS OF FACT: A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the following: Professional Office/Business Park Suitable primarily for the development of technical park/research and development facilities, professional office/office complexes, and limited manufacturing activities, including small-scale production, distribution, and storage of goods. Support activities may also be permitted. Retail may be permitted as an ancillary use within this land use category. Smaller medical uses such as dentist offices and other outpatient clinics are also encouraged. All development within this land use shall be designed to be within a landscaped setting and be free of hazardous or objectionable elements such as noise, odor, dust, smoke, or glare. Such development should be operated entirely within enclosed structures and generate minimal industrial traffic. Development within this land use designation should be required to proceed through the PUD process. B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: 3.1 Owner will develop the Property subject to the conditions and limitations set forth in this Development Agreement. Further, the Owner will submit such applications regarding floodplain development permit review, design review, preliminary and final plat reviews, and/or any conditional use permits, if applicable, and any other applicable applications as may be required by the Eagle City Code, which shall comply with the Eagle City Code, as it exists at the time such applications are made except as otherwise provided with this Agreement. 3.2 The Concept Plan (Exhibit B) represents the Owner's current concept for completion of the project. As the Concept Plan evolves, the City understands and agrees that certain changes in that concept may occur. If the City determines that any such changes require additional public comment due to potential impacts on surrounding property or the community, a public hearing shall be held on any proposed changes in the Concept Plan, notice shall be provided as may be required by the City. 3.4 Owner shall submit a lot line adjustment application for the removal of the existing parcel line that conflicts with the proposed buildings and their required setbacks. The lot line adjustment shall be submitted for review and approval prior to the issuance of a zoning certificate or condo plat, whichever occurs first. 3.6 Except for the limitations and allowances expressly set forth above and the other terms and conditions of this Development Agreement, the Property can be developed and used consistent with the Business Park (BP) zoning designation within Eagle City Code Section 8-2-3, effective 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 marked with a "P" for permitted use under the BP zoning designation in the "Official Schedule of District Regulations" in Eagle City Code Section 8-2-3 shall be considered permitted uses, and all uses shown as "C" for conditional use under the BP zoning designation shall require a conditional use permit. Page 9 of 21 K:\Planning Dept\Eagle Applications\Dr\2025\Peak Condo Storage - DR-2025-34\03-Working Files\02-DRB\Peak Condo Storage Findings DR.docx The following conditional uses are approved with this development agreement in lieu of a conditional use permit: • Storage (enclosed building) • Warehousing, wholesaling plant 3.8 The conditions, covenants, and restrictions for the Property shall contain at least the following: (a) A requirement that the facility shall remain a Storage Group S-1 occupancy, limited to the uses of an S-1 occupancy, as defined by International Building Code (IBC), except that the occupancy classification of an individual storage unit may be changed by an individual owner if approved by the City of Eagle through the approval of a tenant improvement permit and an occupancy permit. • Each storage unit owner shall receive, at a minimum, an occupancy permit from the City of Eagle following the transfer of ownership. • If any improvements are proposed within the individual storage unit, the storage unit owner shall be required to obtain tenant improvement permit approval from the City of Eagle prior to construction. (b) A provision that prohibits habitation on the Property, including temporary living. (c) A provision that prohibits the operation of businesses within any condominium unit on the Property except for storage uses which are ancillary to business operation. Condominium units shall not be permitted to be used as primary business addresses. 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)(1): Exterior walls and soffits: 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 Page 10 of 21 K:\Planning Dept\Eagte Applications\Dr\2025\Peak Condo Storage - DR-2025-34\03-Working Files\02-DRB\Peak Condo Storage Findings DR.docx specifically meeting the requirements herein, may be permitted where the applicant shows, and the City Council fmds 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. • 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: e. Dog ear cedar, fir, chain link, barbwire, razor wire, and similar high maintenance and/or unsightly fencing is prohibited. • Eagle City Code Section 8-2A-7(B): Landscape as Percent of Site: 2. Landscaping shall cover a minimum of ten percent (10%) of the property on all other developments. Hardscape plaza areas, such as decorative concrete/paver patios that are integrated into the design of the landscaped area, may be included in the ten percent (10%) landscape coverage requirement. • 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. • Eagle City Code Section 8-2A-7(J): Buffer Areas/Common Lots: 2. Minimum Requirements: a. When a commercial or industrial use abuts a residential use, a ten foot (10') wide by six foot (6') high landscaped buffer is required. 3. Materials: a. All buffer areas shall be comprised of, but not limited to, a mix of evergreen and deciduous trees, shrubs, and ground cover in which evergreen plant materials comprise a minimum of sixty percent (60%) of the total plant material used. Page 11 of 21 K:\Planning Dept\Eagle Applications\Dr\2025\Peak Condo Storage - DR-2025-34\03-Working Files\02-DRB\Peak Condo Storage Findings DR.docx b. Height requirements shall be accomplished with plant material, with a fence or decorative wall. c. The required buffer area shall result in an effective barrier within three (3) years and be maintained such that sixty percent (60%) or more of the vertical surface is closed and prevents the passage of vision through it. • Eagle City Code Section 8-2A-7(M): Parkway Strips, Separated Sidewalks, and Street Trees: 1. Except as may otherwise be required within the DDA, TDA, CEDA, and DSDA sidewalks shall be separated from the curb along all streets. An eight foot (8') wide minimum parkway planter strip planted with shade class (class II) trees shall be required between the sidewalk and street to provide a canopy effect over streets. 2. In all required applications, excluding residential developments, one street tree, selected from the approved tree list in subsection Q of this section, shall be planted per thirty five (35) linear feet of street frontage. • 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 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 nine buildings totaling 205,000- square feet of enclosed storage area. The applicant's justification letter states the architectural style of the buildings is Prairie School which is one of the nine architectural styles within the Eagle Architecture and Site Design book. The buildings are proposed to be constructed with metal siding, stucco, aluminum doors, and metal roofing. Staff defers comment regarding the building design, materials, and colors to the Design Review Board. The proposed buildings should be designed to be harmonious with buildings in the surrounding vicinity. Pursuant to Eagle City Code 8-2A-13(B)(2)(d)&(e), the proposed 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 buildings regarding the harmonious nature and relationship of the building to the surrounding vicinity to the Design Review Board. • The applicant is proposing to use metal siding and metal panel cladding on several areas of all the building facades including on the east building elevation of Building A, which faces North Horseshoe Bend Road and west building elevation of Building I, which faces State Highway 55. The applicant is proposing to utilize concealed fasteners on Building A and Building I and exposed fasteners on Buildings B through H. Pursuant to Eagle City Code Section 8-2A-6(B)(1)(k), metal siding is required to be anodized, have concealed fasteners, have a silicon polyester finish or Page 12 of 21 K:\Planning Dept\Eagle Applications \Dr\2025\Peak Condo Storage - DR-2025-34\03-Working Files\02-DRB\Peak Condo Storage Findings DR.docx equivalent, and include special design treatments to enhance the appearance (may include brick or masonry wainscot treatments along exterior walls and accent colored material) and metal siding is prohibited on portions of any building facing a road unless a waiver of subsection B lk is approved. The applicant should be required to provide revised building elevations showing the metal siding to be anodized, have concealed fasteners, have a silicon polyester finish or equivalent, and include special design treatments (brick or masonry wainscot treatments) along the exterior walls and accent colored metals. 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. Staff defers comment regarding the metal siding on the east building elevation of Building A and west building elevation of Building I which face a road to the Design Review Board. If the Design Review Board recommends approval of a waiver of subsection B lk for the metal siding proposed on the east building elevation of Building A and west building elevation of Building I, the applicant should be required provide a revised building elevations for the east building elevation of Building A and west building elevation of Building I showing the metal siding to be anodized, have concealed fasteners, have a silicon polyester finish or equivalent, and include special design treatments (brick or masonry wainscot treatments) along the exterior walls and accent colored metals. The revised building elevation 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 a standing seam metal roof on all the buildings. Pursuant to Eagle City Code Section 8-2A-6(B)(2), metal, standing seam/batten seam is required to have concealed fasteners. The applicant should be required to provide revised building elevations showing the 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. • There is a barbwire/metal wire and chain link fencing located along the north, west, and east property lines of the site. Pursuant to Eagle City Code Section 8-2A-6(B)(3), barbwire, razor wire, and similar high maintenance and/or unsightly fencing is prohibited. The applicant should provide a revised site plan showing that all barbwire/metal wire and chain link fencing located along the north, west, and east property lines to be removed. The revised site plan should be reviewed and approved by staff prior to the issuance of a zoning certificate. • The table on the landscape plan states that there is 10.1% landscaping on the site; however, staff calculated approximately 40,742-square feet of landscaping totaling 9.5% of the site. Pursuant to Eagle City Code Section 8-2A-7(B)(2), a minimum of 10% landscaping is required. The applicant should be required to provide a revised landscape plan showing a minimum of 10% landscaping on the site. The revised landscape plan should be reviewed and approved by staff prior to the issuance of a zoning certificate. • The applicant is proposing to remove 58 existing trees/groupings from the site. The trees consist of Northern Catalpa, California Black Walnut, Siberian Elm, Silver Maple, Hackberry, Black Locust and Maple Trees. There are 954-caliper inches [inc. 600-caliper inches of undesirable trees] of trees in poor condition and 534-caliper trees [incl. 373-caliper inches of undesirable trees] in fair condition. The arborist report, date stamped by the City on May 5, 2025, states that all the trees are in poor or fair condition, have not been maintained, have broken branches, branch tear -outs, asymmetrical canopy forms, and decay pockets. The applicant is not proposing to mitigate for the trees. Pursuant to Eagle City Code Section 8-2A-7(C)(1)(a), existing trees are required to be retained on site unless removal is approved in writing by the City. Pursuant to Eagle City Code Section 8-2A-7(C)(2)(c), unless it is determined by the City that replacement is necessary to preserve and/or restore riparian and wildlife habitat, removal of Siberian Elm, Silver Maple, and Black Locust trees do not require replacement. Pursuant to Eagle City Code Section 8-2A- 7(C)(2)(a), for each caliper inch of deciduous tree removed, an equivalent amount of caliper inches Page 13 of 21 K:\Planning Dept\Eagle Applications \Dr\2025\Peak Condo Storage - DR-2025-34\03-Working Files\02-DRWPeak Condo Storage Findings DR.docx is required to be replanted and for each vertical foot of coniferous tree removed, an equivalent amount of vertical feet is required to be replanted. Staff defers comment regarding the removal of the 58 trees to the Design Review Board. If the City approves the removal of the trees and determines mitigation is not required for the removal of the 58 trees, no additional trees are required. -OR- If the City approves the removal of the trees and requires mitigation of trees in fair condition [not including undesirable trees], the applicant should provide a revised landscape plan showing an additional 161-caliper inches of trees planted on the site. The revised landscape plan should be reviewed and approved by staff and two members of the Design Review Board prior to issuance of a zoning certificate. -OR- Provide a contribution to the tree fund for compensation for the removal of the trees in the amount of $28,175.00 (161 x $175.00/caliper inch = $28,175.00) pursuant to Resolution 18-34 prior to issuance of a zoning certificate. -OR- Any other combination of planting additional trees on -site and/or a contribution to the tree fund as may be approved by the City. A revised landscape plan and/or contribution to the tree fund shall be reviewed and approved and/or submitted to the City prior to issuance of a zoning certificate. • The landscape plan shows a wrought iron fence proposed along the north property line of the site with no landscaping proposed. The site to the north has an existing residential house that is not occupied, and the site is a part of phase 2 of the storage development. Pursuant to Eagle City Code Section 8-2A-7(J)(2)(a), a 10-foot wide by 6-foot high landscape buffer is required when a commercial use is adjacent to a residential use. Staff defers comment regarding the proposed wrought iron fence with no landscaping to the Design Review Board. • The phasing plan shows the site and buildings to be broken up into three phases (shown on the phasing plan as phases 1.0, 1.1, and 1.2). Phase 1.0 includes buildings A, B, and C, entrance to the site, and streetscape along North Horseshoe Bend Road. Phase 1.1 includes buildings D, E, and F, and additional drive aisles. Phase 1.2 includes Buildings G, H, and I, landscaping along State Highway 55, and additional drive aisles. Staff defers comment regarding the proposed phasing plan to the Design Review Board. • The landscape plan shows a sidewalk along the perimeter of the development (along North Horseshoe Bend Road) that terminates at the north property line. The applicant should be required to provide a revised landscape plan showing a temporary asphalt pathway connection at the north property line between the sidewalk and the edge of North Page 14 of 21 K:\Planning Dept\Eagle Applications \Dr\2025\Peak Condo Storage - DR-2025-34\03-Working Files\02-DRB\Peak Condo Storage Findings DR.docx Horseshoe Bend Road. The revised landscape plan should be reviewed and approved by staff prior to the issuance of a zoning certificate. • The landscape plan shows mulch proposed up to the west property line along State Highway 55. There is an additional 20-feet of right-of-way before you reach the edge of pavement. SS AMH s) The applicant should be required to provide a revised landscape plan showing mulch proposed along State Highway 55 to within 9-feet of edge of pavement. The revised plan should show gravel within nine feet (9') of the edge of pavement along State Highway 55 as approved by ITD. The area between edge of pavement should be kept clear of weeds and debris and maintained by the adjacent property. The revised landscape plan should be reviewed and approved by staff prior to installation of the landscaping. 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 26, 2025, at which time the Board made their decision. BOARD DELIBERATION: Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that: • The Board is in favor of the design, materials, and colors of the storage buildings with the addition of site specific condition nos. 17 and 19 to address their concerns regarding the visibility of buildings from the roadway and the need for a wanner color palette. • The Board is in favor of the proposed landscaping with the addition of site specific condition nos. 18 and 20. • The Board is in favor of the proposed tree removal and did not recommend mitigation due to the condition and species of the trees. BOARD DECISION: The Board voted 5 to 0 (Sayer and Greer absent) to recommend approval of DR-2025-34 for a design review application for a storage facility (enclosed buildings), 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. Page 15 of 21 K:\Planning Dept\Eagle Applications\Dr\2025\Peak Condo Storage - DR-2025-34\03-Working Files \02-DRB\Peak Condo Storage Findings DR.docx SITE SPECIFIC CONDITIONS OF APPROVAL: 1. Comply with all applicable conditions of A-2025-01 & RZDA-2025-0 1. 2. Provide revised building elevations showing the metal siding to be anodized, have concealed fasteners, have a silicon polyester finish or equivalent, and include special design treatments (brick or masonry wainscot treatments) along the exterior walls and accent colored metals. The revised building elevations shall be reviewed and approved by staff and two members of the Design Review Board prior to the issuance of a zoning certificate. 3. Provide a revised building elevations for the east building elevation of Building A and west building elevation of Building I showing the metal siding to be anodized, have concealed fasteners, have a silicon polyester finish or equivalent, and include special design treatments (brick or masonry wainscot treatments) along the exterior walls and accent colored metals. The revised building elevation shall be reviewed and approved by staff and two members of the Design Review Board prior to the issuance of a zoning certificate. 4. Provide revised building elevations showing the metal roof to have concealed fasteners. The revised building elevation shall be reviewed and approved by staff prior to the issuance of a zoning certificate. 5. Provide a revised site plan showing that all barbwire/metal wire and chain link fencing located along the north, west, and east property lines to be removed. The revised site plan shall be reviewed and approved by staff prior to the issuance of a zoning certificate. 6. Provide a revised landscape plan showing a minimum of 10% landscaping on the site. The revised landscape plan shall be reviewed and approved by staff prior to the issuance of a zoning certificate. 7. I-tThe City approves the removal of the trees and determines mitigation is not required for the removal of the 58 trees, no additional trees are required. -Ol- certificate. OR $28,175.00 (161 x $175.00ka1iper inch — $28,175.40) pursuant to R of a zoning certificate. -9R- na a ea a�alo.. submitted to the Cityp .. t„ : of a certifcate lq]3CI U�CVPGR UiN!'V3-TCCpiilCGGQ CO CII�i l: T��71�i'GPI9 JCR[iIGGVr�Ct-Lp2IZIISGGI LIZ.0 8. Provide a revised landscape plan showing a temporary asphalt pathway connection at the north property line between the sidewalk and the edge of North Horseshoe Bend Road. The revised landscape plan shall be reviewed and approved by staff prior to the issuance of a zoning certificate. 9. Provide a revised landscape plan showing mulch proposed along State Highway 55 to within 9-feet of edge of pavement. The revised plan shall show gravel within nine feet (9') of the edge of pavement along State Highway 55 as approved by ITD. The area between edge of pavement shall be kept clear of weeds and debris and maintained by the adjacent property. The revised landscape plan shall be Page 16 of 21 K:\Planning Dept\Eagle Applications\Dr\2025\Peak Condo Storage - DR-2025-34\03-Working Files\02-DRB\Peak Condo Storage Findings DR.docx reviewed and approved by staff prior to installation of the landscaping. 10. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle City Code. 11. 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. 12. The applicant shall be required to comply with any applicable conditions placed on this application by the City Engineer. 13. Submit payment to the City for the Planning and Zoning plan review at the time of building permit submittal. 14. No rooftop mechanical units are proposed with this application and none are approved. 15. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the buildings. 16. No signs are proposed with this application and none are approved. 17. Provide revised building elevations showing an alternative soffit material and a warmer color palette (i.e. creams, tans, browns, etc.) for all buildings to replace the red, grays, and white colors. The revised building elevations shall be reviewed and approved by staff and two members of the Design Review Board prior to the issuance of a zoning certificate. 18. Provide a revised phasing plan showing the landscaping along State Highway 55 to be installed with Phase 1.0. The revised phasing plan shall be reviewed and approved by staff prior to the issuance of a zoning certificate. 19. Provide revised building elevations for the south elevation of Buildings B and H showing additional materials and architectural interest. The revised building elevations shall be reviewed and approved by staff and two members of the Design Review Board prior to the issuance of a zoning certificate. 20. Provide a revised landscape plan showing plantings located on the north and south sides of Building I. 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. 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 Page 17 of 21 K:\Planning Dept\Eagle Applications \Dr\2025\Peak Condo Storage - DR-2025-34\03-Working Files\02-DRB\Peak Condo Storage Findings DRdocx 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 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 Page 18 of 21 K:\Planning Dept\Eagle Applications\Dr\2025\Peak Condo Storage - DR-2025-34\03-Working Files\02-DRB\Peak Condo Storage Findings DR.docx 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. 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 Page 19 of 21 K:\Planning Dept\Eagle Applications\Dr\2025\Peak Condo Storage - DR-2025-34\03-Working Files\02-DRBTeak Condo Storage Findings DR.docx 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-2025-34) 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 storage buildings (enclosed) are permitted with the approval of a design review application within the BP-DA (Business Park with a development agreement) zoning district; B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned development in the vicinity of the site since the proposed buildings are designed to complement the general vicinity; C. Is designed with adequate off street parking facilities in such a way as to not interfere with ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent uses as anticipated within the zoning district since the 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 Page 20 of 21 K:\Planning Dept\Eagle Applications \Dr\2025\Peak Condo Storage - DR-2025-34\03-Working Files\02-DRB\Peak Condo Storage Findings DR.docx buildings are designed utilizing the Prairie School style of architecture and designed to be harmonious with the other surrounding buildings; E. Will have facades, features, and other physical improvements that are designed as a whole, when viewed alone as well as in relationship to surrounding buildings and settings since the buildings have been designed to complement building within the vicinity; F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic considerations since the buildings do not exceed the 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 site has been designed with the required parking and a sidewalk along 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 commercial 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 buildings, and will not cover nor detract from desirable architectural features. DATED this 10th day of July 2025. DESIGN REVIEW BOARD OF THE CITY OF EAGLE Ada County Idaho gren, Chairman AT EST: ,ttttttt!l, t,,,,, G`T Y OF'o,� racy E. 0 rn, agle City Clerk E m v.• S • #'0.,�» ID A��.*` Page 21 of 21 K:\Planning Dept\Eagle Applications\Dr\2025\Peak Condo Storage - DR-2025-34\03-Working Files\02-DRB\Peak Condo Storage Findings DR.docx