Findings - CC - 2025 - DR-2025-41 - Design Review for three apartment buildings [including 1,000-sf retail] and associated landscaping.BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR A
DESIGN REVIEW FOR THREE APARTMENT
BUILDINGS [INCLUDING 1,000-SF RETAIL]
AND ASSOCIATED LANDSCAPING FOR
MOLINARI PARKING 11, LLC
)
)
)
)
)
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-41
The above -entitled design review application came before the Eagle City Council for their action on August
26, 2025. The Eagle City Council having heard and taken oral and written testimony, and having duly
considered the matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Molinari Park 11, LLC, represented by Ian McLaughlin with Pivot North Architecture, is requesting
design review approval for three (3) apartment buildings (one — 63,596-SF [including 1,000-SF retail],
one — 83,425-SF, one — 83,425-SF) and associated landscaping. The 7.16-acre site is located on the
south side of East Plaza Drive approximately 1,200-feet east of the intersection of South 2' Street and
East Plaza Drive at 401 East Cedar Ridge Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on May 23, 2025. Revised information (site
plan, floor plans, building elevations) was received July 14, 2025.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on June 11, 2025, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On June 25, 2019, the Eagle City Council approved a rezone from CBD (Central Business District) to
CBD-DA-P (Central Business District with a development agreement — PUD), conditional use permit,
preliminary development plan, and preliminary plat for Molinari Park Subdivision (RZ-07-18/CU-03-
18/PPUD-02-18/PP-06-18).
On January 12, 2021, the Eagle City Council approved a design review application for the common
area landscaping within Molinari Park Subdivision (DR-18-20).
On December 8, 2020, the Eagle City Council denied a design review application for a subdivision
entry monument sign for Molinari Park Subdivision (DR-53-20).
On December 9, 2020, the Eagle City Council approved a preliminary plat extension of time for
Molinari Park Subdivision (EXT-16-20).
On February 12, 2021, the Eagle City Council approved a final development plan and final plat for
Molinari Park Subdivision No. 1, a 41-lot (34-buildable, 7-common), mixed use subdivision (FPUD-
04-20 & FP-04-20).
On February 8, 2022, the Eagle City Council approved a design review application for 17 townhome
buildings (91-units) within Molinari Park Subdivision (DR-60-21).
Page 1 of 20
K:\Planning Dept\Eagle Applications \Dr\2025\Molinari Park Multi -Family - DR-2025-0I\03-Working Files\Molinari Park Multi -family Findings CC.docx
On May 10, 2022, the Eagle City Council denied a design review application for three apartment
buildings and common area landscaping within Molinari Park Subdivision (DR-19-22).
On January 10, 2023, the Eagle City Council approved a development agreement modification and
planned unit development modification to modify the development agreement concept plan and
preliminary development plan site plan associated with the multi -family portion of Molinari Park
Subdivision (RZ-07-18 MOD/CU-03-18 MOD2/PPUD-02-18 MOD).
On June 27, 2023, the Eagle City Council approved a design review application for three apartment
buildings and common area landscaping within Molinari Park Subdivision (DR-2023-18). This
application has expired.
On August 6, 2023, the Eagle City Council approved a design review application for one subdivision
entry monument sign within Molinari Park Subdivision (DR-2023-31).
On April 23, 2024, the Eagle City Council approved a final development plan and final plat for Auberge
Subdivision aka Molinari Park (FPUD-2024-04 & FP-2023-17).
On February 25, 2025, the Eagle City Council approved a development agreement modification and
preliminary planned unit development modification to modify the site plan associated with the
development and amend site specific condition of approval #12 to remove the requirement for the
trellises to be integrated into the building design (RZ-07-18-MOD2/PPUD02-18-MOD2).
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
Downtown, Scenic
Corridor, Public/Semi-
Public
CBD-DA-P (Central Business
District with a development
agreement — PUD)
Vacant land
Proposed
No Change
No Change
Retail and multi -family
residential buildings
North of site
Downtown, Scenic
Corridor
CBD (Central Business
District)
East Plaza Drive, Paddy
Row Subdivision
(residential), mobile home
parks, and a storage
facility
South of site
Commercial, Mixed Use,
Scenic Corridor,
Public/Semi-Public
C-3-DA (Highway Business
District with a development
agreement) and MU-DA
(Mixed Use with a
development agreement)
State Highway 44 and
Eagle River Development
East of site
Downtown, Scenic
Corridor
CBD (Central Business
District) and MU (Mixed
Use)
Residence Inn Egale Hotel,
commercial subdivision
(Merrill Subdivision No. 2
and No. 4)
West of site
Downtown, Scenic
Corridor, Public/Semi-
Public
CBD (Central Business
District) and CBD-DA
(Central Business District
with a development
agreement)
Senior living facility and
office building (Lot 1,
Block 1, Forum
Subdivision), Molinari
Park townhome buildings
Page 2 of 20
K:\Planning Dept\Eagle Applications \Dr\2025\Molinari Park Multi -Family - DR-2025-41\03-Working Files\Molinari Park Multi -family Findings CC.docx
G. DESIGN REVIEW OVERLAY DISTRICT:
The site is located within the city-wide Design Review Overlay District and within the Community
Entry Development Area (CEDA) overlay district.
H. URBAN RENEWAL DISTRICT:
The site is located within the Urban Renewal District.
I. EXISTING SITE CHARACTERISTICS:
The site is developed with curb, gutter, and sidewalk along East Plaza Drive and throughout the
development. The site has mature trees near the park area within the overall development and there is
existing common area landscaping along State Highway 55 that was installed with phase 1 of the
development (DR-2020-18).
J. SITE DATA:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
7.16-acres (311,889-square feet)
500-square feet (minimum)
Percentage of Site Devoted to
Building Coverage
20% (approximately)
20% (minimum) to 85%
(maximum)*
Percentage of Site Devoted to
Landscaping
24% (approximately)
15% (minimum)
Number of Parking Spaces
408-total parking spaces
Incl. 237-covered parking spaces, 116-
standard parking spaces, 51-parking
spaces within Molinari Park Development
for guest parking spaces and 4-parking
spaces for retail
404-parking spaces total
(minimum), incl. 200-
covered parking spaces, 50-
guest parking spaces, and
4-parking spaces for retail
*Note: Lot coverage required within the CEDA overlay district.
Buildins A
SITE DATA
PROPOSED
REQUIRED
Front Setback (East/South)
433-feet / 464-feet
20-feet (minimum)*
Rear Setback (North)
2-foot, 10-inches
0-feet (minimum)
Side Setback (East)
360-feet
10-feet (minimum)*
Side Setback (West)
10-feet, 3-inches
10-feet (minimum)*
*Note: Setbacks required within the CEDA overlay district.
Page 3 of 20
K:\Planning Dept\Eagle Applications \Dr\2025\Molinari Park Multi -Family - DR-2025-41\03-Working Files\Molinari Park Multi -family Findings CC.docx
Buildins B
SITE DATA
PROPOSED
REQUIRED
Front Setback (East/South)
410-feet / 101-feet
20-feet (minimum)*
Rear Setback (North)
258-feet
0-feet (minimum)
Side Setback (West)
14-feet, 10-inches
10-feet (minimum)*
Side Setback (East)
353-feet
10-feet (minimum)*
*Note: Setbacks required within the CEDA overlay district.
Building C
SITE DATA
PROPOSED
REQUIRED
Front Setback (West/North)
359-feet / 23-feet, 6-inches
20-feet (minimum)*
Rear Setback (South)
318-feet
0-feet (minimum)
Side Setback (East)
65-feet
10-feet (minimum)*
Side Setback (West)
301-feet
10-feet (minimum)*
*Note: Setbacks required within the CEDA overlay district.
K. PARKING ANALYSIS:
Number of Units: 200 units
Studio: 18
One bedroom: 79
Two bedroom: 89
Three bedroom: 10
Live/Work: 4 (227-square feet of commercial space per unit [located within Buildings B and C]
Retail: 1,000-square feet (located within Building A)
• Eagle City Code Section 8-4-5 requires:
Apartments or multi -family dwellings — For each unit with 2 or more bedrooms — 2 including 1 covered;
for each 1 bedroom or studio unit — 1.5 including 1 covered. 0.25 spaces per unit shall be provided for
guest parking.
Studio/One Bedroom: 97-units — 145.5-parking spaces (incl. 97-covered parking spaces) plus 24.25-
guest parking spaces
Two/Three Bedroom: 99-units — 198-parking spaces (incl. 99-covered parking spaces) plus 24.75-guest
parking spaces
Live/Work [1-bedroom]: 4-units — 6-parking spaces (incl. 4-covered parking spaces) plus 1.0-guest
parking spaces
Retail: 1 parking space per 250-square feet of gross floor area
1,000-square feet / 250 = 4-parking spaces
Total parking spaces required: 404-parking spaces required [incl. 200-covered parking spaces, 50-guest
parking spaces, and 4-parking spaces for retail]
Page 4 of 20
K:\Planning Dept\Eagle Applications\Dr\2025\Molinari Park Multi -Family - DR-2025-41\03-Working Files\Molinari Park Multi -family Findings CC.docx
Proposed Onsite Parking Spaces: 358-parking spaces [incl. 237-covered parking spaces]
Proposed Offsite Parking Spaces: 50-guest parking spaces
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct three apartment buildings.
Height and Number of Stories of Proposed Buildings:
Building A = 45'
Building B = 45'
Building C = 45'
Gross Floor Area of Proposed Buildings:
Building A = First Floor- 17,284-SF (including 1,000-SF retail)
Second Floor - 14,580-SF
Third Floor - 15,866-SF
Fourth Floor - 15,866-SF
Total - 63,596-SF
Building B = First Floor - 21,216-SF
Second Floor - 20,351-SF
Third Floor - 20,929-SF
Fourth Floor - 20,929-SF
Total - 83,425-SF
Building C = First Floor - 21,216-SF
Second Floor - 20,351-SF
Third Floor - 20,929-SF
Fourth Floor - 20,929-SF
Total - 83,425-SF
On and Off -Site Circulation:
An 106,207-square foot (approximately) paved parking lot provides parking for vehicles using this site.
Two 24-foot wide private roads located west and east of the site provide access to the site from East
Plaza Drive.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Italianate
Building A
Roof: TPO (White)
Walls: Summit brick veneer (Steel City), Fiber cement board panel siding (SW7069 Iron Ore),
EIFS/fine finish (SW6001 Grayish, SW7746 Rushing River), Hardie panel horizontal siding (SW7069
Iron Ore), Cement tile (Grand Harlequin III)
Windows/Doors: Vinyl (Dark Bronze)
Fascia/Trim: Metal coping/steel accents (SW7069 Iron Ore)
Building B
Roof: TPO (White)
Walls: Summit brick veneer (Steel City), Fiber cement board panel siding (SW7069 Iron Ore),
EIFS/fine finish (SW6001 Grayish, SW7746 Rushing River), Hardie panel horizontal siding (SW7069
Iron Ore), Cement tile (Grand Harlequin III)
Windows/Doors: Vinyl (Dark Bronze)
Page 5 of 20
K:\Planning Dept\Eagle Applications \ Dr\2025\Molinari Park Multi -Family - DR-2025-41\03-Working Files\Molinari Park Multi -family Findings CC.docx
Fascia/Trim: Metal coping/steel accents (SW7069 Iron Ore)
Building C
Roof: TPO (White)
Walls: Summit brick veneer (Steel City), Fiber cement board panel siding (SW7069 Iron Ore),
EIFS/fine finish (SW6001 Grayish, SW7746 Rushing River), Hardie panel horizontal siding (SW7069
Iron Ore), Cement tile (Grand Harlequin III)
Windows/Doors: Vinyl (Dark Bronze)
Fascia/Trim: Metal coping/steel accents (SW7069 Iron Ore)
Trellis
Roof: Metal (SW 7068 Iron Ore)
Columns: Metal (SW 7068 Iron Ore)
Carport
Roof: Metal (SW 7068 Iron Ore)
Columns: Metal (SW 7068 Iron Ore)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees along East Plaza Drive
and State Highway 44 which will be retained and protected.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees exist along East Plaza Drive. Street trees were approved along the private
streets adjacent to this site that will be installed as part of the overall common area landscaping for the
Molinari Park development (DR-2020-18).
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 10% interior landscaping is required, 11% is proposed.
O. TRASH ENCLOSURES:
Three (3) 204-square foot trash enclosures are proposed to be located near the southeast corner of
Building A and Building B, and northwest corner of Building C. The enclosures are proposed to be
constructed of CMU walls with stucco overlay and metal gates; all of which will match the materials
and colors used in the construction of the buildings.
P. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened by parapet walls. No ground mounted mechanical units are proposed and
none are approved.
Q. OUTDOOR LIGHTING:
A photometric plan showing the location, illumination type, and wattage has been received. All styles
comply with Eagle City Code with the exception of the carport lighting.
Page 6 of 20
K:\Planning Dept\Eagle Applications \Dr\2025\Molinari Park Multi -Family - DR-2025-41\03-Working Files\Molinari Park Multi -family Findings CC.docx
R. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
reviewed and approved by the Zoning Administrator prior to issuance of any building permits.
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:
No public uses are proposed.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:
No future acquisition 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 along East Plaza Drive and buffer along SH-44
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):
An environmental assessment plan is not required for this application.
X. AGENCY RESPONSES:
The following agencies have responded, and their correspondence is attached to the staff report.
Ada County Highway District
Eagle Fire Department
Idaho Department of Environmental Quality
Idaho Transportation Department
Veolia
Y. LETTERS FROM THE PUBLIC:
No letters from the public have been 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.
Page 7 of 20
K:\Planning Dept\Eagle Applications\Dr\2025\Molinari Park Multi -Family - DR-2025-41\03-Working Files\Molinari Park Multi -family Findings CC.docx
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;
g•
and
i. Will have signs, if proposed, that are harmonious with the architectural design of the building
and the adjacent buildings, and will not cover or detract from desirable architectural features.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF
THE CITY COUNCIL'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Downtown
Suitable primarily for development that accommodates and encourages further expansion and renewal
in the downtown core. A variety of business, public, quasi -public, cultural, ancillary residential and
other related uses are encouraged. The greatest possible concentration of retail sales and business is to
occur in this land use designation. Pedestrian friendly uses and developments are encouraged.
Residential only development should be discouraged. Land within district is the only place to utilize
the CBD zoning designation. Other zones within Downtown Eagle may include Mixed Use,
Residential, Commercial and Professional Office.
Scenic Corridor
An overlay designation that is intended to provide significant setbacks from major corridors and natural
features through the city. These areas may require berming, enhanced landscaping, detached
meandering pathways and appropriate signage controls. This designation includes the Willow Creek
Page 8 of 20
K:\Planning Dept\Eagle Applications \Dr\2025\Molinari Park Multi -Family - DR-2025-41\03-Working Files\Molinari Park Multi -family Findings CC.docx
Scenic Corridor that is to provide increased setbacks and buffering of development including natural
vegetation and restoration, regional trails and connectivity.
Public/Semi-public
Suitable primarily for the development of such uses as golf courses, parks, recreation facilities,
greenways, schools, cemeteries, and public service facilities such as government offices. Support
activities may also be permitted.
All development within this land use is encouraged to be designed to accommodate the different needs,
interests, and age levels of residents in matters concerning both recreation and civil activities.
The public/semi-public land use designation is not a residential land use designation. When a project
or development is designed that contains or is adjacent to land holding a public/semi-public land use,
this land will not be included when calculating the allowable residential density. Projects that hold a
residential designation that want to provide or dedicate amenities similar to those allowed in the
public/semi-public designation may transfer unused density from these areas to other areas within the
development, as approved by the City Council through the Planned Unit Development process as
defined in the comprehensive plan.
B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF SPECIAL
CONCERN REGARDING THIS PROPOSAL:
3.3 The Concept Plan (Exhibit C) 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.
However, the residential portion of this development proposal is recognized by Eagle and Owner
as a desired component to the development. A residential component of similar size and area to
that depicted in the Concept Plan with the provisions and allowances contained herein, shall be
maintained.
3.8 The townhomes shall be constructed utilizing a style of architecture compatible with "Italianate"
as shown on Exhibit D. The multi -family dwellings shall be constructed utilizing Italianate" style
of architecture as shown on Exhibit E. Commercial/retail buildings, multi -family residential
buildings, and pool house shall be required to meet the design review requirements as set forth in
Eagle City Code and the Eagle Architecture and Site Design book. Eagle Design Review Board
approval of the detailed architectural plans for the development is required prior to the issuance
of building permits for commercial/retail buildings, multi -family residential units, pool house,
pumphouse for irrigation, and gazebos.
3.11 Provide plans showing outdoor lighting details for review and approval by the Zoning
Administrator with the submittal of the final plat. The plans shall show how the lights will
facilitate the "Dark Sky" concept of lighting.
3.15 Owner shall provide and construct, in accordance with the provisions of Eagle City Code Section
9-4-1-6, a minimum ten foot (10') wide public sidewalk along the portion of the Property located
adjacent to State Highway 44. The public sidewalk shall be constructed in phases. The first phase
from the intersection of East Cedar Ridge Street and Public Road "A" (as shown on the
preliminary plat/preliminary development plan, date stamped by the City on September 11, 2018)
easterly to North Palmetto Avenue shall be constructed with Phase No. 1 of Molinari Park
Subdivision. The second phase from the west property boundary to the east phase line of Phase
No. 2 of Molinari Park Subdivision, and the final phase connecting phases 1 and 3 shall be
constructed with Phase No. 3 of Molinari Park Subdivision. The specific location and design of
Page 9 of 20
K:\Planning Dept\Eagle Applications\Dr\2025\Molinari Park Multi -Family - DR-202541\03-Working Files\Molinari Park Multi -family Findings CC.docx
the pathway shall be approved by the City of Eagle Park, Pathway and Recreation Commission
prior to submittal of a design review application. The public sidewalk shall be located in a recorded
easement or easements dedicated to and accepted by Eagle as provided in Eagle City Code Section
9-4-1-6(E) (2). The instrument number of the recorded easement or easements shall be referenced
on the face of the plat, upon recordation of the final plat(s) wherein the public sidewalk is located.
3.16 The parking ratio for the multi -family residential units shall be in conformance with Eagle City
Code Section 8-4-5. Public parking shall be permitted on the private streets.
3.19 The multi -family units located adjacent to Private Road "D" and Private Road "E" (as identified
on the preliminary plat/preliminary development plan, date stamped by the City on October 9,
2019) shall have live/work commercial space located adjacent to the private roads.
C. PRELIMINARY DEVELOPMENT PLAN AND PRELIMINARY PLAT CONDITIONS OF
APPROVAL WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL:
8. The required setbacks for the townhomes and apartments shall be as follows:
Front
Lots 1-15, Block 1
Lots 17-19 & 21-23, Block 1
Lots 15-18 & 20-23, Block 2
Lots 26-33 & 35-43, Block 2
Lots 58-62, Block 2
Lots 64-70, Block 2
Lots 24-32, Block 1
Lots 2-11, Block 2
Lots 33-35, Block 1
Lots 45-47, Block 2
Lots 49-56, Block 2
Rear (at access drives/alleys)
Lots 25-33, Block 1
Lots 2-11, Block 2
All Other Lots
Interior Side
Exterior Side
Minimum Building Separation 20-feet
Maximum Lot Coverage 85%
All remaining setbacks shall be in conformance with Eagle City Code Section 8-2A-6(E)(3).
9. The maximum building height of the structures shall be as follows:
• Multi -family — 45-feet (4-stories)
12. Provide a revised preliminary plat/preliminary development plan showing the required covered
parking spaces associated with the multi -family dwellings. The revised preliminary development
plan/preliminary plat shall be provided prior to submittal of a design review application.
25. Provide a revised preliminary plat/preliminary development plan showing attached sidewalks a
minimum of 10-feet in width located adjacent to the commercial businesses within the multi -family
area (Lot 73, Block 2). The revised preliminary plat/preliminary development plan shall be
provided prior to submittal of a design review application.
9-feet (+/- 11-feet to sidewalk)
7-feet
10.5-feet (+/- 10-feet to sidewalk)
8-feet (+/- 7.5-feet to sidewalk)
16.5-feet (+/- 7.5-feet to sidewalk)
5.5-feet (+/- 6-feet to curb)
7.5-feet (+/- 8-feet to curb)
0-feet
5-feet (No additional setback for multi -story structures)
Page 10 of 20
K:\Planning Dept\Eagle Applications \Dr\2025\Molinari Park Multi -Family - DR-2025-41\03-Working Files\Molinari Park Multi -family Findings CC.docx
D. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi -family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-2A-6(A)(5): Utilities:
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)(7): Enclosed trash and recycle areas:
All commercial and multi -family developments shall provide for trash and recycle services and
shall include an enclosed area for the storage of trash and recycle receptacles. The area shall be
screened in accordance with section 8-2A-7J of this article. A waiver of this section may be
approved for small businesses that utilize ninety six (96) gallon or smaller trash and recycle
receptacles provided the containers are stored indoors or are otherwise screened from view with
the use of a screen wall and landscaping.
• Eagle City Code Section 8-2A-7(J): Buffer Areas/Common Lots:
2. Minimum Requirements:
c. To conceal outdoor storage areas, trash receptacles, exposed equipment associated with any
commercial or industrial activity, and off street loading when adjacent to or in view from
a residential activity or public street right of way, a five foot (5') wide by six foot (6') high
landscaped buffer is required.
• Eagle City Code Section 8-3-2(D): Enclosed Trash/Recycle Areas:
All trash and/or garbage and recycle collection areas for commercial, industrial and multi- family
residential uses shall be enclosed on at least three (3) sides by a solid wall or fence of at least four
feet (4') in height, and a solid wood gate on a metal frame shall enclose the fourth side, or shall be
within an enclosed building or structure. Adequate vehicular access to and from such area or areas
for collection of trash and/or garbage as determined by the administrator shall be provided.
• Eagle City Code Section 8-4-4-2(A): Site and Building Lighting:
1. All parking areas shall be illuminated in accordance with the provisions of this chapter.
2. Any lights used to illuminate a site and building shall be arranged to reflect the light away from
the adjoining property.
3. Except as noted in subsection A4 of this section, all site and building lighting shall be recessed
or shielded to direct all light downward and the source of the light (including the lamp and any
nonopaque material/lens covering the lamp) shall not be directly visible by a person of average
Page 11 of 20
K:\Planning Dept\Eagle Applications\ Dr\2025\Molinari Park Multi -Family - DA-2025-41\03-Working Files\Molinari Park Multi -family Findings CC.docx
height standing on the property line of any public right of way, or any private street, or on the
property line of any residentially zoned parcel of land or parcel of land used for residential
purposes.
E. DISCUSSION:
• The applicant is requesting design review approval for three (3) apartment buildings (one — 63,596-
SF [including 1,000-SF retail], one — 83,425-SF, one — 83,425-SF) and associated landscaping. The
applicant's justification letter states the building designs are from the Italianate style of architecture
as outlined in the Eagle Architecture and Site Design Book. The buildings have a common theme
with a mixture of brick, stucco, and siding masses. The rhythm of massing and material banding,
both vertical and horizontal, gives the buildings visual interest and provides a pedestrian scale. The
scale of the buildings are aided by the adjacent trellises, which circle the perimeter of the site and
act as an additional amenity to the residence. Staff defers comment regarding the building, carport,
and trellis designs, 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 buildings 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 on the proposed buildings regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board.
• The roof cross sections for buildings B and C show the rooftop mechanical units at or above the
parapet wall.
304'
MECHANICAL
EQUIPMENT_ TW.
(MAX HT. 4'-01
Pursuant to Eagle City Code Section 8-2A-6(A)(5), rooftop mechanical units are required to be
screened from view at eye level by the parapet walls. The applicant should be required to provide
additional details regarding the rooftop mechanical equipment height and curb height in relation to
the parapet walls. The details should be reviewed and approved by staff prior to the issuance of a
zoning certificate.
• The site and landscape plan show three trash enclosures within the development. Trash enclosure
# 1 is located at the southeast corner of Building "A", trash enclosure #2 is located at the southeast
corner of Building `B," and trash enclosure #3 is located at the northwest corner of Building "C."
All three trash enclosures are shown to be constructed with two full walls, a partial wall, and metal
gates.
Page 12 of 20
K:\Planning Dept\Eagle Applications\Dr\2025\Molinari Park Multi -Family - DR-2025-41\03-Working Files\Molinari Park Multi -family Findings CC.docx
Enclosure #2 Enclosure #3
(teg;,e
o .
Pursuant to Eagle City Code Section 8-3-2(D), the enclosure is required to be enclosed on at least
three sides by a solid wall or fence and a solid gate to enclose the fourth side. If the applicant would
like to have pedestrian access to the enclosures without having to use the two large gates, a gate
should be provided at the opening for the pedestrian access. The applicant should be required to
provide a revised site and landscape plan showing the trash enclosures enclosed on three sides by
a solid wall or fence or provide a pedestrian access gate. The revised site and landscape plan should
be reviewed and approved by staff and one member of the Design Review Board prior to the
issuance of a zoning certificate.
• The landscape plan shows landscaping around portions of the trash enclosures.
Enclosure #1
Enclosure #1
Enclosure #2
Enclosure #3
Ortocfg
111
Pursuant to Eagle City Code Section 8-2A-7(J)(2)(c), a five foot wide by six foot high landscape
buffer is required around three sides of the enclosure. If the applicant would like to have pedestrian
access to the enclosures without using the two large gates, a walkway should be provided. The
applicant should be required to provide a revised landscape plan showing a five foot wide by six
foot high landscape buffer around three sides of each trash enclosure and provide a walkway to the
pedestrian access gate. The revised landscape plan should be reviewed and approved by staff and
one member of the Design Review Board prior to the issuance of a zoning certificate.
• The site photometric plan shows round surface mounted lighting proposed to illuminate the
carports; however, it's unclear if the source of the light will be visible. Pursuant to Eagle City Code
Section 8-4-4-2(A)(3), all site and building lighting shall be recessed or shielded to direct all light
downward and the source of the light (including the lamp and any nonopaque material/lens
covering the lamp) should not be directly visible by a person of average height standing on the
property line of any public right of way, or any private street, or on the property line of any
residentially zoned parcel of land or parcel of land used for residential purposes. The applicant
should be required to provide a detail showing the location of the lighting on the carports and how
the lighting is screened to comply with Eagle City Code Section 8-4-4-2(A)(3). The detail should
be reviewed and approved by staff prior to the issuance of a zoning certificate.
Page 13 of 20
K:\Planning Dept\Eagle Applications \Dr\2025\Molinari Park Multi -Family - DR-2025-41\03-Working Files\Molinari Park Multi -family Findings CC.docx
• The site and landscape plan show the sidewalks adjacent to the commercial/live/work units within
Building B at 8-feet and 6-feet wide and Building C at 8-feet and 5-feet, 6-inches.
Pursuant to preliminary development plan and preliminary plat condition no. 25, sidewalks located
adjacent to commercial businesses to be a minimum of 10-feet wide. The applicant should be
required to provide a revised site and landscape plan showing the sidewalks in front of the
commercial/live/work units located in Building B and C to be a minimum of 10-feet wide. The
revised site and landscape plan should be reviewed and approved by staff prior to the issuance of a
zoning certificate.
• The site and landscape plan show pathway connections from Private Roads D and E to the pathway
adjacent to East Plaza Drive. Pursuant to the Parks, Pathways, and Recreation Commission
recommendation, all connections to pathways, sidewalks, or roadways, are to be radiused a
minimum of 8-feet. The applicant should be required to provide a revised site and landscape plans
showing all connections to pathways, sidewalk, and roadways, radiused a minimum of 8-feet. The
revised site and landscape plan should be reviewed and approved by staff prior to the issuance of a
zoning certificate.
• Sheet L1.1 of landscape plan cuts off a portion of an interior landscape island.
MN = M
#% r r 1
The applicant should be required to provide a revised landscape plan showing Sheet L1.1 showing
the entire interior landscape island. The revised landscape plan should be reviewed and approved
by staff prior to the issuance of a zoning certificate.
• The landscape plan includes callout no. 7 for a hot tub with fountain outlet; however, the location
of the hot tub is not noted. The applicant should be required to provide a revised landscape plan
showing the location of the hot tub or remove callout no. 7. The revised landscape plan should be
reviewed and approved by staff prior to the issuance of a zoning certificate.
Page 14 of 20
K:\Planning Dept\Eagle Applications \Dr\2025\Molinari Park Multi -Family - DR-202541\03-Working Files\Molinari Park Multi -family Findings CC.docx
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 July 24, 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 proposed buildings.
• The Board is in favor of the proposed landscaping, addition of trellises, and courtyard areas.
• The Board recommended the addition of site specific condition no. 17 to address their concerns
regarding one location for mail pickup as dictated by the Post Master.
BOARD DECISION:
The Board voted 3 to 0 (Lindgren and Mihan recused; Grubb and Greer absent) to recommend approval of
DR-2025-41 for a design review application for three apartment buildings [including 1,000-square feet
retail] and associated landscaping, with the following site specific conditions of approval and standard
conditions of approval provided within their findings of fact and conclusions of law document, dated
August 14, 2025.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on August 26, 2025, at which
time the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2025-41 for a design review application for three apartment
buildings [including 1,000-square feet retail] and associated landscaping, with the following Design Review
Board recommended site specific conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-07-18 MOD/CU-03-18 MOD2/PPUD-02-18 MOD and
DR-18-20.
2. Provide additional details regarding the rooftop mechanical equipment height and curb height in
relation to the parapet walls. The details shall be reviewed and approved by staff prior to the issuance
of a zoning certificate.
3. Provide a revised site and landscape plan showing the trash enclosures enclosed on three sides by a
solid wall or fence or provide a pedestrian access gate. The revised site and landscape plan shall be
reviewed and approved by staff and one member of the Design Review Board prior to the issuance of
a zoning certificate.
4. Provide a revised landscape plan showing a five foot wide by six foot high landscape buffer around
three sides of each trash enclosure and provide a walkway to the pedestrian access gate. 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.
Page 15 of 20
K:\Planning Dept\Eagle Applications\Dr\2025\Molinari Park Multi -Family - DR-2025-41\03-Working Files\Molinari Park Multi -family Findings CC.docx
5. Provide a detail showing the location of the lighting on the carports and how the lighting is screened to
comply with Eagle City Code Section 8-4-4-2(A)(3). The detail shall be reviewed and approved by
staff prior to the issuance of a zoning certificate.
6. Provide a revised site and landscape plan showing all connections to pathways, sidewalk, and roadways,
radiused a minimum of 8-feet. The revised site and landscape plan shall be reviewed and approved by
staff prior to the issuance of a zoning certificate.
7. Provide a revised landscape plan showing Sheet L1.1 showing the entire interior landscape island. The
revised landscape plan shall be reviewed and approved by staff prior to the issuance of a zoning
certificate.
8. Provide a revised landscape plan showing the location of the hot tub or remove callout no. 7. The
revised landscape plan shall be reviewed and approved by staff prior to the issuance of a zoning
certificate.
9. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
10. 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.
11. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
12. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
13. No ground mounted mechanical units are proposed with this application and none are approved.
14. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
15. No signs are proposed with this application and none are approved.
16. Provide a revised site and landscape plan showing the sidewalks in front of the commercial/live/work
units located in Building B and C to be a minimum of 10-feet wide. The revised site and landscape plan
shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
17. Provide a revised site plan showing a parking space located closest to the mail room to be designated
for mail pick. The revised site plan shall be reviewed and approved by staff prior to the issuance of a
zoning certificate.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs, gutters,
streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Page 16 of 20
K:\Planning Dept\Eagle Applications\Dr\2025\Molinari Park Multi -Family - DR-2025-41\03-Working Files\Molinari Park Multi -family Findings CC.docx
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on -site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or interested
in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works Construction. A
copy of such written approval and certification shall be filed with the construction drawing and
submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever
occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, or other irrigation entity associated with such ditch,
pipe or other structure, or canal. The applicant shall submit a copy of the written approval from the
irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
Page 17 of 20
K:\Planning Dept\Eagle Applications \Dr\2025\Molinari Park Multi -Family - DR-2025-41\03-Working Files\Molinari Park Multi -family Findings CC.docx
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the City
Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights
used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining
property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle Fire
Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the
City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The
letter shall include the following comments and minimum requirements, and any other items of concern
as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
19. Basements in the flood plain are prohibited.
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
Page 18 of 20
K:\Planning Dept\Eagle Applications\Dr\2025\Molinari Park Multi -Family - DR-202541\03-Working Files\Molinari Park Multi -family Findings CC.docx
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those required
by the above conditions, will require submittal of an application for modification and approval of that
application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Use, or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations", and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application, shall require the applicant to submit
a Zoning Permit application to the City and comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the City of Eagle of its intent to changes the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City Code
(one year from approval date).
26. All ground -mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed design review application
(DR-2025-41) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Council reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and three apartment buildings [incl. 1,000-SF retail] and associate landscaping
is permitted with the approval of a design review application within the CBD-DA-P (Central
Business District with a development agreement - PUD) 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 apartment buildings are designed with
the Italianate architectural style and designed to complement the general vicinity;
Page 19 of 20
K:\Planning Dept\Eagle Applications\Dr\2025\Molinari Park Multi -Family - DR-2025-4I\03-Working Files\Molinari Park Multi -family Findings CC.docx
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 meets the required parking for three
apartment buildings;
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
apartment buildings have been designed to complement the buildings currently under construction
in the general vicinity;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the building is
designed with the Italianate style of architecture as required within the development agreement;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the buildings are in conformance with the required setbacks and height
approved within the development agreement;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since there are pathways
throughout the development and the parking lot has been designed with connectivity to the
buildings and roadways;
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 buildings, and will not cover nor detract from
desirable architectural features.
Regulatory Takings Analysis Notice: Applicant has the right to request a regulatory takings analysis
pursuant to section 67-8003.
DATED this 26th day of August 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad Pike, Mayor
Tracy,E. Osborn, Eagle City Clerk
Page 20 of 20
K:\Planning Dept\Eagle Applications \Dr\2025\Molinari Park Multi -Family - DR-2025-41\03-Working Files\Molinari Park Multi -family Findings CC.docx