Findings - CC - 2025 - DR-225-48 - Design Review for a multi-tenant office (business and professional) building within Ashbury Commercial Sub.BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR A MULTI -TENANT )
OFFICE (BUSINESS AND PROFESSIONAL) )
BUILDING WITHIN ASHBURY COMMERCIAL )
SUBDIVISION FOR SOUTH EAGLE HOLDINGS )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-48
The above -entitled design review application came before the Eagle City Council for their action on
September 9, 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:
South Eagle Holdings, represented by Walt Lindgren with Lindgren Labrie Architecture, is requesting
design review approval for a 5,094-square foot multi -tenant office (business and professional) building.
The 0.52-acre site is located on the south side of West Bavaria Street approximately 968-feet west of
North Meridian Road at 3501 West Bavaria Street (Lot 6, Block 1, Ashbury Commercial Subdivision).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on June 13, 2025. Revised information (site
plan, landscape plan, floor plan, building elevations) was received August 6, 2025.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on June 19, 2025, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On October 24, 2017, the Eagle City Council approved a design review application for the common
area landscaping and trash enclosure within Ashbury Business Park Subdivision No. 2 (DR-2017-42).
On November 16, 2017, the Eagle City Council approved a final plat application for Ashbury
Commercial Subdivision (fka Ashbury Business Park Subdivision No. 2) (FP-2017-19).
For additional property history see: CPA-09-06, A-19-06/RZ-25-09 & PP-19-06, FP-08-07, FP-01-
08, CPA-5-08 & A-03-08/RZ-8-08, A-04-09/RZ-04-09, RZ-04-09 MOD, PP-02-13, FP-12-13, EXT-03-
16, DR-08-14, and DR-23-16.
E. COMPANION APPLICATIONS:
There is one companion application DR-2025-49 (master sign plan application).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
Existing
Proposed
North of site
COMP PLAN
DESIGNATION
Neighborhood Residential,
Transition Overlay
No Change
Neighborhood Residential,
Transition Overlay
South of site Mixed Use (Meridian
designation)
East of site
West of site
Professional
Office/Business Park
Neighborhood Residential,
Transition Overlay
ZONING
DESIGNATION
MU-DA (Mixed Use with a
development agreement)
No Change
MU-DA (Mixed Use with a
development agreement)
TN-C (Traditional
Neighborhood — Center —
Meridian designation)
MU-DA (Mixed Use with a
development agreement)
MU-DA (Mixed Use with a
development agreement)
LAND USE
Vacant Lot within Ashbury
Commercial Subdivision
Office (business and
professional) building
Single-family Residential
(Ashbury Subdivision No.
4)
Chinden Boulevard/Vacant
Land
Vacant lot within Ashbury
Commercial Subdivision
Office (business and
professional) building
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 has been developed with curb, gutter, sidewalk, paved parking, a trash enclosure, and common
area landscaping as part of Ashbury Commercial Subdivision.
J. SITE DATA:
SITE DATA
Total Acreage of Site
Percentage of Site Devoted
to Building Coverage
PROPOSED
0.52-acres (22,651-square feet)
22% (approximately)
Percentage of Site Devoted 31% (approximately)
to Landscaping
Number of Parking Spaces 19-parking spaces*
Front Setback (North) 84-feet
Rear Setback (South) 20-feet
Side Setback (West) 22-feet
Side Setback (East) 20-feet
REQUIRED
5,000-square feet (minimum)
50% (maximum)
10% (minimum)
21-parking spaces (minimum)
20-feet (minimum)
20-feet (minimum)
7.5-feet (minimum)
15-feet (minimum)
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*Ashbury Commercial Subdivision has a total of 135 existing parking spaces (including 19-parking
spaces located on this site) to be utilized by the nine pad sites as permitted within the cross -parking
agreement (Note No. 1 on the recorded plat for Ashbury Commercial Subdivision).
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Multi -tenant Office (Business and Professional) Building: 5,094-square
feet
Office (business and professional) —1 parking space per 250-square feet 5,094/250 = 21 parking spaces
• Eagle City Code Section 8-4-5 requires 1 parking spaces per 250 square feet of gross floor area for
an office (business and professional):
Proposed Parking Spaces: 19-onsite; 135-parking spaces within Ashbury Commercial Subdivision
Required Parking Spaces: 21 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Office (business and professional)")
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be utilized as a multi -tenant office (business
and professional) building.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately twenty-four foot, ten -inch (24' 10") high single -story
structure.
Gross Floor Area of Proposed Buildings:
The proposed multi -tenant office (business and professional) building is approximately 5,094-square
feet.
On and Off -Site Circulation:
A 54,192-square foot (approximately) paved parking lot will provide parking for vehicles using the
nine (9) pad sites within Ashbury Commercial Subdivision. Two twenty-four foot (24') wide shared
driveways are located on the north property line providing access to West Bavaria Street.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Craftsman
Roof: Architectural Composition Shingle (Weathered Wood), Metal (Charcoal)
Walls: PVC Siding (Cedar — Rough Sawn), Stucco (SW 9166 Drift of Mist), Stone Veneer (Cape Cod
Gray)
Windows/Doors: Aluminum (Black)
Fascia/Trim: Metal (SW 9154 Perle Noir)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees along West Chinden
Boulevard that 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 West Bavaria Street (installed with Ashbury Subdivision No. 4
common area landscaping).
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Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
The perimeter landscaping around the parking lot was installed with the common area landscaping
within Ashbury Commercial Subdivision (DR-2017-42).
b. Interior Landscaping:
The interior landscaping was installed with the common area landscaping within Ashbury
Commercial Subdivision (DR-2017-42).
O. TRASH ENCLOSURES:
There is one existing 254-square foot trash enclosure located near the north property line between the
two (2) shared driveways on West Bavaria Street. The enclosure is constructed of CMU walls with
stone veneer, a concrete cap and bronze metal gates; all of which will match the materials and colors
used in the construction of the future buildings.
P. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The ground mounted mechanical
units are proposed to be screened by landscaping. No rooftop mechanical units are proposed and none
are approved.
Q. OUTDOOR LIGHTING:
A site and parking lot light plan was previously approved with the Ashbury Commercial Subdivision
common area landscaping (DR-2017-42). Detailed lighting cut sheets for building wall lighting have
been provided with this application and comply with Eagle City Code Section 8-4-4-2.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR-2025-49) has
been submitted for the approval of a master sign plan for this building.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Meridian Fire Department has not 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 West Chinden Boulevard and West Bavaria Street
Riparian Vegetation - no
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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 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 Sewer District
Idaho Department of Environmental Quality
Idaho Transportation Department
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.
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;
g.
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h. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly
and walkable environment in balance with protecting a viable commercial center in the area;
and
i. Will have signs, if proposed, that are harmonious with the architectural design of the building
and the adjacent buildings, and will not cover or detract from desirable architectural features.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF
THE CITY COUNCIL'S FINDINGS OF FACT:
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:
Neighborhood Residential
Suitable for single family residential. Densities range from 2 units per acre to 4 units per acre.
Residential Transition Overlay
Residential development that provides for a transition between land use categories and uses. Commonly
requires a transition/change in density, lot sizing, and building scaling with a specific parcel or project.
Base densities may be reduced or units may be clustered to increase open space within a portion of a
site when property is in this overlay. Neighborhood design will be paramount in this overlay to ensure
appropriate transition between uses. See specific planning areas for further description.
B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
3.3 All commercial development within the Property shall be consistent with the Castlebury West
Business Park architectural style and be generally consistent with the Eagle Architecture and
Site Design Book. The Concept Plan shows the general nature and relative location of certain
improvements on the Property. It is the intent of this Agreement is to allow sufficient flexibility
at the time a detailed plan and platting are submitted to Eagle, while maintaining the general
intent of the Concept Plan with the requirements set forth in this Agreement.
3.6 Except as otherwise provided within this Agreement, Applicant shall comply with the Eagle
City Code in effect as of the Effective Date of this Agreement (excluding building codes
adopted after the Effective Date); provided, however, if, following the Effective Date, the
permitted uses of the MU-DA zone are expanded, such expanded uses shall be allowed in the
Property and included in this Agreement or portions thereof. If preliminary and final plats are
not submitted in a timely manner as set forth in this agreement the Eagle City Code effective
at the time of submittal of said untimely plats shall apply thereto.
3.7.1 Non -Residential (Commercial) Mixed Use. Commercial uses shall be limited to those
uses that complement or are ancillary to the Castlebury West Business Park and are
otherwise limited to the following uses, which may be constructed without a
Conditional Use Permit:
• Office, business and professional
3.11 Commercial Building placement shall be designed such that parking areas are not concentrated
between the buildings and roadways of a collector status or higher. All buildings shall be
provided with architectural design elements and architectural relief in keeping with the
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proposed architectural styles contained in Castlebury West Business Park.
3.11.1 All commercial structures within the Property shall be constructed utilizing
architecture consistent with the Castelbury West Business Park. All commercial
development within the Property shall be consistent with the Castlebury West Business
Park and be consistent with the Eagle Architecture and Site Design Book. Eagle Design
Review Board and Eagle City Council approval of the detailed architectural plans is
required prior to the issuance of building permits for multi -family residential and
commercial/retail buildings.
To assure compliance with this condition, Applicant shall create an architectural
control committee ("ACC") as a component of the Property's restrictive covenants
("CC&Rs"). Provisions regarding the creation and operating procedures of the ACC
shall be included in the CC&Rs, and shall be reviewed and reasonably approved by the
Eagle City attorney prior to the approval of the first final plat.
The submittal of the building permit application to Eagle for each commercial building
within the development shall be accompanied by an approval letter from the ACC.
Building permit applications that do not have an approval letter attached will not be
accepted.
3.11.2 All non-residential (commercial) mixed uses shall be subject to dark -sky lighting,
noise, or related limitations at the design review approval stage to address additional
concerns that may arise.
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.
D. DISCUSSION:
• The applicant is requesting design review approval to construct a 5,094-square foot multi -tenant
office building within Ashbury Commercial Subdivision (fka Ashbury Business Park Subdivision
No. 2). The parking lot, interior parking lot landscaping, and trash enclosure have been installed by
the developer of Ashbury Commercial Subdivision. The applicant's justification letter indicates the
architecture style of the building is Craftsman as identified within the Eagle Architecture and Site
Design book with the exterior material palette including a mixture of pvc siding, stucco, stone
veneer, charcoal metal and architectural composition roofing system, and steel pergolas. Staff
defers comment regarding building design and colors to the Design Review Board.
The proposed building should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 8-2A-13(B)(2)(d)&(e), the proposed building should be
designed to not interfere with the visual character, quality or appearance of the surrounding area
and City, and where possible, enhance the continuity of thematically common architectural
features, and will have facades, features, and other physical improvements that are designed as a
whole, when viewed alone as well as in relationship to surrounding buildings and settings. Staff
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defers comment of the proposed building regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board.
• Managing entity approval for the building design, materials, and colors and landscape plan has not
been received. The applicant should be required to provide managing entity approval stating the
elevations (including materials and colors) and the landscape plan are approved. The managing
entity approval letter should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date, if the requested design review application is approved,
staff recommends the site specific conditions of approval and standard conditions of approval provided
within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on August 14, 2025,
at which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staffs presentations, the Board discussed during deliberation that:
• The Board is in favor of the design, materials, and colors of the building.
• The Board is in favor of the proposed site landscaping.
BOARD DECISION:
The Board voted 3 to 0 (Lindgren and Mihan recused; Greer and Sayer absent) to recommend approval of
DR-2025-48 for a design review application for a multi -tenant office (business and professional) building
within Ashbury Commercial Subdivision, with the following site specific conditions of approval and
standard conditions of approval provided within their findings of fact and conclusions of law document,
dated August 28, 2025.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on September 9, 2025, at which
time the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2025-48 for a design review application for a multi -tenant office
(business and professional) building within Ashbury Commercial Subdivision, with the following Design
Review Board recommended site specific conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-2009-04-MOD/PP-2013-02, and DR-2017-42.
2. Provide managing entity approval stating the elevations (including materials and colors) and the
landscape plan are approved. The managing entity approval letter shall be reviewed and approved by
staff prior to the issuance of a zoning certificate. All ground mounted transformers, cable, and phone
boxes shall be screened by landscaping per Eagle City Code.
3. 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.
4. The applicant shall be required to comply with any applicable conditions placed on this application by
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the City Engineer.
5. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
6. No rooftop mechanical units are proposed with this application and none are approved.
7. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
8. No signs are proposed with this application and none are approved.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs, gutters,
streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on -site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto 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
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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
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.
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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
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
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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-2025-48) 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 a multi -tenant office (business and professional) building is permitted with
the approval of a design review application within the MU-DA (Mixed Use with a development
agreement) zoning district;
B. 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;
C. Will not interfere with the visual character, quality, or appearance of the surrounding area and city,
and where possible, enhance the continuity of thematically common architectural features since the
building has been designed to meet the Craftsman architectural style;
D. 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 to be harmonious with other surrounding buildings;
E. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the building does not exceed the 35-feet permitted within Eagle City Code;
F. 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 sidewalks
that provide access to the building and other future buildings within the vicinity;
G. 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
H. As approved with design review application DR-2025-49, all signs will be required to be
harmonious with the architectural design of the building and will not cover nor detract from
desirable architectural features.
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Regulatory Takings Analysis Notice: Applicant has a right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
DATED this 9th day of September 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad Pike, Mayor
ATTEST:
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Tracy E. 9rn, Eagle City Clerlf * i v ®• — • F.
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