Findings - DR - 2025 - DR-2025-60 - Bellemeade Subdivision - Design Review for one townhome building (2-units) within Bellemeade SubBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR ONE TOWNHOME )
BUILDING (2-UNITS) WITHIN BELLEMEADE )
SUBDIVISION FOR MILLER CONSTRUCTION )
CORPORATION )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-60
The above -entitled design review application came before the Eagle Design Review Board for their action
on August 28, 2025. The Eagle Design Review Board having heard and taken oral and written testimony,
and having duly considered the matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Jon Miller with Miller Construction Corporation, is requesting design review approval for one
townhome building (2-units). The 0.19-acre site is located on the east side of North Blossom River
Lane at 328 and 340 North Blossom River Lane within Bellemeade Subdivision (Lots 49-50, Block 1).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on July 16, 2025. Revised information
(landscape plan, checklist, building elevations, justification letter) was received August 18, 2025.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on July 25, 2025, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On September 7, 2004, the City Council approved a comprehensive amendment to change the land use
designation on the Comprehensive Plan Land Use Map from Residential One (up to one dwelling unit
per acre) to Mixed Use and a rezone from A-R (Agricultural -Residential ) to MU-DA (Mixed Use with
development agreement) for Lots 1 and 2, Block 1, and Lots 1, 2, 4, 5, 6, 8, and 9, Block 2, of Flint
Estates Subdivision (CPA-03-03 and RZ-08-03).
On November 27, 2018, the City Council approved a development agreement modification
(development agreement in lieu of a PUD) and a preliminary plat for Bellemeade Subdivision for this
site (RZ-04-18/PP-03-18).
On June 11, 2019, the City Council denied a development agreement modification (development
agreement in lieu of a PUD) for Bellemeade Subdivision for this site. (RZ-04-18 MOD).
On August 13, 2019, the City Council approved a design review application for the common area
landscaping within Bellemeade Subdivision (DR-63-18).
On July 24, 2020, an extension of time for the common area landscaping within Bellemeade
Subdivision was approved to be valid to August 13, 2021 (EXT-07-20).
On January 19, 2021, the.City Council approved a final plat for Bellemeade Subdivision (FP-10-19).
For additional property history see: RZ-08-03 MOD, CU-07-05/PPUD-03-05/PP-09-05, DR-87-06,
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DR-88-06, FPUD-02-07 & FP-05-07, EXT-22-08, EXT-22-09, EXT-12-10, RZ-08-03 MOD2, RZ-01-
15/PP-01-15, and RZ-01-15 MOD/PP-01-15 MOD.
E. COMPANION APPLICATIONS:
There are no companion applications.
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use MU-DA (Mixed Use with Lots 49 and 50, Block 1,
Development Agreement [in Bellemeade Subdivision
lieu of a PUD])
Proposed No Change No Change One townhome (2-units)
building
North of site Mixed Use MU-DA (Mixed Use with
Development Agreement [in
lieu of a PUD])
South of site Mixed Use MU-DA (Mixed Use with
Development Agreement [in
lieu of a PUD])
East of site Neighborhood R-1 (Residential), R-3-DA-P Whitehurst Village
Residential, Transition (Residential with a Subdivision
Overlay development agreement —
PUD)
West of site Mixed Use MU-DA (Mixed Use with
Development Agreement [in
lieu of a PUD])
Vacant lot within
Bellemeade Subdivision
Vacant lot within
Bellemeade Subdivision
Common area lot within
Bellemeade Subdivision
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, and sidewalk as part of Bellemeade Subdivision.
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J. SITE DATA:
SITE DATA
Total Acreage of Site
Percentage of Site Devoted
to Building Coverage
Percentage of Site Devoted
to Landscaping
Number of Parking Spaces
Front Setback (West)
Rear Setback (East)
Side Setback (North)
Side Setback (South)
K. PARKING ANALYSIS:
PROPOSED
0.19-acres (8,276-square feet)
54.9% (approximately)
37.8% (approximately)
4-parking spaces
(4-parking spaces are covered within
garages)
21-feet (living), 31-feet (garage)
15-feet (10-feet from covered patio
columns)
5-feet
14-feet
REQUIRED
N/A
60% (maximum)
15% (minimum)
4-parking spaces (minimum)
(2-parking spaces are required
to be covered)
21-feet (living), 31-feet
(garage) (minimum)
15-feet (minimum)
0-feet, 5-feet (minimum)
0-feet, 5-feet (minimum)
Gross Floor Area of Proposed Multi -family Residential Units: 4,547-square feet
• Eagle City Code Section 8-4-5 requires the following parking for multi -family dwellings: For each
unit with 2 or more bedrooms — 2 including 1 covered.
Number of Units: 2-units (all 3 bedroom)
Proposed Parking Spaces: 4 (2-two car garages; all 4-parking spaces are covered)
Required Parking Spaces: 4 (including 2-covered)
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) townhome building totaling 2-units.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately twenty-four feet and ten inch (24' 10") high single -story
structure.
Gross Floor Area of Proposed Buildings:
Lot 49 = First Floor -
Second Floor -
Total -
Lot 50 = First Floor -
Second Floor —
Total -
1,661-square feet
559-square feet
2,220-square feet
1,631-square feet
696-square feet
2,327-square feet
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On and Off -Site Circulation:
North Blossom River Lane, a private lane, provides access to the garages of the two units from West
Springhouse Lane and North Oak Knoll Lane.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Craftsman
Roof: Architectural Composition Asphalt (Charcoal), metal (Dark Gray)
Walls: Hardy Board Shingle (Drift of Mist), cultured stone (Wildflower Orchard Limestone), Lap
Siding (Cedar), board and batten siding (SW 9166 Drift of Mist), hardy plank (SW9166 Drift of Mist),
wood (Mountain Ash)
Windows/Doors: Wood (Classic Ivory)
Fascia/Trim: Wood (high reflective white)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along North Blossom River Lane (species approved with DR-
2018-63).
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping: N/A
O. TRASH ENCLOSURES:
Each unit will have individual trash totes that will be stored in the garages and put out on the curb on
pick-up day.
P. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The ground mounted mechanical
units are proposed to be screened by landscaping and privacy fencing screen walls. No rooftop
mechanical units are proposed and none are approved.
Q. OUTDOOR LIGHTING:
Exterior lighting has been proposed on the west building elevations on each side of the garage doors
for each unit and recessed lighting on the east building elevations under the covered patios. A lighting
plan showing location, height, and wattage is required to be reviewed and approved by the Zoning
Administrator prior to issuance of any building permits.
R. SIGNAGE:
No signs are proposed with this application, and none are approved.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within Veolia Water service area and within the boundaries of the Eagle Sewer District.
T. PUBLIC USES PROPOSED:
No public uses are proposed.
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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 - no
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
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.
Eagle Fire Department
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
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uses as anticipated within the zoning district;
d. Will not interfere with the visual character, quality, or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
e. Will have facades, features, and other physical improvements that are designed as a whole,
when viewed alone as well as in relationship to surrounding buildings and settings;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
Will provide safe and convenient access to the property for both vehicles and pedestrians
through patterned traffic circulation and connectivity to abutting development;
h. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly
and walkable environment in balance with protecting a viable commercial center in the area;
and
i. Will have signs, if proposed, that are harmonious with the architectural design of the building
and the adjacent buildings, and will not cover or detract from desirable architectural features.
THE DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFF
ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT
AS PART OF THE DESIGN REVIEW BOARD'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
g.
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Mixed Use
Suitable for a mixture of uses including limited office, limited commercial and residential. Residential
densities within the designation is up to 20 units per acre but density will be determined on a site by
site basis. Uses should complement and not take away from downtown Eagle. Development within this
land use designation should be required to proceed through the PUD and/or development agreement
process. See the planning area text for a complete description of site specific uses.
B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
3.4 The setbacks and lot coverage shall be as follow:
Front: 31-feet (Garage)
21-feet (Living)
Rear: 15-feet
Interior Side: 0-feet/5-feet (if detached)
Street Side: 21-feet (Living), 31-feet (Garage)
Maximum Lot Coverage: 60%
The development may contain 60% single -story dwellings (with a maximum plate height of 10-
feet and maximum building height of 25-feet) and 40% two-story dwellings. The two-story
dwellings shall be located along the northern property line and within the center housing area of
the subdivision.
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3.6 The single-family dwellings shall be constructed utilizing the style architecture as shown on
Exhibit "D."
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C. PRELIMINARY PLAT CONDITIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
There are no preliminary plat conditions which are of special concern.
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)(6): Building Design:
a. Building Mass: The mass of the building shall be reviewed for its relationship with existing
development in the immediate surrounding area and with the allowed use proposed by the
applicant;
b. Proportion Of Building: The height to width relationship of new structures shall be
compatible and consistent with the architectural character of the area and proposed use;
c. Relationship Of Openings In The Buildings: Openings in the building shall provide interest
through the use of such features as balconies, bays, porches, covered entries, overhead
structures, awnings, changes in building facade and roofline alignment, to provide shadow
relief. Avoid monotonous flat planes;
d. Relationship Of Exterior Materials: The design review board shall determine the
appropriateness of materials as they relate to building mass, shadow relief, and existing area
development. Use of color to provide blending of materials with the surrounding area and
building use, and the functional appropriateness of the proposed building design as it relates
to the proposed use shall be considered; and
e. Allowed Architectural Styles: The architecture styles provided in the EASD book are
approved examples for applicants to follow when designing for Eagle architecture.
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• 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 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.
9. It shall be the responsibility of the property owner to supply power in perpetuity to all
lighting, including streetlights located within the right of way, required by this title.
10. Lighting plans shall be reviewed and approved by the zoning administrator prior to issuance
of a building/zoning permit.
E. DISCUSSION:
• The applicant is requesting design review approval for one townhome building (2-units) with
associated landscaping within Bellemeade Subdivision. The applicant's justification letter states
the townhomes are designed with the Craftsman style of architecture which is one of the nine
architectural styles within the Eagle Architecture and Site Design book. The building features a
combination of horizontal lap siding, board and batten elements, stone veneer accents, and material
colors are warm and earthy. Staff defers comment regarding the building design, materials, and
colors to the Design Review Board.
The proposed building should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 8-2A-13(B)(2)(d)&(e), the proposed building should be
designed to not interfere with the visual character, quality or appearance of the surrounding area
and City, and where possible, enhance the continuity of thematically common architectural
features, and will have facades, features, and other physical improvements that are designed as a
whole, when viewed alone as well as in relationship to surrounding buildings and settings. Staff
defers comment of the proposed building regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board.
• The lighting plan shows recessed lighting under the covered patios of the units; however, a detailed
cutsheet showing the style, color, illumination type, wattage, etc. was not provided. The applicant
should be required to provide a detailed lighting cutsheet showing the style, color, illumination
type, wattage, etc. of the exterior recessed lighting. The detailed cutsheet should be reviewed and
approved by staff prior to the issuance of a zoning certificate.
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• The approved common area landscape plan for Bellemeade Subdivision was approved showing
Shademaster Locust trees along North Blossom River Lane; however, the landscape plan submitted
for the townhome building shows Apollo Maple trees.
GLEDITSIA TRIACANTHOS'SHADEMASTER'
SHADEMASTER LOCUST
The applicant should be required to provide a revised landscape plan showing Shademaster Locust
trees to be planted within the parkway strips in front of Lots 49 and 50, Block 1. The revised
landscape plan 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 28, 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 the favor of the design, materials, and colors of the townhome building with the addition
of site specific condition no. 13.
• The Board is in favor of the proposed landscaping with the addition of site specific condition nos. 11
and 12.
BOARD DECISION:
The Board voted 4 to 0 (Greer, Mihan, and Murphy absent) to recommend approval of DR-2025-60 for a
design review application for one townhome building (2-units) within Bellemeade Subdivision, with the
following staff recommended site specific conditions of approval and standard conditions of approval with
text shown with underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-2018-04/PP-2018-03 and DR-2018-63.
2. Provide a detailed lighting cutsheet showing the style, color, illumination type, wattage, etc. of the
exterior recessed lighting. The detailed cutsheet shall be reviewed and approved by staff prior to the
issuance of a zoning certificate.
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3. Provide a revised landscape plan showing Shademaster Locust trees to be planted within the parkway
strips in front of Lots 49 and 50, Block 1. The revised landscape plan shall be reviewed and approved
by staff prior to the issuance of a zoning certificate.
4. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
5. 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.
6. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
7. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
8. No rooftop mechanical units are proposed with this application and none are approved.
9. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
10. No signs are proposed with this application and none are approved.
11. Provide a revised landscape plan showing the location of both ground mounted mechanical units and
how they are screened. The revised landscape plan shall be reviewed and annroved by staff and one
member of the Design Review Board prior to the issuance of a zoning certificate.
12. Provide a revised landscape plan showing the location of the proposed fencing. Provide details of the
fencing showing the height, style. color. etc. The revised landscape plan and fence detail shall be
reviewed and annroved by staff and one member of the Design Review Board prior to the issuance of
a zoning certificate.
13. Provide revised building elevations showing the location, material- and color of the gutters and
downspouts. The revised building elevations shall be reviewed and annroved bv staff and one member
of the Design Review Board prior to the issuance of a zoning certificate.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs, gutters,
streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
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6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on -site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or interested
in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works Construction. A
copy of such written approval and certification shall be filed with the construction drawing and
submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever
occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, or other irrigation entity associated with such ditch,
pipe or other structure, or canal. The applicant shall submit a copy of the written approval from the
irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the City
Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights
used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining
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property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle Fire
Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the
City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The
letter shall include the following comments and minimum requirements, and any other items of concern
as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those required
by the above conditions, will require submittal of an application for modification and approval of that
application prior to commencing any change.
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23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Use, or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations", and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application, shall require the applicant to submit
a Zoning Permit application to the City and comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the City of Eagle of its intent to changes the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City Code
(one year from approval date).
26. All ground -mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-2025-60) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and a townhome building is permitted with the approval of a design review
application within the MU-DA (Mixed Use with a development agreement [in lieu of a 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 building is designed to complement the
proposed residential dwellings in the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the townhome units have two car garages;
D. Will not interfere with the visual character, quality, or appearance of the surrounding area and city,
and where possible, enhance the continuity of thematically common architectural features since the
building is designed to meet the Craftsman style of architecture identified in the Eagle Architecture
and Site Design Book;
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E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the building is
in conformance with the Eagle Architecture and Site Design Book and will enhance the proposed
buildings in the vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the building does not exceed 25-feet permitted 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 the townhome units
have two car garages and there are sidewalks and walkways throughout the development;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, and will not cover nor detract from
desirable architectural features.
Regulatory Takings Analysis Notice: Applicant has a right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
DATED this 11t day of September 2025.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County,.Jdaho
Walter Lindgren, Chairman
ATTEST:
racy E. i .rn, Eagle City Clerk
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