Findings - CC - 2025 - DR-2003-08-MOD2 - Design Review for a building addition to an existing office (business and professional) buildingBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW FOR A BUILDING
ADDITION TO AN EXISTING OFFICE
(BUSINESS AND PROFESSIONAL) BUILDING
FOR THE PACIFIC COMPANIES
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2003-08-MOD2
The above -entitled design review application came before the Eagle City Council for their consideration
on July 22, 2025, at which time the application was remanded to staff. The 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:
The Pacific Companies, represented by Lindsey Burks with Pacific West Builders, is requesting design
review approval to modify an 8,058-square foot office (business and professional) building by adding
950-square feet. The 0.75-acre site is located on the north side of East State Street approximately 230-
feet west of North Stierman Way at 410 and 420 East State Street (Units 6 and 7 of Moffat Park
Condominium an amendment to Lot 3, Block 1, House Subdivision).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on April 16, 2025. On May 16, 2025, a revised
joint parking agreement was received.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on May 14, 2025, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On April 8, 2003, the Eagle City Council approved a design review application for three multi -tenant
commercial/office/retail buildings (DR-08-03).
On September 9, 2003, the Eagle City Council approved a master sign plan for Heritage Square (DR-
28-03).
On September 9, 2005, Eagle City Staff approved a condominium plat for Moffat Park Condominiums
(CP-03-05).
On September 26, 2005, Eagle City Staff approved a modification to the master sign plan for Heritage
Square (DR-28-03 MOD).
On August 11, 2026, the Eagle Design Review Board approved a design review application for a
building addition to an existing Commercial/Office/Retail building (DR-2003-08-MOD1).
E. COMPANION APPLICATIONS:
There are no companion applications.
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing
Downtown
CBD (Central Business
Three (3) Medical/Office/
District)
Retail/Personal
Improvement Buildings
Proposed
No Change
No Change
No Change
North of site
Residential Four
R-4 (Residential)
Residential
South of site
Downtown
CBD (Central Business
State Street/Napa Auto
District)
Parts
East of site
Downtown
CBD (Central Business
Medical Office Buildings
District)
West of site
Downtown
CBD (Central Business
Church
District)
G. DESIGN REVIEW OVERLAY DISTRICT:
The site is located within the city-wide Design Review Overlay District and is within the TDA
(Transitional Development Area).
H. URBAN RENEWAL DISTRICT:
The site is not located within the Urban Renewal District.
I. EXISTING SITE CHARACTERISTICS:
The site has been developed with three (3) multi -tenant buildings with the required streetscape
improvements, landscaping, and a 9% reduction in parking.
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J. SITE DATA:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
97,876-square feet (2.24-acres)
500-square feet (0.01-acres)
(minimum)
Percentage of Site Devoted
27% (approximately)
20% (minimum)
to Building Coverage
92% (maximum)
Percentage of Site Devoted
42% (approximately)
10% (minimum)
to Landscaping
Number of Parking Spaces
102-parking spaces on -site*
106-parking spaces (minimum)
(12-unimproved parking spaces located
on the adjacent property to the west)
Front Setback (South)
17-feet (south) **
10-feet (minimum)
25-feet (maximum)
Rear Setback (North)
0-feet (north) (measured from the future
0-feet (minimum)
right-of-way line) **
Side Setback (West)
10-feet (west) **
0-feet (minimum)
10-feet (maximum)
Side Setback (East)
10-feet (east) **
0-feet (minimum)
10-feet (maximum)
*Note: 102-parking spaces is a 9% reduction of what was required when this was approved on April 8, 2003 (DR-2003-08).
**Note: Setback distances were measured from the perimeter property line of the entire lot to the closest building.
K. PARKING ANALYSIS:
Proposed addition/enclosure: 950-square feet (office)
• Eagle City Code Section 8-4-5 requires 1 parking space per 250-square feet of gross floor area for
"Office, business and professional."
950 - 250 = 4 additional parking spaces required
*Note:
On April 8, 2003, the Eagle City Council approved the original design review application (DR-08-03)
with a nine percent (9%) parking reduction for a total of 102-parking spaces located on this site.
The applicant is proposing to use a temporary gravel parking area on the property to the west to
provide 12 additional parking spaces for this site.
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
There are three (3) existing buildings. The applicant is proposing to construct an addition to the
southern building to expand the professional office.
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Height and Number of Stories of Proposed Buildings:
There is no change proposed to the height or number of stories.
Gross Floor Area of Proposed Buildings:
The proposed building addition is approximately 950-square feet.
On and Off -Site Circulation:
No changes are being proposed to the access to the site or parking area.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Craftsman
Roof. No Change (Charcoal Concrete Tiva)
Walls: Stucco (Sandy Hook Gray), Cultured stone
Windows/Doors: Vinyl windows (Almond), Metal doors (Sandy Hook Gray)
FasciaJTrim: EIFS (Copely Gray)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees located on -site. No
trees are proposed to be removed.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: Street trees are installed adjacent to East State Street.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping: No change.
O. TRASH ENCLOSURES:
No changes are proposed to the existing trash enclosure.
P. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The ground mounted mechanical
units are proposed to be screened by screen walls. No roof top mechanical units are proposed and none
are approved.
Q. OUTDOOR LIGHTING:
No changes are proposed to the existing outdoor lighting.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for the
approval of any signs.
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 - yes
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.
Ada County Highway District
Department of Environmental Quality
Eagle Fire Department
Eagle Sewer District
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;
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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;
g. 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 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 this 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.
B. 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.
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• Eagle City Code Section 8-2A-6(A)(5)(b):
The location and design of transformers, pad mount and roof mounted mechanicals and electrical
equipment shall be reviewed and approved by the design review board. All roof mounted
mechanicals shall be completely screened from view through the use of a parapet wall when
utilizing a flat roof design or shall be enclosed within the building when utilizing a roof design
other than a flat roof. "Screened from view" shall mean "not visible" at the same level or elevation
of the parapet wall.
• Eagle City Code Section 8-2A-6(D)(2)(d):
Orientation: Shall be designed so that at least seventy percent (70%) of the building's ground level,
street facing facades are constructed to abut and be oriented to a public sidewalk or plaza.
• Eagle City Code Section 8-2A-6(D)(2)(f):
Facade: All buildings shall include a "storefront" on the ground floor consisting of a minimum of
fifty percent (50%) glass. Floors above the main floor shall have a minimum of twenty five percent
(25%) glass
• Eagle City Code Section 8-2A-7(K)(3):
Parking Lot Perimeter Landscaping: Perimeter landscaping requirements define parking areas and
prevent two (2) adjacent lots from becoming one large expanse of paving. This requirement does
not hinder the ability to provide vehicular access between lots.
a. Provide a minimum five foot (5) wide perimeter landscaped strip between the property lines
and the parking lot, and plant with a minimum of one shade tree and five (5) shrubs per thirty
five (35) linear feet of perimeter.
• Eagle City Code Section 8-2A-7(K)(4):
a. Calculated Amount: Interior parking lot landscaping shall be required on any parking lot with
ten (10) spaces and above. The required amount of landscaping is based on a sliding scale, as
follows:
Total Number Of Spaces
Percent Of Total Area Of A Lot That Must Be
An Interior Landscaped Area
10 - 20
5 percent
b. Additional Requirements:
(1) No interior planter shall be less than five feet (5) in any dimension.
(2) No parking space shall be more than sixty feet (60') from an interior landscaped area.
(3) Parking islands are to be as evenly spaced as feasible throughout the lot to consistently
reduce the visual impact of long rows of parked cars.
(4) Deciduous shade trees and ground covers or low shrubs are recommended as primary
plantings in interior landscaped areas. Deciduous shade trees are to be clear branched to a
height of six feet (6').
(5) A terminal island for a single row of parking spaces shall be landscaped with at least one
tree and shrubs, ground cover, or grass. A terminal island for a double row of parking
spaces shall contain not less than two (2) trees and shrubs, ground cover, or grass.
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• Eagle City Code Section 8-4-2
A. No building or structure shall be erected, substantially altered, or its use changed unless
permanently maintained off street parking and loading spaces have been provided in
accordance with the provisions of this title.
C. Whenever a building, structure, or use, constructed or changed in use after the effective
date hereof, is changed or enlarged in floor area, number of employees, number of dwelling
units, seating capacity, or otherwise to create a need for an increase in the number of
existing parking spaces per this title, additional parking spaces shall be provided so that
the existing building, structure, or use, and proposed enlargement or change in use, shall
then and thereafter comply with the full parking requirements set forth herein.
• Eagle City Code Section 8-4-3:
A. Paving: The required number of parking and loading spaces as set forth in this chapter,
together with driveways, aisles and other circulation areas, shall be improved with material
such as asphalt or concrete, to provide a durable and dust free surface. Gravel or dirt
surfaces shall not be permitted unless used as part of a home occupation.
B. Drainage: All parking and loading areas shall provide for proper drainage of surface water
to prevent the drainage of such water onto adjacent properties or walkways. Drainage plans
shall be reviewed and approved by the city engineer and, for any site abutting a public
street, such plans shall be reviewed and approved by the Ada County highway district, or
highway district having jurisdiction.
• Eagle City Code Section 8-4-4-1(5):
2. Parking spaces for retail or customer parking for commercial, industrial, or
public/semipublic uses shall be located not more than seven hundred feet (700') from the
principal use measured along the sidewalk, or walkway available for public use, from the
primary entrance of the principal use to the fizrthest parking space within the parking lot.
5. When off site parking is provided, a directional sign shall be erected on the premises and
shall advise the public of the distance and direction to the off site parking area. Any such
sign shall conform to applicable requirements of section 8-2A-8 of this title, and at a
minimum shall be approved in writing by the zoning administrator prior to installation.
• Eagle City Code Section 8-4-4-2(A)
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.
• Eagle City Code Section 84-4-2(A)
5. Light pole fixtures shall have a maximum height of:
a. Twenty feet (20') for parking lots with less than two hundred (200) spaces;
d. Fifteen feet (15') for any pole within fifty feet (50') of a property line of any
residentially zoned parcel of land or parcel of land used for residential purposes.
• Eagle City Code Section 8-44-2(C)
Striping: All parking areas with a capacity over twelve (12) vehicles shall be provided with
standard parking space striping between spaces to facilitate the movement into and out of the
parking spaces.
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• Eagle City Code Section 8-4-4-2(F)
STANDARD VEHICLES
Parking angle
450
690
900
Parallel
Width of parking space
9 feet
9 feet
9 feet
9 feet
Curb length per space
13
10
9 feet
23 feet
feet
feet
Length of parking space
(measurement to be perpendicular from the curb or front
15
18
19
23 feet
of space if no curb is provided)
feet
feet
feet
Width of driveway aisle
13
17
24
12 feet
feet
feet
feet
COMPACT VEHICLES
Parking angle
450
690
900
Parallel
Width of parking space
8 feet
8 feet
8 feet
8 feet
Curb length per space
11
9 feet
8 feet
19 feet
feet
Length of parking space
(measurement to be perpendicular from the curb or front
11
14
15
19 feet
of space if no curb is provided)
feet
feet
feet
Width of driveway aisle
12
15
22
12 feet
feet
feet
feet
• Eagle City Code Section 8-4-4-3: Joint/Collective Parking Facilities:
A. Off street parking spaces required by this chapter for any specific use shall not be considered
as providing parking spaces for any other use except where a joint/collective parking facility
has been approved pursuant to the following:
1. The applicant shall show that:
a. There is no substantial conflict in the principal operating hours of the building,
structure or use for which the joint/collective parking facility is proposed;
b. The peak hours of parking demand from the uses shall not coincide so that the peak
demand will be less than the parking required;
c. The shared parking spaces shall serve the uses without conflict;
d. The adequacy of the quantity and efficiency of parking provided will equal or exceed
the level that can be expected if a joint/collective parking facility was not requested;
and
e. If a public transit system serves the area, the applicant may provide documentation
showing that the parking demand will be reduced.
2. The proposed reduction of required spaces, applicable to each use, shall be shown by the
applicant.
3. The city may require the applicant to submit survey data, or additional documentation
substantiating a request for a joint/collective parking facility.
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4. The joint/collective parking facility may be on a site other than the site where the use is
located, but shall be located no further than that permitted by subsection 8-4-4-1A of this
chapter.
5. The spaces to be provided shall be available as long as the uses requiring the spaces are
in operation.
6. The parties concerned in the joint/collective parking facility shall submit a written
agreement in a form to be recorded for such joint/collective use, approved by the city
attorney as to form and content, and such agreement, when approved as conforming to
the provisions of this chapter, shall be recorded in the office of the county recorder and
copies thereof fled with the zoning administrator prior to issuance of a building/zoning
permit, or prior to issuance of a certificate of occupancy, whichever occurs first. The
agreement shall include:
a. A guarantee that there will be no substantial alteration in the uses that will create a
greater demand for parking;
b. A guarantee among the landowners for access to a use of the joint/collective parking
facility;
c. A provision that the city may require parking facilities in addition to those originally
approved upon findings by the city council that adequate parking to serve the uses
has not been provided;
d. A provision stating that the city council, may for due cause and upon notice and
hearing, unilaterally modify, amend, or terminate the agreement at any time; and
e. Any other information required to be documented on such agreement by the city in
an effort to assure compliance with this title.
7. The zoning administrator may permit a maximum reduction in the number of spaces to
be provided not exceeding twenty percent (20%) of the sum of the number of spaces
required for each use only if the provisions of this chapter have been met. The maximum
allowable reduction in the number of spaces to be provided shall not exceed twenty
percent (20%) of the sum of the number required for each use served unless a conditional
use is approved by the city council.
8. No use shall be continued if the parking is removed from a joint/collective parking
facility unless substitute parking facilities are provided.
• Eagle City Code Section 8-4-5: SCHEDULE OF PARKING REQUIREMENTS:
Offices, business and professional 1 per 250 square feet of gross floor area
Offices, medical and dental 1 per 200 square feet of gross floor area
C. DISCUSSION:
On April 8, 2003, the Eagle City Council approved a design review application for the construction
of three (3) multi -tenant commercial/office/retail buildings. The north and south buildings were
designed and constructed with breezeways located between two sections of building, all located
under one roof. The applicant is requesting design review approval for the prior, unpermitted
modification of the southern building for a 950-square foot building addition within the breezeway.
The only exterior change that will be visible will be the construction of a wall on the north and
south ends of the breezeway to enclose the area. A door and window are proposed on both the
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north and south building elevations.
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 existing plaza area located on the south side of the southernmost building is approximately
51% of the building's ground level, street facing facade. Pursuant to Eagle City Code Section 8-
2A-6(D)(2)(d), buildings within the TDA overlay district are required to be designed so that at least
70% of the building's ground level, street facing facades are constructed to abut and be oriented to
a public sidewalk or plaza. On April 8, 2003, the Eagle City Council approved of the plaza area
located on the south side of the southernmost building, which abutted only 51 % of the building's
ground level, street facing facade based on the large breezeway that abutted the plaza area providing
pedestrian access into the development from East State Street through the plaza area. By enclosing
the breezeway, the building/site is in non compliance with Eagle City Code Section 8-2A-
6(1))(2)(d). Staff defers comment regarding the size of the existing plaza area to the Design Review
Board.
If the building addition within the breezeway is approved and the plaza area is permitted to remain
as constructed, the applicant should be required to provide a revised site and landscape plan
showing a sidewalk connection from East State Street to the terminus of the sidewalk located on
the east side of the southern building (shown in the snip below in blue). The sidewalk connection
should not reduce the landscaping required at the base of the monument sign. The revised site and
landscape plan should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
On April 8, 2003, the Eagle City Council approved the south building elevation of the southernmost
building with 27% glass with the open breezeway area for a total of 34%. The southernmost
building, with the enclosure of the breezeway, is proposed to have approximately 32% glass on the
south building elevation. Pursuant to Eagle City Code Section 8-2A-6(1))(2)(f), all buildings shall
include a "storefront" on the ground floor consisting of a minimum of fifty percent (50%) glass.
By enclosing the breezeway, the building will be in noncompliance with Eagle City Code Section
8-2A-6(1))(2)(f). Staff defers comment regarding the storefront glass on the south building
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elevation of the southernmost building to the Design Review Board.
• The applicant is proposing to use a temporary gravel parking area on the property to the west of
this site for 12-parking spaces (as noted on Sheet Al.1, date stamped by the City on May 7, 2025).
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date, if the requested design review application is approved,
staff recommends the site specific conditions of approval and standard conditions of approval provided
within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on June 26, 2025, at
which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staff s presentations, the Board discussed during deliberation that:
• The Board is in favor of the building addition as designed with materials and colors that match the
existing buildings.
• The Board is in favor of the building with 34% storefront glass on the south building elevation since
the building addition compliments the existing window and door configuration.
• The Board is in favor of the existing plaza area which abuts 51 % of the building with the addition of
the sidewalk connection from the east side of the building to the sidewalk along East State Street as
noted in site specific condition number 2.
• The Board affirms, if the applicant is to enter into joint/collective parking agreement with the property
owner to the west, the parking area on the adjacent property should comply with Eagle City Code as
noted in site specific condition number 3.
BOARD DECISION:
The Board voted 3 to 0 (Lindgren and Milian recused; Sayer and Greer absent) to recommend approval of
DR-2003-08-MOD2 for a design review application for a building addition to an office (business and
professional) building, 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 July 10, 2025.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on July 22, 2025, at which time
the application was remanded to staff. A second 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-2003-08-MOD2 for a design review application for a building
addition to an office (business and professional) building, with the following Design Review Board
recommended site specific conditions of approval and standard conditions of approval with underline text
to be added by the Council and strike through text to be deleted by the Council.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of DR-2003-08 and all subsequent modifications.
2. Provide a revised site and landscape plan showing a sidewalk connection from East State Street to the
terminus of the sidewalk located on the east side of the southern building (shown in the snip below in
blue). The sidewalk connection shall not reduce the landscaping required at the base of the monument
sign. The revised site and landscape plan shall be reviewed and approved by staff prior to the issuance
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of a zoning certificate.
3. The temporary parking area located at 350 East State Street on the nerve,,..,. hafft site (zcn_East Stme
Stfeeo is permitted to be used until September 1, 2027, to provide the applicant additional time to
coordinate with the adjacent property owner to the west to develop a long-term parking solution for this
site and the site to the west. If the long-term parking solution is not approved by the City Council, then
the applicant shall be required to pay the parking in lieu fee in the amount of $72,000 (for four parking
spaces). The above -noted date may be extended if approved by the City Council. The appheant1pr-ope
ew%er- shall provide a revised site and landseape plan showing the required perimeter- buffer- area,
interior- la*ds . * pave .. . . . —' t, en site drainage, and lightitig all pursuant te Eagle City Code
Seeti a 8 2A :7, and 8 4. The r-eNised site and !andseape plan shall be r-eviewed and approved by st
and two member-9 of the Design Review Board prior- to the issuanee of a Zoning eeFtifieate.
4. ,
the applieant shall
be requir-ed to enter- iR4e ajoinVeelleeWve par -king agreement with the pr-epeAy evmer- of 350 East State
Street. The jeiat�eelleetive pafk4ng agreement shall be reviewed and approved by the eity attefoey an
5. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
6. 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.
7. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
8. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
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. The 35% storefront glass on the south building elevation and 51% of the building abutting the plaza
area on the south side of the building is approved.
12. The ap lip cant agrees to donate the land shown on the attached plan, date stamped by the City on
February 27, 2003, for the future extension of Idaho Street which consists of a 42-foot wide strip
along the north boundary line of the site. Documentation necessary for the transfer of ownership of
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this segment of land to the City shall be determined between the applicant and the City Council and
the transfer shall be finalized on or before November 1, 2025.
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
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
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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.
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
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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 rn for 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.
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CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed design review application
(DR-2003-08-MOD2) 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 an office (business and professional) building is permitted with the
approval of a design review application within the CBD (Central Business District) 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 addition is designed to
complement the existing building and buildings 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 if the applicant enters into a joint/collective parking
agreement with the property located at 350 East State Street as noted in site specific condition of
approval number 4. However, the existing gravel parking area located on the adjacent site does not
comply with Eagle City Code Section 8-2A-7 and 8-4 with regard to perimeter buffer area, interior
landscaping, paving the parking lot, on -site drainage and lighting as required in site specific
condition of approval number 3;
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 addition has been designed to complement the architecture, materials, and colors of the
existing building;
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
addition has been designed to be harmonious with the surrounding buildings;
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 the 35-feet which is permitted within Eagle City
Code;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the building has been
designed with sidewalks 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 commercial center in the area; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, 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 23' day of September 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad Pike, Mayor
ATTEST: •,F 11111 s"
Cl`; �zeORAJ
Tracy E. &Ro-fn, Eagle City Cork
&�ot
a
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