Findings - DR - 2025 - DR-2025-63 - Terra View Multi-Family - Design Review for 10 apartment buildings, 8 detached garage structures, a clubhouse, pool house and pool, and common area landscaping within Terra View multi-familyBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR 10 APARTMENT )
BUILDINGS, 8 DETACHED GARAGE )
STRUCTURES, A CLUBHOUSE, POOL HOUSE )
AND POOL, AND COMMON AREA )
LANDSCAPING WITHIN TERRA VIEW )
MULTI -FAMILY FOR WHITE STURGEON, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-63
The above -entitled design review application came before the Eagle Design Review Board for their action
on September 11, 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:
White Sturgeon, LLC, represented by Mark Puddy with Ardurra, is requesting design review approval
to construct ten (10) apartment buildings, eight (8) detached garage structures, and the common area
landscaping within the Terra View Multi -Family Development (4 — 12,924-SF and 6 — 27,667-SF
apartment buildings, 8 — 2,024-SF garage structures, 1 — 5,578-SF clubhouse, and 1,041-SF pool
house). The 12-acre site is generally located approximately 1,430-feet north of the intersection of West
Beacon Light Road and State Highway 16 (Ada County Parcel#S0333417210).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on July 22, 2025. Supplemental information
(revised narrative, color schemes, roof top mechanical location and cross section) was received on
September 3, 2025.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on August 12, 2025, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On December 9, 2009, the City Council approved an annexation and rezone from RUT (Rural -Urban
Transition — Ada County designation) to MU-DA (Mixed Use with a development agreement in lieu of
a PUD) for the Terra View development for SB/CH Land Company (Flack/Carlock), LLC. At that time
the Council instructed staff to work with the applicant to address the concerns of the Council regarding
transitioning of lots adjacent to the eastern boundary prior to approving the development agreement for
the project (A-2007-16/RZ-2007-23).
On January 9, 2009, the City Council approved the development agreement associated with the Terra
View development for SB/CH Land Company (Flack/Carlock), LLC.
On January 10, 2012, the City Council approved a modification to the development agreement to extend
the time for submittal of a preliminary plat application and to correct a typographical error contained
within a condition of development (RZ-2007-23-MOD).
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On February 4, 2015, an extension of time to submit a preliminary plat was approved pursuant to
Condition of Development 3.2 of the executed development agreement (Instrument #109021224). The
extension of time was approved to be valid until February 25, 2017 (RZ-2007-23).
On March 14, 2017, the City Council approved a development agreement modification regarding the
timing of submittal of a preliminary plat application (RZ-2007-23-MOD2).
On January 25, 2022, the City Council approved an annexation and rezone from RUT (Rural -Urban
Transition — Ada County designation) to MU-DA (Mixed Use with a development agreement [in lieu
of a PUD] for approximately 44-acres, a development agreement modification, and preliminary plat
approvals for Terra View Subdivision, a 460-lot (396-single family residential, 4-commercial [may
allow up to 192-multi-family residential units], 60 common) mixed use subdivision (A-2021-02/RZ-
2021-02/RZ-2007-23-MOD3/PP-2021-03).
On January 25, 2022, the City Council approved a design review application for one office (business
and professional) building and three storage buildings within Terra View Subdivision (DR-2021-34).
On March 22, 2022, the City Council approved a design review application for the Terra View Park
and trailhead parking (DR-2021-52).
On June 14, 2022, the City Council approved a design review application for the common area
landscaping within Terra View Subdivision, including a clubhouse and pool (DR-2022-26).
On June 14, 2022, the City Council approved a design review application for two subdivision entry
features and subdivision entry monument sign for Terra View Subdivision (DR-2022-27).
On August 23, 2024, the City approved a design review application to modify the mailbox structures
by enlarging the structures to accommodate more mailboxes and reducing the overall number of
mailbox structures from six to four (DR-2022-26-MOD1).
On June 27, 2025, the City approved a design review application to modify the mailbox structures by
reducing the quantity from four to two structures within Terra View Subdivision (DR-2022-26-MOD2).
E. COMPANION APPLICATIONS:
There are no companion applications with this application.
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing
Village/Community
MU-DA (Mixed Use with
Agriculture
Center, Compact
Development Agreement [in
Residential, and Large
lieu of a PUD)
Lot Residential
Proposed
No Change
No Change
Multi -Family Residential
North of site
Village/Community
MU-DA (Mixed Use with
Agriculture
Center, Compact
Development Agreement [in
Residential, and Large
lieu of a PUD)
Lot Residential
South of site
Village/Community
MU-DA (Mixed Use with
Agriculture
Center, Compact
Development Agreement [in
Residential, and Large
lieu of a PUD)
Lot Residential
East of site
Village/Community
MU-DA (Mixed Use with
Agriculture
Center, Compact
Development Agreement [in
Residential, and Large
lieu of a PUD)
Lot Residential
West of site
Large Lot Residential
RUT (Ada County
Downs Auction
(Transition Overlay)
Designation)
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located within the city-wide Design Review Overlay District.
H. URBAN RENEWAL DISTRICT:
The site is not located within the Urban Renewal District.
I. EXISTING SITE CHARACTERISTICS:
The site is currently undeveloped and used for agricultural purposes.
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J. SITE DATA:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
12-acres (522,720-SF)
N/A
Percentage of Site Devoted
10% (approximately)
50% (maximum)
to Building Coverage
Percentage of Site Devoted
50% (approximately)
15% (minimum)
to Landscaping
Number of Parking Spaces
407-total parking spaces
406-parking spaces (minimum)
140-covered
56-enclosed garage
Front Setback (East)
80-feet to covered structures
20-feet (minimum)
113-feet to apartment buildings
Rear Setback (West)
38-feet to garages
20-feet (minimum)
111-feet to apartment buildings
Side Setback (North)
12-foot 6-inches to garages
7.5-feet (minimum)
59-feet 6-inches to covered structures
94-feet to apartment buildings
Side Setback (South)
12-foot 6-inches to garages
7.5-feet (minimum)
59-feet to covered structures
94-feet to apartment buildings
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Multi -Family Residential Units: 219,698-square feet
• Eagle City Code Section 8-4-5 requires the following parking for apartments or multi -family
dwellings: For each unit with 2 or more bedrooms - 2 including 1 covered and 0.25 spaces per unit
shall be provided for guest parking. For each unit with 1 bedroom or studio unit — 1.5 including 1
covered and 0.25 spaces per unit shall be provided for guest parking.
Number of Units: 192 units
Apartments or multi -family
dwellings:
One Bedroom:
52 units 52 x 1.5 =
78-parking spaces
Two/Three Bedroom:
140 units 140 x 2 =
280-parking spaces
Guest Parking:
.25/unit 192 x .25 =
48-parking spaces
Proposed On -site Parking Spaces: 407 (56-one car garages, 140-covered parking spaces, 211-
parking spaces inclusive of guest parking spaces)
Required Parking Spaces: 406 (192-parking spaces are required to be covered parking, 48-guest
parking spaces) (calculated based upon the above use identified in Eagle City Code Section 8-4-5:
"Apartments or multi -family dwellings")
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L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct 57 buildings within this development.
10 Apartment buildings
1 Clubhouse
1 Pool house
1 Mailbox structure
8 Garages
36 Covered carports
Height and Number of Stories of Proposed Buildings:
24 Plex Buildings — 34' 11", three story
12 Plex Buildings — 34' 11", three story
Clubhouse — 18' 1 1/2", single story
Pool house —14' 10", single story
Mailbox structure — 18', single story
Garages — 15' 3/4", single story
Covered carports —10' single story
Gross Floor Area of Proposed Buildings:
24 Plex Buildings - First Floor = 10,389-SF
Second Floor = 8,898-SF
Third Floor = 8,380-SF
Total = 27,667-SF/ea x 6 buildings = 166,002-SF
12 Plex Buildings - First Floor = 5,500-SF
Second Floor = 4,572-SF
Third Floor = 3,352-SF
Total = 13,424-SF/ea x 4 buildings = 53,696-SF
Clubhouse = 5,578-SF
Pool house = 1,041-SF
Mailbox structure = 345-SF
Garages = 2,024-SF/ea x 8 buildings = 16,192-SF
On and Off -Site Circulation:
A 145,476-square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 30-foot wide driveway is proposed on the east property line providing access to North Archwood
Way.
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M. BUILDING DESIGN FEATURES:
Proposed Building Design: Craftsman
Beige Color Scheme —
Roof- Asphalt shingle (black), standing seam metal roof (black), TPO membrane (black)
Walls: Vertical siding (white) Horizontal lap siding (tan), Cement board (white)
Windows/Doors: Vinyl (white)
Fascia/Trim: Hardi board (white)
Blue Color Scheme —
Roof. Asphalt shingle (black), standing seam metal roof (black), TPO membrane (black)
Walls: Vertical siding (white) Horizontal lap siding (blue), Cement board (white)
Windows/Doors: Vinyl (white)
Fascia/Trim: Hardi board (white)
Clubhouse
Blue Color Scheme —
Roo£ Asphalt shingle (black), TPO membrane (black)
Walls: Vertical siding (white) Horizontal lap siding (blue), Cement board (white), Stone veneer (Hewn
Stone Arctic)
Windows/Doors: Vinyl (white)
Fascia/Trim: Hardi board (white)
Pool House
Blue Color Scheme —
Roof. Asphalt shingle (black)
Walls: Vertical siding (white) Horizontal lap siding (blue)
Windows/Doors: Vinyl (white)
Fascia/Trim: Hardi board (white)
Mailbox Structure
Blue Color Scheme —
Roof: Asphalt shingle (black)
Walls: Horizontal lap siding (blue)
Fascia/Trim: Hardi board (white)
Garages
Blue Color Scheme —
Roof. Asphalt shingle (black)
Walls: Vertical siding (white) Horizontal lap siding (blue), Stone veneer (Hewn Stone Arctic)
Windows/Doors: Vinyl (white)
Fascia/Trim: Hardi board (white)
Covered Carports —
Rooi Metal with concealed fasteners (white)
Posts and Beams: Metal (black)
Fascia: Steel (galvanized steel), Aluminum (gray)
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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 Archwood Way and were approved with the
common area landscaping of Terra View Subdivision (DR-2022-26).
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 10% interior landscaping is required, 10% is proposed.
O. TRASH ENCLOSURES:
Five (5) 260-square foot trash enclosures are proposed to be located throughout the development. The
enclosure is proposed to be constructed of CMU walls and metal gates; all of which will match the
materials and colors used in the construction of the building.
P. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units for the clubhouse. The ground
mounted mechanical units are proposed to be screened from view by a screen wall constructed of stone
veneer to match that which is used on the building.
The applicant is proposing to use roof mounted mechanical units for each of the multi -family units.
The roof mounted mechanical units are proposed to be screened by the mansard roof. No ground
mounted mechanical units are proposed for the multi -family units and none are approved.
Q. OUTDOOR LIGHTING:
A site light plan showing location, height, and wattage has been received and complies with Eagle City
Code Section 8-4-4-2.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
submitted for the approval of signs proposed within this development and on the site.
S. PUBLIC SERVICES AVAILABLE:
To date, a preliminary approval letter from Star Fire Protection District has not been received by the
City. The site is located within City of Eagle 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.
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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.
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;
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;
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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 DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFF
ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT
AS PART OF THE DESIGN REVIEW BOARD'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Village/Community Center
Village and Community Centers are intended to serve as mixed use centers for goods, services and
employment for areas that are removed from downtown Eagle. Uses and residential densities vary
based on location. See the planning area text for a complete description of site specific uses.
Compact Residential
Suitable for single family residential, row houses, duplex and four-plexes. Densities range from 4
units per acre to 8 units per acre.
Large Lot Residential
Suitable for single family residential adjacent to Estate Residential uses. Densities range from 1 unit
per acre to 1 unit per 2 acres. Infrastructure such as sewer and water are required for densities higher
than 1 unit per 2 acres. Open space and parks in this area will be generally limited. Land uses in this
category will tend to appear as suburban large lot and generally less agrarian than the Estate Residential
and Agricultural/Rural designations.
Scenic Corridor
An Overlay designation that is intended to provide significant setbacks from major corridors and natural
features through the city. These areas may require berming, enhanced landscaping, detached
meandering pathways and appropriate signage controls.
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B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
3.1 The maximum density for the Property shall be 2.09 dwelling units per acre (392-single-family
lots, 192-multi-family or single-family attached dwellings).
3.7.2 The Property is located within the Village Planning Area pursuant to the 2017 Eagle is Home
Plan, Chapter 6.6. Owner agrees that all land uses to be utilized on the Property shall be
compatible with the Village Planning Area as identified in the Comprehensive Plan emphasizing
mixed -uses of residential and commercial development. Non-residential use will be focused
within the Village Center. Residential and non-residential development shall emphasize
pedestrian -friendly development.
3.7.2.1 Residential development shall consist of single-family homes and up to a maximum of
12-acres located within the Multi Use Area may consist of multi -family and/or single-
family attached dwellings. Multi -family and/or single-family attached dwellings do not
count against the 240,000 SF limit in Section 3.7.3 below.
3.9 Any multi -family or single-family attached dwellings shall be architecturally designed to comply
with Eagle City Code Section 8-2A and shall receive approval from the Eagle Design Review
Board and Eagle City Code prior to the issuance of any building permits.
3.10 All non-residential (commercial) mixed -uses shall be subject to reasonable dark -sky lighting,
noise, or related limitations at the design review approval stage to address additional concerns
that may arise.
3.14 Building placement shall be designed such that parking areas are not concentrated between the
buildings and roadways of a collector status or higher. Commercial/retail buildings, single-
family attached dwellings, multi -family residential dwellings, and common area amenities shall
be required to meet the design review requirements as set forth in the Eagle Architecture and Site
Design (EASD) 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
commercial/retail buildings, single-family attached dwellings, multi -family dwellings, common
area amenities, pumphouse for irrigation, and structures located within the Subdivision Common
Area (as shown on Exhibit Q.
All residential structures within the Property shall be constructed utilizing a variety of building
styles, including but not limited to Shingle, Modern Farmhouse, Lakehouse/Cottage, Craftsman,
European Country, Tuscan and Prairie style architecture as shown in Exhibit E. The single-
family homes shall be designed in compliance with the "Terra View Single -Family Residential
Design Standards" (Exhibit F). To assure compliance with this condition, Owner shall create an
architectural control committee ("ACC") as a component of Terra View's restrictive covenants
("CC&Rs") for the residential portion. 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 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.
C. PRELIMINARY PLAT PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
16. The developer shall provide shade -class trees (landscape plan to be reviewed and approved by
the Design Review Board) along both sides of all streets within this development. Trees shall be
placed at the front of each lot generally at each side property line, or as approved by the Design
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Review Board. The trees shall be located within an 8-foot-wide landscape strip between the 5-
foot-wide concrete sidewalk and the curb. Any and all drainage swales and/or seepage beds shall
be placed so as to not interfere with the required placement of street trees. Prior to the City Clerk
signing the final plat the applicant shall either install the required trees, sod, and irrigation or
provide the City with a letter of credit for 150% of the cost of the installation of all landscape and
irrigation improvements. Trees shall be installed prior to obtaining any occupancy permits for
the homes. A temporary occupancy may be issued if weather does not permit landscaping. Partial
reduction of the surety may be permitted for any portion of the development that is completed,
including street trees that have been installed. On -going surety for street trees for all undeveloped
portions of the development will be required through project completion.
17. All living trees shall be preserved, unless otherwise determined by the Design Review Board and
the City Council. A detailed landscape plan showing how the trees will be integrated into the
open space areas or private lots (unless approved for removal by the City Council) shall be
provided for City Council final. approval prior to the submittal of a final plat. Construction fencing
shall be installed (pursuant to the Design Review Board's direction) to protect all trees that are
to be preserved, prior to the commencement of any construction on the site.
19. All overhead utilities on the site shall be removed and/or placed underground prior to the City
Clerk signing the final plat. (ECC 9-4-1-8)
20. Any fencing located adjacent to common area open spaces and on the street side of all corner lots
shall be an open fencing style such as wrought iron or other similar decorative style, durable
fencing material. Specific buffer area fences and decorative walls may be allowed as otherwise
required in ECC Section 8-2A-7 (J). The applicant shall be permitted to construct solid privacy
fencing along the property lines located adjacent to the trailhead common lot.
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(B)(2)(e)
Metal; standing seam, batten seam (concealed fasteners required);
Metal, standing seam/batten seam is prohibited on mansard roof sections facing a road.
• Eagle City Code Section 8-2A-7(K)(4)(b)(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.
E. DISCUSSION:
• The applicant is requesting design review approval to construct 10 apartment buildings, 1
clubhouse, 1 pool house, 1 mailbox structure, 8 detached garage structures, and 36 covered carports
within the Terra View Multi -family Development. The buildings have been designed with the
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Craftsman style of architecture which is one of the nine architectural styles in the Eagle
Architecture and Site Design book. All buildings will utilize horizontal lap siding and vertical
siding. The roofs will be black asphalt shingle. The clubhouse will have stone veneer. Staff defers
comment regarding the buildings design, materials, and colors to the Design Review Board.
The proposed buildings should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 8-2A-13(B)(2)(d)&(e), the proposed buildings should be
designed to not interfere with the visual character, quality or appearance of the surrounding area
and City, and where possible, enhance the continuity of thematically common architectural
features, and will have facades, features, and other physical improvements that are designed as a
whole, when viewed alone as well as in relationship to surrounding buildings and settings. Staff
defers comment of the proposed buildings regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board.
• The applicant is proposing to use metal roofing on the multi -family units. Pursuant to Eagle City
Code Section 8-2A-6(B)(2)(e), metal standing seam, batten seam shall be required to use concealed
fasteners. The applicant should be required to provide revised elevation plans showing the metal
roofing on the multi -family units to have concealed fasteners. The revised elevation plans should
be reviewed and approved by staff prior to the issuance of a zoning certificate.
The landscape plan shows terminal landscape islands at the end of most rows of parking and most
are planted with a tree; however there are several locations where a tree is not proposed or there is
no terminal landscape island (areas shown in red need a landscape island and/or a tree). Pursuant
to Eagle City Code Section 8-2A-7(K)(4)(b)(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. The applicant should
be required to provide a revised landscape plan showing a terminal island at the end of all parking
spaces and should plant a tree in all terminal islands as shown on the landscape plan and highlighted
in red. The revised landscape plan should be reviewed and approved by staff and one member of
the Design Review Board prior to the issuance of a zoning certificate.
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 September 11,
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 architecture of all the buildings with the addition of site specific condition
of approval no. 11 which requires additional paint colors and stone colors to be added to the
development. The Board was concerned with the amount of white proposed on all the buildings.
• The Board requested additional information about the carports with regard to colors and roof drainage
as specified within site specific conditions of approval nos. 13 and 14.
• To ensure the electrical and gas meters are screened from view, the Board added site specific condition
of approval no. 17.
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BOARD DECISION:
The Board voted 5 to 0 (Lindgren and Milian absent) to recommend approval of DR-2025-63 for a design
review application for 10 apartment buildings, 8 detached garage structures, a clubhouse, pool house and
pool, and common area landscaping within Terra View Multi -Family, with the following staff
recommended site specific conditions of approval and standard conditions of approval with text shown with
underline to be added by the Board and text shown with strikethrough to be deleted by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of A-02-21/RZ-02-21/RZ-23-07 MOD3/PP-03-21.
2.
be eempletely ser-eened fiefia view by the faaasafd r-eef purstiant te Eagle City Code Seetieft 9 2A
6(A)(5)(b). The fevised feef plan and or-ess seetien shall be reviewed and approved by staff pf:ier- to
the issuanee f a zening eeAifieate
3. Provide revised elevation plans showing the metal roofing on the multi -family units to have concealed
fasteners. The revised elevation plans shall be reviewed and approved by staff prior to the issuance of
a zoning certificate.
4. Provide a revised landscape plan showing a terminal island at the end of all parking spaces and shall
plant a tree in all terminal islands as shown on the landscape plan and highlighted in red. The revised
landscape plan shall be reviewed and approved by staff and one member of the Design Review Board
prior to the issuance of a zoning certificate.
5. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
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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. Provide revised elevation plans showing a variation in the use of the proposed building paint colors or
add additional paint colors to include stone colors. The revised elevation plans shall be reviewed and
qpproved by staff and two members of the Design Review Board prior to the issuance of a zoning
certificate.
12. The applicant shall be required to verify the mechanical chase locations for the apartment buildings. If
additional mechanical chases are required revised floor plans of all units shall be provided. The
verification and floor plans shall be reviewed and approved by staff prior to the issuance of a zoning
certificate.
13. Provide detailed elevations plans of the carports showing the roof color to be a darker color to more
closely match the color of the apartment buildings and garages. The detailed elevations and roof color
shall be reviewed and approved by staff and one member of the Design Review Board prior to the
issuance of a zoning certificate.
14. Provide detailed elevation plans showing how the roof drainage of the carports is to be addressed with
Putter s and downspouts. The detailed elevation plans shall be reviewed and approved by staff prior to
the issuance of a zoning certificate.
15. Provide revised landscape plans specifying the material to be used for the surface of the dog park area.
The revised landscape plan shall be reviewed and approved by staff and one member of the Design
Review Board prior to the issuance of a zoning certificate.
16. Provide revised landscape plans specifyingthe h, a required height of the fencing to be located around the
pool. The revised landscape plan shall be reviewed and approved by staff prior to the issuance of a
zoning certificate.
17. Provide a revised landscape plan showing the plant material proposed to screen the electrical and gas
meters to be planted at a distance that at full maturity will completely screen the meters. The revised
landscape plan shall be reviewed and approved by staff and one member of the Design Review Board
prior to the issuance of a zoning certificate.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs, gutters,
streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
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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
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
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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
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.
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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
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-2025-63) 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 apartment buildings, clubhouse, pool house, and pool, common area
landscaping is permitted with the approval of a design review application within the MU-DA
(Mixed Use with development agreement [in lieu of a PUD]) zoning district;
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B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed buildings and common area landscaping
are designed to complement the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the development has been designed to have
garages, carports, and the on -site parking;
D. Will not interfere with the visual character, quality, or appearance of the surrounding area and city,
and where possible, enhance the continuity of thematically common architectural features since the
buildings architecture will compliment the buildings in the area;
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 apartment
buildings, clubhouse, pool house are designed to meet the Craftsman style of architecture and are
designed to complement the general vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since none of the building exceed 35-feet as permitted within Eagle City Code;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site has been
designed with the required number of parking spaces for each unit and the site has sidewalks and
pathways proposed throughout the entire 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 25' day of September 2025.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada Count-v_ Idaho
Jo D.,Preer, Vice Chairman
pP''•,r
ATTEST- :: OR P0? 9
•7 S�� ® h7 �
Tracy E. Osb agle City Clerk -;°°•,"""" •
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