Findings - DR - 2025 - DR-2015-01-MOD1 - Eagle Vision One Building - Design Review for a Building Addition to the Eagle Vision One Building BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A BUILDING )
ADDITION TO THE EAGLE VISION ONE )
BUILDING FOR CARL ARGON )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2015-01-MOD1
The above-entitled design review application came before the Eagle Design Review Board for their action
on October 23,2025. 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:
Carl Argo is requesting design review approval to construct a 4,940-square foot, two-story building
addition to the Eagle Vision One building. The 1.45-acre site is located on the northwest corner of
South Eagle Road and State Highway 44 at 355 South Eagle Road within Three Oaks Plaza.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on September 15, 2025. Revised information
(landscape plan,building elevations)was received October 16, 2025.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on September 17, 2025, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On December 16, 2008, the Eagle City Council approved a rezone application with development
agreement for Three Oaks Plaza(RZ-2008-10).
On November 18, 2008,the Eagle City Council approved a design review application for the common
area landscaping within Three Oaks Plaza, including a Walgreens Store(DR-2008-58).
On February 12, 2015, the Eagle Design Review Board approved a design review application for a
7,048-square foot medical office building for Eagle Vision One(DR-2015-01).
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-DA(Central Business Eagle Vision One-Office
District with a development (Medical and Dental)
agreement)
Proposed No Change No Change Building addition to Eagle
Vision One
North of site Downtown CBD-DA(Central Business Walgreens(Pharmacy with
District with a development drive-up service)
agreement)
South of site Downtown CBD(Central Business Zamzow(Retail)
District)
East of site Downtown CBD-DA(Central Business Eagle Pavilion(Albertsons
District with a development and Albertsons Fuel
agreement) Center)
West of site Compact Residential R-4(Residential) Kestrel Cove Subdivision
(Residential)
G. DESIGN REVIEW OVERLAY DISTRICT:
The site is located within the city-wide Design Review Overlay District and is within the CEDA
(Community Entry Development Area).
H. URBAN RENEWAL DISTRICT:
The site is located within the Urban Renewal District.
I. EXISTING SITE CHARACTERISTICS:
The site has been developed with an existing building,parking lot,drive aisles,and mature landscaping.
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J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 1.45-acres (63,162-square feet) 500-square feet(minimum)
Percentage of Site Devoted 22.2% (approximately)** 20%(minimum)to 85%
to Building Coverage (maximum)*
Percentage of Site Devoted 38.8%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 62-parking spaces 60-parking spaces (minimum)
54-existing parking spaces
8-new parking spaces
Front Setback(East) 34-feet 20-feet(minimum)*
Rear Setback(West) 32.4-feet 0-feet(minimum)
Side Setback(North) 50-feet(existing building) 10-feet(minimum)*
Side Setback(South) 55-feet 10-feet(minimum)*
*Note:Minimum building coverage and setbacks when located within the Community Entry Development Area(CEDA).
**Note: Building coverage calculated utilizing the square footage of all buildings proposed within Three Oaks Plaza(DR-
2008-58)
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Office(medical and dental)Building Addition:4,940-square feet(7,062-
SF existing, 12,002-SF total)
Office(medical and dental)— 1 parking space per 200-square feet of gross floor area
12,002/200=60-parking spaces
• Eagle City Code Section 8-4-5 requires 1 parking space per 200-square feet of gross floor area for
office(medical and dental):
Proposed Parking Spaces: 62 (54-existing, 8-new)
Required Parking Spaces: 60 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "office(medical and dental)")
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building addition to be utilized as an office (medical
and dental).
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately twenty-five foot and three inch (25' 3") high two-story
structure.
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Gross Floor Area of Proposed Buildings:
The proposed office(medical and dental) addition is approximately 4,940-square feet(total building—
12,002-square feet).
On and Off-Site Circulation:
There is an existing 64,815-square foot (approximately) paved parking lot that provides parking for
vehicles using this site. The applicant is proposing an additional 4,727-square foot paved parking lot
area for this site. One 40-foot-wide driveway is located at the northeast corner of this development
providing access to Eagle Road, in alignment with Plaza Drive located on the east side of Eagle Road.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Prairie School
Roof: Concrete Tile (Boral—Shadow Gray)
Walls: Stone(Sage Green), stucco(Neutral Ground SW7568/Stucco SW7569),
Windows/Doors: Vinyl(Amsco Bronze), aluminum(Dark Bronze)
Fascia/Trim: Stucco (Thunder Gray SW7645), metal (Mastic Harbor Grey), downspouts (Mastic
Almond), gutters(Mastic Terra Bronze)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:
There are 12-existing trees within the building addition area. The applicant is proposing to retain and
protect 3-trees and remove 9-trees. Below is a list of all existing trees proposed to be retained and
removed from the site as identified on the tree inventory plan,date stamped by the City on October 16,
2025.
Tree Tree Specie Caliper/ Condition Remove/Retained Replacement
Number Height Inches/Feet per
ECC
1 Tree of Heaven Unknown Undesirable Remove 0"
2 Tree of Heaven Unknown Undesirable Remove 0"
3 Tree of Heaven Unknown Undesirable Remove 0"
4 Tree of Heaven Unknown Undesirable Remove 0"
6 Oak 10" Good Retain N/A
7 Oak 10" Good Retain N/A
8 Magnolia 4" Good Remove 4"
9 Magnolia 3.5" Good Remove 3.5"
10 Magnolia 3.5" Good Remove 3.5"
11 Magnolia 4" Good Remove 4"
12 Magnolia 5" Good Remove 5"
13 Hawthorn 4.5" Good Retain N/A
Total caliper inches/feet of trees required to be 20"
replaced on site
Total caliper inches proposed for mitigation 21"
Total height proposed for mitigation 0'
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Tree Replacement Calculations:
The applicant is proposing to remove 9-trees from the site totaling 20-caliper inches of deciduous trees.
The applicant is proposing to mitigate by adding 7, 3-inch caliper trees to the site above code
requirement(21-caliper inches). See page 11 for further discussion.
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees:The existing street trees along North Eagle Road were installed with the Three Oaks Plaza
common area landscaping(DR-2008-58).
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:
There is an existing trash enclosure located near the northwest corner of the existing building.
P. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The ground mounted mechanical
units are proposed to be screened by landscaping. No rooftop mechanical units are proposed and none
are approved.
Q. OUTDOOR LIGHTING:
A site and parking lot light plan showing location,height,wattage, and illumination type was 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 for
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.
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
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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
Drainage District No. 2
Eagle Fire Department
Eagle Sewer District
Idaho Department of Environmental Quality
Idaho Transportation Department
Y. LETTERS FROM THE PUBLIC:
No letters from the public have been received to date.
Z. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions, if any,that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator, Design Review Board, or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale,intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
c. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
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
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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:
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 encourages. The greatest possible concentration of retail sales and business is to
occur in this land use designation. Pedestrian friendly uses and developments are encourages.
Residential only developments 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. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF SPECIAL
CONCERN REGARDING THIS PROPOSAL:
3.2 The commercial buildings shall be constructed utilizing "Prairie School" style architecture
(Exhibit"C")and shall be required to meet the design review requirements as set forth in Eagle
City Code approval of the detailed architectural plans for the development is required prior to
the issuance of building permits for commercial/retail buildings.
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3.3 Except for the limitations and allowances expressly set forth within and the other terms of this
Agreement, the Property can be developed and used consistent with the Central Business
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District land uses allowed by the Eagle City Code Section 8-2-3 "Official Schedule of
District Regulations",existing at the time a design review application or conditional use permit
application(whichever the case may be)is made for individual building use.
3.7 The applicant shall submit a design review application showing at a minimum: 1) proposed
development signage, 2) planting details within the proposed community events gathering
space, 3) footprints of proposed buildings to make a determination regarding, 4) landscape
screening details within the twenty foot(20')wide buffer area adjacent to the western boundary
line showing the landscaping to comply with the buffer requirements for a commercial use
adjacent to a residential use.The design review application shall be reviewed and approved by
the Eagle Design Review Board and Eagle City Council prior to the issuance of a zoning
certificate.
3.8 The building shown on the concept plan as Retail shall not exceed 14,900 square feet in size
and the building shown as Restaurant/Shops shall not exceed 13,840 square feet in size.
3.18 A letter of approval shall be provided to the City from Drainage District No. 2 approving any
encroachments of the District's facilities. The applicant shall also provide a copy of any
License Agreement associated with the site prior to the issuance of building permits.
C. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi-family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-2A-7(C): Retention, Removal, and Replacement of Trees:
1. Retention Of Existing Trees:
a. Existing trees shall be retained unless removal is approved in writing by the city.
2. Removal And Replacement Of Existing Trees:
a. Where trees are approved by the city to be removed,replacement with a species identified
in section 8-2A-7Q of this article is required. For each caliper inch of deciduous tree
removed,an equivalent amount of caliper inches shall be replanted. For each vertical foot
of coniferous tree removed,an equivalent amount of vertical feet shall be replanted.
Example:An eight inch(8")caliper deciduous tree is removed,an acceptable replacement
would be four(4)two inch(2")caliper deciduous trees. A twelve foot(12')tall coniferous
tree is removed, an acceptable replacement would be two (2) six feet (6') tall coniferous
trees.
c. Unless it is determined by the city that replacement is necessary to preserve and/or restore
riparian and wildlife habitat, removal of the following trees shall not otherwise require
replacement: black locust, poplar, cottonwood, willow, tree of heaven, elm, and silver
maple. Trees which are weak wooded, weak branched, suckering, damaged, diseased,
insect infested,or containing similar maladies may be exempt from replacement if removal
is first approved by the city.
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3. Damage During Construction:Existing trees or shrubs that are retained shall be protected from
damage to bark, branches, or roots during construction. Construction or excavation occurring
within the drip line of any public or private retained tree or shrub may severely damage the tree
or shrub.Any severely damaged tree shall be replaced in accordance with subsection C2 of this
section.
4. Grade Changes And Impervious Surfaces: Grade changes and impervious surfaces shall be
allowed at a distance from the trunk of a retained tree equal to the diameter of the tree trunk
plus six feet(6'),or to the drip line,whichever is furthest from the trunk.
5. Minimum Landscaping: Existing vegetation which is to be retained may be used to satisfy the
minimum required landscaping.
• Eagle City Code Section 8-2A-7(J): Buffer Areas/Common Lots:
1. Definition: A transition zone or buffer area consists of horizontal space (land) and vertical
elements (plants, berms, fences, or walls). The purpose of such buffer space is to physically
separate and visually screen adjacent land uses which are not fully compatible due to differing
facilities,activities,or different intensities of use,such as townhouses and a convenience store,
or a high volume roadway and residential dwellings.
2. Minimum Requirements:
a. When a commercial or industrial use abuts a residential use, a ten foot (10') wide by six
foot(6')high landscaped buffer is required.
b. When a parking lot abuts a residential activity, a five foot (5') wide by six foot (6') high
landscaped buffer is required.
3. Materials:
a. All buffer areas shall be comprised of,but not limited to,a mix of evergreen and deciduous
trees, shrubs, and ground cover in which evergreen plant materials comprise a minimum
of sixty percent(60%)of the total plant material used.
b. Height requirements shall be accomplished with plant material,with a fence or decorative
wall.
4. Parking Lot Interior Landscaping:
b. Additional Requirements:
(1) No interior planter shall be less than five feet(5')in any dimension.
(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.
• Eagle City Code Section 8-2A-7(0): Alternative Methods of Compliance:
3. Tree Fund:Persons applying for an alternative method of compliance for relief from regulations
that require all existing trees to remain on site may elect to make a financial contribution to the
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Eagle city tree fund in lieu of retaining all trees on site. The condition(s) which warrants the
need for the tree fund alternate method of compliance shall be specified in the application
submitted under subsection 02 of this section. If the application is approved,the amount to be
contributed by the applicant will be based upon the total caliper inches of deciduous tree(s)
removed from the site and the total vertical feet of coniferous trees removed from the site. Cost
per caliper inch for deciduous trees and cost per vertical foot for coniferous trees shall be
determined by resolution of the city council. The applicant shall have the right to review and
consider the value determination, and following said review, to reapply for other alternative
methods of compliance, without prejudice,in accordance with subsection 02 of this section.
D. DISCUSSION:
• The applicant is requesting design review approval to construct a 4,940-square foot two-story
building addition to an existing office (medical and dental) building. Pursuant to the applicant's
justification letter, the addition is designed to replicate the existing structure in form, materials,
colors, and roofline to comply with the Prairie School style of architect which is one of the nine
architectural styles within the Eagle Architecture and Site Design book.
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 applicant is proposing to protect and retain three trees and remove nine trees. The trees
proposed for removal are four Tree of Heaven (undesirable) and five Magnolia trees. The tree
inventory plan indicates the five Magnolia trees (20-caliper inches) are in good condition. The
applicant is proposing to mitigate for the five trees by adding 7, 3-inch caliper trees (21-caliper
inches)to the site above code requirements.Pursuant to Eagle City Code Section 8-2A-7(C)(1)(a),
existing trees are required to be retained on site unless removal is approved in writing by the City.
Pursuant to Eagle City Code Section 8-2A-7(C)(2)(c), unless it is determined by the city that
replacement is necessary to preserve and/or restore riparian and wildlife habitat,Elm,Black Locust,
and Silver Maple trees do not require mitigation. Trees that are weak wooded, weak branched,
suckering, damaged,diseased,insect infested, or containing similar maladies may be exempt from
replacement if removal is first approved by the City. Pursuant to Eagle City Code Section 8-2A-
7(C)(2)(a),for each caliper inch of deciduous tree removed,an equivalent amount of caliper inches
is required to be replanted and for each vertical foot of coniferous tree removed, an equivalent
amount of vertical feet is required to be replanted.
Staff defers comment regarding the removal of the five Magnolia trees to the Design Review Board.
If the City approves the removal of the nine trees and approves the proposed mitigation for the five
Magnolia trees,no additional trees are required.
• The landscape plan shows grass and shrubs (Eulalia Grass and Staghorn Sumac) between the
building and parking lot and west property line that abuts a residential neighborhood. Pursuant to
Eagle City Code Section 8-2A-7(J)(2), all buffer areas are required to have a minimum of 60%
evergreen plant materials. The applicant should be required to provide a revised landscape plan
showing the plantings along the west property line to be a minimum of 60% evergreen plant
materials. 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.
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• The landscape plan shows an interior landscape island that has a sidewalk between the island and
the parking space and no tree within the island.
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Pursuant to Eagle City Code Section 8-2A-7(J)(4), an interior landscape island is required at the
end of parking spaces and is required to be planted with one shade tree. The applicant should be
required to provide a revised landscape plan showing the interior landscape island adjacent to the
parking space and planted with one tree. The revised landscape plan should be reviewed and
approved by staff prior to the issuance of a zoning certificate.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date,if the requested design review application is approved,
staff recommends the site specific conditions of approval and standard conditions of approval provided
within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on October 23, 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 proposed design, materials, and colors of the building addition since it
complements the existing building.
• The Board is in favor of the proposed tree mitigation the applicant has submitted.
BOARD DECISION:
The Board voted 5 to 0 (Greer and Norton absent) to recommend approval of DR-2015-01-MOD1 for a
design review application for a building addition to the Eagle Vision One building,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 DR-2008-58 and DR-2015-01.
2. if-tThe City approves the removal of the nine trees and approves the proposed mitigation for the five
Magnolia trees, no additional trees are required.
3. The revised landscape plan, date stamped by the City on October 23, 2025, showing a minimum of
60% evergreen plant material along the west property line is approved. Provide a revised landscape
plan showing the „lantings along the , est p perty ➢ine to be of 60 o 0 e0 plant
materials. 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.
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4. The revised landscape plan, date stamped by the City on October 23, 2025, showing the interior
landscape island adjacent to the parking spaces and planted with one tree is approved.Provide a revised
landscape plan showing the interior landscape island adjacent to the parking space and planted with
zoning certificate.
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. No rooftop mechanical units are proposed with this application and none are approved.
10. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
11. No signs are proposed with this application and none are approved.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department,including but not limited to approval of the drainage system,curbs,gutters,
streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy,whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted,wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site.Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy,whichever occurs first.
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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
re* 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."
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b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet,and 1,500
gallons per minute for non-residential uses(i.e.;Commercial,Industrial, Schools,etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
14. Any recreation area,greenbelt area or pathway area along the Boise River,Dry Creek or any other area
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
15. Conservation,recreation and river access easements(if applicable)shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy,whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based,other than those required
by the above conditions,will require submittal of an application for modification and approval of that
application prior to commencing any change.
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
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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-2015-01-MOD1) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design
Review Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and a building addition is permitted with the approval of a design review
application within the CBD-DA(Central Business District with a development agreement)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 match
the existing building and 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 site has been designed with additional
parking spaces require for the building addition;
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 meet the Prairie School architectural style;
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 match the existing building materials and colors;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the building addition does not exceed the 35-feet permitted within Eagle City
Code;
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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 plan includes
sidewalks that provide access to the building addition and existing building;
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 building, 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 13th day of November 2025.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
alter dgren, Chairman
ATT ST: ,,F�2E' c
.1 E o
•, ,
,v 0 R„,1;..
Tracy E. Osb , agle City Clerk SEAL
'; cfj,•,r),oRAI S';:sO
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