Findings - CC - 2025 - DR-2025-69 - Lakemoor Subdivision No 8 (Lot 2, Block 10) BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW FOR A MULTI-TENANT )
OFFICE (BUSINESS AND PROFESSIONAL) )
BUILDING FOR ERIC CENTERS )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-69
The above-entitled design review application came before the Eagle City Council for their action on
November 25,2025. The Eagle City Council having heard and taken oral and written testimony,and having
duly considered the matter,makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Eric Centers, represented by James Marsh with CSHQA, is requesting design review approval to
construct a two-story,24,750-square foot,multi-tenant office(business and professional)building. The
1.66-acre site is located on the southwest corner of East Eagles Gate Drive and South Stone Way at
175 East Eagles Gate Drive within Lakemoor Subdivision No. 8(Lot 2,Block 10).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on August 28,2025. Supplemental information
(revised narrative requesting approval of an alternative method of compliance)was received on October
1,2025.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on September 8, 2025, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On July 22,2003,the City Council approved a Comprehensive Plan Amendment(CPA-4-02)to change
the land use designation on the Comprehensive Plan Land Use Map from Residential Two (up to two
dwelling units per acre)to Mixed Use,an annexation and rezone from RUT(Rural Urban Transitional)
to MU-DA(Mixed Use with Development Agreement) and a rezone from R-2 (Residential-up to two
dwelling units per acre)to MU-DA(Mixed Use with Development Agreement) for this site for B.W.
Eagle,Inc. (A-2002-03 &RZ-2002-05).
On June 19,2007,the City Council approved a modification to the development agreement for DMB
Investments, LLC, and Eagle Lifestyle Center, LLC, by amending and restating the original
development agreement(recorded as Instrument No. 105048971)(RZ-2002-05-MOD).
On August 9, 2016, the City Council approved a rezone with development agreement, development
agreement modification, (development agreement in lieu of a PUD), and a preliminary plat
modification for a 409-lot(existing platted 223 residential, 14 commercial, and 21 common [7 private
road];proposed 117 residential lots [32 attached], 16 commercial lots, 18 common lots[3 private street
lots and 1 utility lot]) for DMB Investments/B.W. Eagle, Inc. (RZ-2016-03/RZ-2002-05-MOD4 and
PP-2005-03-MOD2).
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On January 22,2019,the City Council approved the final plat for Lakemoor Subdivision No. 8 for DA
Land,Inc. (FP-2019-02).
On January 22, 2019,the City approved a design review application for the common area landscaping
within Lakemoor Subdivision No. 8(DR-2018-56).
On January 14, 2020, the City Council approved a design review application for a multi-tenant office
(business and professional, medical and dental), clinic, and personal services building for C&O
Development within Lakemoor Subdivision No. 8(DR-2019-69).
On July 14,2020,the City Council approved a design review application to modify a multi-tenant office
(business and professional, medical and dental), clinic, and personal services building for C&O
Development within Lakemoor Subdivision No. 8 (DR-2019-69-MOD).
On August 8, 2023, the City Council approved a design review application for a two story office
(medical/dental and business/professional)building(DR-2023-33).
For additional property history see:RZ-2002-05,PP-2005-03,PP-2005-03-MOD,RZ-2002-05-MOD2,
FP-2015-08, RZ-2002-05-MOD3, FP-2016-02, RZ-2002-05-MOD5, FP-2017-03, and FP-2017-11.
E. COMPANION APPLICATIONS:
There is one companion application DR-2025-70(master sign plan application).
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use and Scenic MU-DA(Mixed Use with a Multi-tenant office
Corridor development agreement in (business and professional)
lieu of a PUD) building
Proposed No change No change No change
North of site Mixed Use and Scenic MU-DA(Mixed Use with a East Eagles Gate
Corridor development agreement in Drive/Commercial
lieu of a PUD) Entertainment Facility
(theater)
South of site Mixed Use and Scenic MU-DA(Mixed Use with a Vacant land within
Corridor development agreement in Lakemoor Subdivision No.
lieu of a PUD) 8
East of site Mixed Use and Scenic MU-DA(Mixed Use with a South Stone Way/
Corridor development agreement in Residential Townhomes
lieu of a PUD)
West of site Mixed Use and Scenic MU-DA(Mixed Use with a Multi-tenant office
Corridor development agreement in (medical/dental and
lieu of a PUD) business/professional)
building currently under
construction
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located within the city-wide Design Review Overlay District.
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H. URBAN RENEWAL DISTRICT:
The is not located within the Urban Renewal District.
I. EXISTING SITE CHARACTERISTICS:
The site has been developed with curb, gutter, and sidewalk as part of Lakemoor Subdivision No. 8.
J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 1.66-acres(72,309-SF) 5,000-square feet(minimum)
Percentage of Site Devoted 18% (approximately) 50% (maximum)
to Building Coverage
Percentage of Site Devoted 44%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 103-total 99-parking spaces
83-parking spaces on-site
20-parking spaces on property to the
west
Front Setback(North) 108-feet 20-feet(minimum)
Rear Setback(South) 36-feet 20-feet(minimum)
Side Setback(East) 91-feet 20-feet(minimum)
Side Setback(west) 45-feet 7.5-feet(minimum)
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Office(business and professional): 24,750-square feet
Office(business and professional)— 1 per 250 square feet of gross floor area=99 parking spaces
• Eagle City Code Section 8-4-5 requires 1 parking space per 250 square feet of gross floor area for
office(business and professional):
Proposed Parking Spaces: 83-on-site and 20 shared with property to the west.
Required Parking Spaces(estimated per use requirements in Eagle City Code):
99, for 24,750-square feet using 1 parking space per 250-square feet for office (business and
professional)
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be utilized as an office (business and
professional).
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately thirty-eight foot and eight inch (38' 2") high two-story
structure.
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Gross Floor Area of Proposed Buildings:
The proposed office(business and professional)building is approximately 24,750-square feet.
On and Off-Site Circulation:
A 27,500-square foot(approximately) paved parking lot provides parking for vehicles using this site.
One 24-foot wide driveway is located on the east property line providing access to South Stone Way.
Shared drive aisles are proposed on the west property line of the site providing access to a driveway
located on East Eagles Gate Drive.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Prairie School
Roof: TPO roofing membrane(White)
Walls: Brick(Interstate Brick: Emperor—Midnight Black),Nichiha(Corbosa Panel—Shadow),Wood
Siding(Western Red Cedar—Storm Sealant), Stucco(SW 7674 Peppercorn)
Windows/Doors: Black Anodized with Blue Gray Glazing
Fascia/Trim: Metal(Black)
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: There are several existing ACHD storm drain systems located behind the back of curb
along East Eagles Gate Drive and South Stone Way. Based on the location of the drainage systems,
there is only a small area where street trees may be permitted along East Eagles Gate Drive,just west
of South Stone Way. The applicant is proposing deciduous trees between the separated sidewalk and
the proposed parking lot where the trees will not conflict with the storm drain systems of the public
roads.
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,7% is proposed.
O. TRASH ENCLOSURES:
One (1) 228-square foot trash enclosure is proposed to be located near the southwest corner of the
building. 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 roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened by screen walls. No ground mounted mechanical units are proposed and
none are approved.
Q. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage has been submitted and will be
required to comply with Eagle City Code Section 8-4-4-2.
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R. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR-2025-70)has
been submitted for the approval of signs proposed on this building and on the site.
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-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.
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2. General Standards For Design Review: The Zoning Administrator, Design Review Board, or City
L./ Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale, intensity,and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
c. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district;
d. Will not interfere with the visual character, quality, or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
e. Will have facades, features, and other physical improvements that are designed as a whole,
when viewed alone as well as in relationship to surrounding buildings and settings;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
g. Will provide safe and convenient access to the property for both vehicles and pedestrians
through patterned traffic circulation and connectivity to abutting development;
h. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly
and walkable environment in balance with protecting a viable commercial center in the area;
and
i. Will have signs, if proposed,that are harmonious with the architectural design of the building
and the adjacent buildings,and will not cover or detract from desirable architectural features.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF
THE CITY COUNCIL'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Mixed Use
Suitable primarily for a variety of uses such as limited office, limited commercial, and residential
developments.Uses should complement uses within Downtown Eagle. Development within this land
use designation should be required to proceed through the PUD and/or Development Agreement
process, see specific planning area text for a complete description. An allowable density of up to 20
units per 1 acre.
B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
3.4 Area E,depicted on Exhibit A2,may be developed similar to the commercial uses proposed to be
developed by Owner within Area D (except as limited in Section 3.09 below). If Owner does so
develop Area E, buildings up to a maximum 50,000-square feet each are permitted for this Area
E and multiple buildings are permitted to be located on the same lot, provided however, that the
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maximum lot coverage requirements stated in Eagle City Code are not exceeded. The maximum
height of commercial buildings shall be 50-feet; non-habitable architectural elements shall be a
maximum height of 60-feet. If Area E does not become an expansion of the commercial uses
proposed to be developed within Area D, Area E shall be developed as provided in Section 3.5
below.
3.5 If Area E of the property, as depicted on Exhibit A2, does not become an expansion of the
commercial uses proposed to be developed within Area D as provided in Section 3.4 above,Area
E is to be developed by Owner with a combination of any office and retail uses allowed within
Eagle City Code Section 8-2-3 "Official Schedule of District Regulations"under the MU zoning
designation (except as limited in Section 3.09 below), a copy of which is attached as Exhibit C.
Buildings up to a maximum 50,000-square feet each are permitted for this area. This square foot
limitation does not apply to Fitness/Indoor Recreation Facilities,Education Facilities,and Hotels.
The maximum height of Hotels and Office Buildings shall be 50-feet;non-habitable architectural
elements shall be a maximum height of 60 feet. Multiple buildings are permitted to be located on
the same lot,provided however,that the maximum lot coverage requirements stated in Eagle City
Code are not exceeded.
3.13 Owner shall construct a meandering six foot(6')wide(minimum)concrete sidewalk within a one
hundred foot (100') wide landscape area (not including right-of-way) along the portion of the
Property adjacent to Eagle Road.The possible construction of a sidewalk connecting the sidewalk
required herein to the existing sidewalk located along Eagle Road approximately three hundred
feet(300')south of the southwest corner of the Property was addressed as a part of the preliminary
plat application for the Property.
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-6(A)(5)(b)
The location and design of transformers, pad mount and roof mounted mechanicals and electrical
equipment shall be reviewed and approved by the design review board. All roof mounted
mechanicals shall be completely screened from view through the use of a parapet wall when
utilizing a flat roof design or shall be enclosed within the building when utilizing a roof design
other than a flat roof. "Screened from view" shall mean"not visible" at the same level or elevation
of the parapet wall(e.g.,the perspective generally as shown on an elevation plan).
• Eagle City Code Section 8-2A-7(J)(2)(c):
To conceal outdoor storage areas, trash receptacles, exposed equipment associated with any
commercial or industrial activity, and off street loading when adjacent to or in view from a
residential activity or public street right of way,a five foot(5')wide by six foot(6')high landscaped
buffer is required.
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• Eagle City Code Section 8-2A-7(K)(4)(a):
Total Number Of Spaces Percent Of Total Area Of A Lot That Must Be
An Interior Landscaped Area
10 - 20 5 percent
21 - 50 8 percent
51+ 10 percent
• Eagle City Code Section 8-2A-7(K)(4)(b)(2):
No parking space shall be more than sixty feet(60')from an interior landscaped area.
• Eagle City Code Section 8-2A-7(M)(2):
In all required applications, excluding residential developments, one street tree, selected from the
approved tree list in subsection Q of this section, shall be planted per thirty five (35) linear feet of
street frontage.
• Eagle City Code Section 8-2A-7(0): Alternative Methods of Compliance:
1. Project Conditions: It is not the intent of these landscape requirements to inhibit creative
solutions to land use problems. Under certain site conditions, a strict interpretation of
requirements may be either physically impossible or impractical. Alternative compliance is a
procedure that allows certain modifications to existing regulations within this section.Requests
for use of alternative landscaping schemes are justified only when one or more of the following
conditions apply:
a. The sites involve space limitations or unusually shaped parcels;
b. Topography, soil, vegetation, or other site conditions are such that full compliance is
impossible or impractical;
c. Due to a change of use of an existing site, the required buffer yard is larger than can be
provided; and
d. Safety considerations are involved.
2. Request For Alternative Method Of Compliance: The applicant must provide the city with a
written request if an alternative method of compliance is proposed. The request shall state
which requirement as set forth within this section is to be modified, what project conditions
stated within subsection 01 of this section justify using the proposed alternative, and how the
proposed alternative equals or exceeds said requirement.
• Eagle City Code Section 8-4-4-6: Bicycle Parking:
One bicycle parking space within an approved rack shall be required for each thirty(30)required
automobile parking spaces or fraction thereof for office and commercial developments. Multi-
family residential developments shall provide one bicycle rack space per each ten (10) units.
Bicycle parking racks shall be in a well lit area, and shall be designed in accordance with the
parking facility criteria of the "Bicycle-Pedestrian Design Manual For Ada County" as prepared
for the Ada County highway district with the exception that bicycle racks do not have to be covered
unless required by the design review board,or planning and zoning commission or city council.
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D. DISCUSSION:
• The applicant is requesting design review approval to construct a new two story, 24,750-square
foot office (business and professional) building within Lakemoor Subdivision No. 8. As stated
within the applicant's narrative, the architectural style of the office building has a modern finish
with prairie school style features. The building has long horizontal lines, use of ribbon windows,
cantilevered elements with recessed areas serving the decks,and roof towers with large overhangs.
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 roof top mechanical units to be screened by screen walls. A roof plan
was provided; however, a cross section of the building showing the roof top mechanical units in
relation to the screen walls has not been submitted. Pursuant to Eagle City Code Section 8-2A-
6(A)(5)(b),the location and design of transformers,pad mount and roof mounted mechanicals and
electrical equipment shall be reviewed and approved by the Design Review Board. All roof
mounted mechanicals shall be completely screened from view through the use of a parapet wall
when utilizing a flat roof design or shall be enclosed within the building when utilizing a roof
design other than a flat roof. "Screened from view" shall mean "not visible" at the same level or
elevation of the parapet wall(e.g.,the perspective generally as shown on an elevation plan). The
applicant should be required to provide a cross section of the building showing the roof top
mechanical units in relation to the screen walls. The roof top mechanical units should be
completely screened from view,at eye level,with the top of the screen walls. The cross section of
the building should be reviewed and approved by staff prior to the issuance of a zoning certificate.
• The applicant is proposing a trash enclosure near the southwest corner of the building and site. The
trash enclosure has a pedestrian access on the east elevation; therefore, no landscaping has been
proposed on the east elevation of the trash enclosure. Pursuant to Eagle City Code, Section 8-2A-
7(J)(2)(c),to conceal outdoor storage areas,trash receptacles, exposed equipment associated with
any commercial or industrial activity, and off street loading when adjacent to or in view from a
residential activity or public street right of way,a five foot(5')wide by six foot(6')high landscaped
buffer is required. Staff defers comment regarding the required landscape buffer on the east
elevation of the trash enclosure to the Design Review Board.
• The applicant is proposing approximately 7% interior parking lot landscaping with this project.
Pursuant to Eagle City Code Section 8-2A-7(K)(4)(a), a site with 51 or more parking spaces is
required to provide a minimum of 10% interior landscaping within the parking lot. Additionally,
Eagle City Code Section 8-2A-7(K)(4)(b)(2), states that no parking space shall be more than 60-
feet from an interior landscape area. The applicant is requesting an alternative method of
compliance for the required interior parking lot landscaping and the spacing of interior landscaped
areas based on the site being an unusually shaped parcel that is incumbered by storm drain
easements along the north and east property lines and a 25-foot wide easement for the ditch along
the south property line of the site. The applicant is requesting the low maintenance native seed mix
proposed to be planted along the north side of the canal be an acceptable alternative to the required
interior parking lot landscaping. Staff defers comment regarding the alternative method of
compliance to the Design Review Board.
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• The site has approximately 275-feet of frontage along East Eagles Gate Drive and 132-feet of
frontage along South Stone Way. The applicant is proposing two street trees within the landscape
strip along East Eagles Gate Drive and no trees along South Stone Way. As mentioned in the
discussion bullet above, there are storm drain facilities and easements along the north and east
property lines of this development. The Ada County Highway District(ACHD)requires a certain
separation between the storm drain systems and any proposed plant material. Pursuant to Eagle
City Code Section 8-2A-7(M)(2),In all required applications,excluding residential developments,
one street tree, selected from the approved tree list in subsection Q of this section, shall be planted
per thirty five(35)linear feet of street frontage. Staff defers comment regarding the required street
trees along East Eagles Gate Drive and South Stone Way to the Design Review Board.
• Sheet LO1 notes the location of two bike racks to be located near the southeast corner of the
building. The style of bike rack was not provided. Pursuant to Eagle City Code Section 8-4-4-6,
one bicycle parking space within an approved rack shall be required for each thirty (30) required
automobile parking spaces or fraction thereof for office and commercial developments. The
applicant should be required to provide a revised landscape plan showing a minimum of 4 parking
spaces for bicycles. Detailed cutsheets of the proposed bike rack should be provided showing the
style, color, size, etc. The revised landscape plan and detailed cutsheets 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 building architecture,materials,and colors as proposed.
• The Board is in agreement with the cross access and parking between this site and the site to the west
of this site as noted in site specific condition of approval no. 11.
• The Board is in favor of the alternative method of compliance for the interior parking lot landscaping
and required distance between landscape islands within the parking lot based on the overall landscaping
proposed on the site with the addition of site specific condition of approval no. 13 and as described
within no. 16.
BOARD DECISION:
The Board voted 5 to 0 (Greer and Norton absent) to recommend approval of DR-2025-69 for a design
review application for a multi-tenant office (business and professional) building, with the following site
specific conditions of approval and standard conditions of approval provided within their findings of fact
and conclusions of law document,dated November 13,2025.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on November 25, 2025, at
which time the Council made their decision.
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COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2025-69 for a design review application for a multi-tenant office
(business and professional)building, with the following Design Review Board recommended site specific
conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of DR-2018-56.
2. Provide a cross section of the building showing the roof top mechanical units in relation to the screen
walls. The roof top mechanical units shall be completely screened from view,at eye level,with the top
of the screen walls. The cross section of the building shall be reviewed and approved by staff prior to
the issuance of a zoning certificate.
3. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
4. 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.
5. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
6. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
7. No ground mounted mechanical units are proposed with this application and none are approved.
8. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
9. No signs are proposed with this application and none are approved.
10. Provide a cross access and shared parking agreement between the properties located at 79 and 175
East Eagles Gate Drive. The cross access and shared parking agreement shall be reviewed and approved
by the City Attorney and recorded in the Ada County Recorders Office prior to the issuance of a zoning
certificate.
11. Provide a revised site and landscape plan showing a 5-foot wide by 6-foot high landscape buffer to be
located on the east side of the trash enclosure, excluding the opening for the man gate. The site and
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.
12. Provide a revised landscape plan showing an interior parking lot landscape island within the parking
spaces located adjacent to the front of the building planted with one tree and similar plantings at the
base of the tree. 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.
13. The City recommends approval of the alternative method of compliance for the required 10% interior
parking lot landscaping and landscape islands not exceeding 60-feet between landscaped areas based
on the entire site exceeding 44% landscaping. Additionally, with the site constraints of the ditch and
storm drain systems,not wanting to reduce the number of parking spaces,and wanting to preserve view
corridors to a building that captures the true essence of the Prairie School style of architecture.
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.
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STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department,including but not limited to approval of the drainage system,curbs,gutters,
streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy,whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District& Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy,whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
5. Unless septic tanks are permitted,wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property,accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage;or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site.Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy,whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch;(2)will not otherwise injure any person or persons using or interested
in such ditch or their property; and(3)satisfied the Idaho Standards for Public Works Construction. A
copy of such written approval and certification shall be filed with the construction drawing and
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
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irrigation district,canal company,ditch association,or other irrigation entity associated with such ditch,
pipe or other structure, or canal. The applicant shall submit a copy of the written approval from the
irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location,height and wattage by the City
Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights
used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining
property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust,trash,weeds and other debris.
13. One set of building plans,for any non single-family residential use,shall be submitted to the Eagle Fire
Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the
City prior to issuance of any building permits or Certificate of Occupancy,whichever occurs first. The
letter shall include the following comments and minimum requirements,and any other items of concern
as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet,and 1,500
gallons per minute for non-residential uses(i.e.;Commercial,Industrial, Schools,etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
14. Any recreation area,greenbelt area or pathway area along the Boise River,Dry Creek or any other area
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
15. Conservation,recreation and river access easements(if applicable)shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy,whichever occurs first.
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16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based,other than those required
by the above conditions,will require submittal of an application for modification and approval of that
application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Use, or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations", and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application,shall require the applicant to submit
a Zoning Permit application to the City and comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the City of Eagle of its intent to changes the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City Code
(one year from approval date).
26. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
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CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed design review application
(DR-2025-69) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Council reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and a multi-tenant office(business and professional)building is permitted with
the approval of a design review application within the MU-DA (Mixed Use with a development
agreement in lieu of a PUD)zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed building is designed to complement the
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 design with parking onsite and
on the adjacent property;
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 has been design to meet the Prairie School style of architecture;
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 the building is design
to be harmonious with other surrounding buildings;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the building does not exceed the 50-feet permitted within the development
agreement;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site has existing
sidewalks adjacent to East Eagles Gate Drive and South Stone Way,a pathway proposed along the
ditch along the south boundary of the site,and sidewalk connection throughout the site;
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 and residential center in the
area; and
I. As approved with design review application DR-2025-70, all signs will be required to be
harmonious with the architectural design of the building and will not cover nor detract from
desirable architectural features.
Regulatory Takings Analysis Notice: Applicant has a right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
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DATED this 25th day of November 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
Brad Pike,Mayor
ATTEST:
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Tracy E. Os ,Eagle City Clerk • 1 ;ye. A
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IDA
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