Findings - CC - 2025 - DR-2025-59 - Ashbury Commerical Subdivision for Funnel Properties LLC - Design Review for Atlas Research and Development Building BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR ATLAS RESEARCH )
AND DEVELOPMENT BUILDING IN ASHBURY )
COMMERCIAL SUBDIVISION FOR FUNNEL )
PROPERTIES,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-59
The above-entitled design review application came before the Eagle City Council for their action on
December 16,2025. 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:
Funnel Properties, LLC, represented by Chris Wilson with Wilco Design Build, is requesting design
review approval for 26,312-square foot research and development building.The 1.17-acre site is located
on the south side of West Bavaria Street approximately 830-feet west of North Meridian Road at 3475
West Bavaria Street within Ashbury Commercial Subdivision(Lots 7-9,Block 1).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on July 15, 2025. Supplemental information
(joint parking agreement, managing entity approval, building elevations) was received September 5,
2025, September 19,2025,and October 15,2025.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies'reviews were transmitted on July 25,2025,in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On October 24, 2017, the Eagle City Council approved a design review application for the common
area landscaping and trash enclosure within Ashbury Business Park Subdivision No. 2(DR-2017-42).
On November 16, 2017, the Eagle City Council approved a final plat application for Ashbury
Commercial Subdivision(fka Ashbury Business Park Subdivision No.2)(FP-2017-19).
On April 11,2023,the Eagle City Council approved a design review application for a two story, 16,830-
square foot research and development building(DR-2022-52). This application has expired.
For additional property history see: CPA-09-06, A-19-06/RZ-25-09 & PP-19-06, FP-08-07, FP-01-
08, CPA-5-08&A-03-08/RZ-8-08,A-04-09/RZ-04-09, RZ-04-09 MOD, PP-02-13,FP-12-13, EXT-03-
16, DR-08-14, and DR-23-16.
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 Neighborhood MU-DA(Mixed Use with a Vacant Lot within Ashbury
Residential,Transition development agreement) Commercial Subdivision
Overlay
Proposed No Change No Change Research and Development
Building
North of site Neighborhood MU-DA(Mixed Use with a Single-family Residential
Residential, Transition development agreement) (Ashbury Subdivision No.
Overlay 4)
South of site Mixed Use(Meridian TN-C(Traditional Chinden
designation) Neighborhood—Center— Boulevard/Common Lot
Meridian designation)
East of site Professional MU-DA(Mixed Use with a Office Building(Click
Office/Business Park development agreement) Funnels)
West of site Neighborhood MU-DA(Mixed Use with a Vacant lot within Ashbury
Residential, Transition development agreement) Commercial Subdivision
Overlay (future multi-tenant office
building)
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located within the city-wide Design Review Overlay District.
H. URBAN RENEWAL DISTRICT:
The site is not located within the Urban Renewal District.
I. EXISTING SITE CHARACTERISTICS:
The site has been developed with curb,gutter,sidewalk,paved parking,a trash enclosure,and common
area landscaping as part of Ashbury Commercial Subdivision(DR-2017-42).
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J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 1.17-acres(50,965-square feet) 5,000-square feet(minimum)
Percentage of Site Devoted 31%(approximately) 50%(maximum)
to Building Coverage
Percentage of Site Devoted 24%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 49-parking spaces total 56-parking spaces(minimum)
39-parking spaces onsite*
4-parking spaces Lot 4**
6-parking spaces through a
joint parking agreement**
Front Setback(East) 21-feet, 6-inches 20-feet(minimum)
Rear Setback(West) 12-feet, 8-inches 20-feet(minimum)
Side Setback(North) 28-feet, 2-inches 12.5-feet(minimum)
Side Setback(South) 28-feet 12.5-feet(minimum)
*Note: 135-parking spaces total within Ashbury Commercial Subdivision with a cross parking agreement.
**Note:Joint parking agreement with Lots 1-6.
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Research and Development Building: 26,312-square feet
Communication Facilities— 1-parking space per 500-square feet 21,004/500=42-parking spaces
Library— 1-parking space per 400-square feet 5,308/400= 14-parking spaces
• Eagle City Code Section 8-4-5 requires 1-parking spaces per 500-square feet of gross floor area for
communication facilities and 1-parking space per 400-square feet of gross floor area for a library:
Proposed Parking Spaces: 49
*Ashbury Commercial Subdivision has a total of 135 existing parking spaces(including 39-parking
spaces located on this site)to be utilized by the nine pad sites as permitted within the cross-parking
agreement(Note No. 1 on the recorded plat for Ashbury Commercial Subdivision).
Required Parking Spaces: 56 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Communication Facilities"and"Library")
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be utilized as a research and development
building.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately thirty-four foot, five and three eights inch (34' 5 3/8")
high two-story structure.
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Gross Floor Area of Proposed Buildings:
The proposed research and development building is approximately 26,312-square feet.
On and Off-Site Circulation:
A 54,192-square foot (approximately) paved parking lot will provide parking for vehicles using the
nine (9) pad sites within Ashbury Commercial Subdivision. Two twenty-four foot(24') wide shared
driveways are located on the north property line providing access to West Bavaria Street.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Craftsman
Roof: Metal(Black),EPDM(White)
Walls: Stone veneer(Harristone Summit Chief Joseph),brick(Summit Brick Company Iron Mountain),
woodgrain plank (488 Smokey Ash, 489 Warm Teak), stucco (Neutral/Cream), vertical board and
batten(503 Eggshell),aluminum cladding(Smokey Ash)
Windows/Doors: Aluminum (Black,China White,Phantom Hue)
Fascia/Trim: Aluminum(Black),wood corbel(Rick Walnut)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:All existing trees on the site are proposed to be
retained and protected.
Tree Replacement Calculations: N/A
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees exist along West Bavaria Street (installed with Ashbury Subdivision No. 4
common area landscaping).
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
The perimeter landscaping around the parking lot was installed with the common area landscaping
within Ashbury Commercial Subdivision(DR-2017-42).
b. Interior Landscaping:
The interior landscaping was installed with the common area landscaping within Ashbury
Commercial Subdivision(DR-2017-42).
O. TRASH ENCLOSURES:
There is one existing 254-square foot trash enclosure located near the north property line between the
two(2)shared driveways on West Bavaria Street. The enclosure is constructed of CMU walls with
stone veneer,a concrete cap and bronze metal gates; all of which will match the materials and colors
used in the construction of the future buildings.
P. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened by parapet walls. No ground mounted mechanical units are proposed and
none are approved.
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Q. OUTDOOR LIGHTING:
A site and parking lot light plan showing location,height,wattage,and illumination type was received.
The decorative wall light has LED lighting and is proposed to be 4000K which does not comply with
Eagle City Code.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
reviewed and approved by the Zoning Administrator prior to issuance of any sign permits.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Meridian Fire Department has not 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—along the north, south,and east property lines and within the parking lot
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
Eagle Sewer District
Idaho Department of Environmental Quality
Idaho Transportation Department
Veolia Water
Y. LETTERS FROM THE PUBLIC:
No letters from the public have been received to date.
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Z. EAGLE CITY CODE 8-2A-13(B)(l)&(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
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:
Neighborhood Residential
Suitable for single family residential. Densities range from 2 units per acre to 4 units per acre.
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Residential Transition Overlay
Residential development that provides for a transition between land use categories and uses.Commonly
requires a transition/change in density,lot sizing,and building scaling with a specific parcel or project.
Base densities may be reduced or units may be clustered to increase open space within a portion of a
site when property is in this overlay.Neighborhood design will be paramount in this overlay to ensure
appropriate transition between uses. See specific planning areas for further description.
B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDINT THIS PROPOSAL:
3.3 All commercial development within the Property shall be consistent with the Castlebury West
Business Park architectural style and be generally consistent with the Eagle Architecture and
Site Design Book. The Concept Plan shows the general nature and relative location of certain
improvements on the Property. It is the intent of this Agreement is to allow sufficient flexibility
at the time a detailed plan and platting are submitted to Eagle, while maintaining the general
intent of the Concept Plan with the requirements set forth in this Agreement.
3.6 Except as otherwise provided within this Agreement, Applicant shall comply with the Eagle
City Code in effect as of the Effective Date of this Agreement (excluding building codes
adopted after the Effective Date); provided, however, if, following the Effective Date, the
permitted uses of the MU-DA zone are expanded, such expanded uses shall be allowed in the
Property and included in this Agreement or portions thereof. If preliminary and final plats are
not submitted in a timely manner as set forth in this agreement the Eagle City Code effective
at the time of submittal of said untimely plats shall apply thereto.
3.7.1 Non-Residential(Commercial)Mixed Use. Commercial uses shall be limited to those
uses that complement or are ancillary to the Castlebury West Business Park and are
otherwise limited to the following uses, which may be constructed without a
Conditional Use Permit:
• Research and Development
3.11 Commercial Building placement shall be designed such that parking areas are not concentrated
between the buildings and roadways of a collector status or higher. All buildings shall be
provided with architectural design elements and architectural relief in keeping with the
proposed architectural styles contained in Castlebury West Business Park.
3.11.1 All commercial structures within the Property shall be constructed utilizing
architecture consistent with the Castlebury West Business Park. All commercial
development within the Property shall be consistent with the Castlebury West Business
Park and be consistent with the Eagle Architecture and Site Design 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 multi-family residential and
commercial/retail buildings.
To assure compliance with this condition, Applicant shall create an architectural
control committee ("ACC") as a component of the Property's restrictive covenants
("CC&Rs"). 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 commercial 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.
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3.11.2 All non-residential(commercial)mixed uses shall be subject to dark-sky lighting,
noise, or related limitations at the design review approval stage to address additional
concerns that may arise.
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: Design Requirements,Objectives, and Considerations:
B. Architectural Requirements,Building Materials,Fence And Deck/Patio Materials,Colors,And
Architectural Appurtenance Height Limitation:Unless specified as prohibited herein,materials
listed in this section are allowed. If a material proposed for construction is not listed in this
section it shall be upon the discretion of the zoning administrator,the design review board,and
the city council,whichever the case may be,to determine the appropriateness of such material.
2. Roofs:
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(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.
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.
• Eagle City Code Section 8-4-4-2(A): Site and Building Lighting:
1. All parking areas shall be illuminated in accordance with the provisions of this chapter.
2. Any lights used to illuminate a site and building shall be arranged to reflect the light away from
the adjoining property.
3. Except as noted in subsection A4 of this section,all site and building lighting shall be recessed
or shielded to direct all light downward and the source of the light(including the lamp and any
nonopaque material/lens covering the lamp)shall not be directly visible by a person of average
height standing on the property line of any public right of way, or any private street, or on the
property line of any residentially zoned parcel of land or parcel of land used for residential
purposes.
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6. Except as otherwise permitted within this title, incandescent lights,two hundred fifty(250)watt
maximum high pressure sodium lights, 3000K maximum LED lights(or approved equivalent)
shall be the only type of site and building lighting permitted.
• Eagle City Code Section 8-4-4-3: Joint/Collective Parking Facilities:
A. Off street parking spaces required by this chapter for any specific use shall not be considered
as providing parking spaces for any other use except where a joint/collective parking facility
has been approved pursuant to the following:
1. The applicant shall show that:
a. There is no substantial conflict in the principal operating hours of the building,structure
or use for which the joint/collective parking facility is proposed;
b. The peak hours of parking demand from the uses shall not coincide so that the peak
demand will be less than the parking required;
c. The shared parking spaces shall serve the uses without conflict;
d. The adequacy of the quantity and efficiency of parking provided will equal or exceed
the level that can be expected if a joint/collective parking facility was not requested;
and
e. If a public transit system serves the area, the applicant may provide documentation
showing that the parking demand will be reduced.
2. The proposed reduction of required spaces, applicable to each use, shall be shown by the
applicant.
3. The city may require the applicant to submit survey data, or additional documentation
substantiating a request for a joint/collective parking facility.
4. The joint/collective parking facility may be on a site other than the site where the use is
located, but shall be located no further than that permitted by subsection A of this
chapter.
5. The spaces to be provided shall be available as long as the uses requiring the spaces are in
operation.
6. The parties concerned in the joint/collective parking facility shall submit a written
agreement in a form to be recorded for such joint/collective use, approved by the city
attorney as to form and content, and such agreement,when approved as conforming to the
provisions of this chapter, shall be recorded in the office of the county recorder and copies
thereof filed with the zoning administrator prior to issuance of a building/zoning permit,or
prior to issuance of a certificate of occupancy,whichever occurs first. The agreement shall
include:
a. A guarantee that there will be no substantial alteration in the uses that will create a
greater demand for parking;
b. A guarantee among the landowners for access to a use of the joint/collective parking
facility;
c. A provision that the city may require parking facilities in addition to those originally
approved upon findings by the city council that adequate parking to serve the uses has
not been provided;
d. A provision stating that the city council, may for due cause and upon notice and
hearing,unilaterally modify, amend, or terminate the agreement at any time; and
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e. Any other information required to be documented on such agreement by the city in an
effort to assure compliance with this title.
7. The zoning administrator may permit a maximum reduction in the number of spaces to be
provided not exceeding twenty percent(20%)of the sum of the number of spaces required
for each use only if the provisions of this chapter have been met.The maximum allowable
reduction in the number of spaces to be provided shall not exceed twenty percent(20%)of
the sum of the number required for each use served unless a conditional use is approved by
the city council.
8. No use shall be continued if the parking is removed from a joint/collective parking facility
unless substitute parking facilities are provided.
• Eagle City Code Section 8-4-4-6: 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.
• Eagle City Code Section 8-4-5: Schedule of Parking Requirements:
In accordance with subsection 8-4-1 A of this chapter, parking spaces for other permitted or
conditional uses not listed herein shall be determined by the administrator. Among the factors for
determining the number of spaces to be required for a use not listed herein,the administrator shall
compare the proposed use with a use which has similar traffic generating characteristics as outlined
in the most recent version of the institute of transportation engineers trip generation manual.
Type of Use Off Street Parking Spaces Required
Communications Facilities 1 per 500 square feet gross floor area
Library 1 for each 400 square feet floor area
D. DISCUSSION:
• The applicant is requesting design review approval to construct a 26,312-square foot two story
research and development building. Pursuant to the applicant's justification letter,the building has
been designed to meet the Craftsman style of architecture which is one of the nine architectural
styles within the Eagle Architecture and Site Design book.The material palette includes horizontal
wood grain siding, stone veneer, board and batten, exposed wood corbels, and brick accents. The
color palette incorporates warm grays, soft browns, and muted greens.
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.
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• The building elevations show metal roofing material proposed.Pursuant to Eagle City Code Section
8-2A-6(B)(2)(e), metal roofing is required to have concealed fasteners. The applicant should be
required to provide revised building elevations showing all metal roofing material to have
concealed fasteners.The revised building elevations should be reviewed and approved by staff prior
to the issuance of a zoning certificate.
• Sheet A2.02 shows a decorative wall light proposed to have a 4000K LED color temperature.Eagle
City Code Section 8-4-4-2, allows LED lighting to be up to 3000K. The applicant should be
required to provide a revised lighting plan showing all LED lighting a maximum of 3000K. The
revised lighting plan should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
• Sheet A2.01 shows bollard lighting proposed on the west side of the building; however, a detailed
cutsheet showing the style, color, height, illumination type, etc. was not received. The applicant
should be required to provide a detailed cutsheet for the bollard lighting showing the style, color,
height, illumination type, etc. The cutsheet should be reviewed and approved by staff prior to the
issuance of a zoning certificate.
• The site and landscape plan do not show the location of any bicycle racks. Pursuant to Eagle City
Code Section 8-4-4-6, one bicycle parking space is required per 30-parking spaces. The applicant
should be required to provide a revised site plan showing the location of two bicycle rack parking
spaces. Provide a detail of the bicycle rack showing the style, color, dimensions, etc. The revised
site plan and detail should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
• The required parking spaces for the proposed research and development building is 56-parking
spaces.The site plan shows 39-parking spaces for this site.The applicant is requesting the following
to meet the parking requirements.
• Request a 20%parking reduction(7-parking spaces)pursuant to Eagle City Code Section 8-4-
4-3 (A)(7), which allows the zoning administrator to permit up to a 20% parking reduction.
The daily operations within the building require 2-employees and the additional parking spaces
will be utilized every 4-8 weeks for 2-3 days; therefore, there is no conflict with a parking
reduction. The required parking spaces would be reduced to 49-parking spaces.
The remaining 49-parkings spaces will be accommodated by the following:
• Provide 39-on site parking spaces
• Provide 4-parking spaces from Lot 4 (same owner of Lots 7-9). Lot 4 has 22-parking spaces
allotted.
• Provide 6-parking spaces through a joint parking agreement with Lots 1-6, pursuant to Eagle
City Code Section 8-4-4-3. The current uses within the development are office (business and
professional/medical and dental) uses which do not have evening hours. The joint parking
agreement is to utilize the 6-parking spaces after 5pm and on weekends when needed.
Based on the parking space reduction, onsite parking spaces from Lots 7-9 and Lot 4, and a joint
parking agreement,the parking requirement has been met.
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.
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PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on October 23, 2025.
The application was continued to November 13,2025, at which time the Board made their decision.
BOARD DELIBERATION:
On October 23, 2025, upon completion of the applicant's and staff's presentations, the Board discussed
during deliberation that:
• The Board is not in favor of the building design, materials, and colors. The Board recommended the
applicant provide revisions to address their concerns regarding the number of proposed materials, lack
of windows,expansive stucco on the east elevation, and details along the front of the building.
• The Board recommended the landscape color renderings be modified to accurately reflect the proposed
landscaping for the project.
BOARD DELIBERATION:
On November 13, 2025, upon completion of the applicant's and staffs presentations, the Board discussed
during deliberation that:
• The Board is in favor of the building design, materials, and colors with the addition of site specific
condition no. 14.
• The Board is in favor of the proposed landscaping.
BOARD DECISION:
The Board voted 4 to 0 (Grubb, Greer, and Mihan absent) to recommend approval of DR-2025-59 for a
design review application for a 26,312-square foot research and development 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, December 11, 2025.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on December 16,2025,at which
time the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2025-59 for a design review application for a 26,312-square foot
research and development 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 RZ-2009-04-MOD/PP-2013-02, and DR-2017-42.
2. The revised building elevations, date stamped by the City on November 4, 2025, showing the roofing
metal roofing material to have concealed fasteners, is approved.
3. The revised lighting plan, date stamped by the City on November 4, 2025, showing all LED lighting a
maximum of 3000K is approved.
4. The detailed cutsheet,date stamped by the City on November 4,2025, showing the style, color,height,
illumination type, etc. for the bollard lighting is approved.
5. The revised site plan and detail of the bicycle rack, date stamped by the City on November 4, 2025,
showing the location and style, color, dimensions,etc. is approved.
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6. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
7. 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.
8. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
9. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
10. No ground mounted mechanical units are proposed with this application and none are approved.
11. Paint all electrical meters,phone boxes, etc. located on the building to match the color of the building.
12. No signs are proposed with this application and none are approved.
13. Provide managing entity approval of the revised building elevations and landscaping. The managing
entity approval shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
14. Provide revised building elevations showing window sills or accents enhancing the frame around the
windows adjacent to stucco material on all elevations.The revised building elevations 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.
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
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be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy,whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch;(2)will not otherwise injure any person or persons using or interested
in such ditch or their property;and(3)satisfied the Idaho Standards for Public Works Construction. A
copy of such written approval and certification shall be filed with the construction drawing and
submitted to the City prior to issuance of any building permits or Certificate of Occupancy,whichever
occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch,pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company,ditch association,or other irrigation entity associated with such ditch,
pipe or other structure, or canal. The applicant shall submit a copy of the written approval from the
irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location,height and wattage by the City
Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights
used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining
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
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as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet,and 1,500
gallons per minute for non-residential uses(i.e.;Commercial,Industrial, Schools,etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
14. Any recreation area,greenbelt area or pathway area along the Boise River,Dry Creek or any other area
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
15. Conservation,recreation and river access easements(if applicable)shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy,whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based,other than those required
by the above conditions,will require submittal of an application for modification and approval of that
application prior to commencing any change.
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
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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 Council reviewed the particular facts and circumstances of this proposed design review application
(DR-2025-59) 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 research and development building is permitted with the approval of a
design review application within the MU-DA(Mixed Use 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 is designed with materials and
colors associated with the Craftsman architectural styles 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 designed with the required
number of parking spaces associated with the research and development building;
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 designed with quality materials, is of similar height of surrounding buildings,
and has been designed to enhance the character of 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 building has
been designed to complement the style of architecture of existing buildings within the vicinity and
has similar materials and colors;
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F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the building location exceeds the required setbacks from the streets it fronts
and is in conformance with the allowed height 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 there are walkways
throughout the development;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the 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 16th day of December 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
Brad Pike, Mayo
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