Findings - DR - 2025 - DR-2025-86 - Six One Six Vision Center Building - Design Review for an Office (Medical and Dental) Building for Six One Six Vision Center BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR AN OFFICE )
(MEDICAL AND DENTAL)BUILDING )
FOR SIX ONE SIX VISION CENTER )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-86
The above-entitled design review application came before the Eagle Design Review Board for their action
on December 11,2025. The Eagle Design Review Board having heard and taken oral and written testimony,
and having duly considered the matter,makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Six One Six Vision Center, represented by Jeff Likes with ALC Architecture, is requesting design
review approval for a 6,039-square foot office (medical and dental) building. The 0.71-acre site is
located north of West Johnny Lane within the northeast corner of Flint Estates Amended(Lot 4,Block
2) (conceptually Lot 4,Block 1 of Bronco Acres Subdivision).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 20,2025.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on November 12, 2025, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On December 18,2007,the City Council approved a comprehensive plan text amendment,rezone with
development agreement(in lieu of a PUD)and preliminary plat for Millpark Village Subdivision(CPA-
2007-01/RZ-2007-07/PP-2007-09).
On October 14, 2008, the City Council approved an extension of time for the preliminary plat for
Millpark Village Subdivision to be valid until December 18, 2009.
On March 9, 2010, the City Council approved an extension of time application for Millpark Village
Subdivision until December 18, 2010(EXT 2009-28).
On January 11, 2011, the City Council approved an extension of time for the preliminary plat for
Millpark Village Subdivision to be valid until December 18,2011 (EXT-2010-13).
The original executed development agreement (Instrument#108005081) associated with the property
expired on January 15, 2015.
On July 25,2017,the City Council approved a rezone with development agreement(in lieu of a PUD)
application for Mustang Crossing(RZ-2017-04).
On August 24,2017,the Design Review Board approved a design review application for the common
area landscaping,including the construction of a 4,515-square foot convenience store with fuel service
and a 4,122-square foot fuel island canopy(DR-2017-31).
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On January 22, 2018, the City approved a modification to the common area landscaping for Jackson
Food Stores(DR-2017-31-MOD).
On January 29, 2018, the Zoning Administrator approved a lot line adjustment associated with the
subject property(LLA-2017-08).
On July 2,2019,the City approved a modification for the Chevron fuel canopy signage(DR-2018-19-
MOD).
On June 12, 2023, the City Council approved a development agreement modification and combined
preliminary/final plat for Bronco Acres Subdivision(a re-subdivision of a portion of Lots 1 and 9,and
all of Lot 4,Block 2,Flint Estates Subdivision),an 8-lot(7-commercial, 1-residential/flex space)mixed
use subdivision(RZ-2017-04-MOD2 and PP/FP-2022-01).
On June 12,2023,the City Council approved a design review application for a master sign plan for
Mustang Crossing Development, including building wall and monument signage for Jacksons Food
Stores (DR-2018-19).
On February 13, 2024,the City Council denied a development agreement modification application for
Bronco Acres Subdivision to remove the requirement to construct a six-foot(6')high concrete fence
adjacent to the northern boundary of the property(RZ-2017-04-MOD3).
On August 8, 2024,the Design Review Board approved design review applications for a bank with
drive-up service and one building wall sign(DR-2024-24 and DR-2024-25).
On October 17, 2024, the amended and restated development agreement was executed (Instrument
#2024-058887).
On April 22,2025,the City Council approved a final plat for Bronco Acres Subdivision(FP-2024-22).
On July 8, 2025, the City Council approved a modification to the development agreement for Bronco
Acres Subdivision to modify the concept plan by changing the proposed lot configuration and by adding
an additional commercial building(RZ-2017-04-MOD4).
E. COMPANION APPLICATIONS:
There is one companion application DR-2025-87(signage application).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use MU-DA(Mixed Use with a Vacant parcel within
development agreement) Bronco Acres Subdivision
Proposed No Change No Change Office(medical and dental)
building
North of site Mixed Use MU-DA(Mixed Use with a Independent Senior Living
development agreement)
South of site Mixed Use MU-DA(Mixed Use with a Bank with drive-up service
development agreement)
East of site Mixed Use MU-DA(Mixed Use with a Assisted living facility
development agreement)
West of site Mixed Use MU-DA(Mixed Use with a Vacant parcel within
development agreement) Bronco Acres Subdivision
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located within the city-wide Design Review Overlay District.
H. URBAN RENEWAL AREA:
The site is not located within the Urban Renewal Area.
I. EXISTING SITE CHARACTERISTICS:
The site has been developed with a common access drive aisle at the southern boundary of the site.
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J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 0.71-acres(30,927-SF) 5,000-square feet(minimum)
Percentage of Site Devoted 20%(approximately) 50%(maximum)
to Building Coverage
Percentage of Site Devoted 42%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 25-parking spaces 30-parking spaces(minimum)
Front Setback(South) 47-feet 20-feet(minimum)*
Rear Setback(North) 20-feet 5-inches 20-feet(minimum)*
Side Setback(East) 10-feet 4-inches 7.5-feet(minimum)*
Side Setback(West) 73-feet 9-inches(future property line) 7.5-feet(minimum)*
*Note:Setbacks approved through the Bronco Acres Subdivision development agreement(RZ-2017-04-MOD2).
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Office(medical and dental): 6,039-square feet
• Eagle City Code Section 8-4-5 requires:
Office(medical and dental)— 1 per 200-square feet of gross floor area
Proposed Parking Spaces: 25
Required Parking Spaces: 30 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Office(medical and dental)")
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one(1)building to be utilized as an office(medical and dental).
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately twenty-three foot and eleven inch (23' 11")high single-
story structure.
Gross Floor Area of Proposed Buildings:
The proposed office(medical and dental)building is approximately 6,039-square feet.
On and Off-Site Circulation:
A 5,996-square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 24-foot wide shared driveway is located in the southwest corner of the site and will be shared with
the property to the west of this site. A 2,200-square foot parking area is proposed south of the proposed
building and is accessed by the east/west common drive aisle of the development known as West
Johnny Lane.
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M. BUILDING DESIGN FEATURES:
Proposed Building Design: Prairie School
Roof: EDPM(light gray)
Walls:New Tech Wood All Weather Siding(Peruvian Teak),Cultured Stone Profit Modera(Vellum),
Stucco(SW6258 Tricorn Black)
Windows/Doors: Anodized(Black)
Fascia/Trim: Aluminum(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: Street trees were installed along State Highway 44 with the common area landscaping of
Mustang Crossing(DR-2017-31).
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: 8%interior landscaping is required, 10%is proposed.
O. TRASH ENCLOSURES:
One (1) 170-square foot trash enclosure is proposed to be located at the north end of the parking lot.
The enclosure is proposed to be constructed of smooth and split face 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 the parapet 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.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application(DR-2025-87) 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.
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U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:
No future acquisition map currently exists.
V. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern-none
Evidence of Erosion-no
Fish Habitat-no
Floodplain-no
Mature Trees-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
Idaho Transportation Department
Y. LETTERS FROM THE PUBLIC:
No letters from the public have been received to date.
Z. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions,if any,that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator,Design Review Board, or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale,intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
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c. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district;
d. Will not interfere with the visual character, quality,or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
e. Will have facades, features, and other physical improvements that are designed as a whole,
when viewed alone as well as in relationship to surrounding buildings and settings;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
g. Will provide safe and convenient access to the property for both vehicles and pedestrians
through patterned traffic circulation and connectivity to abutting development;
h. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly
and walkable environment in balance with protecting a viable commercial center in the area;
and
i. Will have signs, if proposed, that are harmonious with the architectural design of the building
and the adjacent buildings,and will not cover or detract from desirable architectural features.
THE DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFF
ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT
AS PART OF THE DESIGN REVIEW BOARD'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Mixed Use
Suitable for a mixture of uses including limited office, limited commercial and residential. Residential
densities within the designation is up to 20 units per acre but density will be determined on a site by
site bases.Uses should complement and not take away from downtown Eagle.Development within this
land use designation should be required to proceed through the PUD and/or development agreement
process. See the planning area text for a complete description of site specific uses.
B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
3.5 The setbacks shall be as follows(as measured from the perimeter of the site):
Front(south property line) 20-feet
Rear(north property line) 20-feet
Side(east property line) 7.5-feet Street Side (west property line) 20-feet Side
(interior) 0-feet
Maximum coverage 92%
Maximum building height 35-feet (any exceptions to the maximum height
requires a conditional use permit)
3.8 The commercial/retail/office buildings shall be constructed utilizing architecture as identified
within the Eagle Architecture and Site Design Book. As individual buildings go through the
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design review process, Owner shall demonstrate the complimentary relationship, in terms of
building height and style, to adjacent existing or proposed buildings within the development in
order to produce a compatible and desirable development.
3.11 The development shall incorporate pedestrian amenities which encourage pedestrian use of the
corresponding facilities such as outdoor drinking fountains, benches, tables, etc. The amenities
shall be reviewed and approved by the Design Review Board and City Council prior to the
construction of said amenities in the applicable phase or portion of the Property that is being
developed.
3.10 The development shall include a ten foot(10')wide buffer area adjacent to the northern boundary
of the Property as noted in the Concept Plan. The ten foot(10') wide buffer area shall contain a
pre-cast concrete fence six feet (6') in height. The pre-cast concrete fence shall be constructed
prior to the issuance of the first building permit.As noted in the Concept Plan,the Property shall
include the required buffer area adjacent to North Park Lane and State Highway 44 based upon
the location of the parking areas and buildings per Eagle City Code, as effective at the time any
particular Lot is developed.
3.15 The building placement shall be designed such that parking areas are not concentrated between
the buildings and State Highway 44. The building placement and parking area locations,for each
phase or proposed improvement thereafter,shall be reviewed and approved by the Design Review
Board and City Council prior to issuance of a zoning certificate.
C. COMBINED PRELIMINARY/FINAL PLAT SITE SPECIFIC CONDITIONS WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
14. The developer shall provide shade-class trees (landscape plan to be reviewed and approved by
the Design Review Board), including, but not limited to, both sides of the service drive aisle,
parking lot islands, and northern buffer area, within this development, or as approved by the
Design Review Board. Prior to the City Clerk signing the final plat the applicant shall either
install the required trees, sod, and irrigation or provide the City with a letter of credit for 150%
of the cost of the installation of all landscape and irrigation improvements.Trees shall be installed
prior to obtaining any occupancy permits for the buildings. A temporary occupancy may be
issued if weather does not permit landscaping. Partial reduction of the surety may be permitted
for any portion of the development that is completed, including street trees that have been
installed. On- going surety for street trees for all undeveloped portions of the development will
be required through project completion.
D. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi-family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-4-4-2(A)(5): Light poles shall have a maximum height of:
a. Twenty feet(20')for parking lots with less than two hundred(200)spaces;
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d. Fifteen feet(15')for any pole within fifty feet(50')of a property line of any residentially zoned
parcel of land or parcel of land used for residential purposes.
• Eagle City Code Section 8-4-5: Schedule of Parking Requirements:
Type Of Use Off Street Parking Spaces Required
Offices,medical and dental 1 per 200 square feet of gross floor area
E. DISCUSSION:
• The applicant is requesting design review approval to construct a 6,039-square foot office(medical
and dental) building within Bronco Acres Subdivision. The applicant's justification letter states
that the proposed building is designed to meet the Prairie School style of architecture which is one
of the nine architectural styles within the East Architecture and Site Design book. The building is
proposed to be constructed utilizing cementitious siding with a wood appearance, stone veneer,
metal fascia, and stucco finishes. The materials proposed are consistent with the other existing
buildings in the surrounding area. Staff defers comment regarding the building design,materials,
and colors to the Design Review Board.
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 two 20-foot tall light poles within the parking area. One of the parking
lot light poles is located approximately 33-feet south of the north property line. Pursuant to Eagle
City Code Section 8-4-4-2(A)(5)(a),parking lot light pole fixtures shall have a maximum height of
20-feet for parking lots with less than 200-parking spaces and pursuant to Eagle City Code Section
8-4-4-2(A)(5)(d), parking lot light pole fixtures shall have a maximum height of 15-feet when
located within 50-feet of a property line of any residentially zoned parcel of land or parcel of land
used for residential purposes. The applicant should be required to provide detailed parking lot light
fixture information showing the overall height of the southern parking lot light fixture does not
exceed 20-feet(including any concrete base)and showing the height of the parking lot light fixture
located within 50-feet of the north property line does not exceed 15-feet in overall height(including
any concrete base). The details of the parking lot light fixture should be reviewed and approved
by staff prior to the issuance of a zoning certificate.
• A photometric plan and detailed light fixtures have been submitted with the application; however,
the building elevations do not show the proposed lighting on the building. The applicant should be
required to provide detailed elevation plans showing the location, mounting height, and type of
fixture to be located on the building elevations. The detailed elevation plans should be reviewed
and approved by staff prior to the issuance of a zoning certificate.
• The site and landscape plans show 25-parking spaces are proposed to be constructed with the office
(medical and dental) building. Pursuant to Eagle City Code Section 8-4-5, office (medical and
dental)buildings are required to provide 1 parking space per every 200 square feet of gross floor
area. The applicant should be required to provide a revised site and landscape plan showing 30-
parking spaces to be constructed for the office(medical and dental)building. The revised site and
landscape plans should be reviewed and approved by staff and two members of the Design Review
Board prior to the issuance of a zoning certificate.
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• Condition of development 3.10, states in part, "...a ten foot (10') wide buffer area shall contain a
pre-cast concrete fence six feet (6') in height. The pre-cast concrete fence shall be constructed
prior to the issuance of the first building permit." A zoning certificate for this building will be
issued once the pre-cast concrete fence, along the north property line of the development,has been
constructed.
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 December 11,2025,
at which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staff's presentations,the Board discussed during deliberation that:
• The Board is in favor of the building architecture,materials, and colors as proposed.
• The Board is in favor of the landscaping with the addition of the conditions noted herein.
BOARD DECISION:
The Board voted 5 to 0 (Grubb absent) to recommend approval of DR-2025-86 for a design review
application for an office (medical and dental)building,with the following staff recommended site specific
conditions of approval and standard conditions of approval with text shown with underline to be added by
the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-2017-04 and any subsequent modifications.
2. Comply with all applicable conditions of DR-2017-3land any subsequent modifications.
3. Provide detailed parking lot light fixture information showing the overall height of the southern parking
lot light fixture does not exceed 20-feet (including any concrete base) and showing the height of the
parking lot light fixture located within 50-feet of the north property line does not exceed 15-feet in
overall height (including any concrete base). The details of the parking lot light fixture shall be
reviewed and approved by staff prior to the issuance of a zoning certificate.
4. Provide detailed elevation plans showing the location,mounting height, and type of light fixture to be
located on the building elevations. The detailed elevation plans shall be reviewed and approved by
staff prior to the issuance of a zoning certificate.
5. Provide a revised site and landscape plan showing 30-parking spaces to be constructed for the office
(medical and dental)building. The revised site and landscape plans shall be reviewed and approved by
staff and two members of the Design Review Board prior to the issuance of a zoning certificate.
6. A zoning certificate for this building will be issued once the pre-cast concrete fence, along the north
property line of the development, has been constructed.
7. A building permit will not be issued until the final plat for Bronco Acres Subdivision has been recorded.
8. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
9. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
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this project,prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
10. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
11. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
12. No ground mounted mechanical units are proposed with this application and none are approved.
13. Paint all electrical meters,phone boxes, etc. located on the building to match the color of the building.
14. No signs are proposed with this application and none are approved.
15. Provide a revised landscape plan showing additional landscaping either within the sidewalk or adjacent
to the south and west building elevations. The revised landscape plan shall be reviewed and approved
by staff and one member of the Design Review Board prior to the issuance of a zoning certificate.
16. Provide a revised landscape plan showing the landscape island located at the southwest corner of the
site to be planted with shrub or ground cover(not grass). 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.
17. Provide detailed elevation plans for the trash enclosure showing the materials and specific color to be
used for the walls and gates. The detailed elevation plans shall be reviewed and approved by staff and
one member of the Design Review Board prior to the issuance of a zoning certificate.
18. Provide a revised site and landscape plan showing the sidewalk,adjacent to the southeast parking space
(at the southeast corner of the site), to be separated so there is a terminal landscape island located
adjacent to the parking space. The revised 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.
19. Provide a letter from the developer stating that the architecture,landscaping,and additional parking are
approved. The letter shall be reviewed and approved by staff 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
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first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage;or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site.Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy,whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch;(2)will not otherwise injure any person or persons using or interested
in such ditch or their property; and(3)satisfied the Idaho Standards for Public Works Construction. A
copy of such written approval and certification shall be filed with the construction drawing and
submitted to the City prior to issuance of any building permits or Certificate of Occupancy,whichever
occurs first.
9. Encroachments including,but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch,pipe or other structure,or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company,ditch association,or other irrigation entity associated with such ditch,
pipe or other structure, or canal. The applicant shall submit a copy of the written approval from the
irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
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
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used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining
property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust,trash,weeds and other debris.
13. One set of building plans,for any non single-family residential use,shall be submitted to the Eagle Fire
Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the
City prior to issuance of any building permits or Certificate of Occupancy,whichever occurs first. The
letter shall include the following comments and minimum requirements,and any other items of concern
as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet,and 1,500
gallons per minute for non-residential uses(i.e.;Commercial,Industrial, Schools,etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
14. Any recreation area,greenbelt area or pathway area along the Boise River,Dry Creek or any other area
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
15. Conservation,recreation and river access easements(if applicable)shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy,whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
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
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application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Use, or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations", and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application,shall require the applicant to submit
a Zoning Permit application to the City and comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the City of Eagle of its intent to changes the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date,as stipulated in Eagle City Code
(one year from approval date).
26. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights,claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-2025-86) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and an office (medical and dental)building is permitted with the approval of
a design review application within the MU-DA(Mixed Use with 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 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 parking onsite
and on the adjacent property;
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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 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 since the building is
designed 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 35-feet permitted within Eagle City Code;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site will incorporate
sidewalks that will connect to other sidewalks within the general vicinity;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, and will not cover nor detract from
desirable architectural features.
Regulatory Takings Analysis Notice: Applicant has a right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
DATED this 8th day of January 2026.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County,Idaho
Wal ind n, Chairman
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