Findings - DR - 2026 - DR-2026-10 - A Design Review for a Multi-Tenant Office (Business Professional) BuildingBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR
A DESIGN REVIEW FOR A MULTI -TENANT
OFFICE (BUSINESS AND PROFESSIONAL)
BUILDING FOR AMPLIFI LLC
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2026-10
The above -entitled design review application came before the Eagle Design Review Board for their action
on March 12, 2026. 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:
Amplifi LLC, represented by Walter Lindgren with Lindgren Labrie Architecture, is requesting design
review approval for a 16,000-square foot, two-story, multi -tenant office (business and professional)
building. The 1.51-acre site is located on the north side of East Riversedge Drive approximately 85-
feet east of the intersection of State Highway 44 and East River Meadow Drive at 112 East Riversedge
Drive.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on January 21, 2026.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on January 29, 2026, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On July 13, 2004, the Eagle City Council approved an annexation, rezone, conditional use permit,
preliminary development plan, and preliminary plat applications for Laguna Pointe PUD (A-2003-
02/RZ-2003-02/CU-2003-05/PPUD-2003-01 /PP-2003-03 ).
On February 8, 2005, the Eagle City Council approved a comprehensive plan amendment from
Residential Two (up to two dwelling units per acre) to Mixed Use and a development agreement
modification affecting the 9.31-acre portion of the site located on the western side of the development
(Lots 16, 17, and 49, Block 1) (CPA-2004-01 & RZ-2003-02-MOD).
On June 28, 2005, the Eagle City Council approved the Laguna Pointe Subdivision design review
application (DR-2005-30).
On June 20, 2006, the Eagle City Council approved a final development plan and final plat application
for Laguna Pointe Subdivision (FPUD-2006-01 and FP-2006-02).
On January 9, 2007, the Eagle City Council approved the Entry Feature and Monument Sign for Laguna
Pointe Subdivision (DR-2006-109).
On February 12, 2008, the Eagle City Council approved a design review sign application modifying
the entry signage for Laguna Pointe Subdivision (DR-2006-109-MOD).
On July 9, 2013, the Eagle City Council approved a second development agreement modification
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application to allow residential units to be constructed on Lots 16 and 17, Block 1 (RZ-2003-02-
MOD2).
On December 11, 2014, the Eagle Design Review Board approved a design review application to
modify the landscaping at the entrance to Laguna Pointe Subdivision (DR-2005-30-MOD).
On January 27, 2015, the Eagle City Council approved an appeal of DR-30-05 MOD for a design review
application to modify the landscaping at the entrance to Laguna Pointe Subdivision (AA-2015-0 1 /DR-
2005-30-MOD).
On May 9, 2017, the Eagle City Council approved a development agreement modification application
to modify the commercial uses and building size permitted on Lot 49, Block 1 (RZ-2003-02-MOD3).
On February 13, 2018, the Eagle City Council approved a design review application for the installation
of landscaping and fencing along the northern property line of Lot 49, Block 1 (DR-2017-59).
E. COMPANION APPLICATIONS:
There is one companion application DR-2026-11 (master sign plan application).
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 Laguna
Residential with
development agreement)
Pointe Subdivision
Regional Open Space
Overlay
Proposed
No Change
No Change
Multi -tenant Office
(business and professional)
building
North of site
Neighborhood
R-2-P (Residential — PUD)
South Channel of Boise
Residential with
River & Island Woods
Regional Open Space
Subdivision
overlay
South of site
Neighborhood
R-2-DA-P (Residential with a
Single-family residential
Residential with
development agreement —
(Laguna Pointe
Regional Open Space
PUD)
Subdivision)
overlay
East of site
Neighborhood
R-2-DA-P (Residential with a
Single-family residential
Residential with
development agreement —
(Laguna Pointe
Regional Open Space
PUD)
Subdivision)
overlay
West of site
Neighborhood
MU-DA (Mixed Use with a
Common Lot within
Residential with
development agreement)
Laguna Pointe
Regional Open Space
Subdivision, South Eagle
overlay
Road
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located within the city-wide Design Review Overlay District.
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H. URBAN RENEWAL AREA:
The site is not located within the Urban Renewal Area.
I. EXISTING SITE CHARACTERISTICS:
The site has mature trees along the north and east perimeter of the site and has been developed with
curb, gutter, sidewalk, and street trees as part of Laguna Pointe Subdivision.
J. SITE DATA:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
1.51-acres (65,775-square feet)
5,000-square feet
Percentage of Site Devoted
to Building Coverage
12.9% (approximately)
50% (maximum)
Percentage of Site Devoted
to Landscaping
37% (approximately)
10% (minimum)
Number of Parking Spaces
74-parking spaces
Incl. 4-public parking spaces
68-parking spaces (minimum)
Incl. 4-public parking spaces
Front Setback (South)
20-feet
20-feet (minimum)
Rear Setback (North)
89-feet
50-feet (minimum from
floodway)
Side Setback (East)
93-feet
12.5-feet (minimum)
[Side Setback (West)
96-feet
12.5-feet (minimum)
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Office (business and professional) Building: 16,000-square feet
Office (business and professional) — 1 parking space per 250-square feet of gross floor area
16,000/250 = 64-parking spaces
• Eagle City Code Section 8-4-5 requires 1 parking spaces per 250-square feet of gross floor area for
office (business and professional):
Proposed Parking Spaces: 74 (incl. 4-public parking spaces)
Required Parking Spaces: 68 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Office [business and professional]" and 4-public parking spaces required pursuant to
development agreement condition of development no. 3.7)
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be utilized as an office (business and
professional).
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately thirty-five foot (35') high two-story structure.
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Gross Floor Area of Proposed Buildings:
The proposed office (business and professional) building is approximately 16,000-square feet.
On and Off -Site Circulation:
A 25, 10 1 -square foot (approximately) paved parking lot provides parking for vehicles using this site.
Two 24-foot wide driveways are located on the south property line and provide access to East
Riversedge Drive.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Prairie School
Roof: Single ply membrane (White)
Walls: Western red cedar (Light Brown), stucco (SW 9563 Bedrock), stone veneer (Salerno), fiber
cement board (Slate)
Windows/Doors: Aluminum (Black)
Fascia/Trim: Metal (SW 6258 Tricorn Black, SW 9563 Bedrock)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees along the north, south,
and east property lines that will be retained and protected.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: There are street trees along East Riversedge Drive that were installed with the common
area landscaping for Laguna Pointe Subdivision (DR-2005-30).
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 10% interior landscaping is required, 10% is proposed.
O. TRASH ENCLOSURES:
One (1) 244-square foot trash and recycling enclosure is proposed to be located near the southwest
corner of the site. The enclosure is proposed to be constructed of CMU walls with stucco overlay and
metal gates; all of which will match the materials and colors used in the construction of the building.
P. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened by screen walls. No ground mounted mechanical units are proposed, and
none are approved.
Q. OUTDOOR LIGHTING:
A photometric plan and detailed lighting cutsheets showing the location, height, illumination type,
wattage, etc. were received and 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-2026-11) has
been submitted for the approval of the master sign plan criteria for the site.
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S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within Veolia Water service area and within the boundaries of the Eagle Sewer District.
T. PUBLIC USES PROPOSED:
No public uses are proposed.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:
No future acquisition map currently exists.
V. SPECIAL ON -SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - yes
Mature Trees - yes
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 Environment 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:
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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 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:
Neighborhood Residential
Suitable for single family residential. Densities range from 2 units per acre to 4 units per acre.
Regional Open Space
Open space should be designed to capitalize on and expand the open space areas around natural features
and environmentally sensitive areas. Priorities for preservation include: The most sensitive resources —
floodways and floodplains (including riparian and wetland areas), slopes in excess of 25%, locally
significant features, and scenic viewpoints. Fragmentation of open space areas should be minimized so
that resource areas are able to be managed and viewed as an integrated network. Open space areas
within the Foothills and along Dry Creek and the Boise River should be designed to function as part of
a larger regional open space network. Where possible, open space should be located to be contiguous
to public lands and existing open space areas.
B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
3.4 Lot 49, Block 1, shall be permitted a maximum of 16,000 square feet of commercial building area,
which may include up to two, two (2) story structures. Notwithstanding the foregoing, upon
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development, the site shall comply in all respects with the minimum parking requirements
identified within Eagle City Code Title 8 Chapter 4.
3.5 All MU (Mixed Use) zoning district uses shown as permitted in Eagle City Code Section 8-1-2 and
the following conditional uses in Eagle City Code shall be permitted on Lot 49, Block 1:
Arts and Crafts shows
Bed and Breakfast Facility
Microbrewery
It is acknowledged that a Restaurant is a permitted use within the MU zoning district and that a Bar
is permitted within the Restaurant, as allowed by definition of Restaurant pursuant to Eagle City
Code Section 8-1-2.
3.7 The City is permitted to construct a gravel parking area to accommodate eight (8) temporary parking
spaces for public parking upon Lot 49, Block 1, for access to the Boise River and the public pathway
along the river. The City shall coordinate the location of the parking spaces upon Lot 49 with Owner
prior to construction. The City and Owner agree that the eight (8) temporary parking spaces will be
replaced by four (4) exclusive river/pathway access paved parking spaces upon development of the
commercial use on Lot 49. The Owner will be responsible for the construction of the four (4)
exclusive river/pathway access paved parking spaces with development of Lot 49. The Owner
agrees to coordinate the location of the four (4) exclusive river/pathway access paved parking
spaces with the City during the design review application process for the development of Lot 49.
C. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi -family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-2A-7(C): Retention, Removal, and Replacement of Trees:
1. Retention Of Existing Trees:
a. Existing trees shall be retained unless removal is approved in writing by the city.
2. Removal And Replacement Of Existing Trees:
a. Where trees are approved by the city to be removed, replacement with a species identified
in section 8-2A-7Q of this article is required. For each caliper inch of deciduous tree
removed, an equivalent amount of caliper inches shall be replanted. For each vertical foot
of coniferous tree removed, an equivalent amount of vertical feet shall be replanted.
Example: An eight inch (8't) caliper deciduous tree is removed, an acceptable replacement
would be four (4) two inch (2") caliper deciduous trees. A twelve foot (12') tall coniferous
tree is removed, an acceptable replacement would be two (2) six feet (6) tall coniferous
trees.
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
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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 8-2A-7(J): Buffer Areas/Common Lots:
2. Minimum Requirements:
c. To conceal outdoor storage areas, trash receptacles, exposed equipment associated with any
commercial or industrial activity, and off street loading when adjacent to or in view from
a residential activity or public street right of way, a five foot (5') wide by six foot (6) high
landscaped buffer is required. '
3. Materials:
a. All buffer areas shall be comprised of, but not limited to, a mix of evergreen and deciduous
trees, shrubs, and ground cover in which evergreen plant materials comprise a minimum
of sixty percent (60%) of the total plant material used.
• Eagle City Code Section 8-2A-7(K): Parking Lot Landscaping:
2. Parking Lot Landscape Strip: A landscape strip shall be provided when a parking lot is located
adjacent to a public right of way. The landscaped strip shall serve to shield views of parked
cars to passing motorists and pedestrians, and to establish coordination among architecturally
diverse buildings, which creates a pleasing, harmonious appearance along the roadway.
Four (4) options are provided for fulfilling this requirement:
a. Provide a ten foot (10') wide landscaped strip between the right of way and the parking lot,
and plant with a minimum of one shade tree and ten (10) shrubs per thirty five (35) linear
feet of frontage, excluding driveway openings.
D. DISCUSSION:
The applicant is requesting design review approval for a 16,000-square foot, two-story, multi -tenant
office (business and professional) building. Pursuant to the applicant's justification letter, the
building has been designed to meet the Prairie School style of architecture. The exterior materials
include stone veneer, stucco, and wood siding. The building has been designed to balance the
forward thinking of the Amplifi brand with the natural context of the greenbelt site and a warm
material and neutral color palette reflective of the neighboring residences. 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(13)(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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• Pursuant to development agreement condition 3.7, the applicant has shown four (4) exclusive
river/pathway access paved parking spaces in the location shown below on the site plan.
119
' \
1036Ae�
The applicant should be required to work with the City of Eagle to install greenbelt parking signs
for public parking. The signs should be installed prior to issuance of a certificate of occupancy.
• The existing topography and landscape plans show the existing trees on the site that are proposed
to be retained and protected. Should any trees be damaged during construction, the applicant should
be required to replace the tree in accordance with Eagle City Code Section 8-2A-7(C)(2).
• The landscape plan shows landscaping around three sides of the trash enclosure; however, the
landscaping shown on the east and west sides may not reach a height of 6-feet tall.
Pursuant to Eagle City Code Section 8-2A-7(J)(2)(c), a five foot wide by six foot high buffer around
the trash enclosure is required. The applicant should be required to provide a revised landscape
plan showing the year-round landscaping on the east and west sides of the trash enclosure to reach
a height of 6-feet tall. The revised landscape plan should be reviewed and approved by staff prior
to the issuance of a zoning certificate.
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• The landscape plan shows the majority of the shrubs between the parking lot and right of way along
East Riversedge Drive to be Endless Summer Hydrangea and Purple Silver Grass that will not
provide year-round screening.
The applicant should be required to provide a revised landscape plan showing a portion of the
shrubs located between the parking lot and right of way to be year-round evergreen plant material.
The revised landscape plan should be reviewed and approved by staff prior to the issuance of a
zoning certificate.
• Sheet DR-02 shows pavers proposed within the drive aisles; however, the color of the pavers was
not specified.
The applicant should be required to provide a detail of the pavers proposed within the drive aisles
showing the size and color. The details should be reviewed and approved by staff prior to the
issuance of a zoning certificate.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date, if the requested design review application is approved,
staff recommends the site specific conditions of approval and standard conditions of approval provided
within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on March 12, 2026, 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 design, materials, and colors of the building.
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• The Board is in favor of the proposed seat wall and monument sign attached to the building on the south
building elevation.
• The Board is in favor of the revised site plan, landscape plan, and building elevations, date stamped by
the City of March 12, 2026.
BOARD DECISION:
The Board voted 3 to 0 (Lindgren and Mihan recused; Grubb and Asher absent) to recommend approval of
DR-2026-10 for a design review application for a multi -tenant office (business and professional) building,
with the following staff recommended site specific conditions of approval and standard conditions of
approval with text shown with underline to be added by the Board and text shown with strikethrough to be
deleted by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-2003-02-MOD3 and DR-2017-59.
2. All existing trees are to be retained and protected. Any trees damaged during construction shall be
replaced in accordance with Eagle City Code Section 8-2A-7(C)(2).
3. The revised landscape plan date stamped by the City March 12, 2026, showing 6-foot tall plantings
around the trash enclosure is a roved_.PT a a revised landseape plan showing the y --- " -'
landseaping on the east and West sides ef the tfash efielesefe to r-eaeh a height of 6 feet tall. The revise
laadseape plan shall be reviewed a*d appr-eved by staff pf:ier- te the issuanee of a Zoning eel4ifieate.
4. The revised landscape plan date stamped by the City March 12 2026 showing year-round plantings
between the parking lot and right of way is approvedYfevi e a FeViSed 1andseap plan she i _
fnater-ial. The r-evised landseape plan shall be reviewed and appf:eved by staff prior- to the issuanee ef
5. The paver details, date stamped by the City March 12, 2026, is approved.Pr-eviae a detail of te pa-V
proposed within the drive aisles shewing the size and eelen The details shall be reviewed afid approve
6. Provide managing entity approval of the building, site, and landscaping design. The managing entity
approval shall be reviewed and approved by staff prior to the issuance of a building_permitg
e ftitiCe 4e
7. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
8. 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.
9. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
10. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
11. No ground mounted mechanical units are proposed with this application, and none are approved.
12. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
13. No signs are proposed with this application, and none are approved.
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14. The revised building elevations date stamped by the City March 12, 2026, showing SD-1 panel siding
Bromo) and SD-2 wood siding (Biloxi) are approved.
15. Provide detailed trash enclosure elevations showing colors and materials proposed. The trash enclosure
elevations shall be reviewed and approved by staff and one member of the Design Review Board prior
to issuance of a zoning certificate.
16. The site and landscape plan showing the location of the seat wall and monument sign combination on
the south building elevation is approved in the location shown on the plans, dated stamped by the City
on March 12, 2026.
17. The applicant shall work with the City of Eagle to install greenbelt parking signs for the four public
parking spaces. The signs shall be installed prior to issuance of a certificate of occupancy.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs, gutters,
streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on -site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy, whichever occurs first.
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.
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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
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.
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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 rn for 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).
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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-2026-10) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and a multi -tenant office (business and professional) building is permitted with
the approval of a design review application within the MU-DA (Mixed Use with a development
agreement) 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 multi -tenant office (business and
professional) 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 onsite parking;
D. Will not interfere with the visual character, quality, or appearance of the surrounding area and city,
and where possible, enhance the continuity of thematically common architectural features since the
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 the subdivision;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the building does not exceed the 35-foot 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 site has sidewalks and
access to the greenbelt;
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.
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Regulatory Takings Analysis Notice: Applicant has a right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
DATED this 26' day of March 2026.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Jo D. Gileer, Vice Chairman
ATTEST:
G'
�pRPOR
Tracy E. O rn, age City Clerk
SEAL
E L .
FBI: It�l
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