Findings - DR - 2026 - DR-2026-24 - Design Review for a restaurant building with drive throughBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR
A DESIGN REVIEW FOR A RESTAURANT
BUILDING WITH DRIVE THROUGH FOR
BLACK ROCK COFFEE BAR
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2026-24
The above -entitled design review application came before the Eagle Design Review Board for their action
on April 9, 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:
Black Rock Coffee, represented by Nicholas Salazar with Atwell, LLC, is requesting design review
approval to construct a 1,475-square foot restaurant building with a drive through. The 1.09-acre site is
located on the south side of West Johnny Lane within the southwest corner of Flint Estates Amended
(portion of Lots 1-4, Block 2) (conceptually Lot 8, Block 1 of Bronco Acres Subdivision).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on February 19, 2026. Revised information
(trash enclosure elevation, site plan, landscape plan, photometric plan) was received March 31, 2026.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on February 27, 2026, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
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).
On January 22, 2018, the City approved a modification to the common area landscaping for Jackson
Food Stores (DR-2017-3 1 -MOD).
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).
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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).
For additional property history see: CPA-2007-01/RZ-2007-071PP-2007-09, EXT-2009-28, EXT
2010-13, LLA-2017-08, and RZ-2017-04-MOD3.
E. COMPANION APPLICATIONS:
There is one companion application for DR-2026-25 (signage application).
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
Restaurant building with a
drive through
North of site
Mixed Use
MU-DA (Mixed Use with a
Vacant parcel within
development agreement)
Bronco Acres Subdivision
South of site
Mixed Use
MU-DA (Mixed Use with a
Camille Beckman office
development agreement)
and production facility
East of site
Mixed Use
MU-DA (Mixed Use with a
Vacant parcel within
development agreement)
Bronco Acres Subdivision
West of site
Mixed Use
MU-DA (Mixed Use with a
Jacksons Convenience
development agreement)
Store with fuel station
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 northern boundary of the site and
a pathway and landscaping along State Highway 44.
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J. SITE DATA:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
1.09-acres (47,480-square feet)
5,000-square feet (minimum)
Percentage of Site Devoted
to Building Coverage
3% (approximately)
92% (maximum)
Percentage of Site Devoted
to Landscaping
23% (approximately)
10% (minimum)
Number of Parking Spaces
34-parking spaces, plus queue space for
14 cars
24-parking spaces (minimum),
plus queue space for 5 cars
Front Setback (South)
42-feet
20-feet (minimum)
Rear Setback (North)
109-feet
20-feet (minimum)
Side Setback (East)
96-feet
7.5-feet (minimum)
Side Setback (West)
80-feet
20-feet (minimum)
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Restaurant with drive through: 1,475-square feet
Restaurant with drive through — 1 per 200 square feet of gross floor area; plus queue space for 5 cars
for drive up service
1,475 / 200 = 8-parking spaces, plus 5 queue space for 5 cars
• Eagle City Code Section 8-4-5 requires 1 parking spaces per 200 square feet of gross floor area; plus
queue space for 5 cars for drive up service:
Proposed Parking Spaces: 34, plus queue space for 14 cars
Required Parking Spaces: 8, plus queue for 5 cars (calculated based upon the above use identified in
Eagle City Code Section 8-4-5: "Restaurant with drive through")
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 restaurant with a drive
through.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately twenty-five foot, eleven and 1/8 inch (25' 11 1/8") high
single -story structure.
Gross Floor Area of Proposed Buildings:
The proposed restaurant with drive through is approximately 1,475-square feet.
On and Off -Site Circulation:
A 11,667-square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 27-foot wide driveway and one 24-foot wide shared driveway are located on the north property
line and provide access to West Johnny Street.
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M. BUILDING DESIGN FEATURES:
Proposed Building Design: Tudor
Roof. Metal (Burnished Slate), TPO Flat Roof (Finish White)
Walls: Stucco (SW7004 Snowbound, SW7522 Meadowlark), fiber cement (BM 2110-20 Brown Tar),
cultured stone (Bucks County)
Windows/Doors: Aluminum (Dark Bronze)
Fascia/Trim: Wood (SW7522 Meadowlark)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are five existing trees along State
Highway 44 that will be protected and retained.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along West Johnny Street.
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, 8% is proposed.
O. TRASH ENCLOSURES:
One (1) 240-square foot trash and recycle enclosure is proposed to be located near the southeast corner
of the building. The enclosure is proposed to be constructed of CMU walls and metal gates; all of which
will match the materials and colors used in the construction of the building.
P. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened by parapet walls. No ground mounted mechanical units are proposed, and
none are approved.
Q. OUTDOOR LIGHTING:
A site and parking lot light plan showing style, color, location, height, illumination type, and wattage
were provided. The LED lighting and building wall lighting are not in compliance with Eagle City
Code Section 8-44-2.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR-2026-25) 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 - 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.
Department of Environmental Quality
Eagle Fire Department
Eagle Sewer District
Idaho Transportation Department
Y. LETTERS FROM THE PUBLIC:
No letters from the public have been received to date.
Z. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions, if any, that the applicant could take to obtain approval.
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
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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 basis. 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 WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
3.6 Except for the limitations and allowances expressly set forth above and the other terms and
conditions of this Agreement, the Property can be developed and used consistent with the Mixed
Use Land uses allowed by Eagle City Code Section 8-2-3 "Official Schedule of District
Regulations", existing at the time a design review application or conditional use permit application
(whatever the case may be) is made for individual building use.
All uses shown as "P" permitted under the MU zoning designation within the Eagle City Code
Section 8-2-3 shall be considered permitted uses and all uses shown as "C" conditional uses under
the MU zoning designation shall require a conditional use permit, except as provided herein.
The following uses are shown and "C" conditional uses under the MU zoning designation within
the Eagle City Code Section 8-2-3, shall be permitted uses on the Property:
• Restaurant (with drive-through)(Block 1, Lots 5 and 8 only)
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In addition, and in accordance with Eagle City Code Section 8-6-4, Uses Permitted, which allows
up to ten percent (10%) of the gross land area may be directed to other commercial uses that are
not allowed within the land use district, a Convenience Store with Fuel Service use (shown on
Concept Plan as Jacksons C-Store) shall be a permitted use as conditioned herein.
3.6.1 Any building with a proposed drive-thru shall be designed in such a way as to compliment
the entirety of the development and shall include a minimum forty-eight inch (48") berm
(measured from the centerline of the adjacent roadway), decorative block wall, minimum
forty-eight inch (48") high landscaping, or combination thereof shall be provided adjacent
to the drive-thru lanes or a minimum forty-eight inch (48") grade separation (measured from
the centerline of the adjacent roadway) to reduce the impact of the vehicles utilizing the
drive-thru lanes (i.e. vehicle headlights and vehicle cueing).
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 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.
3.15 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. PRELIMINARY PLAT CONDITIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
19. To allow for the future installation of municipal fiber-optic cable, the applicant shall be required to
install fiber-optic conduit lines along the service drive aisle in accordance with the City's Fiber
Master Plan. Upon completion of the installation of the municipal fiber-optic conduit lines, the
applicant shall provide GIS coordinates of the locations of the municipal fiber-optic conduit lines.
The municipal fiber-optic conduit lines shall be installed, GIS coordinates provided, and the fiber-
optic conduit lines shall be dedicated to the City prior to the City Clerk signing the final plat.
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.
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• Eagle City Code Section 8-2A-6(B)(1): Exterior walls and soffits:
k. Metal: Metal siding shall be anodized, shall have a concealed fastener system, shall have a
factory finish or equivalent, and shall include special design treatments to enhance its
appearance. These treatments may include brick or masonry wainscot treatments along exterior
walls and accent colored metals.
Metal siding is prohibited on the portion of any building facing a road. This includes sections
within the front facade that may be perpendicular to the road but within the face of the building
oriented toward the road.
Metal siding shall also be prohibited in the DDA, TDA, CEDA design review overlay district
areas.
It is not the intent of these metal siding requirements and prohibitions to inhibit creative and
innovative architecture. Therefore, alternative building designs that utilize metal, not
specifically meeting the requirements herein, may be permitted where the applicant shows, and
the City Council finds that the metal is: architecturally compatible with surrounding buildings;
architecturally compatible with other nonmetal buildings in the area; attractively landscaped
when feasible; and is designed to equal or exceed the city requirement to eliminate the stark
utilitarian look intended to be prevented by this subsection.
• 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;
E. DISCUSSION:
The applicant is requesting design review approval to construct a 1,475-square foot restaurant
building with a drive through. The applicant's justification letter describes the building as Tudor
style which is one of the nine architectural styles within the Eagle Architecture and Site Design
book. The style was selected to align with the adjacent Jackson's convenience store and gas station
and with the City's vision for creating a cohesive, timeless built environment. The design elements
include an asymmetrical facade, steep gabled roofs, and detailing around the entrances and
windows. The materials include stone, stucco, and fiber cement board. 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.
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• The building elevations show a storage area on the west side of the building that is proposed to be
constructed of the same material as the metal roof.
BLACK ROCK COFFEE BAR
BUILDING FOOTPRINT
70 (1,475 SF)
-- c FEE2533,45
1 WEST EIEVA"
Pursuant to Eagle City Code Section 8-2A-6(b)(1)(k), metal siding is prohibited on the portion of
the building facing a road; however, it's not the intent of this requirement to inhibit creative and
innovative architecture. Staff defers comment regarding the metal siding to the Design Review
Board.
• The site and landscape plans show a drive aisle along the east property line that is shared with the
property to the east and provides access to parking spaces associated with this building.
1"
If the construction of this building takes place prior to the construction of the building to the east,
the applicant should be required to provide a revised site and landscape plan identifying the 24-foot
wide shared drive aisle (along the east property line) to be constructed as part of this approval. The
applicant should provide a cross -access agreement, including the construction of a 12-foot wide
drive aisle located on the property to the east with the owner of the property to the east. The revised
site and landscape plan should be reviewed and approved by staff prior to the issuance of a zoning
certificate. The cross -access agreement should be reviewed and approved by staff and the City
Attorney prior to the issuance of a zoning certificate. The shared drive aisle (along the east property
line) should be constructed prior to the issuance of certificate of occupancy.
The applicant is proposing five, 22-foot tall light poles with 3-foot tall bases within the parking
area. Pursuant to Eagle City Code Section 84-4-2(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. The applicant
should be required to provide detailed parking lot light fixture information showing the overall
height of the parking lot light fixtures do not exceed 20-feet (including any concrete base). The
concrete bases should have a sack finish. The details of the parking lot light fixture should be
reviewed and approved by staff prior to the issuance of a zoning certificate.
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• The site and landscape plans show an area west and south of the building that has conflicting
callouts. The site plan shows the areas to be concrete, and the landscape plan shows the area to
have river rocks with no shrubs.
Site Plan
® PROPOSED CONCRETE SIDEWALK (SEE WIDTH THIS SHEET;
Landscape Plan
The applicant should be required to provide revised site and landscape plans showing the ground
cover and/or landscaping that is to be located in the area adjacent to the west and south sides of the
building. The revised site and landscape plans 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 April 9, 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 with the addition of site specific
condition nos. 17 and 18.
• The Board is in favor of the proposed landscaping and drive through screening with the addition of site
specific condition no. 20.
• The Board is in favor with using metal siding for the outdoor storage area screening since it adds another
material element to the building.
BOARD DECISION:
The Board voted 4 to 0 (Grubb, Greer, and Asher absent) to recommend approval of DR-2026-24 for a
design review application for a restaurant building with drive through, 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.
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3. If the construction of this building takes place prior to the construction of the building to the east, the
applicant shall be required to provide a revised site and landscape plan noting the 24-foot wide shared
drive aisle (along the east property line) to be constructed in its entirety as part of this approval. The
revised site and landscape plan shall be reviewed and approved by staff prior to the issuance of a zoning
certificate.
4. The applicant shall provide a cross -access agreement, including the construction of a 12-foot wide drive
aisle located on the property to the east with the owner of the property to the east. The cross -access
agreement shall be reviewed and approved by staff and the City Attorney prior to the issuance of a
zoning certificate.
5. The 24-foot wide shared drive aisle (along the east property line) shall be constructed prior to the
issuance of certificate of occupancy.
6. Provide detailed parking lot light fixture information showing the overall height of the parking lot light
fixtures do not exceed 20-feet (including any concrete base). The concrete bases shall have a sack finish.
The details of the parking lot light fixture shall be reviewed and approved by staff prior to the issuance
of a zoning certificate.
7. Provide revised site and landscape plans showing the ground cover and/or landscaping that is to be
located in the area adjacent to the west and south sides of the building. The revised site and landscape
plans shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
8. A building permit will not be issued until the final plat for Bronco Acres Subdivision has been recorded.
9. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
10. 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.
11. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
12. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
13. No ground mounted mechanical units are proposed with this application and none are approved.
14. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
15. No signs are proposed with this application and none are approved.
16. The base of the columns on the drive through cover shall be square as shown on the building elevations,
date stamped by the city of February 19, 2026.
17. Provide revised building elevations showing the east gabled roof extending west (approximated 4-5')
beyond the parapet wall. 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.
18. Provide revised building elevations showing the vertical trim within the north and east gabled roofs to
extend to the peak of the gable. 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.
19. The metal siding utilized on the west building elevations to screen the outdoor storage is approved.
20. Provide a revised landscape plan showing additional shrubs within the interior landscgpe islands located
on the south side of the entrance to the drive through and the south landscape island of the double row
of parking spaces located north of the trash enclosure. The revised landscape plan shall be reviewed
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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
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
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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.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
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16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those required
by the above conditions, will require submittal of an application for modification and approval of that
application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Use, or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations", and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application, shall require the applicant to submit
a Zoning Permit application to the City and comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the City of Eagle of its intent to changes the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City Code
(one year from approval date).
26. All ground -mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
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CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-2026-24) 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 restaurant building with drive through 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 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 is design 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 Tudor 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 buildings within the development;
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 the site has sidewalks
providing access to the building and other buildings within 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 commercial center in the area; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the building, and will not cover nor detract from
desirable architectural features.
Regulatory Takings Analysis Notice: Applicant has a right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
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DATED this 23" day of April 2026.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
•
W e Lind re y Chairman
ATTEST:
Tracy t% Osborn, Eagle City Clerk
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