Findings - DR - 2026 - DR-2026-23 - Design Review for a change of use to Industry Custom, including exterior building modificationsBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A CHANGE )
OF USE TO INDUSTRY CUSTOM, )
INCLUDING EXTERIOR BUILDING )
MODIFICATIONS FOR BASERRI, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2026-23
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:
Baserri, LLC, represented by Walter Lindgren with Lindgren Labrie Architecture, is requesting design
review approval to change the use of a 5,040-square foot building to industry custom and to make
exterior building modifications. The 0.30-acre site is located on the north side of East State Street
approximately 232-feet west of the intersection of East State Street and South Parkinson Street at 2372
East State Street (Lot 18, Block 1, Randall Acres Subdivision No. 15).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on February 18, 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 November 4, 1996, the City approved a design review application for the Boise Garage Door
Company building (DR-1996-15).
On April 8, 2025, the Eagle City Council approved a conditional use permit for "Industry, Custom"
and for waivers of Eagle City Code Title 8 regarding landscape requirements (CUP-2023-10).
E. COMPANION APPLICATIONS:
There are no companion applications associated with this 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 (Mixed Use)
No approved use
Proposed
No Change
No Change
Industry (Custom), including a
cabinet shop, woodworking
shop, upholstery shop, and sign
shop
North of site
Compact Residential
R-6-DA-P (Residential with a
Single -Family Residential
development agreement —
PUD)
South of site
Mixed Use
BP (Business Park)
Mobile Home Park
East of site
Mixed Use
MU (Mixed Use)
Mixed use development
(Parkinson Mixed Use Condos)
West of site
Mixed Use
MU (Mixed Use)
Mixed use development
including commercial, retail,
and indoor commercial
entertainment facility
G. DESIGN REVIEW OVERLAY DISTRICT:
The site is located within the city-wide Design Review Overlay District and is within the DSDA
(Dunyon/State Development Area).
H. URBAN RENEWAL AREA:
The site is located within the Urban Renewal Area.
I. EXISTING SITE CHARACTERISTICS:
There is an existing 5,040-square foot grey CMU block industrial building with a green metal roof.
There is parking and drive aisles that provide access to East State Street and East Dunyon Street.
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J. SITE DATA:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
0.30-acres (13,068-square feet)
5,000-square feet (minimum)
Percentage of Site Devoted
to Building Coverage
39%
50% (maximum)
Percentage of Site Devoted
to Landscaping
12%
10% (minimum)
Number of Parking Spaces
8-parking spaces
6-parking spaces
Front Setback (South)
25-feet
15-feet (minimum)
Rear Setback (North)
25-feet
15-feet (minimum)
Side Setback (East)
30-feet
5-feet (minimum)
Side Setback (West)
5-feet
5-feet (minimum)
K. PARKING ANALYSIS:
Required Total for Tenant Area [based on Industry (Custom) parking requirements]:
Industry (Custom):
1/1000-square feet
4,740/1000
4.7 parking spaces
Office:
1/300-square feet
300/300
1 parking space
Total Parking Required
6 parking spaces
Total Existing
8 parking spaces
• Eagle City Code Section 8-4-5 requires 1 parking space per 1000-square feet of gross floor area for
"Industry (Custom)" uses plus 1 parking space per 300-square feet of gross floor area for office or
sales area.
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Existing Buildings:
There is one (1) existing building to be utilized as an industry (custom) building.
Height and Number of Stories of Existing Building:
The existing building is twenty-two feet (22-feet) high, single -story structure.
Gross Floor Area of Proposed Buildings:
The proposed industry (custom) building is approximately 5,040-square feet.
On and Off -Site Circulation:
A 7,420-square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 31-foot wide driveway is located on the south property line providing access to East State Street
and one 24-foot wide driveway is located on the north property line providing access to East Dunyon
Street.
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M. BUILDING DESIGN FEATURES:
Proposed Building Design: Italianate
Roof. Metal (Charcoal)
Walls: Brick (Ironworks — Denver Plant), Stucco (SW 7036 Accessible Beige, SW 7655 Stamped
Concrete), Fiber Cement Board (Espresso)
Windows/Doors: Aluminum (SW 7674 Peppercorn)
Fascia/Trim: Metal (SW 7674 Peppercorn)
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 are proposed along East State Street and East Dunyon Street.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping was waived with the approval of CUP-2023-10.
b. Interior Landscaping: 0% interior landscaping is required, 3% is proposed.
O. TRASH ENCLOSURES:
A rolling tote is currently located within the fenced area at the northeast corner of the site and placed
out on the street for pick-up on trash day. The tote is to be screened from view by the proposed
decorative metal fence.
P. MECHANICAL UNITS:
There are existing ground mounted mechanical units located on the west side of the building. The units
are to be screened from view by a decorative metal fence. No roof top mounted mechanical units are
proposed and none are approved.
Q. OUTDOOR LIGHTING:
A site and building light plan showing location, height, style, illumination type and wattage was
received and complies with Eagle city Code Section 8-4-4-2.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
reviewed and approved by the City for the approval of signs proposed on this building and on the site.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within Veolia Water service area and within the boundaries of the Eagle Sewer District.
T. PUBLIC USES PROPOSED:
No public uses are proposed.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:
No future acquisition map currently exists.
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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.
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
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
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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 primarily for a variety of uses such as limited office, limited commercial, and residential
developments. Uses should complement uses within Downtown Eagle. Development within this land
use designation should be required to proceed through the PUD and/or Development Agreement
process, see specific planning area text for a complete description. An allowable density of up to 20
units per 1 acre.
B. CONDITIONAL USE PERMIT PROVISION WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
1. Industry (Custom), specifically 44 Iron Design (ornamental steel fabrication), is the only approved
use with this conditional use permit. Any use change shall require a modification to this conditional
use permit in accordance with Eagle City Code Section 8-7-3-5(H).
4. The applicant shall be required to submit a design review application to be reviewed and approved
by the Design Review Board and City Council prior to the issuance of a zoning certificate.
5. A waiver of Eagle City Code Section 8-2A-5(E) is granted with this application, and the proposed
architectural style of the building fagade shall be acceptable, pursuant to review and approval by
the Design Review Board and City Council.
6. The applicant shall enter into a license agreement with Ada County Highway District for 25-feet
of the right-of-way located on the south side of the site to allow for parking. If the applicant is
unable to secure a license agreement for this portion of the site, the applicant shall be required to
provide a revised site plan showing adequate parking for the most restrictive use proposed in this
application (Industry, Limited). The applicant shall provide an executed copy of the license
agreement for the parking area and landscaping located within the ACHD right-of-way prior to
issuance of a zoning certificate.
7. A waiver of Eagle City Code Section 8-2A-7(J)(2)(a) is granted with this application, and the
required landscape buffer is reduced to 5-feet (5') wide along the western perimeter of the property.
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Landscaping is not required between the existing building and the western property line.
8. A waiver of Eagle City Code Section 8-2A-7(K)(2)(a) is granted with this application, and the
required landscape strip between the parking lot and right-of-way on both the north and south sides
of the site shall be reduced to 5-feet (5'), including a minimum of one (1) shade tree and five (5)
shrubs per thirty-five (35) linear feet of street frontage, excluding driveway openings.
9. The applicant shall install curb, gutter, and five-foot wide (5' wide) sidewalk along the frontage of
East State Street and East Dunyon Street adjacent to the subject property, in accordance with Eagle
City Code. The sidewalks shall be installed prior to issuance of a Certificate of Occupancy.
10. 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.
11. No signs are proposed with this application, and none are approved.
12. Outdoor storage is prohibited.
C. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi -family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-2A-6(B)(1)(h): Stucco:
Twenty five percent (25%) planer change required, additional accents shall be incorporated through
the use of other material(s).
• Eagle City Code Section 8-2A-6(F): Dunyon/State Development Area: DSDA shown on exhibit
A-1 within the EASD book.
Purpose: To improve the livability, desirability, and character of the DSDA area and to
encourage new development by providing unique regulations specific to this district.
2. Setbacks And Site Design:
a. Front And Rear Setbacks: Front and rear building setbacks from the property line shall be
fifteen feet (15') minimum.
b. Side Setbacks: Side building setbacks shall be five feet (5') minimum.
c. Pedestrian Amenities: Front and rear setbacks shall be for pedestrian amenities and the city
encourages joint efforts between adjoining property owners. Suggested amenities include:
public art, landscape treatment, seating, flowers/shrubs/all tree displays in movable
planters, outdoor dining, plazas, streetscape extension and bike racks.
d. Site And Landscape Design: At the discretion of the design review board the following
may be considered when the board finds that the site has been designed in harmony with
the design guidelines, objectives and considerations noted within subsection A of this
section:
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(1) Interior and perimeter parking lot landscape area dimensions may be reduced.
(2) The minimum required landscaping between the building and the property line may
be reduced when the design review board finds that the building's design style and
architecture serves as an appropriate buffer to the adjacent property.
• Eagle City Code Section 8-2A-7(B)(2):
Landscaping shall cover a minimum of ten percent (10%) of the property on all other developments.
Hardscape plaza areas, such as decorative concrete/paver patios that are integrated into the design
of the landscaped area, may be included in the ten percent (10%) landscape coverage requirement.
• Eagle City Code Section 8-2A-7(E)(7):
All landscaped areas adjacent to vehicular areas are to be protected with an
approved curbing material.
D. DISCUSSION:
The applicant is requesting design review approval to change the use of a 5,040-square foot
building to industry custom and to make exterior building modifications. The exterior
modifications to the building consist of recladding the entire building with a combination of stucco,
brick and fiber cement board accents. The existing wood posts on the south building elevation are
proposed to be removed and replaced with a metal steel awning. The existing green metal roof is
proposed to be painted charcoal. The existing chainlink fencing surrounding the entire site is to be
removed and replaced with a decorative prefinished steel fence and gates. Staff defers comment
regarding the proposed building modifications and fencing 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 west building elevation is proposed to be cladded in stucco, fiber cement board, and brick
wainscotting. The percentage of stucco on the west elevation is proposed to be 90%. Pursuant to
Eagle City Code Section 8-2A-6(B)(1)(h), 25% planer change is required, additional accents shall
be incorporated through the use of other material(s). The applicant should be required to provide
a revised west building elevation showing 25% planer change with the use of additional accents
through the use of other materials. The revised west building elevation should be reviewed and
approved by staff and one member of the Design Review Board prior to the issuance of a zoning
certificate.
The landscape plan, date stamped by the City on February 18, 2026, shows approximately 3%
landscaping proposed on the site. Pursuant to Eagle City Code Section 8-2A-7(B)(2), landscaping
shall cover a minimum of 10% of the property. On April 8, 2025, the Eagle City Council approved
a waiver of the required 5-foot wide landscape buffer between the west property and the building
and approved a waiver to reduce the required landscape buffer between the parking lot and right of
way on both the north and south sides of the site to 5-foot wide. If the buffer required along the
north, south, and west were required pursuant to Eagle City Code, the site would meet 10%
landscape required on this site. Staff defers comment regarding the percentage of landscaping
proposed on this site to the Design Review Board.
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The applicant is proposing to install landscaping within the right of way along East State Street,
extruded curb is proposed adjacent to the proposed landscaping with the exception of 9-feet just
north of the proposed separated sidewalk along East State Street. Pursuant to Eagle City Code
Section 8-2A-7(E)(7), all landscaped areas adjacent to vehicular areas are to be protected with an
approved curbing material. The applicant should be required to provide a revised landscape plan
showing extruded curb adjacent to the proposed landscaping within the right of way extending
south to the separated sidewalk proposed along East State Street. The revised landscape plan
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 site and landscape improvements as designed.
• The Board is in favor of the applicant's revised building elevations, date stamped by the City on April
9, 2026, which addressed site specific condition no. 2.
BOARD DECISION:
The Board voted 2 to 0 (Lindgren and Milian recused; Grubb, Greer, and Asher absent) to recommend
approval of DR-2026-23 for a design review application for a change of use to industry custom, including
exterior building modifications, 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 CUP-2023-10.
2. The revised building elevation showing the addition of Fiber Cement Board Siding on the west building
elevation, date stamped by the Ci1y on April 9, 2026, is approved.
materials. The Fevised west building elevmiea shall be reviewed and appr-eved by staffand efle fne
3. Provide a revised landscape plan showing extruded curb adjacent to the proposed landscaping within
the right of way extending south to the separated sidewalk proposed along East State Street. The revised
landscape plan shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
4. All required improvements (building, site, landscaping, lighting, etc.) associated with this application
shall be completed and a certificate of occupancy issued, for the building to be occupied, within one
year of the approval of this application. If the required improvements and certificate of occupancy have
not been obtained within one year of the approval of this application, the use of the building shall be
void and the building shall be vacated.
5. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
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6. 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.
7. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
8. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.'
9. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
10. No signs are proposed with this application and none are approved.
11. The applicant shall provide an executed copy of the license agreement for the parking area and
landscaping located within the ACHD right-of-way prior to issuance of a zoning certificate.
12. Provide the specific fencing design for the perimeter fencing if the design varies from Option 1 Sheet
L1.0. If the fence design is not as shown in Option 1, the specific fence design shall be reviewed and
approved by staff and one member of the Design Review Board prior to the issuance of a zoning
certificate.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs, gutters,
streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on -site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans shall
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
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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.
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.
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c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those required
by the above conditions, will require submittal of an application for modification and approval of that
application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Use, or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations", and any use and subsequent change by the applicant in the
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
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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-2026-23) 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 industry custom building is permitted with the approval of a design
review application within the MU (Mixed Use) zoning district with a conditional use permit;
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 building and site 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 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 Italianate 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 area;
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 sidewalks are being
provided on East State Street and East Dunyon Street providing connectivity to adjacent
development;
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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 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 231 day of April 2026.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
T Norton, Acting Chairman
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