Findings - DR - 2026 - DR-2023-38-MOD1 - Design Review for a modification to the building materials and colors for the Dovetail condo buildings.BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR A MODIFICATION TO )
THE BUILDING MATERIALS AND COLORS )
FOR THE DOVETAIL CONDO BUILDINGS )
FOR EAGLE TAIL DEVELOPMENT, INC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2023-38-MODI
The above -entitled design review application came before the Eagle Design Review Board for their action
on May 14, 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:
Eagle Tail Development, Inc., represented by Tony Thurber with Anchored Architects, is requesting
design review approval to modify the materials and colors on the Dovetail Condo buildings. The 1.58-
acre site is located on the north side of East Dunyon Street approximately 300-feet east of the
intersection of East Dunyon Street and South Conover Street at 2056 East Dunyon Street (Lots 6 and
7, Block 2, Randall Acres Subdivision No. 15).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on April 6, 2026.
C. NOTICE OF AGENCIES' REVIEW:
Not applicable for modifications to the materials and color of the buildings.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On October 27, 2020, the City Council approved a rezone from R-4 (Residential) to R-6-DA
(Residential with a development agreement) to allow for four (4) two-family dwelling units (RZ-2020-
07).
On April 27, 2021, the City Council approved a design review application for the common area
landscaping and building architecture within Dovetail Condos (DR-2021-09). This application expired.
On August 22, 20223, the City approved a lot line adjustment for Eagle Tail Development, Inc. (LLA-
2023-06).
On February 27, 2024, the City Council approved a design review application for the common area
landscaping and building architecture (4-two-family dwellings) within Dovetail Condos (DR-2023 -3 8).
E. COMPANION APPLICATIONS:
There are no companion applications.
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
DESIGNATION
ZONING
DESIGNATION
LAND USE
Existing
Compact Residential
R-6-DA (Residential with a
development agreement)
Four (4) two-family
dwellings (Condominiums)
under construction
Proposed
No Change
No Change
No Change
North of site
Compact Residential
R-4 (Residential)
Single-family dwellings
South of site
Mixed Use
MU (Mixed Use)
Commercial and single-
family dwellings
East of site
Compact Residential
R-4 (Residential)
Single-family dwelling
West of site
Compact Residential
R-4 (Residential)
Single-family dwelling
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located within the city-wide Design Review Overlay District.
H. URBAN RENEWAL AREA:
The site is located within the Urban Renewal Area.
I. EXISTING SITE CHARACTERISTICS:
The site is currently being developed with four (4) two-family dwellings.
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J. SITE DATA: No Change
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
1.58-acres (68,825-SF)
0.11-acres (5,000-SF)
Percentage of Site Devoted
34% (approximately)
50% (maximum)
to Building Coverage
Percentage of Site Devoted
52% (approximately)
10% (minimum)
to Landscaping
Number of Parking Spaces
52-parking spaces
20-parking spaces (minimum)
(24-parking spaces [8-three car
(16-parking spaces [8-covered
garages], 24-parking spaces [8-
parking spaces], 4-guest
driveways with parking for three cars],
parking spaces**)
4-guest parking spaces located north of
unit 2)
Front Setback
20-feet*
20-feet (minimum)
Rear Setback
25-feet*
20-feet (minimum)
Side Setback
7.5-feet*
7.5-feet (minimum)
Side Setback
7.5-feet*
7.5-feet (minimum)
*Note: Setbacks are measured from the property line to the closest building and lot coverage calculated for the entire site.
**Note: Guest parking required within the development agreement (RZ-2020-07).
K. PARKING ANALYSIS: No Change
Number of Units: 8
• Eagle City Code Section 8-4-5 requires the following parking for two-family dwellings: For each
unit - 2 parking spaces (including 1 covered parking space).
Proposed Parking Spaces: 52
Required Parking Spaces: 20 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Two-family dwelling" and 4-parking spaces required pursuant to the development
agreement 3.6)
L. GENERAL SITE DESIGN FEATURES: No Change
Number and Uses of Proposed Buildings:
The applicant is proposing to construct four (4) two-family dwelling units.
Height and Number of Stories of Proposed Buildings:
Units 1 and 2 — 22-feet and 8-inches high, one story.
Units 3 and 4 — 23-feet high, one story.
Units 5 and 6 — 26-feet and 6-inches, one and two story.
Units 7 and 8 — 22-feet and 4-inches, one story.
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Gross Floor Area of Proposed Buildings:
Units 1 and 2 =
First Floor -
2,962-square feet/each
Unit 3 =
First Floor -
2,751-square feet
Unit 4 =
First Floor -
3,028-square feet
Unit 5 =
First Floor -
2,978-square feet
Unit 6 = _
First Floor -
2,109-square feet
Second Floor -
1,204-square feet
Total -
3,313-square feet
Units 7 and 8 =
First Floor
3,026-square feet/each
Total square footage of all units = 21,020-square feet
On and Off -Site Circulation:
A 6,380-square foot (approximately) paved access drive provides access to each of the units. There will
be no parking allowed on the common access drive; however, there is parking in the garages and in
front of the garages of each unit, as well as four guest parking spaces provided at the western end of
the east/west common access drive. One 20-foot wide shared driveway is located on the south property
line providing access to East Dunyon Street.
M. BUILDING DESIGN FEATURES:
Proposed" Building Design: Prairie School
Buildings 1 and 2:
Roof. Asphalt Shingle (Charcoal Black), Metal (Black)
Walls: Board and Batten and Hardi Board Lap Siding (Snowbound and Tricorn Black), Wood
Composite (Saffron Cedar), Split Face (Mayra White Limestone and Glacial Black Marble)
Windows/Doors: Aluminum and fiberglass (Black)
Fascia/Trim: Wood (Black)
Buildings 3 and 4:
Roof: Asphalt Shingle (Charcoal Black), Metal (Black)
Walls: Board and Batten and Hardi Board Lap Siding (Snowbound), Wood Composite (Saffron Cedar),
Split Face (Mayra White Limestone)
Windows/Doors: Aluminum and fiberglass (Black)
Fascia/Trim: Wood (Black)
Buildings 5 and 6:
Roof. Asphalt Shingle (Charcoal Black), Metal (Black)
Walls: Board and Batten and Hardi Board Lap Siding (Snowbound), Wood Composite (Saffron Cedar),
Split Face (Mayra White Limestone)
Windows/Doors: Aluminum and fiberglass (Black)
Fascia/Trim: Wood (Black)
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Buildings 7 and 8:
Roof. Asphalt Shingle (Charcoal Black), Metal (Black)
Walls: Board and Batten and Hardi Board Lap Siding (Snowbound and Tricorn Black), Wood
Composite (Saffron Cedar), Split Face (Mayra White Limestone and Glacial Black Marble)
Windows/Doors: Aluminum and fiberglass (Black)
Fascia/Trim: Wood (Black)
N. LANDSCAPING DESIGN: No Change
Retention of Existing Trees and Preservation Methods: There are twenty-six trees located on the site.
The applicant is proposing to remove all twenty-six trees from the site. The trees to be removed are
Chokecherry, Maple, Catalpa, Elm, Poplars, Willow, and Conifer trees.
Tree Specie
Caliper/
Height
Condition
Remove/
Retained
Replacement
Inches/Feet per
ECC
Chokecherry
13"
Healthy
Remove
13"
Maple
11"
Healthy
Remove
11"
Catalpa
33"
Healthy
Remove
33"
Catalpa
13"
Healthy
Remove
13"
Elm (10)
Dead, dying, diseased and trash trees
Remove
N/A
Poplars (7)
Trash trees
Remove
N/A
Willow (2)
Trash tree
Remove
N/A
Conifer
Subalpine Fir
23'
Healthy
Remove
23'
Conifer
Subalpine Fir
20'
Healthy
Remove
20'
Conifer
Subalpine Fir
20'
Good health
Remove
20'
Total caliper inches/feet of trees required to be replaced on site
TBD by the Design
Review Board and
City Council
Total caliper inches removed from the site
70"
Total height removed from the site
63'
Total caliper inches proposed for mitigation
18"
Total height proposed for mitigation
40'
Tree Replacement Calculations: The applicant is proposing to plan an additional 9 deciduous trees and
an additional 10 evergreen trees within the development. The 9 additional deciduous trees equate to
18-caliper inches and the 10 additional 4-foot tall evergreen trees equate to 40-feet of trees being
planted within the development to mitigate for 18-inches of the 70-caliper inches of deciduous trees
being removed and 40-feet of the 63-feet of evergreen trees being removed. See discussion on page 11
for more information.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along East Dunyon Street.
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Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping: N/A
O. TRASH ENCLOSURES: N/A
P. MECHANICAL UNITS: No Change
The applicant is proposing to use ground mounted mechanical units. The ground mounted mechanical
units are proposed to screened with landscaping on the sides and vinyl fencing. No roof top mechanical
units are proposed and none are approved.
Q. OUTDOOR LIGHTING: No Change
A site lighting plan showing location, height, and wattage has been submitted and will be required to
comply with Eagle City Code Section 8-4-4-2.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
reviewed and approved prior to the construction of any signs the site.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department was received by the City with the original
design review application (DR-2023-38). 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: No Change
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees — yes — see sheet L 1
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.
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X. AGENCY RESPONSES: No Change
The following agencies have responded and their correspondence is attached to the original staff
report for DR-2023-38.
Eagle Fire Department
Eagle Historic Preservation Commission
Eagle Park, Pathway, and Recreation
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
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.
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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:
Compact Residential
Suitable for single-family residential, row houses, duplex and four-plexes. Densities range from 4 units
per acre to 8 units per acre.
B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
There are no development agreement provisions which are of special concern.
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.
D. DISCUSSION:
The applicant is requesting design review approval to modify the building materials and colors of
the four (4) two-family attached dwellings. The applicant's justification letter states that the
previously approved elevations met the applicable standards of the EASD book, and they feel the
proposed revisions introduce a more refined and contemporary architectural expression while
maintaining compatibility with the Eagle design expectations. The updated material selections and
color schemes have been thoughtfully composed to enhance the visual interest, improve material
contrast, and provide a cohesive architectural identity across all buildings. Staff defers comment
regarding the proposed modification to the building materials and colors of the four (4) two-family
attached dwellings to the Design Review Board.
The proposed buildings 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 buildings 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 buildings regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board.
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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 May 14, 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 proposed modifications to the building materials and colors, including the
removal of the Mayra White Limestone and use of the Glacial Black Marble stone on all building
elevations to provide a cohesive material palette among all buildings within the development.
Additionally, the Board recommends replacing the Tricorn Black color with a lighter gray color (i.e.:
Iron Ore — SW7069 or Gibraltar — SW6257) to provide contrast between the stone and body colors.
The stone and body colors on the rear building elevations of Units 1 and 2 and Units 7 and 8 should be
uniform across the entire length of the building and should not terminate at the centerline between units.
Following the foregoing discussion, the Board recommended incorporating the revisions noted in site
specific condition no. 6.
BOARD DECISION:
The Board voted 3 to 0 (Grubb, Mihan, and Norton absent) to recommend approval of DR-2023-38-MOD 1
for a design review application to modify the materials and colors on the Dovetail Condo buildings, 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-07-20 and DR-2023-38.
2. All ground mounted mechanical units, transformers, cable, and phone boxes shall be screened by
landscaping per Eagle City Code.
3. Paint all roof vents to match the color of the roof.
4. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
5. No signs are proposed with this application and none are approved.
6. Provide revised building elevations showing Glacial Black Marble stone to be used on all buildings
Units 1 and 2 shall utilize a single, consistent color for the wainscot and body on the north south and
west building elevations and Units 7 and 8 shall utilize a single consistent color for the wainscot and
body on the north, south, and east building elevations. The Tricom Black shall be replaced with a
color similar to Iron Ore (SW7069) or Gibraltar (SW6257). The revised building elevations shall be
reviewed and approved by staff and three members 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,
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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
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.
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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.
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.
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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.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-2023-38-MOD1) 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:
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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 since there are no inconsistencies with the
comprehensive plan and two-family dwellings are permitted with the approval of a design review
application within the R-6-DA (Residential 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 common area landscaping and building
architecture is designed to enhance 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 adequate parking for the proposed
two-family dwellings;
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
buildings are designed to meet the Prairie School style of architecture identified in the Eagle
Architecture and Site Design Book;
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 proposed
two-family dwellings are in conformance with the Eagle Architecture and Site Design book and
have been designed to enhance the vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed two-family dwellings heights do not exceed 35-feet permitted
within Eagle City Code;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site has been
designed with a sidewalk adjacent to East Dunyon Street and the driveway into the site has been
designed with sidewalks on both sides of the driveway to allow for both pedestrian and vehicles
access to the site;
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 since the
sidewalks provide access to the buildings; 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 the right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
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DATED this I I' day of June 2026.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
L2c-�
Walter Lindg en, Chairman
ATTEST:
••••IIIIIA 111��,,'
CITY '••
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Tracy E. O ,Eagle City Clerk f' =
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