Findings - DR - 2026 - DR-2026-37 - Headquarters Subdivision - Design Review for the common area landscaping within Headquarters Sub.BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW FOR THE COMMON
AREA LANDSCAPING WITHIN HEADQUARTERS
SUBDIVISION FOR BRECKON LAND DESIGN
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2026-37
The above -entitled design review application came before the Eagle Design Review Board for their action
on May 28, 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:
Breckon Land Design, represented by Becky Yzaguirre, is requesting design review approval for the
common area landscaping within Headquarters Subdivision. The 10-acre site is located on the south
side of West Floating Feather Road at the southwest corner of West Floating Feather Road and North
Lanewood Road at 5655 West Floating Feather Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on April 9, 2026. Revised information was
received by the City on May 13, 2026 (fencing exhibit, landscape plan with plant materials, and tree
mitigation), on May 18, 2026 (site plan, buffer cross section, and a landscape plan), and on May 20,
2026 (site plan and street light details).
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on April 20, 2026, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On May 28, 2024, the City Council approved an annexation, rezone from RUT (Rural -Urban Transition
— Ada County Designation) to R-3-DA (Residential with a development agreement [in lieu of a PUD])
and a preliminary plat for Headquarters Subdivision for Madera Development, Inc. (A-2018-03/RZ-
2018-05/PP-2018-04).
On May- 12, 2026, the Eagle City Council approved a preliminary plat extension of time for
Headquarters Subdivision (PP-2018-04-EXT1).
E. COMPANION APPLICATIONS:
There is one companion application DR-2026-38 (signage application).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing
Neighborhood
R-3-DA (Residential with a
Single-family residential
Residential
development agreement in
subdivision
lieu of a [PUD])
Proposed
No change
No change
No change
North of site
Neighborhood
R-3-DA-P (Residential with a
Single-family residential
Residential
development agreement —
(Lilac Springs Subdivision
PUD)
No. 1)
South of site
Neighborhood
R-2-DA-P (Residential with a
Single-family residential
Residential
development agreement —
(Snoqualmie Falls
PUD)
Subdivision No. 1)
East of site
Neighborhood
R-3-DA-P (Residential with a
Single-family residential
Residential
development agreement —
(Lanewood Subdivision
PUD)
No. 3)
West of site
Neighborhood
R-2-DA-P (Residential with a
Single-family residential
Residential with
development agreement —
(Snoqualmie Falls
Transition Overlay
PUD)
I Subdivision No. 3)
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located within the city-wide Design Review Overlay District.
H. WILDLAND-URBAN INTERFACE OVERLAY DISTRICT:
The site is not located within the wildland-urban interface overlay district.
The site is not located within the Urban Renewal Area.
J. EXISTING SITE CHARACTERISTICS:
There is an existing single-family residential dwelling surrounded by agricultural land. The site has
eleven (11) mature existing trees. The existing dwelling and trees are proposed to be removed as part
of the subdivision development.
K. SITE DATA:
Total Acreage of Site — 10-acres
Total Number of Lots — 23
Residential — 20
Commercial — 0
Industrial — 0
Common — 3
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Total Number of Units — 20
Single-family — 20
Duplex — 0
Multi -family — 0
Total Acreage of Any Out -Parcels — none
ADDITIONAL SITE DATA
PROPOSED
REQUIRED
Dwelling Units Per Gross Acre
2.00-units per acre
2.00-units per acre maximum (as limited
within the development agreement)
Minimum Lot Size
11,507-square feet
10,000-square feet (minimum)
Minimum Lot Width
84-feet
75-feet
Minimum Street Frontage
35-feet
35-feet
Total Acreage of Common Area
Open Space
2.42-acres
2.00-acres (minimum)
Percent of Site as Common Area
Open Space
24.2%
18% (minimum)
Percent of Common Area Open
Space as Active Open Space
26.7%
15% (minimum)
L. PARKING ANALYSIS: N/A
M. GENERAL SITE DESIGN FEATURES:
Open Space:
A total of 2.42-acres (24.2%) of open space is proposed within the development. The open space
consists of a common area located at the southwest corner of the property, the required buffer area
located adjacent to West Floating Feather Road, and a common lot providing a street side buffer for
Lots 7 and 9, Block 1. The applicant is proposing a gazebo and pathway within the common area located
at the southwest corner of the property (lot 23, Block 1).
Landscaping Screening:
The applicant is proposing to install the 50-foot wide required landscape buffer located adjacent to
West Floating Feather Road.
Storm Drainage and Flood Control:
Specific drainage system plans are to be submitted to the City Engineer for review and approval prior
to the City Engineer signing the final plat. The plans are to show how swales, or drain piping, will be
developed in the drainage easements. Also, the CC&R's are to contain clauses to be reviewed and
approved by the City Engineer and City Attorney, requiring that lots be so graded that all runoff runs
either over the curb, or to the drainage easement, and that no runoff shall cross any lot line onto another
lot except within a drainage easement.
Utility and Drainage Easements, and Underground Utilities:
Eagle City Code section 9-3-6 requires utility easements to be not less than ten feet (10') wide.
Fire Hydrants and Water Mains:
Hydrants are to be located and installed as required by the Eagle Fire District.
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On -site Septic System:
The existing dwelling is currently served by a septic system. The existing septic system will be
abandoned, and the new subdivision will be connected to the Eagle Sewer District central sewer system.
Pressurized Irrigation:
The applicant is proposing to provide pressurized irrigation water from an existing well (ground water
rights) located on site. The applicant has submitted an application to Idaho Department of Water
Resources to acquire additional ground water rights to provide a sufficient water supply for the
pressurized irrigation system (as required pursuant to Eagle Pressurized Irrigation Standards).
Preservation of Existing Natural Features:
The site contains mature trees located in proximity to the existing residence. Eagle City Code Section
9-3-8 (B) states that existing natural features which add value to residential development and enhance
the attractiveness of the community (such as trees, watercourses, historic spots and similar irreplaceable
assets) shall be preserved in the design of the subdivision.
Preservation of Existing Historical Assets:
Staff is not aware of any existing historical assets on the site. If any historical artifacts are discovered
'during excavation or development of the site, state law requires immediate notification to the state.
Number and Uses of Proposed Buildings:
The applicant is proposing to construct four structures, which include a pergola, pumphouse, gazebo,
and mailbox structures.
Height and Number of Stories of Proposed Buildings:
One Pergola — 11' 3", single -story
One Pump House — I I' 1/4", single -story
One Gazebo —19' l/4", single -story
One Mailbox Structure — 9' 4 1/4", single -story
N. BUILDING DESIGN FEATURES:
Proposed Building Design: Craftsman
Pergola
Roof- Rough Sawn Fir Timber Frame (Caribou SW3025)
Columns: Rough Sawn Fir Timber Frame (Caribou SW3025), Stone Veneer (Chief Cliff)
Pump House
Roof. Cedar Shake Roofs (Natural)
Walls: Wood Cladding (Caribou SW3025), Stone Veneer (Chief Cliff)
Windows/Doors: Metal (Caribou SW3025)
Fascia/Trim: Cedar (Caribou SW3025)
Gazebo
Roof. Cedar Shingle Roof (Natural)
Columns: Rough Sawn Fir Timber Frame (Caribou SW3025), Stone Veneer (Chief Cliff)
Fascia/Trim: Rough Sawn Fir Timber Frame (Caribou SW3025)
Mailbox Structure
Roof. Cedar Shingle Roof (Natural)
Walls: Stone Veneer (Chief Cliff)
Fascia/Trim: Rough Sawn Fir Timber Frame (Caribou SW3025)
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O. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:
There are 11 existing trees on the site that are proposed to be removed. Below is a list of existing trees
on the site that are proposed to be removed.
Tree Specie
Caliper/
Condition
Remove/
Replacement
Height
Retained
Inches/Feet
per ECC
Mugo Pine
13'
Good
Remove
13'
American Arborvitae
23'
Good
Remove
23'
Scotch Pine
38'
Poor
Remove
0'
Catalpa
32"
Poor
Remove
0"
Pine
11'
Good
Remove
11'
Eastern Red Cedar
18'
Good
Remove
18'
Black Locust
38"
Good
Remove
0'
White Birch
16"
Poor
Remove
0"
White Birch
20"
Good
Remove
20"
Norway Spruce
51'
Dead
Remove
0"
Norway Spruce
58'
Good
Remove
58'
Total caliper inches/feet of trees required to be replaced on site
TBD by the
Design
Review
Board and
City Council
Total caliper inches of tree removed from the site
106" total
58" (good)
48" (poor)
Total height of trees removed from the site
212' total
123' (good)
38' (poor)
51' (dead)
Total caliper inches proposed for mitigation
20"
Total height proposed for mitigation
123'
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Tree Replacement Calculations:
The applicant is proposing to remove 11 trees from the site. Five trees proposed for removal are in poor
condition, dead, or undesirable, and six trees are in good condition. The applicant is proposing to
mitigate the six trees that are in good condition, totaling 20-caliper inches and 123-feet. See discussion
on page 12 for more information.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along West Floating Feather Road and the internal private streets
within the subdivision.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping: N/A
P. TRASH ENCLOSURES: N/A
Q. MECHANICAL UNITS: N/A
R. OUTDOOR LIGHTING:
The streetlight plan, showing the location and detailed cutsheets of the streetlights, was provided and
complies with Eagle City Code Section 8-4-4-2.
S. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR-2026-38) has
been submitted for the approval of a subdivision entry monument sign for this development.
T. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within City of Eagle Water service area and within the boundaries of the Eagle Sewer District.
U. PUBLIC USES PROPOSED:
No public uses are proposed.
V. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:
No future acquisition map currently exists.
W. SPECIAL ON -SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - No
Fish Habitat - No
Floodplain - No
Mature Trees — Yes — Located in proximity to the existing house
Riparian Vegetation - No
Steep Slopes - No
Stream/Creek - No
Unique Animal Life - Unknown
Unique Plant Life - Unknown
Unstable Soils - No
Wildlife Habitat - No
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X. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
An environmental assessment is not required for this application.
Y. 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
Z. LETTERS FROM THE PUBLIC:
No letters from the public have been received to date.
AA. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
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:
Neighborhood Residential
Suitable for single family residential. Densities range from 2 units per acre to 4 units per acre.
B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF SPECIAL
CONCERN REGARDING THIS PROPOSAL:
3.2 Owner will develop the Property subject to the conditions and limitations set forth in this
Development Agreement. Further, Owner will submit such applications regarding floodplain
development permit review, design review, preliminary and final plat reviews, and/or any
conditional use permits, if applicable, and any other applicable applications as may be required
by the Eagle City Code, which shall comply with the Eagle City Code, as it exists at the time
such applications are made except as otherwise provided within this Agreement.
3.4 The conditions, covenants and restrictions for the Property shall contain at least the following:
(a) An allocation of responsibility for repair and maintenance of all community and privately
owned landscaping, pressurized irrigation facilities, fencing, and amenities. The owner
shall provide an operation and maintenance manual including the funding mechanism as
an addendum to the CC&Rs and the repair and maintenance requirement shall run with the
land and that the requirement cannot be modified and that the homeowners association or
other entity cannot be dissolved without the express consent of the city.
(b) A requirement for all fencing to be installed as shown on the Concept Plan Fence Exhibit
(Exhibit D). All fencing shall be in conformance with Eagle City Code Section 9-3-10. All
other fencing (i.e. dog-eared cedar, chainlink) shall be prohibited.
(c) A requirement that in the event any of the CC&Rs are less restrictive than any government
rules, regulations or ordinances, then the more restrictive government rule, regulation or
ordinances shall apply. The CC&Rs are subject to all rules, regulations, laws and
ordinances of all applicable government bodies. In the event a governmental rule,
regulation, law or ordinance would render a part of the CC&Rs unlawful, then in such
event that portion shall be deemed to be amended to comply with the applicable rule,
regulation, law or ordinance.
3.7 Owner shall provide a detailed arborist report and a tree inventory map identifying all existing
trees located on -site. The report shall identify, at a minimum, species, size, and health of the trees.
The arborist report and map shall be provided with the submittal of a design review application.
All living trees shall be preserved, unless otherwise determined by the Design Review Board and
the City Council. A detailed landscape plan showing how the trees will be integrated into the
open space areas or private lots (unless approved for removal by the City Council) shall be
provided for City Council final approval prior to the submittal of a final plat. Construction fencing
shall be installed (pursuant to the Design Review Board's direction) to protect all trees that are
to be preserved, prior to the commencement of any construction on the site. No trees shall be
removed from the site prior to city approval of a tree removal and replacement plan.
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3.8 Owner shall submit a design review application showing at a minimum: 1) proposed development
signage, 2) planting details within the proposed and required landscape islands and all common
areas throughout the development, 3) elevation plans for all proposed common area structures
and irrigation pump house' (if proposed), 4) landscape screening details of the irrigation pump
house (if proposed), 5) useable amenities such as picnic tables, covered shelters, benches, garden
boxes, gazebos, and/or similar amenities, 6) all proposed fencing throughout the development,
and 7) street lights. The design review application shall be reviewed and approved by the Eagle
Design Review Board and City Council prior to the submittal of a final plat application.
3.9 Owner shall provide a landscaped buffer berm around the southern elevation of the pressurized
irrigation pumphouse. The landscaped buffer berm shall be reviewed and approved by the Design
Review Board and City Council prior to submittal of final plat application. The landscaped buffer
berm shall be installed prior to the City Clerk signing the final plat.
C. PRELIMINARY PLAT CONDITIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
5. The applicant shall install streetlights at the locations as shown on the Headquarters Subdivision
Streetlight Location plan, date stamped by the City on July 14, 2023. The style of the streetlights
shall be reviewed and approved by the Design Review Board and City Council prior to installation
of the streetlights. The streetlights shall be installed prior to the City Clerk signing the final plat.
8. All overhead utilities located within the subdivision shall be located underground.
I. All living trees shall be preserved unless otherwise determined by the Design Review Board. A
detailed landscape plan showing how the trees will be integrated into the open space areas (unless
approved for removal by the Design Review Board) shall be provided for Design Review Board
approval prior to the submittal of a final plat. Construction fencing shall be installed (pursuant to
the Design Review Board's direction) to protect all trees that are to be preserved, prior to the
commencement of any construction on the site.
10. The developer shall provide shade -class trees (landscape plan to be reviewed and approved by the
Design Review Board) along both sides of all streets within this development. Trees shall be
placed at the front of each lot generally at each side property line, or as approved by the Design
Review Board. The trees shall be located within an 8-foot wide landscape strip between the 5-
foot wide concrete sidewalk and the curb. Any and all drainage swales and/or seepage beds shall
be placed so as to not interfere with the required placement of street trees. Prior to the City Clerk
signing the final plat the applicant shall either install the required trees, sod, and irrigation or
provide the City with a letter of credit for 150% of the cost of the installation of all landscape and
irrigation improvements. Trees shall be installed prior to obtaining any occupancy permits for the
homes. A temporary occupancy may be issued if weather does not permit landscaping. Partial
reduction of the surety may be permitted for any portion of the development that is completed,
including street trees that have been installed. On -going surety for street trees for all undeveloped
portions of the development will be required through project completion.
11. Any fencing located adjacent to common area open spaces and on the street side of all corner lots
shall be an open fencing style such as wrought iron or other similar decorative style, durable
fencing material. Specific buffer area fences and decorative walls may be allowed as otherwise
required in ECC Section 8-2A-7 (J).
12. The applicant shall provide CC&Rs that the Homeowner's Association shall have the duty to
maintain the pressurized irrigation system and all common landscape areas. The CC&Rs shall also
require that all common areas are maintained in a competent and attractive manner, including the
watering, mowing, fertilizing and caring for shrubs and trees in perpetuity.
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D. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi -family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
Eagle City Code Section 8-2A-6(A)(5): Utilities:
Utilities: Utility service systems shall not detract from building or site design. Cable, electrical,
and telephone service systems shall be installed underground, and the design review board shall
consider:
Eagle City Code Section 8-2A-6(B)(3)(d): Fences:
Decorative wood and vinyl fencing may be permitted if the city determines that the style of fence
proposed is complementary to the building architecture and overall site design;
Eagle City Code Section 8-2A-7(C)(1 & 2): Retention, Removal, And Replacement of Trees:
1. Retention Of Existing Trees:
a. Existing trees shall be retained unless removal is approved in writing by the city.
2. Removal And Replacement Of Existing Trees:
a. Where trees are approved by the city to be removed, replacement with a species identified
in section 8-2A-7Q of this article is required. For each caliper inch of deciduous tree
removed, an equivalent amount of caliper inches shall be replanted. For each vertical foot
of coniferous tree removed, an equivalent amount of vertical feet shall be replanted.
Example: An eight inch (8") caliper deciduous tree is removed, an acceptable replacement
would be four (4) two inch (2") caliper deciduous trees. A twelve foot (12') tall coniferous
tree is removed, an acceptable replacement would be two (2) six
feet (6) tall coniferous trees.
Eagle City Code Section 9-3-10: Fences:
Any fencing located adjacent to common area open spaces and on the street side of all corner lots
shall be an open fencing style such as wrought iron or other similar decorative style, durable
fencing material, unless the fence is located on the property line between the required roadway
buffer area and the residential lot, in which case the fence may be a solid wood picture frame or
premium vinyl picture frame fence as identified in the EASD book. If the buffer area is designed
so that the fence is visible from the adjacent roadway, then the fence shall include decorative
columns spaced a maximum of sixty feet (60') apart. Specific buffer area fences and decorative
walls may be allowed as otherwise required in subsection 8-2A-7J of this code. Chain link, cedar,
and similar high maintenance and/or unsightly fencing shall not be permitted within the above
designated areas. A section within the subdivision CC&Rs shall be created for the regulation of
fences to this effect. (Ord. 566, 5-15-2007; amd. Ord. 820, 12-10-2019)
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E. DISCUSSION:
The applicant is requesting design review approval for the common area landscaping within
Headquarters Subdivision, a 23-lot (20-buildable, 3-common) residential subdivision. There is an
existing home on site that is to be removed with the development of the subdivision. The
development includes a 50-foot wide buffer along West Floating Feather Road and a buffer along
the east property line. Street trees are proposed along the frontage of West Floating Feather Road
and internal lot frontages within the development. Additional pedestrian improvements include a
10-foot wide detached pathway along West Floating Feather Road, 5-foot wide detached sidewalks
along residential lot frontages, and an 8-foot wide pathway within the common area. Common area
amenities include a pergola, gazebo, pumphouse, and mailbox structures. Pursuant to the
applicant's elevation plans, the proposed structures incorporate a craftsman architectural style,
which is one of the nine styles identified in the Eagle Architecture and Site Design Book.
Access to the subdivision will be provided from West Floating Feather Road through a gated private
street located at the northwest corner of the site. Pedestrian man gates are provided for residents to
access the detached sidewalks within the subdivisions on both the west and east sides of the gated
entrance. Thermally modified wood cladding is proposed for both the man gates and the street
gates. Additionally, stone veneer columns will separate the man gates from the vehicular access to
the subdivision.
The proposed buildings and subdivision entry gate 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 and subdivision
entry gate regarding the harmonious nature and relationship of the buildings and subdivision entry
gate to the surrounding vicinity to the Design Review Board.
The applicant is requesting design review approval to remove 11 existing mature trees from the
site. The tree species include Mugo Pine, American Arborvitae, Scotch Pine, Catalpa, Pine, Eastern
Red Cedar, Locust, White Birch, and Norway Spruce. Five of the trees are in poor condition, dead,
or undesirable, and are not proposed to be mitigated. Six of the trees are in good condition and are
proposed to be mitigated. They consist of Mugo Pine, American Arborvitae, Pine, Eastern Red
Cedar, White Birch, Norway Spruce and total 20-caliper inches of deciduous trees and 123-feet of
evergreen trees. The landscape plan shows an additional 28 trees located within the common areas
totaling 20-caliper inches and 123-feet towards mitigation. Pursuant to Eagle City Code Section 8-
2A-7 (C)(1)(a), existing trees shall be retained unless removal is approved in writing by the city.
Pursuant to Eagle City Code Section 8-2A-7(C)(2)(c), unless it is determined by the city that
replacement is necessary to preserve and/or restore riparian and wildlife habitat, Elm, Black Locust,
and Silver Maple trees do not require mitigation. Trees that are weak wooded, weak branched,
suckering, damaged, diseased, insect infested, or containing similar maladies may be exempt from
replacement if removal is first approved by the City. Pursuant to Eagle City Code Section 8-2A-
7(C)(2)(a), for each caliper inch of deciduous tree removed, an equivalent amount of caliper inches
is required to be replanted and for each vertical foot of coniferous tree removed, an equivalent
amount of vertical feet is required to be replanted. Staff defers comment regarding the removal of
the 11 trees and proposed mitigation to the Design Review Board.
If the City approves the removal of the trees and accepts the proposed mitigation, no additional
trees are required.
-OR-
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If the City approves the removal of the trees, and accepts the proposed mitigation for the Locust
tree (38-caliper inches), the applicant should provide a revised landscape plan showing an
additional 19 trees to the site. The revised landscape plan should be reviewed and approved by staff
and one member of the Design Review Board prior to submittal of the final plat application.
-OR-
If the City approves the removal of the trees and does not accept the proposed mitigation, the
applicant may elect to make a financial contribution to the tree fund in the amount of $10,880.00
(123-feet x $60/foot and 20-caliper inches x $175.00/inch) in lieu of retaining all trees on the
site. The financial contribution should be received prior to approval of the final plat application
-OR-
Any other combination of planting additional trees on site and/or a contribution to the tree fund as
may be approved by the City. A revised landscape plan and/or contribution to the tree fund should
be reviewed and approved and/or submitted to the City prior to the submittal of a final plat
application or commencement of any construction/demolition on the site, whichever occurs first.
The fencing plan shows a six-foot high solid cedar wood fence with a stain finish located along the
north and east residential lot lines, between the buffer areas and the residential lots. The solid wood
fence aligns with the Concept Plan Fence Exhibit (Exhibit D) included within the development
agreement for the Headquarters Subdivision. Pursuant to Eagle City Code Section 8-2A-6(B)(3)
decorative wood fencing may be permitted if the City determine that the style of fence proposed is
complementary to the overall site design. Additionally, the decorative wood fencing located
between the residential lots and the berm, as shown in the submitted cross-section on sheet L2.4,
appears to be visible from the adjacent roadway. Pursuant to Eagle City Code Section 9-3-10, if the
buffer area is designed so that the fence is visible from the adjacent roadway, then the fence shall
include decorative columns spaced a maximum of 60-feet apart. If the city approves the decorative
wood fencing, the applicant should be required to provide a revised fencing plan showing the
decorative columns on the fence are 60-feet apart. The details showing the construction and
materials of the decorative columns should be provided. The revised fencing plan and details should
be reviewed and approved by staff and one member of the Design Review Board prior to the
submittal of a final plat application.
The pathway and trails plan provided by the applicant indicates that the proposed pathway within
the common lot, located in the southwest corner of the property, will be constructed of concrete.
Pursuant to the Parks, Pathways and Recreation Commission (PPRC) recommendation memo dated
August 25, 2020, the pathway is required to be constructed in accordance with applicable ACHD
sidewalk construction standards. The submitted plans do not include the construction details or
cross sections demonstrating how the concrete pathway will be designed and constructed to meet
those standards. The applicant should be required to a provide detail plans showing how the
pathway will be constructed in compliance with ACHD standards for sidewalks. The detailed plans
should be reviewed and approved by staff prior to the submittal of a final plat application.
The site plan on sheet L1.0 indicates two overhead utility poles and overhead utilities (highlighted
in yellow) will remain on site within the eastern portion of the property within the berm area (see
the image below). Pursuant to the preliminary plat site specific condition no. 8, all overhead utilities
located within the subdivision shall be located underground. The applicant should be required to
provide a revised site plan showing the two utility poles and overhead utilities along the eastern
portion of the development will be removed and installed underground. The revised site plan should
be reviewed and approved by staff prior to the submittal of a final plat application.
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The site plan on sheet L1.0 shows a 10-foot detached pathway along the frontage of West Floating
Feather Road with the proposed pergola and the existing well at the northeast corner of the
development adjacent to the pathway. The applicant is proposing to reduce the width of the required
10-foot wide pathway to 6-feet in width adjacent to the well and pergola. Ada County Highway
District (ACHD) standards require the proposed multi -use pathway along the frontage to maintain
a minimum width of 10-feet. The applicant should be required to submit a revised site plan showing
the multi -use pathway adjacent to West Floating Feather Road will maintain a width of 10-feet
along the entire frontage, to comply with ACHD requirements. The revised site plans should be
reviewed and approved by staff prior to the submittal of a final plat application.
Additionally, the applicant is proposing to cover the existing well with a pergola structure. The
pergola may be larger than necessary for screening purposes and may contribute to the pathway
width reduction at this location as noted above. Alternative screening methods, such as landscaping,
may provide adequate screening for the existing well while allowing the pathway to maintain the
required width. Staff defers comment regarding the proposed screening of the well to the Design
Review Board.
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 28, 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 structures and the subdivision entry
gates as presented.
• The Board is in favor of the proposed pumphouse structure and landscape screening of the pumphouse
located near the southeast corner of the property. The Board noted that the pumphouse structure is
proposed to be located approximately 17-feet north of the south property line of this development and
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there is a 94-foot wide common lot of Snoqualmie Falls Subdivision No. 1 located between this
development and the residential lots located to the south in Snoqualmie Falls Subdivision No. 1. Based
on the abovementioned distances, the Board concluded the proposed berming and landscaping proposed
on the south side of the pumphouse would appropriately screen the pumphouse from the neighboring
properties to the south. Additionally, the proposed pump within the pumphouse will have a variable
frequency drive which is more efficient and significantly quieter than traditional fixed -speed pumps
because the pump adjusts to match the water demand. The landscape plan and pumphouse as designed
are approved by the Board.
• The Board is in favor of the height of the berm increasing to 6-feet to match the height of the fence, as
to not require the decorative columns, since the fence will not be visible from West Floating Feather
Road. The Board is in favor of the berm, undulating as long as the berm does not go below the minimum
requirement of five feet. Site specific condition no. 3 is modified to reflect the Board's
recommendation.
• The Board is in favor of the proposed common area landscaping and tree mitigation as submitted.
• The Board is in favor of adding site specific condition no. 13 regarding the 25-foot ACHD right of way
located on the eastern side of the subdivision.
• The Board recommends approval of the cedar fencing since the fence will be located on the residential
lots located behind the berm. Additionally, the plant material adjacent to the fence will utilize a drip
irrigation system rather than overhead sprinklers which will prevent overspray and will reduce water
damage to the fence. The Board is in favor of the cedar fencing with the addition of site specific
condition no.14.
• The Board is not in favor of a pergola being constructed over the existing well located at the northeast
corner of the development. The Board recommends that the existing well be screened with evergreen
plant material and the sidewalk should meander around the well to maintain the required 10-foot
sidewalk along the frontage of West Floating Feather Road as noted in site specific condition no. 15.
BOARD DECISION:
The Board voted 4 to 0 (Lindgren and Milian absent) to recommend approval of DR-2026-37 for a design
review application for the common area landscaping within Headquarters Subdivision, 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 A-2018-03/RZ-2018-05/PP-2018-04.
2. 14 The City approves the removal of the trees and accepts the proposed mitigation, no additional
trees are required.
NMI, UUMIMGM
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-OR—
.I.- Gity pfief to the submittal ef a final plat applieation e
C M t i elit a er, the
site,
__ -_-L: s fir -St.
3. The applicant shall be required to provide a revised €easing plan showing the deeer-ative lumns On
shall be provia� landscape plan and cross section showing the berm will equal the height of
cvrarrmT provided. �1
the fence (6 feet or 5 feet) Since the fence will not be visible from West Floating Feather Road, the
decorative columns are not required. The revised fexsing landscape plan and details cross section shall
be reviewed and approved by staff and one member of the Design Review Board prior to the submittal
of a final plat application.
4. The applicant should be required to a provide detail plans showing how the pathway will be constructed
in compliance with ACHD standards for sidewalks. The detailed plans should be reviewed and
approved by staff prior to the submittal of a final plat application.
5. The applicant should be required to provide a revised site plan showing the two utility poles and
overhead utilities along the eastern portion of the development will be removed and installed
underground. The revised site plan should be reviewed and approved by staff prior to the submittal of
a final plat application.
6. The applicant shall be required to submit a revised site plan showing the multi -use pathway adjacent to
West Floating Feather Road will maintain a width of 10-feet along the entire frontage, to comply with
ACHD requirements. The revised site plans shall be reviewed and approved by staff prior to the
submittal of a final plat application.
7. 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.
8. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
9. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
10. No ground mounted mechanical units are proposed with this application and none are approved.
11. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
12. No signs are proposed with this application and none are approved.
13. Pursuant to the ACHD transmittal response dated February 16 2024 if the applicant chooses to vacate
the 25 feet of rijzht of way adjacent to the east property line then the applicant shall provide a revised
landscape plan showing the landscaping extending 25-feet to the east The revised landscape plan shall
be reviewed and approved by staff prior to the submittal of a final plat application.
-OR-
Pursuant to the ACHD transmittal response dated February 16 2024 if the applicant chooses to
dedicate the 25 feet of right`of way adjacent to the east property line then the applicant shall obtain a
license agreement with ACHD for the landscaping within the right of way A copy of the executed
license agreement shall be submitted to the City prior to the City issuing a notice to proceed letter.
14. The wood fence shown on the fencing plan date stamped by the City on April 9 2026 is approved.
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15. Provide a revised landscape plan showing evergreen plant material around the existing well (located at
the northeast corner of the development) to screen it from view. The revised landscape plan shall show
the sidewalk meandering around the well to maintain the required 10-foot width along the frontage of
West Floating Feather Road The revised landscape plan shall be reviewed and approved by staff and
one member of the Design Review board prior to the submittal of a final plat application.
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
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in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works Construction. A
copy of such written approval and certification shall be filed with the construction drawing and
submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever
occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, or other irrigation entity associated with such ditch,
pipe or other structure, or canal. The applicant shall submit a copy of the written approval from the
irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the City
Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights
used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining
property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle Fire
Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the
City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The
letter shall include the following comments and minimum requirements, and any other items of concern
as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
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.
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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
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:
I . The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-2026-37) 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 subdivision landscaping is permitted with the approval of a design review
application within the R-3-DA (Residential with a development agreement in lieu of a [PUD])
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 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 — Not applicable for a landscape plan;
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;
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 — Not applicable for
a landscape plan;
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 — Not applicable for a
landscape plan;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, and will not cover nor detract from
desirable architectural features.
Regulatory Takings Analysis Notice: Applicant has a right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
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DATED this 111 day of June 2026.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
L'2 0, '��
Jo D. eer, Vice Chairman
ATTEST:
Tracy E. Os agle City Jerk
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