Findings - 2026 - DR-2026-56 - Design Review for a government office and emergency services building for the City of Eagle and Eagle Fire DistrictBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR
A DESIGN REVIEW FOR A GOVERNMENT
OFFICE AND EMERGENCY SERVICES
BUILDING FOR THE CITY OF EAGLE AND
EAGLE FIRE DISTRICT
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2026-56
The above -entitled design review application came before the Eagle Design Review Board for their action
on August 13, 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:
The City of Eagle and Eagle Fire District, represented by Amanda Bidwell with EV Studio, is
requesting design review approval for an 18,340-square foot, two-story, government office and
emergency services building to be utilized for maintenance, offices, and classrooms for training. The
site will include an outdoor training area with a live fire training tower and storage of public works fleet
vehicles. The 7.42-acre site is located approximately 105-feet north of the intersection of North
Horseshoe Bend Road and East Floating Feather Road at 11280 North Horseshoe Bend Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on June 24, 2026. Supplemental information
(live fire training tower examples, metal siding and roofing details, landscape details, landscape plan,
and Ada County pathway exhibit) was received July 23, 2026, July 26, 2026, and August 3, 2026.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on July 6, 2026, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On November 15, 2026, the City Council approved Resolution No. 16-31 approving the agreement for
the purchase and sale of property between the City of Eagle and Ada County for approximately 11.93-
acres (R3610110174, R3610110172, R3610110181).
E. COMPANION APPLICATIONS:
There is one companion application for a conditional use permit (CUP-2026-13).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing
Public/Semi-public
PS (Public/Semi-public)
City Park (Ada/Eagle
Sports Complex)
Government Office and
Proposed
No Change
No Change
Emergency Services
Building
North of site
Public/Semi-public
PS (Public/Semi-public)
City Park (Ada/Eagle
Sports Complex)
South of site
Public/Semi-public
PS (Public/Semi-public)
City Park (Ada/Eagle
Sports Complex)
East of site
Public/Semi-public
PS (Public/Semi-public)
City Park (Ada/Eagle
Sports Complex)
West of site
Neighborhood
R-4 (Residential)
Echo Creek Subdivision
Residential
No. 4
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 located within the Wildland-Urban Interface Overlay District.
I. URBAN RENEWAL AREA:
The site is not located within the Urban Renewal Area.
J. EXISTING SITE CHARACTERISTICS:
The site has been developed with a pathway adjacent to North Horseshoe Bend Road and has existing
trails within the park.
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K. SITE DATA:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
7.42-acres (323,215-square feet)
N/A
Percentage of Site Devoted
5% (approximately)
N/A
to Building Coverage
Percentage of Site Devoted
18% (approximately)
10% (minimum)
to Landscaping
8-paved parking spaces (Phase 1)
Number of Parking Spaces
42-gravel parking spaces (Phase 1)
32-parking spaces (minimum)
19-paved parking spaces (Future Phase)
Front Setback (West)
123-feet
0-feet (minimum)
Rear Setback (East)
419-feet
0-feet (minimum)
Side Setback (North)
126-feet
0-feet (minimum)
Side Setback (South)
112-feet
0-feet (minimum)
L. PARKING ANALYSIS:
Gross Floor Area of Proposed Government Office and Emergency Services Building:
18,340-square feet
Emergency Services — 1 per 500 square feet of gross floor area; plus minimum of 2 enclosed vehicle
storage spaces
3,341-square feet/500 = 6.68-parking spaces
3,930-square feet enclosed vehicles storage space = 3-enclosed vehicles parking spaces
Government Office — 1 per 250 square feet of gross floor area
3,580-square feet/250 = 14.32 parking spaces
Storage — 1 per 1,000 square feet of gross storage area
7,489-square feet/1,000 = 7.49
• Eagle City Code Section 8-4-5 requires 1 parking space per 500 square feet of gross floor area; plus
minimum of 2 enclosed vehicle storage spaces for emergency services, 1 parking space per 250
square feet of gross floor area for government office, and 1 parking space per 1,000-square feet of
gross storage area:
Proposed Parking Spaces: 8-paved parking spaces (phase 1), 42-gravel parking spaces (phase 1), 19-
paved parking spaces (future phase)
Required Parking Spaces: 32 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Emergency Services," "Government Office" and "Storage")
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M. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building that will to be utilized as a shared government
office and emergency services building. The site will also include a live fire training tower.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately thirty one foot (3 V) high two-story government office and
emergency services building and a forty-one foot tall (41') live fire training tower.
Gross Floor Area of Proposed Buildings:
The proposed government office and emergency services building is approximately 18,340-square feet.
On and Off -Site Circulation:
A 3,802-square foot (approximately) paved parking lot on the north side of the building provides
parking for vehicles using this site. An 8,441-square foot (approximately) paved parking lot on the west
side of the building is proposed to be installed in a future phase and will provide parking for vehicles
using this site. One 31-foot wide driveway is located on the west property line and provides access to
the paved parking lots and to the gravel area on the east side of the building from North Horseshoe
Bend Road.
N. BUILDING DESIGN FEATURES:
Proposed Building Design: Prairie School
Roof. Metal (Galvalume)
Walls: Metal (Cool Desert Beige, Cool Marsh Green, Cool Harvest Brown), stone veneer (Creative
Mines Alpaca Craft)
Windows/Doors: Aluminum (Dark Bronze), glass (Clear), Hollow metal (Beige)
Fascia/Trim: Metal (Dark Bronze)
O. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees on site.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed on the east side of the pathway within the buffer area along North
Horseshoe Bend Road.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation is required.
Transition Zones: N/A
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Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping:
8% minimum interior landscaping is required, 10% is proposed. (paved parking).
10% minimum interior landscaping is required, 0% is proposed (gravel parking).
P. TRASH ENCLOSURES:
A 30-yard dumpster is proposed to be utilized for the site. The applicant is proposing to store the
dumpster behind the building within the fenced area, and the dumpster will be screened by the building
and perimeter landscaping. No enclosure is proposed.
Q. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The ground mounted mechanical
units are proposed to be screened by the building and perimeter landscaping. No roof mounted
mechanical units are proposed and none are approved.
R. OUTDOOR LIGHTING:
A lighting plan showing the style, color, location, height, illumination type, and wattage of site and
building lightings has been received 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 is required to be
submitted for the approval of signs proposed on this building and on the site.
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 known.
Evidence of Erosion — None known.
Fish Habitat — None known.
Floodplain — None known.
Mature Trees — None known.
Riparian Vegetation — None known.
Steep Slopes — None known.
Stream/Creek — None known.
Unique Animal Life — None known.
Unique Plant Life — None known.
Unstable Soils — None known.
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Wildlife Habitat — None known.
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.
Central District Health
Department of Environmental Quality
Eagle Fire 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:
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
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i. Will have signs, if proposed, that are harmonious with the architectural design of the building
and the adjacent buildings, and will not cover or detract from desirable architectural features.
THE DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFF
ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT
AS PART OF THE DESIGN REVIEW BOARD'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted May 12, 2026), designates this site as the following:
Public/Semi-Public
Intended primarily for the development of such uses as golf courses, parks, recreation facilities,
greenways, schools, cemeteries, and public service facilities such as government offices. Support
activities may also be permitted.
All development within this land use is encouraged to be designed to accommodate the different needs,
interests, and age levels of residents in matters concerning both recreation and civil activities.
The public/semi-public land use designation is not a residential land use designation. When a project
or development is designed that contains or is adjacent to land holding a public/semi-public land use,
this land will not be included when calculating the allowable residential density.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-1-2: Rules and Definitions:
EMERGENCY SERVICES: Provision of emergency medical care transportation, fire protection
and police protection, including incidental storage and maintenance and parking of emergency and
emergency related vehicles.
GOVERNMENT OFFICES: Administrative, clerical, or public contact offices of a government
agency, including postal facilities, together with incidental storage and maintenance of vehicles.
• Eagle City Code Section 8-2-3: Schedule of District Use Regulations:
P — Permitted Use
Land Uses
Districts
PS
Emergency Services
P
Government building, offices
P
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi -family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
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• Eagle City Code Section 8-2A-6(B)(1): Exterior walls and soffits:
k. Metal: Metal siding shall be anodized, shall have a concealed fastener system, shall have a
factory finish or equivalent, and shall include special design treatments to enhance its
appearance. These treatments may include brick or masonry wainscot treatments along exterior
walls and accent colored metals.
Metal siding is prohibited on the portion of any building facing a road. This includes sections
within the front facade that may be perpendicular to the road but within the face of the building
oriented toward the road.
Metal siding shall also be prohibited in the DDA, TDA, CEDA design review overlay district
areas.
It is not the intent of these metal siding requirements and prohibitions to inhibit creative and
innovative architecture. Therefore, alternative building designs that utilize metal, not
specifically meeting the requirements herein, may be permitted where the applicant shows, and
the City Council finds that the metal is: architecturally compatible with surrounding buildings;
architecturally compatible with other nonmetal buildings in the area; attractively landscaped
when feasible; and is designed to equal or exceed the city requirement to eliminate the stark
utilitarian look intended to be prevented by this subsection.
• Eagle City Code Section 8-2A-6(B)(2): Roofs:
e. Metal; standing seam, batten seam (concealed fasteners required);
Metal, standing seam/batten seam is prohibited on mansard roof sections facing a road.
• Eagle City Code Section 8-2A-6(B)(3): Fences:
e. Dog ear cedar, fir, chain link, barbwire, razor wire, and similar high maintenance and/or
unsightly fencing is prohibited. However, powder coated chain link fencing may be permitted
for use on school sites.
• Eagle City Code Section 8-2A-6(B)(6): Architectural appurtenance and building height restrictions:
a. All buildings, spires, poles, antennas, steeples, towers, and any other such structures shall be
limited to a maximum height of forty feet (40') within the DDA and TDA and thirty five feet
(35') in all other locations. Additional height may be permitted if a conditional use permit is
approved by the city council.
• Eagle City Code Section 8-2A-6(B)(7): Enclosed trash and recycle receptacle areas:
All commercial and multi -family developments shall provide for trash and recycle services and
shall include an enclosed area for the storage of trash and recycle receptacles. The area shall be
screened in accordance with section 8-2A-7J of this article. A waiver of this section may be
approved for small businesses that utilize ninety six (96) gallon or smaller trash and recycle
receptacles provided the containers are stored indoors or are otherwise screened from view with
the use of a screen wall and landscaping.
• Eagle City Code Section 8-2A-7(K): Parking Lot Landscaping:
Visual Impact: Landscaping shall be provided to minimize the visual impact of off street
parking:
Parking should be located to the side and rear of buildings and shall be screened so that it does
not dominate the streetscape. Fences, hedges, berms, and landscaping may be used to screen
parking areas (chainlink fencing shall not be permitted). In the design of large parking areas,
arrange bays of parking spaces to be separated by landscaping. When parking lots occur on
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sloping terrain, step the parking lots to follow the terrain rather than allowing the lot surface
to extend above natural grade.
4. Parking Lot Interior Landscaping:
a. Calculated Amount: Interior parking lot landscaping shall be required on any parking lot
with ten (10) spaces and above. The required amount of landscaping is based on a sliding
scale, as follows:
Total Number
Of Spaces
Percent Of Total Area Of A Lot That Must Be An Interior
Landscaped Area
51+
10 percent
b. Additional Requirements:
(1) No interior planter shall be less than five feet (5) in any dimension.
(2) No parking space shall be more than sixty feet (60') from an interior landscaped area.
(5) A terminal island for a single row of parking spaces shall be landscaped with at least
one tree and shrubs, ground cover, or grass. A terminal island for a double row of
parking spaces shall contain not less than two (2) trees and shrubs, ground cover, or
grass.
• Eagle City Code Section 8-2A-6(M): Parkway Strips, Separated Sidewalks, And Street Trees:
1. Except as may otherwise be required within the DDA, TDA, CEDA, and DSDA sidewalks shall
be separated from the curb along all streets. An eight foot (8) wide minimum parkway planter
strip planted with shade class (class H) trees shall be required between the sidewalk and street
to provide a canopy effect over streets.
2. In all required applications, excluding residential developments, one street tree, selected from
the approved tree list in subsection Q of this section, shall be planted per thirty five (35) linear
feet of street frontage.
• Eagle City Code Section 8-4-3: Design and Maintenance:
A. Paving: The required number of parking and loading spaces as set forth in this chapter, together
with driveways, aisles and other circulation areas, shall be improved with material such as
asphalt or concrete, to provide a durable and dust free surface. Gravel or dirt surfaces shall not
be permitted unless used as part of a home occupation.
C. DISCUSSION:
• The applicant is requesting design review approval to construct an 18,340-square foot, two-story,
government office and emergency services building to be utilized for maintenance, offices, and
classrooms for training. The site will include storage of public works fleet vehicles and a live fire
training tower made up of shipping containers that is proposed to be utilized for training by the
Eagle Fire District. Pursuant to the applicant's justification letter, the government office and
emergency services building is designed to meet the Prairie School style of architecture. The
exterior materials include metal and stone veneer. The building emphasizes strong horizontal
expression, low -profile massing, and a grounded relationship with the surrounding landscape. Staff
defers comment regarding the design, materials, and colors of the government office and
emergency services building to the Design Review Board.
• The building elevations show metal siding with semi -concealed fasteners proposed on all four
sides. The semi -concealed fasteners have exposed fasteners visible on splices in reverse ribs on the
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wall panels. Pursuant to Eagle City Code Section 8-2A-6(B)(1)(k), metal siding is prohibited on
the portion of any building facing a road and all metal siding is required to have concealed fasteners.
However; metal siding may be permitted on portions of any building facing a road if the City
Council finds that the metal is: architecturally compatible with surrounding buildings;
architecturally compatible with other nonmetal buildings in the area; attractively landscaped when
feasible; and is designed to equal or exceed the city requirement to eliminate the stark utilitarian
look intended to be prevented.
If the associated conditional use permit application (CUP-2026-13) is approved as proposed, the
building elevations showing metal siding facing a road and all metal siding with semi -concealed
fasteners are approved.
• The building elevations show metal roofing with semi -concealed fasteners, with exposed fasteners
visible on splices between roof panels. Pursuant to Eagle City Code Section 8-2A-6(B)(2)(c), metal
roofing is required to have concealed fasteners.
If the associated conditional use permit application (CUP-2026-13) is approved as proposed, the
building elevations showing metal roofing with semi -concealed fasteners is approved.
• The site and landscape plan show wrought iron fencing chain link fencing proposed along the
north, east, and south boundaries of the site. Pursuant to Eagle City Code Section 8-2A-6(B)(3)(e),
chain link fencing is prohibited unless used on a school site.
If the associated conditional use permit application (CUP-2026-13) is approved as proposed, the
chain link fencing shown along the north, east, and south boundaries of the site is approved.
• The proposed live fire training tower height is 41-feet tall. Pursuant to Eagle City Code Section 8-
2A-6(B)(6), the maximum height is 35-feet unless additional height is permitted if a conditional
use permit is approved by the City Council.
If the associated conditional use permit application (CUP-2026-13) is approved as proposed, the
live fire training tower height of 41-feet is approved.
• The applicant is proposing to utilize a mobile trash receptacle that will be located within the fenced
area of the site. The applicant is not proposing to install an enclosure or landscaping around the
trash receptacle. Pursuant to Eagle City Code Section 8-2A-6(B)(7) and 8-2A-7(J)(2)(c), a trash
and recycle enclosure is required and screened from view with landscaping.
If the associated conditional use permit application (CUP-2026-13) is approved as proposed, the
trash receptacle proposed within the fenced area of the site and not located within an enclosure
buffered with landscaping is approved.
• The site and landscape plan show eight (8) paved parking spaces are proposed with the first phase
of this project, with 19 additional paved parking spaces to be constructed in a future phase, for a
total of 27 paved parking spaces proposed at the facility. Forty-two (42) additional parking spaces
for staff and fleet vehicles are proposed in the gravel lot south of the principal building and live fire
training tower. Pursuant to Eagle City Code Section 8-4-3(A), parking areas are required to be
improved with material such as asphalt or concrete, to provide a durable and dust free surface.
Pursuant to Eagle City Code Section 8-2A-7(K)(4)(a-b), no parking space should be more than 60-
feet from an interior landscaped area, and interior landscaping and terminal islands are required.
If the associated conditional use permit application (CUP-2026-13) is approved as proposed, the
site and landscape plan showing a gravel parking area south of the government office and
emergency services building and live fire training tower and no interior landscaping is approved.
• The site currently has sod between the existing 8-foot wide pathway and roadway along North
Horseshoe Bend Road. The landscape plan shows street trees proposed every 35-feet located on
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the east side of the pathway (approximately 38-feet to 55-feet from the roadway) and not within
the parkway strip due to existing power lines.
IN.
Pursuant to Eagle City Code Section 8-2A-7(M), street trees are required to be installed every 35-
feet within the 8-foot wide parkway strip between the sidewalk and roadway. Staff defers comment
regarding the location of the street trees to the Design Review Board.
The applicant has provided two site and landscape plans showing the current phase (phase 1)
proposed and future phase (phase 2). Phase 1 includes the government office and emergency
services building, live fire training tower, 8-paved parking spaces, landscaping outside of the
fenced area, gravel surface in the fenced area, training grounds, tree farm area, and fencing. Phase
2 includes 19-paved parking and additional buildings within the fenced area. A design review
application will be required to be reviewed and approved for all future buildings.
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 August 13, 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 recommends the building elevations be revised to include architectural interest such as
planar change, additional colors, and additional building materials as required within site specific
condition no. 17.
• The Board recommends approval of not requiring a trash enclosure provided designated locations for
the enclosure are identified and additional screening is provided with perimeter landscaping and fencing
as recommended within modified site specific condition no. 6.
• The Board recommends the metal roofing and metal siding be required to have concealed fasteners as
required by Eagle City Code within modified site specific condition nos. 2 and 3.
• The Board recommends an alternative fence material instead of the chainlink fencing on the north,
south, and east property lines within modified site specific condition no. 4.
• The Board is in favor of the gravel parking lot within the fenced area due to the parking being
temporary and future buildings shown in this location.
• The Board is in favor of the live fire training tower design as it's a public safety building and not
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within the design review guidelines. The Board recommends the color of the handrails on the tower
be harmonious with the colors of the government office and emergency services building.
• The Board is in favor of the proposed height of the live fire training tower due to it being needed to
provide real world training on different heights of buildings.
• The Board is in favor of the location of the street trees on the east side of the sidewalk along North
Horseshoe Bend Road due to the location of power lines.
BOARD DECISION:
The Board voted 3 to 2 (Milian and Greer Nay; Murphy absent) to recommend approval of DR-2026-56 for
a design review application for a government office and emergency services building, with the following
staff recommended site specific conditions of approval and standard conditions of approval with text shown
with underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of CUP-2026-13.
2. If the associated conditional use permit application (CUP-2026-13) is approved as proposed, the
building elevations showing metal siding facing a road and all metal siding with semi -concealed
fasteners is approved.
-OR-
Provide revised building elevations showing the metal siding to have concealed fasteners. The revised
building elevations shall be reviewed and approved by staff and two members of the Design Review
Board prior to the issuance of a zoning certificate.
3. If the associated conditional use permit application (CUP-2026-13) is approved as proposed, the
building elevations showing metal roofing with semi -concealed fasteners are approved.
-OR-
Provide revised building elevations showing the metal roofing to have concealed fasteners. The revised
building elevations shall be reviewed and approved by staff and two members of the Design Review
Board prior to the issuance of a zoning; certificate.
4. If the associated conditional use permit application (CUP-2026-13) is approved as proposed, the chain
link fencing shown along the north, east, and south boundaries of the site is approved.
-OR-
Provide a revised fencing plan showing an alternative material for the chain link fencing proposed on
the north, east, and south property lines. The revised fencing plan and fence material shall be reviewed
and approved by staff and two members of the Design Review Board prior to the issuance of a zoning
certificate.
5. If the associated conditional use permit application (CUP-2026-13) is approved as proposed, the live
fire training tower height of 41-feet is approved.
6. If the associated conditional use permit application (CUP-2026-13) is approved as proposed, the trash
receptacle proposed within the fenced area of the site and not located within an enclosure buffered with
landscaping is approved.
-OR-
Provide a revised site plan identifying the location within the fenced area where the trash enclosure
may be located. Provide a revised landscape plan showing trash enclosure screening with the addition
of berming or landscaping adjacent to the perimeter of the site. The revised site plan and landscape plan
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shall be reviewed and approved by staff and two members of the Design Review Board prior to the
issuance of a zoning certificate.
7. If the associated conditional use permit application (CUP-2026-13) is approved as proposed, the site
and landscape plan showing a gravel parking area south of the government office and emergency
services building and live fire training tower and no interior landscaping is approved.
8. A design review application shall be required for all fixture buildings and the additional training pads
identified on the site plan, date stamped by the City on June 24, 2026.
9. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
10. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
11. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
12. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
13. No rooftop mechanical units are proposed with this application and none are approved.
14. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
15. No signs are proposed with this application and none are approved.
16. Provide revised building elevations showing the building to have planar change, additional color
options and additional materials to provide architectural interest. The revised building elevation shall
be reviewed and approved by staff and three members of the Design Review Board prior to the issuance
of a zoning certificate.
17. Provide a revised landscape plan showing additional landscaping around the perimeter of the site to
screen the fenced area from view. The revised landscape plan shall be reviewed and approved by staff
and two members of the Design Review Board prior to the issuance of a zoning certificate.
18. Provide a revised detail of the live fire training tower showing the handrail color to be harmonious with
the color of the government office and emergency services building. The revised details shall be
reviewed and approved by staff and one member of the Design Review Board prior to the issuance of
a zoning certificate.
19. Provide a physical sample of the stone veneer proposed on the west building elevation. The sample
shall be reviewed and approved by staff and one member of the Design Review Board prior to the
issuance of a zoning_ certificate.
20. The landscape plan date stamped by the City on July 26 2026 showing street trees located on the east
side of the sidewalk along North Horseshoe Bend Road are approved.
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.
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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.
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
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irrigation district, canal company, ditch association, or other irrigation entity associated with such ditch,
pipe or other structure, or canal. The applicant shall submit a copy of the written approval from the
irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the City
Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights
used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining
property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle Fire
Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the
City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The
letter shall include the following comments and minimum requirements, and any other items of concern
as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
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.
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17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those required
by the above conditions, will require submittal of an application for modification and approval of that
application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Use, or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations", and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application, shall require the applicant to submit
a Zoning Permit application to the City and comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the City of Eagle of its intent to changes the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City Code
(one year from approval date).
26. All ground -mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
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CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-2026-56) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and a government office and emergency services building is permitted with
the approval of a design review application within the PS (Publice/Semi-public) zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed building is designed to complement the
general vicinity with the addition architectural interest required within site specific condition no.
17;
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 parking spaces located adjacent to
the building and additional parking spaces provided within the fenced area for use by the City of
Eagle and Eagle Fire District;
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
site has been designed to reduce the visual impact from adjacent uses and additional landscape
screening required within site specific condition no. 19;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the building has
been designed with colors to be harmonious with the surroundings;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed building is under the allowable 35-feet maximum height and the
live fire training tower shown at 41-feet (if approved with CUP-2026-13) is behind the building
helping to screen the tower from view;
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 an existing
pathway along North Horseshoe Bend Road and vehicle 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; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the building, and will not cover nor detract from
desirable architectural features.
Regulatory Takings Analysis Notice: Applicant has the right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
DATED this 27"' day of August 2026.
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DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada Co ah
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Walter Lindgren, Chairman
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