Findings - 2026 - DR-2026-69 - Two restaurant buildings, an office building, and live entertainment events at Woodstone at the FlatsBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR TWO RESTAURANT )
BUILDINGS, AN OFFICE BUILDING, AND LIVE )
ENTERTAINMENT EVENTS AT WOODSTONE )
AT THE FLATS FOR PIEDRA FAMILIA, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2026-69
The above -entitled design review application came before the Eagle Design Review Board for their action
on September 10, 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:
Piedra Familia, LLC, represented by James Marsh with CSHQA, Inc., is requesting design review
approval for two restaurant buildings (3,312-SF and 6,240-SF), one office (business and professional)
building (3,222-SF), and live entertainment events with associated structures (restroom facility [322-
SF] and open air pavilion [1,030-SF]) at Woodstone at The Flats. The 5.00-acre site is located on the
west side of State Highway 16 approximately 1,290-feet north of the intersection of State Highway 16
and West Beacon Light Road at 3705 North Highway 16.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on July 28, 2026. Revised information was
received by the City on September 1, 2026 (updated landscape plan, tree mitigation plan, phasing plan,
and building elevations).
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on August 6, 2026, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On December 18, 2007, the City Council approved an annexation and rezone from RUT (Rural -Urban
Transition — Ada County designation) to MU-DA (Mixed Use with a development agreement) for
CHM Development (A-2007-04/RZ-2007-04).
On March 26, 2024, the City Council approved a development agreement modification (development
agreement in lieu of a PUD) and preliminary plat applications for Flats Sixteen Subdivision, a 109-lot
(94-buildable [59 single-family, 35 single-family attached], 1-commercial, 14-common) mixed use
subdivision (RZ-2007-04-MOD 1 /PP-2022-01).
On November 12, 2024, the City Council approved a design review application for the common area
landscaping within River Birch Subdivision (formerly known as Flats Sixteen Subdivision) (DR-2024-
41).
On November 12, 2024, the City Council approved a design review application for one subdivision
entry monument sign for River Birch Subdivision (formerly known as Flats Sixteen Subdivision) (DR -
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2024-42).
On November 12, 2024, the City Council approved a design review application for seven townhome
buildings (35-units) within River Birch Subdivision (formerly known as Flats Sixteen Subdivision)
(DR-2024-43).
On June 9, 2026, the City Council approved a conditional use permit application to permit Live
Entertainment Events for Woodstone at the Flats (CUP-2025-11).
E. COMPANION APPLICATIONS:
A design review sign application for a master sign plan has been submitted (DR-2026-70).
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing
Mixed Use
MU-DA (Mixed Use with a
Vacant (former restaurant
development agreement)
and winery)
Mixed use development
Mixed Use
MU-DA (Residential with a
including restaurant, retail
Proposed
(No Change)
development agreement) (No
(limited), personal
Change)
improvement, and live
entertainment events
North of site
Mixed Use
MU-DA (Mixed Use with a
Future residential
development agreement)
subdivision (Flats Sixteen)
South of site
Mixed Use
MU-DA (Mixed Use with a
Future residential
development agreement)
subdivision (Flats Sixteen)
RUT (Rural Urban Transition
State Highway 16 and flex
East of site
Large Lot Residential
— Ada County Designation)
space with accessory
buildings
West of site
Mixed Use
MU-DA (Mixed Use with a
Future residential
development agreement)
subdivision (Flats Sixteen)
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 or is not located within the Wildland-Urban Interface Overlay District.
I. URBAN RENEWAL AREA:
The site not located within the Urban Renewal Area.
J. EXISTING SITE CHARACTERISTICS:
There are five (5) existing buildings (a restroom facility, a former restaurant, a former winery/banquet
hall, an office building, and a pavilion). A large open area with the pavilion is located to the southwest
of the existing buildings. There is an existing parking area that is located north of the existing buildings.
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K. SITE DATA:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
5.00-acres (217,800-SF)
5.00-acres (as limited by the
development agreement)
Percentage of Site Devoted
to Building Coverage
5% (approximately)
50% (maximum)
Percentage of Site Devoted
to Landscaping
65% (approximately)
10% (minimum)
Number of Parking Spaces
146-parking spaces
144-parking spaces (minimum)
Front Setback (North)
32-feet*
20-feet (minimum)
Rear Setback (South)
74-feet*
20-feet (minimum)
Side Setback (East)
45-feet*
20-feet (minimum) (street side)
Side Setback (West)
95-feet*
20-feet (minimum) (street side)
*Note: Setbacks measured from the perimeter of the property to the closest building.
L. PARKING ANALYSIS:
TYPE OF
OFF-STREET
BUILDING/USE
PARKING
REQUIRED
USE
PARKING
SIZE OR
FACTOR
TOTAL
PARKING
REQUIREMENT
QUANTITY
SPACES
Restaurant —
1 space per 150 sq.
3,312 sq. ft.
x 150
= 22
= 22 Parking
Craft Kitchen
ft.
spaces
Restaurant —
1 space per 150 sq.
6,240 sq. ft.
x 150
= 41.6
= 42 parking
Woodstone 99
ft.
spaces
Office,
Business and
1 space per 250 sq.
3,222 sq. ft.
x 250
= 12.8
= 13 parking
Professional
ft
spaces
p
Live
200 guest
Entertainment
(proposed
= 67 parking
Events -The
1 for each 3 seats
x 3
= 66.6
Woodstone
maximum
spaces
Grounds
capacity)
*Additionally, minimum ADA parking stall quantities, striping, and signage
=144 Total
requirements may be required in accordance with Idaho Building Code - Chapter 11
Parking
"Accessibility".
Spaces
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M. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
There are five existing buildings on the site.
Restaurant — Craft Kitchen
First floor existing -
First floor addition -
Total -
2,572-square feet
740-square feet
3,312-square feet
28-feet high, single story
Restaurant — Woodstone 99
First Floor existing - 3,402-square feet
Second Floor existing — 656-square feet
Total Existing - 4,058-square feet
First Floor addition — 2,182-square feet
Total - 6,240-square feet
26-feet high, two story
Office
First Floor existing - 1,850-square feet
Basement existing - 1,372-square feet
Total - 3,222-square feet
19-feet high, single story with a basement
Open Air Pavilion
Total Covered area - 1,030-square feet
Restroom Facility
Total Area - 322-square feet
On and Off -Site Circulation:
A 60,000-square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 25-foot wide driveway is located on the north property line, approximately 240-feet west of State
Highway 44, providing access to Glenora Street. One 24-foot wide driveway is located on the west
property line, approximately 150-feet south of Glenora Street, providing access to Perlette Way.
N. BUILDING DESIGN FEATURES:
Proposed Building Design: Craftsman
Restaurant — Craft Kitchen
Roof- Metal (Black Standing Seam with Concealed Fastener)
Walls: Board and Batten (Benjamin Moore — White Dove), Stone (Texas Rubble — Summer Cottage)
Windows/Doors: Metal (Black Anodized)
Fascia/Trim: Metal (Black)
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Restaurant — Woodstone 99
Roof. Metal (Black Standing Seam with Concealed Fastener)
Walls: Board and Batten (Sherwin Williams — Iron Ore (SW7069)), Stone (Texas Rubble — Summer
Cottage)
Windows/Doors: Metal (Black Anodized)
Fascia/Trim: Metal (Black)
Office
Roof. Metal (Black Standing Seam with Concealed Fastener)
Walls: Board and Batten (Benjamin Moore — White Dove)
Windows/Doors: Metal (Black Anodized)
Fascia/Trim: Metal (Black)
Open Air Pavilion
Roof. Metal (Black Standing Seam with Concealed Fastener)
Walls: Board and Batten (Sherwin Williams — Iron Ore (SW7069))
Fascia/Trim: Metal (Black)
Restroom Facility
Roof. Asphalt (Dark Gray)
Walls: Board and Batten (Sherwin Williams — Iron Ore (SW7069))
Fascia/Trim: Metal (Black)
O. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:
There are 90 trees located around the existing buildings and throughout the site. The applicant is
proposing to retain 52 of the existing trees and 38 of the trees are proposed to be removed.
Below is a complete list of the existing trees on the site that are proposed to be removed or retained.
Tree
#
Tree Specie
Caliper/
Height
Condition
Remove/
Retained
Replacement
Inches/Feet per
ECC
Arborist Report Phase 1 Appendix
10
Austrian Pine
91
Good
Remove
,
9
11
Austrian Pine
16'
Good
Remove
16'
12
Austrian Pine
13.5'
Good
Remove
13.5'
13
Austrian Pine
ill
Good
Remove
ill
14
Colorado Spruce
6'
Fair
Remove
6'
15
Austrian Pine
14.5'
Good
Remove
14.5'
16
Norway Spruce
5.5'
Good
Remove
5.5'
17
Austrian Pine
13.5'
Good
Remove
13.5'
18
Austrian Pine
14'
Good
Remove
14'
19
Crabapple
12"
Fair
Remove
12"
20
Austrian Pine
ill
Good
Remove
11'
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37
Austrian Pine
24'
Good
Remove
24'
38
Scotch Pine
19'
Poor
Remove
0'
39
Colorado Spruce
18'
Good
Retain
0'
Arborist Report Phase 2 Appendix
1
Plum
20.5"
Fair
Remove
20.5"
2
Bradford Pear
7"
Poor
Remove
0"
3
Bradford Pear
6.5"
Poor
Remove
0"
4
Blue Spruce
18'
Fair
Retain
0'
5
Colorado Spruce
12'
Poor
Remove
0'
6
Cottonwood
21.25"
Fair
Retain
0"
7
Blue Spruce
18.5'
Fair
Remove
18.5'
8
Blue Spruce
13'
Fair
Remove
13'
9
Blue Spruce
18'
Fair
Remove
18'
10
Blue spruce
13'
Fair
Remove
13'
11
Corkscrew Willow
22.25"
Fair
Retain
0"
12
Corkscrew Willow
22"
Poor
Remove
0"
13
Corkscrew Willow
25"
Poor
Remove
0"
14
Norway Maple
4"
Fair
Retain
0"
15
Plum
18"
Fair
Remove
18"
16
Norway Maple
4.5"
Fair
Retain
0"
17
Willow
16"
Poor
Remove
0"
18
Plum
20.15"
Fair
Retain
0"
19
Plum
16.15"
Fair
Retain
0"
20
Red Maple
14"
Poor
Remove
14"
21
Norway Maple
18"
Good
Retain
0"
22
Green Ash
12"
Fair
Retain
0"
23
Norway Maple
17"
Fair
Retain
0"
24
Green Ash
20.5"
Fair
Retain
0"
25
Red Maple
14"
Fair
Retain
0"
26
Green Ash
15"
Fair
Retain
0"
27
Red Maple
15.5"
Good
Retain
0"
28
Freeman Maple
16"
Fair
Retain
0"
29
Corkscrew Willow
30"
Fair
Retain
0"
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30
Siberian Elm
23.5"
Poor
Remove
0"
31
Green Ash
16"
Fair
Retain
0"
32
Bradford Pear
10"
Poor
Remove
10"
33
Big Leaf Linden
7"
Fair
Retain
0"
34
Blue Spruce
12'
Good
Retain
0'
35
Limber Pine
32'
Fair
Retain
0'
36
White Birch
8.5"
Fair
Retain
0"
37
White Birch
11.5"
Fair
Retain
0"
38
White Birch
13"
Fair
Retain
0"
39
White Birch
8.15"
Poor
Remove
8.15"
40
White Pine
45"
Good
Retain
0"
41
Blue Spruce
22'
Poor
Remove
22'
42
Colorado Spruce
18'
Good
Retain
0'
43
River Birch
23.85"
Fair
Retain
0"
44
River Birch
23"
Fair
Retain
0"
45
River Birch
21.3"
Fair
Retain
0"
46
Cypress
40'
Fair
Retain
0'
47
White Pine
45'
Fair
Retain
0'
48
Cottonwood
12"
Fair
Retain
0"
49
Scotch Pine
25"
Fair
Retain
0"
50
Honey Locust
6.5"
Fair
Retain
0"
51
Plum
6.5"
Poor
Remove
6.5"
52
Weeping White Pine
30'
Fair
Retain
0'
53
Cherry
15.15"
Fair
Retain
0"
54
Honey Locust
6.5"
Poor
Remove
6.5"
55
Norway Maple
9.5"
Poor
Remove
9.5"
56
Cherry
10.5"
Poor
Remove
10.5"
57
Green Ash
13"
Fair
Retain
0"
58
Norway Maple
10"
Poor
Remove
10"
59
Scotch Pine
40'
Fair
Retain
0'
60
Juniper
25'
Fair
Retain
0'
61
Juniper
27'
Fair
Retain
0'
62
Juniper
30'
Fair
Retain
0'
63
Juniper
23'
Fair
Retain
0'
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64
Austrian Pine
27'
Fair
Retain
0'
65
Douglas Fir
30'
Fair
Retain
0'
66
Blue Spruce
24'
Fair
Retain
0'
67
Austrian Pine
38'
Good
Retain
0'
68
Juniper
28'
Fair
Retain
0'
69
Juniper
27'
Fair
Retain
0'
70
Colorado Spruce
27'
Fair
Retain
0'
71
Blue Spruce
27'
Good
Remove
27'
72
Juniper
26'
Fair
Remove
26'
73
Scotch Pine
42'
Fair
Remove
42'
74
Scotch Pine
46'
Fair
Retain
0'
75
Scotch Pine
30'
Fair
Retain
0'
76
Bradford Pear
8"
Fair
Retain
0"
77
Scotch Pine
40'
Fair
Retain
0'
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 on site
Total caliper inches to be retained
Total caliper inches of tree removed from the site
710.75" total
123.65" (retain)
587.1" (poor/fair)
Total height of trees on site
Total height of trees to be retained
Total height of tree removed from the site
1,033.5'
480.5' (retain)
553' (poor/fair)
Tree Replacement Calculations:
The applicant is not proposing to mitigate any of the trees being removed from the site. The landscape
architect states on Sheet L1.2, date stamped by the City on September 1, 2026, the existing site is
extensively forested and in several locations already overcrowded. See discussion on Page 14 for more
information.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along Glenora Street and Perlette Way.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
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b. Interior Landscaping: 10% interior landscaping is required, I I% is proposed.
P. TRASH ENCLOSURES:
One (1) 200-square foot trash enclosure is proposed to be located near the southeast corner of the site.
The enclosure is proposed to be constructed of Split Face CMU walls and metal gates; all of which will
match the materials and colors used in the construction of the building.
Q. MECHANICAL UNITS:
The applicant is proposing to use a combination of both roof and ground mounted mechanical units on
the buildings that are to be used as restaurants. The office building will have ground mounted
mechanical units. The roof mounted mechanical units are proposed to be screened by parapet walls
and roof systems. The ground mounted mechanical units will be screened from view by screen walls.
R. OUTDOOR LIGHTING:
A site and parking lot light plan showing style, location, height, illumination type and wattage was
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 (DR-2026-70) has
been submitted for the approval of a master sign plan for signs proposed on the buildings and on the
site.
T. PUBLIC SERVICES AVAILABLE:
The site is served by the Star Fire District. The property will be connected to central services provided
by the Star Sewer and Water 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
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
X. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
An environmental assessment is not required for this application.
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Y. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Ada County Highway District
Department of Environmental Quality
Eagle Fire Department
Eagle Sewer District
Z. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions, if any, that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator, Design Review Board, or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
c. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district;
d. Will not interfere with the visual character, quality, or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
e. Will have facades, features, and other physical improvements that are designed as a whole,
when viewed alone as well as in relationship to surrounding buildings and settings;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
g. Will provide safe and convenient access to the property for both vehicles and pedestrians
through patterned traffic circulation and connectivity to abutting development;
h. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly
and walkable environment in balance with protecting a viable commercial center in the area;
and
i. Will have signs, if proposed, that are harmonious with the architectural design of the building
and the adjacent buildings, and will not cover or detract from desirable architectural features.
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:
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Mixed Use
Areas designated as Mixed Use should include a balanced combination of residential, limited
commercial, and employment -generating uses. Residential uses should range between 30% (minimum)
and 70% (maximum) of the uses within the site with densities up to 16 units per acre (density will be
determined on a site -by -site basis). Standalone single -use developments (e.g., exclusively residential
or commercial) should be discouraged within the Mixed Use designation unless part of an approved
phased development. Uses should complement and not take away from downtown Eagle. Development
within this land use designation should be required to proceed through the rezone with a development
agreement and a PUD process. See the planning area text for a complete description of site specific
uses.
B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
3.7 Owner shall comply with all parking requirements pursuant to City of Eagle Title 8, Chapter 4
C. CONDITIONAL USE PERMIT PROVIDIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
6. The applicant shall submit a design review application including site and landscape plans showing
any existing and proposed landscaping, trash receptacle storage location, site lighting, and parking
lot specifications, any proposed buildings to be on the site. The design review application shall be
approved prior to issuance of a notice to proceed with construction.
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-7(C): 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.
c. Unless it is determined by the city that replacement is necessary to preserve and/or restore
riparian and wildlife habitat, removal of the following trees shall not otherwise require
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replacement: black locust, poplar, cottonwood, willow, tree of heaven, elm, and silver
maple. Trees which 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.
• Eagle City Code Section 8-2A-7(0): Alternative Methods of Compliance:
1. Tree Fund: Persons applying for an alternative method of compliance for relief from
regulations that require all existing trees to remain on site may elect to make a financial
contribution to the Eagle city tree fund in lieu of retaining all trees on site. The condition(s)
which warrants the need for the tree fund alternate method of compliance shall be specified in
the application submitted under subsection 02 of this section. If the application is approved,
the amount to be contributed by the applicant will be based upon the total caliper inches of
deciduous tree(s) removed from the site and the total vertical feet of coniferous trees removed
from the site. Cost per caliper inch for deciduous trees and cost per vertical foot for coniferous
trees shall be determined by resolution of the city council. The applicant shall have the right to
review and consider the value determination, and following said review, to reapply for other
alternative methods of compliance, without prejudice, in accordance with subsection 02 of this
section.
• Eagle City Code Section 8-4-2: 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.
E. DISCUSSION:
The applicant is requesting design review approval to modify three existing buildings into
restaurant and office buildings and the site into a live entertainment events facility. The project is
to be completed in three phases. Phase one, the applicant is proposing to rebuild the
southeasternmost structure, that was partially destroyed by a fire in 2023, into a 3,222-square foot,
single story, with basement, office building. Phase one also includes extending a compacted gravel
drive aisle to the office building and constructing a temporary compacted gravel fire truck turn
around to the south of the office building.
Phase two, the Woodstone 99 restaurant building will have exterior modifications made and a
2,182-square foot building addition added to the 4,058-square foot, two story building for a total
of 6,240-square feet. The exterior of the Crafted Kitchen will be modified with new siding, stone,
and roofing and a 740-square foot addition. During phase two, all the parking, drive aisles,
landscape buffers and landscape islands will be constructed and installed. Additionally, the
restroom and open air pavilion will be updated with new paint and roofing. Upon the completion
of phase two, the live entertainment events will begin.
Phase three, the interior of the Crafted Kitchen building will be completed creating a 3,312-square
foot restaurant facility.
The applicant's justification letter states the buildings are being designed to comply with the
Craftsman Style of architecture. The buildings will feature board and batten siding, stone
chimneys, and metal roofing. The Crafted Kitchen restaurant and office buildings will utilize white
siding with black trim and accents, while the Woodstone 99 restaurant building will utilize black
siding to provide contrast and visual interest across the site. Staff defers comment regarding the
building design, colors, and materials to the Design Review Board.
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The proposed buildings should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 8-2A-13(13)(2)(d)&(e), the proposed buildings should be
designed to not interfere with the visual character, quality or appearance of the surrounding area
and City, and where possible, enhance the continuity of thematically common architectural
features, and will have facades, features, and other physical improvements that are designed as a
whole, when viewed alone as well as in relationship to surrounding buildings and settings. Staff
defers comment of the proposed buildings regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board.
The applicant is proposing to remove 38 of the 90 trees from the site. The trees being removed
have been identified by the arborist as being in fair to poor condition, growing in conditions that
are overcrowded, have injuries, have been pruned incorrectly, and have dead or dying branches or
canopies. The applicant is not proposing to mitigate for any of the 38 trees being removed from
the site. The total caliper inches of deciduous trees being removed totals 587.1 and the total height
of evergreen trees being removed totals 553. Pursuant to Eagle City Code Section 8-2A-7(C)(1)(a),
existing trees are required to be retained on site 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, removal of Black
Locust, Poplar, Cottonwood, Willow, Tree of Heaven, Elm, and Silver Maple trees do not require
replacement. 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 38 trees to the Design Review Board.
If the City approves the removal of the trees, no additional trees are required.
-OR-
If the City approves the removal of the trees and only requires mitigation for the trees being
removed from the site, the applicant should provide a revised landscape plan showing the addition
of 79, 6-7-foot tall trees and 293, 2-inch caliper trees. 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, the applicant may elect to make a financial
contribution to the tree fund in the amount of $84,455.00 (553-feet X $60/foot and 293-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.
As mentioned above in the first bullet point, the applicant is completing the development in phases.
It is the applicant's goal to have parking areas and drive aisles paved by the completion of the office
building, however, if the office building is completed during the winter months, they are uncertain
whether the pavement will be completed before the office building needs to be occupied. If the
office is completed during the winter months the applicant plans on constructing a compacted
gravel drive aisle from the existing parking area (north of the proposed Crafted Kitchen and
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Woodstone 99 buildings) to the proposed office and constructing a temporary compacted gravel
fire truck turn around to the south of the proposed office. Pursuant to Eagle City Code Section 8-
4-2: 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. If the applicant is unable to pave the parking area, drive
aisles, and fire truck access prior to the completion of the office building, the applicant should be
required to provide a letter from the fire department stating they will accept a compacted gravel
drive aisle and temporary turn around. A surety for the completion of the required parking area
(including but not limited to pavement, drainage, striping, etc.) should be accepted in the amount
of the required improvements multiplied by 150%. The letter from the fire department and surety
should be provided to the city prior to the issuance of a temporary occupancy for the office building.
Through the approval of the conditional use permit, Woodstone Sheds were proposed to be used
for retail sales at events. The Woodstone Sheds are proposed to be 192-square feet and located on
the existing concrete pad that is located near the southwest corner of the outdoor live events area.
To date, no elevations have been provided for The Woodstone Sheds. The applicant should be
required to submit a design review application for The Woodstone Shed structures for review and
approval by the City. The design review application should be reviewed and approved prior to the
issuance of a zoning certificate or these structures being placed/constructed within the
development.
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 September 10,
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 as presented.
• The Board is in favor of no tree mitigation for the removal of the trees from this site based on site
constraints created by the dedication of right of way to Idaho Transportation Department for State
Highway 16. With the dedication of right of way and the location of the existing buildings, the existing
drive aisle must be removed and reconstructed closer to the existing buildings, therefore, requiring the
removal of several trees from the northeastern area of the site. Additionally, the fire department is
requiring a fire access road around the perimeter of the site. Based on the proposed location of the fire
access road and proposed parking, the Board concluded that the applicant has designed the site to
remove the least amount of trees from the site while protecting and retaining all remaining trees.
BOARD DECISION:
The Board voted 3 to 0 (Grubb, Lindgren, and Norton absent) to recommend approval of DR-2026-69 for
a design review application for two restaurant buildings, an office building, and live entertainment events
at Woodstone at the Flats, 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.
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SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-04-07-MOD AND CUP-2025-11.
2. If Me City approves the removal of the trees, no additional trees are required.
-OR-
if the Gi�y approves the r-efaeval ef the tfees a*d enly requires fnitiga4ion fef the trees being r-emove
ftem the site, the appliemt should pr-evide a revised landseape plan shewifig the addition of 79, 6 7
feet tall tfees a -ad 293, 2 ineh ealiper- tmes. The r-evised landseape plan should be r-eviewed an
appr-eved by staff and one member- of the Design ReView Board prior- to s4fnit4a! of the final-pW
ate.
-OR-
if the City appr-eves the removal of the trees, the appheaM may eleet te make a fifianeial eefitr-ibufie
to the tr-ee fund in the-emetmt of $84,453.09(353 feet X $60/fec3't a -ad 293-e-aliper- inehprior- to appr-eval of the final plat appheation.
-OR-
Any other- eembiamien of planting additional tfees on site andler- a eentfibutieft to the tr-ee fund as ma
be appFeved by the City. A revised landseape plan andlef eentr-ibution to the tr-ee ftind should b-e
eeFmneneernent efany eenstruetien/demelition on the site, .,.' iehever- s fifs«
3. If the applicant is unable to pave the parking area, drive aisles, and fire truck access prior to the
completion of the office building, the applicant shall be required to provide a letter from the fire
department stating they will accept a compacted gravel drive aisle and temporary turn around. A surety
for the completion of the required parking area (including but not limited to pavement, drainage,
striping, etc.) shall be accepted in the amount of the required improvements multiplied by 150%. The
letter from the fire department and surety shall be provided to the city prior to the issuance of a
temporary occupancy for the office building.
4. Submit a design review application for The Woodstone Shed structures for review and approval by the
City. The design review application shall be reviewed and approved prior to the issuance of a zoning
certificate or these structures being placed/constructed within the development.
5. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
6. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
7. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
8. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
9. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
10. No signs are proposed with this application and none are approved.
11. The phasing plan, date stamped by the Cityoptember 1, 2026, is 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.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or interested
in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works Construction. A
copy of such written approval and certification shall be filed with the construction drawing and
submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever
occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
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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. Streetlight 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 streetlight 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 streetlight 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.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-2026-69) 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.
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2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and restaurant, office, and live entertainment events are permitted with the
approval of a design review application within the MU-DA (Mixed Use with a development
agreement) zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed buildings are designed to complement
the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the site has been designed with onsite parking;
D. Will not interfere with the visual character, quality, or appearance of the surrounding area and city,
and where possible, enhance the continuity of thematically common architectural features since the
buildings have been designed to meet the Craftsman style of architecture;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the buildings
have been designed to be harmonious with the surrounding buildings;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the buildings do not exceed 35-feet as permitted within Eagle City Code;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site has sidewalk
and pathway connections throughout the site and provides access to the building and public
sidewalks;
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 and residential center in the
area; and
I. As approved with design review application DR-2006-70, all signs will be required to be
harmonious with the architectural design of the building and will not cover nor detract from
desirable architectural features.
Regulatory Takings Analysis Notice: Applicant has a right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
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DATED this 24" day of September 2026.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
JAVGref Vice -Chairman
ATTEST:
Cl
kf� r n
Tracy E. bofn, Eagle City Clerk > ? Cj
rn ° =t . 1—
1.
••.J�f'1 . f�
1, b ••....•0Ho
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