Findings - 2026 - CUP-2000-20-MOD1 - - A modification to the conditional use permit for an enclosed storage building and waivers of Eagle City Code Title 8.BEFORE THE EAGLE PLANNING AND ZONING COMMISSION
IN THE MATTER OF AN APPLICATION FOR )
A MODIFICATION TO THE CONDITIONAL )
USE PERMIT FOR AN ENCLOSED STORAGE )
BUILDING AND WAIVERS OF EAGLE CITY )
CODE TITLE 8 FOR PS MOUNTAIN WEST, )
LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER CUP-2000-20-MOD1
The above -entitled conditional use permit modification application came before the Eagle Planning and
Zoning Commission for their recommendation on September 14, 2026, at which time public testimony was
taken and the public hearing was closed. The Eagle Planning and Zoning Commission, 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:
PS Mountain West, LLC, represented by Kimley-Horn, is requesting a conditional use permit
modification for the construction of a 61,864-square foot enclosed storage building and for waivers
of Eagle City Code Title 8 for Public Storage. The 19.16-acre site is generally located on the east
side of State Highway 55, approximately 0.31-miles north of State Highway 44, at 8785 and 8353
North Horseshoe Bend Road.
B. APPLICATION SUBMITTAL:
A Neighborhood Meeting was held at Eagle City Hall at 6:00 PM, on April 16, 2026, in compliance
with the application submittal requirement of Eagle City Code. The application for this item was
received by the City of Eagle on May 20, 2026. A revised narrative was received by the City on
September 9, 2026.
C. NOTICE OF PUBLIC HEARING:
Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission was
published in accordance with the requirements of Title 67, Chapter 65, Idaho Code and the Eagle
City Code on August 28, 2026. Notice of this public hearing was mailed to property owners in
accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on
August 27, 2026. The site was posted in accordance with the Eagle City Code on September 3,
2026. Requests for agencies' reviews were transmitted on May 28, 2026, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On April 12, 1994, the Eagle City Council approved a conditional use permit and design review
application for the public storage facility (CUP/DR- 1994-0 1).
On March 6, 2001, the Eagle City Council approved a conditional use permit to expand the public
storage facility (CUP-2000-20).
On March 20, 2001, the Eagle City Council approved a design review application for the expansion
of the public storage facility (DR-2000-67).
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On March 19, 2026, the City approved a design review application to change the exterior paint
color of the storage buildings and update the lighting and building identification signage for Public
Storage (DR-2000-67-MOD 1).
E. COMPANION APPLICATIONS:
There are no companion applications associated with this application.
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing
Professional
Office/Business Park
BP (Business Park)
Public Storage facility
Public Storage facility
Proposed
No Change
No Change
with one additional
enclosed storage building
North of site
Professional
BP (Business Park with a
Condominium storage
Office/Business Park
development agreement)
facility
South of site
Commercial
C-3 (Highway Business
Retail (WinCo, Home
District)
Depot, Petco)
Suburban — City of Boise
R-1C (Traditional
Single-family residential
East of site
designation
Residential — City of
(Randall Acres
Boise designation)
Subdivision No. 8)
Single-family residential
West of site
Neighborhood
R-4 (Residential)
(Great Sky Estates
11
Subdivision No. 4)
G. DESIGN REVIEW OVERLAY DISTRICT:
The site is located within the City-wide Design Review Overlay District.
H. URBAN RENEWAL AREA:
This site is not located within an Urban Renewal Area.
I. WILDLAND-URBAN INTERFACE AREA:
This site is not located within the Wildland-Urban Interface Area.
EXISTING SITE CHARACTERISTICS:
The existing Public Storage facility has approximately 225,000 square feet of rentable storage
space, comprised of non -climate controlled drive -up storage and covered and uncovered RV
parking stalls.
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K. SITE DESIGN INFORMATION:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
19.16 acres
No minimum
Percentage of Site Devoted to Building
38% (approximately)
50% (maximum)
Coverage
Percentage of Site Devoted to
13%
10% (minimum)
Landscaping
5 existing spaces
Number of Parking Spaces
62 spaces (minimum)
34 proposed spaces
Front Setback
102-feet (approximately)
20-feet (minimum)
Rear Setback
58-feet (approximately)
0-feet
Side Setback (North)
30-feet (approximately)
0-feet
Side Setback (South)
2-feet (approximately)
0-feet
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
One (1) new 61,864-square foot single -story climate -controlled enclosed storage building is
proposed to replace 145 covered and uncovered RV parking stalls within the facility.
On and Off -Site Circulation:
The main entrance to the property is located off Horseshoe Bend Road and an emergency access is
located off Highway 55. No modifications to the existing access are proposed. Drive aisles are
located throughout the site to provide access to storage areas.
M. PARKING ANALYSIS:
Gross floor area of the proposed enclosed storage building = 61,864 square feet
Storage (enclosed building): 1 parking space per 1,000 square feet of gross storage area (per ECC
8-4-5)
61,864 square feet/1,000 = 61.86 = 62 parking spaces required
Total parking spaces required: 62 parking spaces (per Eagle City Code 8-4-5)
Total parking spaces proposed: 34 parking spaces (see applicant's parking study and analysis,
attached hereto)
N. PUBLIC SERVICES AVAILABLE:
The site is served by Eagle Fire Department, Eagle Police Department, Veolia Water, and Eagle
Sewer District.
O. PUBLIC USES PROPOSED:
No public uses are proposed.
P. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:
No future acquisitions map currently exists.
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Q. 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.
Wildlife Habitat — None known.
R. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
No review of an environmental assessment plan is required.
S. 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
Idaho Transportation Department
Veolia Water
T. LETTERS FROM THE PUBLIC:
No letters from the public have been received to date.
U. EAGLE CITY CODE 8-7-3-2 GENERAL STANDARDS FOR CONDITIONAL USES:
The Commission/Council shall review the particular facts and circumstances of each proposed
Conditional Use in terms of the following standards and shall find adequate evidence showing that
such use at the proposed location:
a. Will, in -fact, constitute a conditional use as established in Section 8-2-3 of this title (Eagle
City Code Title 8) for the zoning district involved;
b. Will be harmonious with and in accordance with the general objectives or with any specific
objective of the Comprehensive Plan and/or this title (Eagle City Code Title 8);
C. Will be designed, constructed, operated and maintained to be harmonious and appropriate
in appearance with the existing or intended character of the general vicinity and that such
use will not change the essential character of the same area;
d. Will not be hazardous or disturbing to existing or future neighborhood uses;
e. Will be served adequately by essential public facilities such as highways, streets, police
and fire protection, drainage structures, refuse disposal, water and sewer and schools; or
that the persons or agencies responsible for the establishment of the proposed use shall be
able to provide adequately any such services.
f. Will not create excessive additional requirements at public cost for public facilities and
services and will not be detrimental to the economic welfare of the community;
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g. Will not involve uses, activities, processes, materials, equipment and conditions of
operation that will be detrimental to any persons, property or the general welfare by reason
of excessive production of traffic, noise, smoke, fumes, glare or odors;
h. Will have vehicular approaches to the property which are designed as not to create an
interference with traffic on surrounding public thoroughfares; and
i. Will not result in the destruction, loss or damage of a natural, scenic or historic -feature of
major importance.
V. EAGLE CITY CODE 8-7-3-1 PURPOSE AND INTERPRETATION OF CONDITIONAL USE:
C. Exceptions or waivers of standards within Title 8 or 9, other than use, inclusive of the
subject matter addressed by Section 8-7-4-2 or Section 9-6-3 "Variances" may be permitted
through the issuance of a conditional use permit.
THE PLANNING AND ZONING COMMISSION RECEIVED AND REVIEWED THE
FOLLOWING STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS
THE STAFF REPORT AS PART OF THE PLANNING AND ZONING COMMISSION'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:
Professional Office/Business Park
Intended primarily for the development of technical park/research and development facilities,
professional office/office complexes, and limited manufacturing activities, including small-scale
production, distribution, and storage of goods. Support activities may also be permitted. Retail may
be permitted as an ancillary use within this land use category. Smaller medical uses such as dentist
offices and other outpatient clinics are also encouraged. All development within this land use shall be
designed to be within a landscaped setting and be free of hazardous or objectionable elements such as
noise, odor, dust, smoke, or glare. Such development should be operated entirely within enclosed
structures and generate minimal industrial traffic. Development within this land use designation should
be required to proceed through the PUD process.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2-3: Schedule of District Use Regulations:
C — Conditional Use
Land Uses
Districts
PS
Storage (enclosed building)
C
• Eagle City Code Section 8-2A-6: Design Requirements, Objectives, and Considerations:
B. Architectural Requirements, Building Materials, Fence And Deck/Patio Materials, Colors, And
Architectural Appurtenance Height Limitation: Unless specified as prohibited herein, materials
listed in this section are allowed. If a material proposed for construction is not listed in this
section it shall be upon the discretion of the zoning administrator, the design review board, and
the city council, whichever the case may be, to determine the appropriateness of such material.
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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.
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.
2. Roofs:
e. Metal; standing seam, batten seam (concealed fasteners required)
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-8: Sign Regulations:
POLE SIGN: A freestanding sign that is supported by one or more poles that are not enclosed as in
a monument sign structure.
C. Provisions and Requirements:
9. Prohibited Signs: The following signs and attention attracting devices shall be prohibited
within the entire city, except as may otherwise be specifically stated within this subsection.
The signs and other attention attracting devices prohibited herein are subject to removal by
the city at the owner's or user's expense:
a. Pole signs.
• Eagle City Code Section 84-3: 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.
• Eagle City Code Section 8-7-3-5: Conditional Use Permit:
D. Conditions Of Permit: Upon the granting of a conditional use permit, conditions may be
attached to said permit, including, but not limited to, those:
1. Minimizing adverse impact on other development;
2. Controlling the sequence and timing of development;
3. Controlling the duration of development;
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4. Assuring that development is maintained properly;
5. Designating the exact location and nature of development;
6. Requiring the provision for on site or off site public facilities or services; and
7. Requiring more restrictive standards than those generally required in this title.
H. Modification of Permit: A conditional use permit may be modified by the city council after
public notice has been provided in accordance with section 8-7-8 of this chapter.
C. DISCUSSION:
The applicant is seeking approval of a conditional use permit modification to construct a 61,864-
square foot enclosed storage building within the Public Storage facility, which is proposed to
replace 145 covered and uncovered RV parking stalls. The applicant has stated in their narrative
that the scope of proposed work is limited to the new enclosed storage building and modifications
to the drive aisles and parking in the immediate vicinity of the new building. The applicant is
requesting that the following non -conforming uses be permitted to remain through the conditional
use permit:
o Eagle City Code Section 8-2A-6(B)(3)(e) states that chain link fencing is a prohibited fencing
type. Chain link fencing was required when the site was originally approved through
CUP/DR- 1994-0 1, and no modifications to the fencing are proposed with this application, so
the applicant is requesting that the existing chain link fencing be permitted to remain.
The applicant should be required to replace the existing chain link fencing on the site with an
approved fencing type pursuant to Eagle City Code Section 8-2A-6(B)(3)(e) prior to receiving
a certificate of occupancy for the enclosed storage building.
-OR-
If the requested waiver is approved, the existing chain link fencing should be permitted to
remain on the property. In the event the existing fencing requires replacement, new fencing
should be installed in conformance with Eagle City Code Section 8-2A-6(B)(3)(e).
o The existing drive aisles interior to the site are gravel and were approved as such when the
facility was constructed. Eagle City Code Section 84-3(A) requires all driveways, aisles, and
circulation areas to be improved with material such as asphalt or concrete. The applicant is
proposing to construct paved parallel parking spaces, RV parking spaces, and drive aisles
directly surrounding the proposed building addition, but certain access aisles interior to the
site are a gravel surface. The applicant is not proposing any modifications to the site
circulation beyond the proposed building and the surrounding improvements, so they are
requesting that the existing gravel drive aisles be permitted to remain.
All parking areas and drive aisles within the Public Storage facility should be improved with
asphalt or concrete as required by Eagle City Code 84-3(A) prior to receiving a certificate of
occupancy for the enclosed storage building.
-OR-
If the requested waiver is approved, the existing gravel drive aisles interior to the site may be
permitted to remain. The parking areas and drive aisles proposed to be constructed with the
enclosed storage building should be improved with asphalt or concrete pursuant to Eagle City
Code Section 8-4-3(A).
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At the time the expansion of the storage facility was approved through CUP-2000-20, five (5)
parking spaces were deemed to be sufficient for the site and a reduced parking count was approved.
Based on the requirements of Eagle City Code Section 8-4-5, sixty-two (62) additional parking
spaces are required to be constructed with the proposed enclosed storage building. The applicant
has provided a parking analysis with their application noting when peak user hours occur and how
many patrons utilize the site at peak times. Based on this parking analysis, the applicant is
requesting a reduction of the required parking for the enclosed storage facility and is proposing to
construct thirty-four (34) parking spaces for patrons visiting the storage units, for a total of thirty-
nine (39) parking spaces on the site inclusive of the existing five (5) spaces.
The applicant should be required to construct sixty-two (62) parking spaces for the enclosed
storage building in accordance with the requirements of Eagle City Code Section 8-4-5. The
required parking spaces should be constructed pursuant to the requirements of Eagle City Code
Section 8-4-3(A) prior to receiving a certificate of occupancy for the enclosed storage building.
-OR-
If the requested waiver is approved, thirty-four (34) additional parking spaces will be required to
be constructed with the enclosed storage building and should be improved pursuant to the
requirements of Eagle City Code Section 8-4-3(A). The required parking spaces should be
constructed prior to receiving a certificate of occupancy for the enclosed storage building.
In their narrative, the applicant notes that due to the nature and intended use of the proposed
storage building, the design does not directly replicate one particular architectural style but is
intended to draw upon architectural characteristics of the Craftsman style, such as incised porches,
a low-pitched gabled roof, and a single -story profile. The applicant is intending to blend design
elements of the existing storage buildings on the property with Craftsman -style architecture as
defined in the Eagle Architecture and Site Design Book to create a building design that is visually
compatible with the existing buildings on the property, while still maintaining conformance with
many of the City's design standards. The proposed building will be located interior to the site and
will not be visible from public viewpoints, being screened from view by the existing buildings and
landscape buffers along the perimeter of the site.
The enclosed storage building should be constructed to be visually compatible with the existing
buildings on the property, utilizing elements of Craftsman -style architecture as defined in the
Eagle Architecture and Site Design Book. The applicant should submit a design review application
to the City for review and approval of the enclosed storage building prior to receiving a zoning
certificate for the enclosed storage building.
• There is an existing non -conforming pole sign on the property that the applicant is proposing to
replace with a new monument sign. The applicant should submit a design review application for
the proposed monument sign to be reviewed and approved by the City prior to submitting a
building permit for the enclosed storage building.
PUBLIC HEARING OF THE COMMISSION:
A public hearing on the application was held before the Planning and Zoning Commission on September
14, 2026, at which time testimony was taken and the public hearing was closed. The Commission made
their recommendation at that time.
A. Oral testimony in favor of the application was presented to the Planning and Zoning Commission by
no one (not including the applicant).
B. Oral testimony in opposition to the application was presented to the Planning and Zoning Commission
by no one.
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C. Rebuttal was presented by the applicant, who stated:
• There is adequate parking at the facility. The drive aisles are wide and provide ample space for
patrons to park and load or unload items in front of their storage units.
• The site is well maintained and in good standing with the City, so there is no intent to construct
improvements outside of the enclosed storage building and the surrounding parking area.
• The site can only be accessed through the entry gate with a security code. Cameras will be installed
within the enclosed storage building for added safety measures and to ensure the facility is being
used appropriately by patrons.
• The monument sign is intended to be installed immediately upon receiving City approval of the
sign application.
COMMISSION DELIBERATION:
Upon closing the public hearing, the Commission made a motion based upon the information provided by
staff and the applicant. A summary of the deliberation can be found at the following link (Granicus time:
00:51:19): https:%/eagle-id.grafticiis.com/plal-er%lip/2296'vielt• id=1&redirect=true
During their deliberation, the Commission discussed:
• The parking study provided by the applicant confirms the proposed parking will be adequate for the
facility's daily operations.
• The gravel drive aisles are only visible from inside the facility, so it is unreasonable to require that all
the drive aisles be paved.
• The chain link fencing should be replaced in order to aesthetically upgrade the site and meet the City's
design requirements.
COMMISSION DECISION:
The Commission voted 4 to 0 (Smith absent) to recommend approval of CUP-2000-20-MOD1 for a
modification to the conditional use permit for an enclosed storage building and waivers of Eagle City Code
Title 8 for PS Mountain West, LLC, with the following staff recommended site -specific conditions of
approval and standard conditions of approval with underlined text recommended to be added by the
Commission and strikethrough text recommended to be deleted by the Commission:
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Unless specifically modified herein, the applicant shall comply with all conditions required within
conditional use permit application CUP-2000-20.
2. The applicant shall be required to replace the existing chain link fencing on theme along North
Horseshoe Bend Road with an approved fencing type pursuant to Eagle City Code Section 8-2A-
6(B)(3)(e) prior to the issuance of a building permit for the enclosed storage building. All other existing
fencing shall be permitted to remain.
-OR-
if the r-equested waiver- is approved, the existing ehain link feneing shall be pefmitted to remaiii on the
property. in the event the e*istifig fefle, eplaeement, new feneing shall be installed i
eenfemiamee with Eagle Gi�.Y Code Seed.-., o 2 A 6«v3v )
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01�1 [mom
if the requested -- give" is appr-eve , *The existing gravel drive aisles interior to the site shall be
permitted to remain. The parking areas and drive aisles proposed to be constructed with the enclosed
storage building shall be improved with asphalt or concrete pursuant to Eagle City Code Section 8-4-
3(A).
if the r-equested waiver- is Thirty-four (34) additional parking spaces will be required to be
constructed with the enclosed storage building and shall be improved pursuant to the requirements of
Eagle City Code Section 8-4-3(A). The required parking spaces shall be constructed prior to receiving
a certificate of occupancy for the enclosed storage building.
5. The enclosed storage building shall be constructed to be visually compatible with the existing buildings
on the property, utilizing elements of Craftsman -style architecture as defined in the Eagle Architecture
and Site Design Book. The applicant shall submit a design review application to the City for review
and approval of the enclosed storage building prior to receiving a zoning certificate for the enclosed
storage building.
6. The applicant shall submit a design review application for the proposed monument sign to be reviewed
and approved by the City prior to submitting a building permit for the enclosed storage building. The
monument sign shall be installed prior to receiving a certificate of occupancy for the enclosed storage
building. No signs are proposed with this application and none 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.
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 any building permits or Certificate of Occupancy, whichever
occurs first.
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 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.
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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 surety 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, or drain, for irrigation water or irrigation waste water owned
by an organized irrigation district, canal company, ditch association, drainage district, drainage entity,
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
fled with the construction drawing and submitted to the City Engineer prior to the City Engineer
signing the final plat.
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, or drain,
used for irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, drainage district, drainage entity or other irrigation
entity associated with such ditch, pipe or other structure, drainage or canal. The applicant shall submit
a copy of the written approval from the irrigation entity, drainage district, or drainage 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. Whether located inside or outside of the public right-of-way the perpetual maintenance of the
street lights shall be the responsibility of the applicant, subdivider, business owner, homeowner, or
homeowner's/business owner's association, whichever the case may be.
The applicant shall pay applicable street light inspection fees prior to 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.
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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 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 Parks and Pathways Development Commission for a path
or walkway shall be approved in writing by the Eagle City Parks and Pathways Development
Commission 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 staff and
the City Engineer and shall be shown on the final plat prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
floodplain (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
Commission and/or 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/or the Planning and Zoning Commission for
review and approval.
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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 change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to 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 change 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.
24. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative of
the City of Eagle. The burden shall be upon the applicant to obtain written confirmation of any change
from the City of Eagle.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review, as stipulated in Eagle City Code (one year from the Planning and Zoning
Commission approval date).
26. 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.
27. The conditional use permit approval shall remain valid in the event of a change in ownership. In the
event there is a new owner of the property, the new owner(s) shall be bound by the same conditions of
approval applicable to the conditional use permit that was transferred. The new owner(s) shall provide
written acknowledgment to the City accepting the terms of the transferred conditional use permit within
sixty (60) days of purchase and receipt by the new owners of actual notice of the existence of the
conditional use permit for the parcel, whichever event occurs later; otherwise, the permit may be
declared void after notice and public hearing before the city council.
CONCLUSIONS OF LAW:
The Commission reviewed the particular facts and circumstances of the proposed conditional use
permit modification (CUP-2000-20-MOD1) in terms of Eagle City Code Section 8-7-3-2, "General
Standards For Conditional Uses" and has concluded that the proposed conditional use:
A. Will, in fact, constitute a conditional use as established in Eagle City Code Section 8-7-3-1(C),
which states exceptions or waivers of standards within Title 8 or Title 9, other than use, inclusive
of the subject matter addressed by Section 8-7-4-2 or Section 9-6-3 "Variances" may be permitted
through issuance of a conditional use permit;
B. Will be harmonious with and in accordance with the general objectives or with any specific
objective of the Comprehensive Plan and/or this title (Eagle City Code Title 8) since the
Comprehensive Plan designation of Professional Office/ Business Park is intended for uses like the
storage of goods, and the storage use on the property has previously been permitted at the site
through the approval of CUP/DR-1994-01 and CUP-2000-20. The requested waivers of Eagle City
Code Title 8 have been determined to be appropriate for the proposed modifications to the site and
the scope of the project, since the enclosed storage building and gravel parking and drive aisles are
only visible from the interior of the site and are not unsightly from public viewpoints;
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C. Will be designed, constructed, operated and maintained to be harmonious and appropriate in
appearance with the existing or intended character of the general vicinity. The proposed
modifications are located interior to the site and will not impact the character of the general vicinity.
A design review application is required for the enclosed storage building as conditioned herein, and
the design of the building is required to be harmonious with the existing buildings on the property
while still utilizing elements of the City's design requirements;
D. Will not be hazardous or disturbing to existing or future neighborhood uses, since the proposed
enclosed storage building is only visible from within the facility and does not pose any disturbance
to surrounding properties. Daily operations will not be significantly altered by the proposed
modifications, and no notable increase of noise or traffic is anticipated;
E. Will be served adequately by essential public facilities such as highways, streets, police and fire
protection, drainage structures, refuse disposal, water and sewer and schools. Public services and
facilities are currently available at the site and the proposed modification will not impact the
availability of these services;
F. Will not create excessive additional requirements at public cost for public facilities and services
and will not be detrimental to the economic welfare of the community, since the proposed
modifications are privately funded by the applicant;
G. Will not involve uses, activities, processes, materials, equipment and conditions of operation that
will be detrimental to any persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors. The applicant has provided a parking
study demonstrating the traffic anticipated to be produced by the enclosed storage building and no
excessive traffic is expected. The facility is buffered on all sides by mature landscaping and
perimeter storage buildings in order to mitigate any potential noise produced by daily operations,
but no excessive noise is expected to be produced;
H. The property has existing access from North Horseshoe Bend Road, which is designed to not create
an interference with traffic on surrounding public thoroughfares as approved by the Ada County
Highway District. There is also an existing emergency access point located along Highway 55 to
provide secondary access to the site; and
I. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major
importance since none are apparent on -site and the applicant is not proposing the removal of any
natural features.
2. Failure to comply with all provisions and any condition of approval of this conditional use permit may
result in a compliance hearing in front of the City Council at which time the Council may add conditions
to the permit, modify existing permit conditions, or revoke all or part of the permit.
3. In accordance with Eagle City Code Section 8-7-3-l(C), the Commission concludes that waivers of
Eagle City Code Sections 8-4-3(A) and 8-4-5 to permit gravel parking and drive aisles and a reduced
parking count are appropriate for the facility. The parking study provided by the applicant demonstrates
that adequate parking will be provided for the anticipated volume of patrons visiting the facility, and
the proposed storage building and gravel drive aisles are located interior to the facility and are not
visible from public viewpoints.
4. Pursuant to Eagle City Code 8-7-3-5(F), a conditional use permit shall not be considered as establishing
a binding precedent to grant other conditional use permits.
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DATED this 5th day of October, 2026.
PLANNING AND ZONING COMMISSION
OF THE CITY OF EAGLE
Ada County, Idaho
Trent Wright, Chairman
ATTEST:
z;:. � ��' a&e-'
Tracy E. O agle City Clerk
•lOFF1
• O �T
SEAL •
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