Findings - DR - 2003 - DR-76-02 - Construct Two Story Multi Tenant Professional Office Building Within Eagle River Development
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR)
A DESIGN REVIEW TO CONSTRUCT A TWO)
STORY MUL TI- TENANT PROFESSIONAL )
OFFICE BUILDING WITIDN EAGLE RIVER)
DEVELOPMENT FOR RIVERSIDE GROUP LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR- 76-02
The above-entitled design review application came before the Eagle Design Review Board for their
action on February 13, 2003. 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:
Riverside Group LLC, represented by Andrew Erstad with Erstad Thornton Architects, is
requesting design review approval to construct an 18,025-square foot two story multi-tenant
professional office building. The site is located ISO-feet south of Shore Drive and approximately
1,400-feet east of Eagle Road within Eagle River Development.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on January 9, 2003.
C. NOTICE OF AGENCIES REVIEW:
Requests for agencies' reviews were transmitted on January 9, 2003, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 25, 2000, the Eagle City Council approved a rezone (RZ-2-98) with a development
agreement (including a concept plan) for this site.
On April 24, 2001, the Eagle City Council approved a preliminary plat (PP-14-00) for this site.
On May 8, 200 I, the Eagle City Council approved a final plat (FP-13-0 I) for this site.
On November 7, 2001, the Eagle City Council approved a combined preliminary and final plat
(PP/FP-I-Ol) for this site.
E. COMPANION APPLICATIONS: None
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
CaMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use MU-DA (Mixed Use with Vacant
development agreement)
Proposed No Change No Change Professional Office
Building
North of site Mixed Use MU-DA (Mixed Use with Shore DriveNacant
development agreement)
South of site Mixed Use MU-DA (Mixed Use with Vacant
development agreement)
East of site Mixed Use MU-DA (Mixed Use with Reid Merrill Sr.
development agreement) Community Park
West of site Mixed Use MU-DA (Mixed Use with Vacant
development agreement)
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA or CEDA.
H. EXISTING SITE CHARACTERISTICS: There is a pond abutting this sites east property line and a
wetland area abutting this sites south property line.
I. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 1.47-acres (64,033-square feet) O.16-acres (7,OOO-square feet)
(minimum)
Percentage of Site Devoted to 15% (approximately) 50% (maximum)
Building Coverage
Percentage of Site Devoted to 50% (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces 72-parking spaces 72-parking spaces (minimum)
Front Setback 193-feet (west) 20-feet (minimum)
Rear Setback 40-feet (east) 20-feet (minimum)
Side Setback 38-feet (north) 7.S-feet (minimum)
Side Setback 40-feet (south) 7.S-feet (minimum)
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J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One building to be used as a professional office building.
Height and Number of Stories of Proposed Buildings: 35-feet in height, two stories.
Gross Floor Area of Proposed Buildings:
1st Floor = 9,256-square feet
2nd Floor = 8,769-square feet
Total = 18,025-square feet
On and Off-Site Circulation:
A 22,370-square foot (approx.) paved parking lot provides parking for vehicles using this site.
One 24-foot wide driveway access drive is proposed to be located near the northwest corner of
this site providing access to East Shore Drive. Cross access between the abutting parcels will
provide access to north and west.
K. BUILDING DESIGN FEATURES:
Roof: Single ply (white), Concrete tile (dark gray)
Walls: Brick (bronze stone), Stucco (tan), Precast sills (tan)
Windows/Doors: Annodized champagne with back set glass
Fascia/Trim: Metal Fascia (champagne), soffit (wood)
Other: Metal entry canopy (champagne)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
Tree Replacement Calculations: N/ A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: The developer has installed the street trees within Eagle River Development. This
site does not abut any public right-of-ways.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/ A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Continuous landscaping has not been proposed around the perimeter of the
parking lot because this site will be integrated with the surrounding properties
providing cross access between parcels.
b. Interior Landscaping: 10% interior landscaping is required. 10% is proposed.
M. TRASH ENCLOSURES:
One 120-square foot trash enclosure is proposed to be located within the parking lot ofthis site
approximately 300-feet southeast of the driveway on Shore Drive. The enclosure is proposed to
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be constructed of brick to match the brick used in the construction of the building. The gates are
proposed to be metal and painted to match the sandstone used in the construction of the building.
N. MECHANICAL UNITS:
The applicant is proposing to use roof-top mechanical units. The roof-top mechanical units are
proposed to be screened with a mansard roof and parapet wall. No ground mounted mechanical
units are proposed with this application and none are approved.
O. OUTDOOR LIGHTING:
Eight 20-foot high, I 50-watt high pressure sodium shoe box light fixtures are proposed within
the parking lot of this site. Two wall mounted light fixtures are proposed above the two stair
tower exit doors on the east and south elevations of the building. The applicant has indicated a
"goose neck" light fixture will be used over the building wall signage located at the entrance to
this building.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for
the approval of a master sign plan for this building. The master sign plan shall be reviewed and
approved prior to the City accepting a building permit for this site.
Q. PUBLIC SERVICES AVAILABLE:
Preliminary approval letters from Central District Health Department, Eagle Fire Department,
Eagle Sewer District have been received by the City. A water service approval has not been
received to date. Approval of the water company having jurisdiction will be required prior to
issuance of a building permit.
R. PUBLIC USES PROPOSED: None
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - Yes, Boise River Floodplain
Note: all floodplain and floodway concerns were addressed by the applicant as a part of
the Eagle River Preliminary Plat application, the Mixed Use Subdivision No. I final plat
application, and associated floodplain development permit application.
Evidence of Erosion - no
Fish Habitat - no
Floodplain - Yes, entire site is located within the Boise River floodplain (see comments under
Areas of Critical Environmental Concern above).
Mature Trees - no
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - no
Wildlife Habitat - no
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U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
An environmental assessment plan was previously submitted to and reviewed by the City
Engineer with the preliminary plat (Eagle River Development). A copy of the environmental
assessment plan is on file with the City Engineer.
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached. Comments, which
appear to be of special concern, are noted below:
Ada County Highway District
Central District Health
Division of Environmental Quality
Eagle Fire Department
Eagle Sewer District
Idaho Power Company
W. LETTERS FROM THE PUBLIC: Letter from Charles Car lise, managing partner of Eagle River
LLC, dated January 9, 2003.
ST AFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
. The Comprehensive Plan Land Use Map designates this site as Mixed Use.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
. Section 8-1-2 ROOF-MOUNTED MECHANICALS:
All equipment mounted above the roof plane of a building, including, but not limited to,
heating and air conditioning equipment, antennas, satellite dishes, and other equipment
necessary to establish a controlled interior environment. All roof-mounted mechanicals shall
be screened from view.
.
Section 8-2A-6(A)(5)(b)
.
The location and design of transformers, pad-mount and roof-mounted mechanicals and
electrical equipment shall be reviewed and approved by the Design Review Board. All roof-
mounted mechanicals shall be completely screened from view through the use of a parapet
wall when utilizing a flat roof design or shall be enclosed within the building when utilizing
a roof design other than a flat roof. Screened from view shall mean "not visible" at the same
level or elevation of the parapet wall (e.g. the perspective generally as shown on an elevation
plan).
Section 8-2A-6(A)(6)(g)(3)
Roof-mounted mechanicals all vents protruding through the roof and similar features shall be
painted so as to match the color of the roof.
.
Section 8-2A- 7(K)(3)
Parking Lot Perimeter Landscaping: Perimeter landscaping requirements define parking
areas and prevent two (2) adjacent lots from becoming one large expanse of paving. This
requirement does not hinder the ability to provide vehicular access between lots.
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a. Provide a minimum five foot (5') wide perimeter landscaped strip between the
property lines and the parking lot, and plant with a minimum of one shade tree and five
(5) shrubs per thirty five (35) linear feet of perimeter.
C. DISCUSSION:
.
The applicant is proposing to use roof-mounted mechanical units with the construction of this
building. Per Eagle City Code, all roof-mounted mechanical units are required to be completely
screened from view through the use of a parapet wall or enclosed within the building. The
applicant has shown details (i.e.: height and size) and the location of the mechanical units in
relation to the parapet wall and mansard roof. The roof-top mechanical units are shown to be
completely screened from view by the parapet wall and mansard roof. No ground mounted
mechanical units are proposed with this application and none are approved.
The applicant has not proposed continuous landscaping around the perimeter of the parking lot
because this site will be integrated with the surrounding properties providing cross access
between parcels. Per Eagle City Code, a minimum five foot (5') wide perimeter landscaped strip
is required between the property lines and the parking lot and should be planted with a minimum
of one shade tree and five (5) shrubs per thirty five (35) linear feet of perimeter. It is staffs
opinion that because this site will be integrated with the surrounding properties providing cross
access between parcels and because the landscape buffer requirements of Eagle City Code and
the design guidelines of Eagle River Development require extensive landscaping to buffer the
parking lot from the public right-of-way that the applicant should not be required to provide a
perimeter landscape strip on the north and west property lines.
.
.
This site is located two hundred ten feet (210') south of East Shore Drive. The applicant has
indicated that a portion of the parking lot located on Lots 13, 14, and 16 Block 4, will be
constructed with the construction of this site to provide access from East Shore Drive to this site.
To date, a site plan showing these improvements has not been submitted to the City for review.
The applicant should be required to work with the developer to complete all the asphalt,
landscape islands, and drainage for all of Lots 13, 14, 15, and 16, Block 4, to provide a consistent
pavement area. A plan showing all areas (except for the building pads) with asphalt, landscape
islands, and drainage should be reviewed and approved by staff prior to the City accepting a
building permit for this site.
Per the master sign plan for the entire Eagle River Development, this site is required to share a
monument sign, to be located on East Shore Drive, with the pàd site to the north of this site (Lot
14, Block 4, Mixed Use Subdivision No.4). The applicant should be aware that this site is
allowed one monument sign to be shared with the parcel to the north (Lot 14, Block 4, Mixed
Use Subdivision No.4). The applicant should be required to work with the property owner to the
north to coordinate a monument sign that will be shared by both sites (Lot 14 and IS, Block 4,
Mixed Use Subdivision No.4).
Staff defers comment regarding building design and colors to the Design Review Board.
.
.
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site
specific conditions of approval and the standard conditions of approval provided within the staff
report.
PUBLIC MEETING OF THE BOARD:
A. A meeting was held on the application before the Design Review Board on February 13, 2003, at
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which time the Board made their decision.
B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one.
C. Oral testimony in favor of this proposal was presented to the Design Review Board by no one (not
including the applicant).
BOARD DECISION:
The Board voted 5 to 0 (Christensen and McCullough absent) to approve DR- 76-02 for a design
review application to construct a two story multi-tenant professional office building with the
following staff recommended site specific conditions of approval and standard conditions of
approval with text shown with strike thru to be deleted by the Board and text shown with
underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
I. The roof-top mechanical units are shown to be completely screened from view by the parapet wall
and mansard roof. No ground mounted mechanical units are proposed with this application and none
are approved.
2. Work with the developer to complete all the asphalt, landscape islands, and drainage for all of
Lotsl3, 14, 15, and 16, Block 4, to provide a consistent pavement area. A plan showing all areas
(except for the building pads) with asphalt, landscape islands, and drainage shall be reviewed and
approved by staff prior to the City accepting a building permit for this site.
J-. Proyide a eomplete drainage plan of Lot 13, 11, 15, and 16, Block 1, Mixed Use Subdivision No.1
prior to issuaFlee of a building permit.
4. Submit payment to the City for all Engineering fees incurred for reviewing this project prior to
issuance of a building permit.
5. This site is allowed one monument sign to be located on East Shore Drive to be shared with the
parcel to the north (Lot 14, Block 4, Mixed Use Subdivision No.4). The applicant shall be required
to work with the property owner to the north to coordinate a monument sign that will be shared by
both sites (Lot 14 and 15, Block 4, Mixed Use Subdivision No.4).
6. No signs are proposed with this application. A separate design review application is required for the
approval of a master sign plan for this building. The master sign plan shall be reviewed and
approved prior to the City accepting a building permit for this site.
7. The use of a cedar shake roof. rather than the concrete tile roof as proposed. is approved. Provide a
letter from the developer statin~ that maintenance of the cedar shake roof shall be performed in a
timely manner to maintain the inte~ity and aesthetic value of the roof. The cedar shake roof shall be
in compliance with fire department recommendations.
8. The use of Eldorado Sandstone on the front two tower walls. rather than stucco. is approved.
Provide a sample of the Eldorado Sandstone to be reviewed and approved by staff and one member
of the Desi~ Review Board prior to the City accepting a buildin~ permit for this site.
STANDARD CONDITIONS OF APPROVAL:
I. 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.
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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.
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. 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
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occurs first.
The applicant shall pay applicable street light inspection fees prior to Certificate of Occupancy.
10. 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.
II. 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.
12. 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 ofthe 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.
13. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other
area designated by the City Councilor Eagle City Pathway/Greenbelt Committee for a path or
walkway shall be approved in writing by the Eagle City Pathway/Greenbelt Committee prior to
issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle
City Pathway/Greenbelt Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
15. 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.
16. 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.
17. 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.
18. Basements in the flood plain are prohibited.
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19. The Americans with Disabilities Act, Unifonn 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.
20. 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.
21. 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.
22. 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.
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. 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 the Design Review Board approval date).
25. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use oflandscaping (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.
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 hannless for
any and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
I. The application for this item was received by the City of Eagle on January 9, 2003.
2. Requests for agencies' reviews were transmitted on January 9, 2003 in accordance with the
requirements of the Eagle City Code.
3. The Board reviewed the particular facts and circumstances of this proposed design review
application (DR-76-03) with regard to the Eagle City Code Title 8, Chapter 2, Article A. DR Design
Review Overlay District, and based upon the infonnation 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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DATED this 27th day of February 2003.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
ATTEST:
~ I'JÀ.-..O- If.- ~ ~
Sharon. Moore, Eagle City lerk
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