Findings - DR - 2004 - DR-50-04 - Construct A 2200 Sq' Multi-Tenant Office Building/Merrill Subd. #4
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW TO CONSTRUCT
A MULTI-TENANT OFFICE BUILDING
FOR DAVE EVANS CONSTRUCTION
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FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-50-04
The above-entitled design review application came before the Eagle Design Review Board for their action
on June 10, 2004. The Board continued the item to June 24, 2004, and made their decision at that time.
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:
Dave Evans Construction, represented by Tim Scharff, is requesting design review approval to
construct a 2,200-square foot multi-tenant office building. The site is located within Merrill
Subdivision No.4 (a re-subdivision of Lot 12, Block 3, Merrill Subdivision No.2, formally known
as Rocky Mountain Business Park) which is located at 507 South Fitness Place. This building is
proposed to be located on Lot 22, Block 3, of Merrill Subdivision No.4.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on May 6, 2004.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on May 13, 2004, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On June 22, 1999, the Eagle City Council approved a design review application for the common
area landscaping within Rocky Mountain Business Park (DR-24-99).
On October 24, 2000, the Eagle City Council approved a modification to the design review
application for the common area landscaping within Rocky Mountain Business Park (DR-24-99
MOD).
On October 23, 2003, the Eagle City Council approved a combined preliminary plat and final plat
application (PP/FP-I-03) for Merrill Subdivision No.4.
On February 24, 2004, the Eagle City Council approved a design review application for the
common area landscaping within Merrill Subdivision No.4 (DR-76-03).
E. COMPANION APPLICATIONS: DR-51-04 (design review sign application)
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use MU (Mixed Use) Vacant
Proposed No Change No Change Multi-tenant office building
North of site Mixed Use MU (Mixed Use) Rocky Mountain Fitness
Center & Four Professional
Office Buildings
South of site Public/Semi-Public & MU (Mixed Use) State Highway 44 & Eagle
Mixed Use River Development
East of site Mixed Use MU (Mixed Use) Studio "C" Dance Studio
West of site Mixed Use MU (Mixed Use) Vacant lot within Merrill
Subdivision No.4
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA or CEDA.
H. EXISTING SITE CHARACTERISTICS:
A greenbelt/pathway has previously been constructed along State Highway 44 abutting the
southern boundary of the Rocky Mountain Business Park development.
I. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 20,828-square feet (0.478-acres) 7,00Q-square feet (0.I6-acres)
(minimum)
Percentage of Site Devoted to 10% (approximately) 50% (maximum)
Building Coverage
Percentage of Site Devoted to 35% (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces 89-parking spaces * 9-parking spaces (minimum)
Front Setback lOS-feet (north) 20-feet (minimum)
Rear Setback 48-feet (south) 20-feet (minimum)
Side Setback 14 Y2-feet (west) 7.5-feet (minimum)
Side Setback 29-feet (east) 7.5-feet (minimum)
. Note: Eighty nine (89) parking spaces are proposed with the construction of Menill Subdivision No.4 including shared parking with Rocky
Mountain FibIess Center. A total of 22.250-square feet (maximum) of office space may be constructed within Menill Subdivision No.4.
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J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One building to be used as a multi-tenant office building.
Height and Number of Stories of Proposed Buildings: 20-feet high, one story.
Gross Floor Area of Proposed Buildings: 2,2oo-square feet
On and Off-Site Circulation:
A 23,409-square foot (approximately) paved parking lot is to be constructed to provide parking for
vehicles within Merrill Subdivision No.4. One 25-foot wide driveway is proposed to be located
on the east side of this development providing access to Fitness Place. Cross access drive aisles
are proposed along the north property line to provide access to the Rocky Mountain Fitness Center
and four (4) office buildings located on the southwest corner of Iron Eagle Drive and Fitness
Place.
K. BUILDING DESIGN FEATURES:
Roof: Concrete tile (Charcoal)
Walls: Stucco (Muddy River), Hardy Shingles (Turned Earth)
Windows/Doors: Vinyl windows (Almond), Aluminum doors (Black)
FascialTrim: Stucco (Wooden Oar)
Other: Stone column bases (Suede Drystack Ledgestone)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are three (3) existing trees located on
the south side of the ten foot (10') wide pathway. The applicant is proposing to retain and protect
these trees.
Tree Replacement Calculations: N/ A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: N/A
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, 12% is proposed.
M. TRASH ENCLOSURES:
Two (2) fifty (50) square foot trash enclosures are proposed to be located within the northeast and
northwest areas of the parking lot of Merrill Subdivision No.4. The enclosures are proposed to be
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constructed of CMU block with stucco finish and vinyl gates all of which will match the colors of
the buildings.
N. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The ground mounted
mechanical units are proposed to be screened with landscaping.
O. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage is required to be reviewed
and approved by the Design Review Board prior to issuance of any building permits.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR-5I-04) has
been submitted and is required for the approval of any signs for this site. The sign application
shall be reviewed and approved prior to the City issuing a zoning certificate for this site.
Q. PUBLIC SERVICES A V AILABLE:
Preliminary approval letters from Eagle Fire Department and 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: Portions of the Merrill Subdivision Nos. 1 & 2 are located within the Boise River
floodplain. All floodplain and floodway concerns were addressed as a part of the Merrill
Nos. 1 & 2 Subdivisions and associated floodplain development permit application.
Evidence of Erosion - No
Fish Habitat - No
Floodplain-Yes
Mature Trees - Yes, within landscaped strips adjacent to roadways and SH 44
Riparian Vegetation - No
Steep Slopes - No
Stream/Creek - No
Unique Animal Life - No
Unique Plant Life - No
Unstable Soils - No
Wildlife Habitat - No
Historical Sites - No
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is incorporated herein by
reference. Comments, which appear to be of special concern, are noted below:
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Ada County Highway District
Eagle Fire Department
Eagle Sewer District
Idaho Power Company
Wo LETTERS FROM THE PUBLIC:
Letter from Keith Adkins, City Forester, dated May 27, 2004 (is incorporated herein by reference).
STAFF 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:
. Eagle City Code 8-2A-6(A)(6)(d)
Relationship Of Exterior Materials: The design review board shall determine the
appropriateness of materials as they relate to building mass, shadow relief, and existing area
development. Use of color to provide blending of materials with the surrounding area and
building use, and the functional appropriateness of the proposed building design as it relates to
the proposed use shall be considered; and
.
Eagle City Code 8-2A-6(B)(1)(h)
Stucco: twenty five percent (25%) planer change required, additional accents shall be
incorporated through the use of other material(s).
Eagle City Code 8-2A-7(C)(2)
Damage During Construction: Existing trees or shrubs that are retained shall be protected from
damage to bark, branches, or roots during construction. Construction or excavation occurring
within the drip line of any public or private retained tree or shrub may severely damage the
tree or shrub. Any severely damaged tree or shrub shall be replaced in accordance with Eagle
City Code.
C. DISCUSSION:
.
.
The applicant is proposing to construct a stucco building with planer changes around the doors,
windows, building comers, and base of the building with a hipped roof with gables on the north
and south building elevations. Cultured stone wainscoting is proposed to be installed on the base
of the columns and hardi shingles are proposed to be installed in the end of the gables. This
building is one (1) of five (5) office buildings that the applicant is proposing to building in Merrill
Subdivision No.4. Two (2) of the five (5) office buildings were reviewed and approved by the
City in February of 2004. The two (2) office buildings previously approved by the City had
similar building characteristics with regard to the colors, materials, and architectural style. The
three (3) new buildings that are being proposed all have similar characteristics to the two (2)
original buildings previously approved by the City.
Although, staff agrees that similar characteristics can create a pleasing look to a group of buildings
when they are proposed to be constructed in a similar setting, that does not mean that subtle
differences can not be made to provide greater variety in architectural style, materials, colors, etc.
It is staff's opinion that the proposed building could be altered to provide greater variations
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between the other four (4) office buildings proposed within Merrill Subdivision No.4. Changing
elements of the building like the mullions in the windows, window configuration, adding a
wainscoting around the base of the building, the roof configuration, etc. could really provide
greater interest to each of the buildings while making each of the building distinctive. The
applicant should be required to provide revised building elevations showing greater variety
between this building and the other five (5) office buildings proposed within Merrill Subdivision
No.4. Changing elements of the building like the mullions in the windows, window
configuration, adding a wainscoting around the base of the building, the roof configuration, etc.
are some of the recommended changes to make each building distinctive. The revised building
elevation plans should be reviewed and approved by the Design Review Board prior to the City
issuing a zoning certificate for this site.
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 June 10, 2004. The
application was continued to June 24, 2004, at 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/representative).
BOARD DECISION:
The Board voted 4 to 2 (Grubb and Zastrow against, Bowen absent) to approve DR-50-04 for a
design review application to construct a multi-tenant office building for Dave Evans Construction
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:
1. The revised elevation and landscape plans date stamped by the City on June 16,2004, are approved.
Provide revised 1:Iaildiøg eleyatiøøs sHov:iøg greater variety getweeø tHis 9Hildiøg aød tHe otHer five
(5) offiee 8Hildiøgs fJrøl'øsed witHiø Memll Søèdivisioø No.4. CHaøgiøg elemeøts of tHe 9Hildiøg
like the æallioBs iø the 'lIiødows, wiødøw eoBHgHfatiøB, aàdiøg a waiøseetiBg areHød the 1:Iase of the
1:IHildiøg, the roof eeøfigHratioø, eoo. æ:e some of the Feeømmeøded eHaBges tø make BeeR åHildiøg
distiøetive. The Fe"'¡sed åHildiøg elevatioR plaøs shall ge revie'.ved and approved 1:Iy tHe Desigø
Revie\v Beæ:à prior to the City issHiøg a zoøiøg eertifieate fer this site.
2. Comply with any applicable conditions ofDR-76-03 (common area landscaping for Merrill
Subdivision No.4).
3. Comply with any applicable conditions of PP/FP-I-03 (preliminary plat and final plat for Merrill
Subdivision No.4).
4. Submit payment to the City for all Engineering fees incurred for reviewing this project prior to
issuance of a building permit.
5. No signs are proposed with this application. A separate design review application is required for the
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approval of a master sign plan for this building. The master sign plan shall be reviewed and approved
prior to the City issuing a zoning certificate for this site.
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 flfSt.
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 flfSt. 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
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Occupancy, whichever occurs fIfSt.
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 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.
11. 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
fIfSt. 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 fIfe 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 fIfe 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 fIfSt.
13. 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 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 rust.
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 fIfSt.
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.
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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.
19. 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.
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 Drior 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 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.
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.
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on May 6, 2004.
2. Requests for agencies' reviews were transmitted on May 13, 2004, 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-50-04) 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
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4. Will, in fact, constitute a permitted use as established in Eagle City Code Title S, Chapter 2, Section 3,
for the MU (Mixed Use) zoning district.
DATED this Sth day of July 2004.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
'------
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ATTEST:
.\ 0- C~~
'-" Sharo~ K. Bergmann, Eagle Ci Clerk
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