Findings - DR - 2005 - DR-127-04 - Construct A Two-Story Multi-Tenant Office Buildling
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR
A DESIGN REVIEW TO CONSTRUCT A TWO-STORY
MUL TI- TENA TNT OFFICE BUILDING FOR BB ONE
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)
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FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-127-04
The above-entitled design review application came before the Eagle Design Review Board for their action
on January 13, 2005. 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:
BB One, represented by Jory M. Walker with Beecher Walker & Associates, is requesting design
review approval to construct a 17,371 sq. ft. two story multi-tenant office building on Lot 1 within
the Channel Center Subdivision. The 2.17 -acre site is located on the west side of Eagle Road at
689 S. Rivershore Lane.
A. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on November 4, 2004.
B. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on November 10, 2004, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On May 29, 1996, the Eagle City Council approved the preliminary plat for Channel Center
Subdivision. Specific setbacks were approved with the preliminary plat application and are noted
under Section I below.
On July 11, 2000, the Eagle City Council approved a design review (DR-20-00) for two multi-
tenant office buildings located on the entire Lot 2 (adjacent to and north of Lot 1 which is the
subject of this application) and a portion of Lot 1 and Lot 3. The approval for DR-20-00 included
a shared parking area, of which approximately 28,000-sq. ft. and 39-parking spaces are located on
Lot 1. 206-parking spaces were constructed as part of DR-20-00; a minimum of 184-parking
spaces were required. 22-parking spaces are available to be used as shared spaces for the use
proposed on Lot 1, which is the subject of this application.
E. COMPANION APPLICATIONS:
DR-132-04 - Master Sign Plan for the two story multi-tenant building located at 689 S. Rivershore
Lane (the building which is the subject of this application).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNA TION
Existing Commercial C-l (Neighborhood Business Vacant buildable
District) commercial lot
Proposed No Change No Change No Change
North of site Commercial C-l (Neighborhood Business Commercial use
District)
South of site Residential Two and A (Agricultural) Boise River
Floodway
East of site Commercial C-3-DA (Highway Business Eagle Road! Eagle River
District with development Development
agreement)
West of site Residential Two and A (Agricultural) Boise River
Floodway
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA or CEDA.
H. EXISTING SITE CHARACTERISTICS:
Vacant lot with existing trees along the Boise River, along the S. Rivershore Lane, and along the
northwestern boundary of the development site (east of the existing shared parking area and the
drainage retention area).
39-parking spaces were constructed on the northwestern portion of this site with design review
application DR-20-00. 22-ofthose spaces are shared parking spaces.
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I. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 2.17 -acres 2,000 sq. ft. (minimum)
1.34-acres (excludes the parking
area and drainage retention area
previously constructed on this site
as part of DR-20-00)*see below
Percentage of Site Devoted to 14.9% 50% (maximum)
Building Coverage
Percentage of Site Devoted to 46% 10% (minimum)
Landscaping
Number of Parking Spaces 67-on site spaces 70-spaces
22-additional spaces previously
constructed as part of DR-20-00
to be shared with office use
located on Lot 2 and a portion of
Lot 3
Front Setback (*condition per Building: 75-feet (measured from Building: 40-feet from Eagle
preliminary plat approval) the eastern lot line) Road
88-feet (measured from the lot Parking Lot: 25-feet from Eagle
line adjacent to S. Rivershore Road; 5-feet from sidewalk
Lane)
Parking Lot: 25-feet (measured
from the eastern property line)
5-feet (measured form the lot line
adjacent to S. Rivershore Lane)
Rear Setback (*condition per Building: 50-feet Building: 50-feet from high
preliminary plat approval) Parking Lot: 35-feet waterline
Parking Lot: 35-feet from high
waterline
Northwest Side Setback Building: 208-feet (measured Building: 15-feet from lot line
(*condition per preliminary plat from the northwest lot line) Parking Lot: designed to be
approval) Parking Lot: shared parking lot in shared parking with Lot 2
this area extends over the
northwest lot line)
Southeast Side Setback Building: 75-feet (measured from Building: 40-feet from Eagle
(*condition per preliminary plat the eastern lot line) Road
approval) Parking Lot: 25-feet (measured Parking Lot: 25-feet from Eagle
from the eastern property line) Road
*For the purpose of calculating lot coverage and landscaping coverage, the site is considered 1.34-
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acres in size (excludes the parking area and drainage retention area previously constructed on this
site as part ofDR-20-00)
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One building to be used for office
Height and Number of Stories of Proposed Building: 34'2" high, two stories
Gross Floor Area of Proposed Buildings: 17, 371 sq. ft. (8,698 s.f. - 151 floor, 8673 s.f. - 2nd floor)
On and Off-Site Circulation:
A 26,706-square foot (approximately) paved parking lot provides parking for vehicles using this
site. One 27-foot wide driveway is proposed to be located on the north side of this site
approximately 150-feet west of Eagle Road providing access to S. Rivershore Lane.
The existing 28,000-square foot (approximately) parking area located on the northwest portion of
the site provides additional shared parking for this site.
K. BUILDING DESIGN FEATURES:
Architectural Style: Romanesque Revival
See applicant's justification letter dated January 3, 2004
Roof: Architectural shingles - Tampco Oxford Gray
Walls: Brick veneer - color: Interstate, Mountain Red;
Stucco system to match Dryvit, #102 Bright White
Stucco system to match field 2 color: Dryvit #380 Chocolate Mousse
WindowslDoors: Aluminum store front pre-finished color: Hartford Green
Storefront Glazing: Evergreen
Fasciaffrim: EIFS Fascia and trim color: Dryvit #102 Bright White
Precast Header 1 & 2 color: Interstate, Bronzestone
Decorative Metal Railing: Hartford Green
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: See attached Landscape Plan Review letter
from the City Forester
Tree Replacement Calculations: NI A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: The existing street trees along S. Rivershore Lane were installed during the
development of the Channel Center Subdivision. These trees will need to be maintained and
protected during construction.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
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Parking Lot Landscaping:
a. Perimeter Landscaping:
Continuous landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 10% interior landscaping is required; >10% is proposed.
M. TRASH ENCLOSURES:
One 145-square foot trash enclosure is proposed to be located near the southeast corner of the site.
The enclosure is proposed to be finished with brick veneer to match the exterior of the building.
N. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The mechanical units are
proposed to be screened by and located behind the gable roof. Specific roof plans showing the
specific location of the mechanical units on the roof are attached.
O. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage is required to be reviewed
and approved by the Zoning Administrator prior to the City issuing a zoning certificated for this
site.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for
the approval of any signs.
Q. PUBLIC SERVICES A V AILABLE:
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:
Connections to the public pathway along the Boise River on the south side of this site are
provided.
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - An environmental assessment plan was previously
completed for the entire subdivision site.
Evidence of Erosion - no
Fish Habitat - no
Floodplain - yes- Building pad elevation to be raised above the 1O0-year floodplain elevation by
the developer as approved as a part of the Flood Plain Development Permit
for the Subdivision.
Mature Trees - yes
Riparian Vegetation - unknown
Steep Slopes - no
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Stream/Creek - yes - Boise River
Unique Animal Life - unknown
Unique Plant Life - unknown
Unstable Soils - unknown
Wildlife Habitat - unknown
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
Not required. This plan was provided as apart of the Channel Center Subdivision application.
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
Eagle Fire Department
Eagle Sewer District
Idaho Power
W. LETTERS FROM THE PUBLIC: None received to date.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL: (None)
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
.
8-4-4-3: JOINT/COLLECTIVE PARKING FACILITIES:
A. Off street parking spaces required by this chapter for any specific use shall not be
considered as providing parking spaces for any other use except where a joint/collective parking
facility has been approved pursuant to the following:
1. The applicant shall show that:
a. There is no substantial conflict in the principal operating hours of the building, structure or use
for which the joint/collective parking facility is proposed;
b. The peak hours of parking demand from the uses shall not coincide so that the peak demand will
be less than the parking required;
c. The shared parking spaces shall serve the uses without conflict;
d. The adequacy of the quantity and efficiency of parking provided will equal or exceed the level
that can be expected if a joint/collective parking facility was not requested; and
e. If a public transit system serves the area, the applicant may provide documentation showing that
the parking demand will be reduced.
2. The proposed reduction of required spaces, applicable to each use, shall be shown by the
applicant.
3. The city may require the applicant to submit survey data, or additional documentation
substantiating a request for a joint/collective parking facility.
4. The joint/collective parking facility may be on a site other than the site where the use is located,
but shall be located no further than that permitted by subsection 8-4-4-1A of this chapter.
5. The spaces to be provided shall be available as long as the uses requiring the spaces are in
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operation.
6. The parties concerned in the joint/collective parking facility shall submit a written agreement in
a form to be recorded for such joint/collective use, approved by the city attorney as to form and
content, and such agreement, when approved as conforming to the provisions of this chapter, shall
be recorded in the office of the county recorder and copies thereof filed with the zoning
administrator prior to issuance of a building/zoning permit, or prior to issuance of a certificate of
occupancy, whichever occurs first. The agreement shall include:
a. A guarantee that there will be no substantial alteration in the uses that will create a greater
demand for parking;
b. A guarantee among the landowners for access to a use of the joint/collective parking facility;
c. A provision that the city may require parking facilities in addition to those originally approved
upon findings by the city council that adequate parking to serve the uses has not been provided;
d. A provision stating that the city council, may for due cause and upon notice and hearing,
unilaterally modify, amend, or terminate the agreement at any time; and
e. Any other information required to be documented on such agreement by the city in an effort to
assure compliance with this title.
7. The zoning administrator may permit a maximum reduction in the number of spaces to be
provided not exceeding twenty percent (20%) of the sum of the number of spaces required for each
use only if the provisions of this chapter have been met. The maximum allowable reduction in the
number of spaces to be provided shall not exceed twenty percent (20%) of the sum of the number
required for each use served unless a conditional use is approved by the city council.
8. No use shall be continued if the parking is removed from a joint/collective parking facility
unless substitute parking facilities are provided.
C. DISCUSSION:
.
On July 11, 2000, the Eagle City Council approved a design review (DR-20-00) for two multi-
tenant office buildings located on the entire Lot 2 (adjacent to and north of Lot 1 which is the
subject of this application) and a portion of Lot 1 and Lot 3. The approval for DR-20-00 included
a shared parking area, of which approximately 28,000-sq. ft. and 39-parking spaces are located on
Lot 1. 206-parking spaces were constructed as part of DR-20-00; a minimum of 184-parking
spaces were required. 22-parking spaces are available to be used as shared spaces for the use
proposed on Lot 1, which is the subject of this application. A joint parking agreement in
accordance with ECC Section 8-4-4-3 will need to be created for the use of the shared parking area
for Lots 1, 2 and 3. The joint parking agreement shall be reviewed and approved by staff prior to
the issuance of a zoning certificate.
.
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 in the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting was held on the application before the Design Review Board on January 13, 2005, 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
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including the applicant/representative).
BOARD DECISION:
The Board voted 6 to 0 (Bowen absent) to approve DR-127-04 for a design review application to
construct a two-story multi-tenant office building for BB One, with the following staff
recommended site specific conditions of approval and standard conditions of approval with text
shown with underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Provide a joint parking agreement for Lots 1, 2, and 3 for the use of the shared parking area. The
agreement shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
2. Provide revised site and landscape plans showing an Eagle Fire Department approved access ramp to
the Boise River. The revised plans shall be reviewed and approved by the Eagle Fire Department and
City staff prior to the issuance of a zoning certificate.
3. No signs are proposed with this application. A separate design review application (DR-132-04) has
been submitted for the 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.
4. The applicant shall have an on-site meeting with the City Forester to survey all existing trees.
Subsequent to the on-site meeting, construction fencing shall be installed (pursuant to the City
Forester's direction) to protect all trees that are to be preserved, prior to the commencement of any
construction or grading of the site.
5. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer (i.e.: drainage).
6. The applicant shall submit payment to the City for all Engineering fees incurred for reviewing this
project prior to the issuance of a building permit.
7. All roof vents shall be painted to match the color of the roof.
8. Provide a revised landscape plan showing a bike rack to be located in the vicinity of building's
entrance. The applicant shall be required to provide detailed cut sheets showing the style and color of
the bike rack. The revised landscape plan and detailed cut sheets shall be reviewed and approved by
staff prior to issuance of a zoning certificate.
9. No ground mounted mechanical units are proposed with this application and none are approved.
10. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
11. The Design Review Board encourages the use of lighting to accent the building. Provide detailed cut
sheets of all site and building lighting showing the style, wattage, luminarie, and height of all light
fixtures. The detailed cut sheets shall be reviewed and approved by staff prior to the City issuing a
zoning certificate for this site.
12. The applicant shall provide a revised landscape plan with additional detail and attention to be given to
the exits from the stairway towers, providing enhanced access away from the building. This plan shall
be approved by staff and one member of the Design Review Board prior to issuance of a zoning
certificate.
13. All transplanted material shall be immediately replaced with similar variety if the transplanted material
does not survive.
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STANDARD CONDITIONS OF APPROVAL:
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on November 4,2004.
2. Requests for agencies' reviews were transmitted on November 10, 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-127-04) 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
the Eagle Comprehensive Plan. Further, the Board concludes that the building meets the criteria
required for the Romanesque Revival architectural style.
4. Will, in fact, constitute a permitted use as established in Eagle City Code Title 8, Chapter 2, Section 3,
for the C-l (Neighborhood Business District) zoning district.
DATED this 27th day of January 2005.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
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