Findings - DR - 2005 - DR-82-01 - Construct A 17,763 Sq' Building Addition To The Hilton Garden Inn/145 E Riverside Dri
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR
A DESIGN REVIEW TO CONSTRUCT AN ADDITION
TO THE HILTON GARDEN INN FOR JOHNSON
BROTHER HOSPITALITY
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FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-82-01 MOD
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:
Johnson Brothers Hospitality, represented by Scott Wendell with Lombard Conrad Architects, is
requesting design review approval to construct a 17,763-square foot building addition to the Hilton
Garden Inn, which will include thirty three (33) additional rooms. The site is located on the south
side East Riverside Drive within Eagle River Development at 145 East Riverside Drive.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on December 8, 2004.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on December 9, 2004, 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 with a development agreement
(including a concept plan) for Eagle River Development (RZ-2-98).
On April 24, 2001, the Eagle City Council approved a preliminary plat for Eagle River
Development (PP-14-00).
On May 8, 2001 the Eagle City Council approved a final plat application for Mixed Use
Subdivision No.1 (Eagle River Development)(FP-13-01).
On September 13, 2001, the Eagle City Council approved a design review application for the
common area landscaping within the Eagle River Development (DR-70-00).
On November 7,2001, the Eagle City Council approved a combined preliminary plat and final plat
for Mixed Use Subdivision No.2 (Eagle River Development)(PPIFP-I-0l).
On February 26, 2002, the Eagle City Council approved a conditional use permit for the height
exception for the Hilton Garden Inn Hotel (CU-I1-01).
On February 26, 2002, the Eagle City Council approved the design review application for the
Hilton Garden Inn Hotel (DR-82-0l).
E. COMPANION APPLICATIONS:
DR-19-03 MOD - staff level design review proposed for moving the Hilton Garden Inn sign to the
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north end of the new addition.
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNA TION DESIGNATION
Existing Commercial C-3-DA (Highway Business Vacant
District with Development
Agreement)
Proposed No Change No Change Hilton Garden Inn Hotel
North of site Commercial C-3-DA (Highway Business Riverside Drive/Vacant
District with Development
Agreement)
South of site North Channel of the R-2-P (Residential) North Channel of the Boise
Boise RiverlResidential RiverlIsland Woods
Two Subdivision
East of site Mixed Use MU-DA (Mixed Use with Vacant
Development Agreement)
West of site Commercial A (Agricultural) & C-l Eagle Road/Channel
(Neighborhood Business Center Commercial
District) Subdivision
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA or CEDA.
H. EXISTING SITE CHARACTERISTICS:
The site has been developed in compliance with design review approval DR-82-01 for the Hilton
Garden Inn Hotel.
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I. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 2.96-acres (128,938-square feet) 0.02-acres (1 ,300-square feet)
(minimum)
Percentage of Site Devoted to 25.35% (approx.) (includes both 92% (maximum)
Building Coverage the addition and the existing
building)
Percentage of Site Devoted to 25.75% (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces 43-spaces 35-spaces
(for addition)
*see parking analysis for Lots
5,6,7, Block 4 below
Front Setback 28-feet (north) O-feet
Rear Setback 50-feet (south) O-feet
Side Setback 13-feet (west) O-feet
Side Setback ll-feet (east) O-feet
Note: The future pad site located on Lot 5, Block 4, is proposed to be approximately a 5,200-square
foot restaurant. Per Eagle City Code, the required parking for a 5,200-square foot restaurant would be
35-parking spaces. There are 60-parking spaces located on Lot 5, Block 4 (this would leave an excess
of 25 spaces). The Bardenay Restaurant pad site located on Lot 7, Block 4, has 57-parking spaces. It
was required to have 42 based upon the 6,075 sq. ft. building footprint (this leaves an excess of 15-
spaces). The hotel site has 121-parking spaces (Lot 6, Block 4). It was required to have 118-spaces
(excess of 3-spaces ).
Lot 5, 6, and 7, Block 4, combined, have a total of 238-parking spaces on site. This amount does not
include the 12-non exclusive sportsman access parking spaces required with the development
agreement and preliminary and final plat approval for Mixed Use Subdivisions No.1 and 2. Taking the
total of the excess parking spaces noted above (25+15+3), 43-parking spaces are available to be
counted towards the hotel addition.
J. GENERAL SITE DESIGN FEATURES: (previously approved as part ofDR-82-0l)
Number and Uses of Proposed Buildings: One building; hotel with conference and meeting rooms.
Height and Number of Stories of Proposed Buildings: 48-feet; three stories.
Gross Floor Area of Proposed Buildings: 69,000-square feet.
Addition: 17.763 sq. ft.. Total: 86. 763 Sq. ft.
On and Off-Site Circulation:
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A 40,328-square foot (approximately) paved parking lot provides parking for vehicles using this
site (Hilton lot only). An 80,538-square foot (approximately) paved parking lot provides parking
for vehicles using this site and the two proposed pad sites. One 35-foot wide driveway is proposed
to be located on the north side of this site approximately 335-feet east of Eagle Road providing
access to Riverside Drive.
The applicant has proposed 12-parking spaces on the east side of the hotel located near the
sportsman access road to the river. Per the development agreement and preliminary and final plat
approvals for Mixed Use Subdivisions No.1 and 2, 10 to 12 non-exclusive parking spaces are
required for sportsman access to be located near the hotel. The spaces are required to have sign age
stating, "River Access Parking" designating these 12-parking spaces are for sportsman access only.
K. BUILDING DESIGN FEATURES (existing): (addition to match existing materials)
Roof: Presidential Architectural Asphalt Shingle - Shake like (Autumn Blend
Flashing)
Walls: Hardiplank Board and Batton with Cultured Stone (Dark Taupe, Sandstone)
WindowslDoors: Pella Aluminum (Taupe)
Fasciaffrim: Hardiplank (Medium Taupe)
with Copper
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are four clusters of existing trees.
Tree Replacement Calculations: The Army Corps of Engineers has required that all trees and
vegetation removed from this site are to be replaced within the Eagle River Development.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: The street trees required along Riverside Drive have been installed in accordance
with the approved landscape plan for Eagle River Development (DR-70-00).
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
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. 12% is proposed.
M. TRASH ENCLOSURES (existing):
One 80-square foot trash enclosure is proposed to be located along the east side of the building
approximately 420-feet south of the driveway on Riverside Drive. The enclosure is proposed to be
constructed of cultured stone with a stone cap and the gates are proposed to be constructed of
metal painted to match the trim on the building.
N. OUTDOOR LIGHTING (existing):
The applicant is proposing eighteen-foot high (18') light pole standards with ISO-watt high
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pressure sodium luminaries within the parking lot (see sheet C-l for locations). Pedestrian bollard
lighting with 70-watt high pressure sodium luminaries are proposed near the building entrance to
the hotel and along the lO-foot wide pedestrian pathway located on the west and south sides of the
hotel (see sheet C-l for locations).
O. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for
the approval of any signs.
P. PUBLIC SERVICES A V AILABLE:
A preliminary approval letter from the Eagle Sewer District has 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.
Q. PUBLIC USES PROPOSED: None
R. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
S. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - Yes - Boise River Floodplain
Evidence of Erosion - no
Fish Habitat - no
Floodplain - Yes - Entire site is located within the 1O0-year floodplain
Mature Trees - Yes - located only within the wetland areas
Riparian Vegetation - Yes - within Corps of Engineers approved delineation of jurisdictional
wetlands.
Steep Slopes - no
Stream/Creek - Yes - North Channel of the Boise River
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - no
Wildlife Habitat - Yes
T. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
An environmental assessment plan was provided to and reviewed by the City Engineer with the
preliminary plat of Eagle River Development (PP-14-00). A copy of the environmental
assessment plan is on file with the City Engineer.
U. 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
Eagle Sewer District
V.
LETTERS FROM THE PUBLIC: None received to date.
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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:
Section 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 subsection C 1 of this Section.
C. DISCUSSION:
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 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
including the applicant/representative).
BOARD DECISION:
The Board voted 6 to 0 (Bowen absent) to approve DR-82-01 MOD for a design review
application to construct an addition to the Hilton Garden Inn for Johnson Brothers Hospitality,
with the following staff recommended site specific conditions of approval and standard conditions
of approval with text shown with text shown with underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROV AL:
1. Comply with the conditions of CU-11-01, DR-82-01, PP-14-00, FP-13-01, PPIFP-I-0l
2. Comply with any applicable conditions of RZ-2-98 and the development agreement for Eagle River
Development.
3. A plan showing construction fencing around the existing trees (a minimum of 1O-feet from the trunk of
the tree or at the drip line of the tree whichever is closest) to prevent any damage within the drip line of
the trees shall be submitted to the City (only for the areas affected by the construction activity for the
addition). The construction fencing shall be installed prior to issuance of a building permit. No
activity whatsoever shall take place within the drip line of the trees.
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 (DR-19-03 MOD)
is required for the approval of any signs.
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6. The applicant shall submit a revised landscape plan showing an increase in the depth of the plant
material on the west side of the addition along Eagle Road to be consistent with the existing
landscaping" This plan shall be submitted for review and approyal by staff and one member of the
Design Review Board prior to the City issuing a building permit for the site.
STANDARD CONDITIONS OF APPROVAL:
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on December 8, 2004.
2. Requests for agencies' reviews were transmitted on December 9, 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-82-01 MOD) 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.
4. Will, in fact, constitute a permitted use as established in Eagle City Code Title 8, Chapter 2, Section 3,
for the C-3-DA (Highway Business District with Development Agreement) zoning district.
DATED this 27th day of January 2005.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
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