Findings - DR - 2004 - DR-117-04 - Construct A 2250 Sq Ft Multi Tenant Office Builidng
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW TO CONSTRUCT A MUL TI- )
TENANT OFFICE BUILDING FOR MIKE MARRS)
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-117-04
The above-entitled design review application came before the Eagle Design Review Board for their action
on December 9, 2004. 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:
Mike Marrs, represented by Walter Lindgren with Johnson Architects, is requesting design review
approval to construct a 2,250-square foot multi-tenant office building. The site is located on the
north side of East State Street within Winding Creek Development.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 7, 2004.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on October 14, 2004, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 13, 2004, the Eagle City Council approved a rezone, conditional use permit,
preliminary development plan, and preliminary plat applications for Winding Creek Planned Unit
Development (RZ-6-03/CU-1O-03/PPUD-3-03/PP-6-03)(formerly Trolley Square Subdivision).
On March 16, 2004, the Eagle City Council approved a design review application for the common
area landscaping within Winding Creek PUD (DR-08-04).
On June 22, 2004, the Eagle City Council approved a final development plan and final plat
application for Winding Creek PUD (FPUD-03-04 & FP-05-O4).
E. COMPANION APPLICATIONS: DR-118-O4 (design review sign application)
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use MU-DA-P (Mixed Use with Vacant
development agreement PUD)
Proposed No Change No Change Multi-tenant Office
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Building
North of site Mixed Use MU-DA-P (Mixed Use with Vacant
development agreement PUD)
South of site Mixed Use MU-DA (Mixed Use with Vacant/State Street
development agreement)
East of site Mixed Use MU-DA-P (Mixed Use with Vacant
development agreement PUD)
West of site Mixed Use MU-DA-P (Mixed Use with Vacant
development agreement PUD)
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, IDA or CEDA.
H. EXISTING SITE CHARACTERISTICS: N/A
I. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 9,922-square feet (0.23-acres) 7,OOO-square feet (0. 16-acres)
(minimum)
Percentage of Site Devoted to 23% (approximately) 50% (maximum)
Building Coverage
Percentage of Site Devoted to 53% (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces 8-parking spaces 9-parking spaces (minimum)
Front Setback 37-feet (north) lO-feet (minimum per the PUD)
Rear Setback 30-feet (south) lO-feet (minimum per the PUD)
Side Setback lO-feet (west) 7.5-feet (minimum per the PUD)
Side Setback lO-feet (east) 5-feet street side (minimum per
the PUD)
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: 18 Y2-feet high, one story.
Gross Floor Area of Proposed Buildings: 2,250-square feet
On and Off-Site Circulation:
A 2,400-square foot (approximately) paved parking lot provides parking for vehicles using this
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site. This site will be accessed by a twenty four foot (24') wide asphalt driveway that will extend
from East Winding Creek Drive to the west property line of this site.
K. BUILDING DESIGN FEATURES:
Roof: Architectural composition shingles
Walls: Hardie-plank, cultured stone, hardie-shingle
WindowslDoors: Vinyl windows
FascialTrim: Wood
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: Street trees along East Winding Creek Drive were reviewed and approved with the
common area landscaping of Winding Creek PUD (DR-08-04).
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 on the south, east, or west
perimeter of the parking lot because this site will be integrated with the properties
to the south, east, and west providing cross access between parcels.
b. Interior Landscaping: 0% interior landscaping is required, 13% is proposed.
M. TRASH ENCLOSURES:
A trash enclosure has not been proposed to be constructed on this site. The applicant is required to
enter into an agreement with an abutting property owner to share a trash enclosure or is required to
provide revised site, landscaping, and elevations plans showing a trash enclosure to be located on
this site.
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-118-04)
has been submitted for the approval of a master sign plan.
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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 - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain-no
Mature Trees - no
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - 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 attached. Comments, which
appear to be of special concern, are noted below:
Ada County Highway District
Eagle Fire Department
Eagle Sewer District
W. LETTERS FROM THE PUBLIC:
Letter from Keith Atkins, City Forester, date stamped by the City on October 27, 2004 (see
attached).
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 Commercial.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
. Eagle City Code Section 8-2A-7(E)(4)
The minimum acceptable size for deciduous trees shall be three inch (3") caliper, balled and
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.
burlapped.
Eagle City Code 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.
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.
Eagle City Code Section 8-4-5
SCHEDULE OF PARKING REQUIREMENTS:
Offices, business and professional
1 per 250 square feet of gross floor area
C. DISCUSSION:
.
The applicant is proposing to construct eight (8) parking spaces with the construction of this
building. Per Eagle City Code, one (1) parking space per two hundred-fifty (250) square feet of
gross floor area is required for office buildings. The applicant should be required to provide a
revised site and landscape plan showing a total of nine (9) parking spaces to be constructed on this
site. The revised site and landscape plan should be reviewed and approved by staff and one
member of the Design Review Board prior to the City issuing a zoning certificate for this site.
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 staff s 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 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, east, and west property
lines.
.
.
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 December 9, 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 3 to 0 (McCullough, Stanger, Floegel, Barnes absent) to approve DR-117-O4 for
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a design review application to construct a 2,250-square foot multi-tenant office building for Mike
Marrs with the following staff recommended site specific conditions of approval and standard
conditions of approval with underlined text to be added by the Board and text shown with strike
through to be deleted by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. All roof vents shall be painted to match the color of the roof.
2. Provide a revised site and landscape plan showing the location of a bike rack to be located on this site.
Provide a detailed cut sheet of the proposed bike rack showing the style, color, and size. The revised
site and landscape plan and cut sheet shall be reviewed and approved by staff prior to the City issuing
a zoning certificate for this site.
3. The applicant shall be required to enter into a recorded agreement with an adjacent property owner to
share a trash enclosure. The recorded agreement shall be reviewed and approved by staff prior to the
City issuing a zoning certificate for this site.
4. Pwyide a revised site aød laødseape ¡:Jlaa she'NiBg a tetal €If BiBe (9) ¡:JarkiBg s¡:Jaees tø be eoBstmeted
OR this site. The f-e'lÍseà site aaà laHdseape ¡:Jlaa shall be re\'Íe':¡eà aaà ap¡:Jreveà BY staff aaà ORe
member of the DesigR Review Beam prier to ~e City issaiBg a zeftiftg eertifieate for this site.
In accordance with Eagle Code Section 8-4-4-3, the applicant shall submit a joint parking agreement
to provide for the one additional parking space required for this development. The joint parking
agreement shall be reviewed and approved by staff prior to execution. Once approved and executed a
copy of the joint parking agreement shall be recorded in the office of the Ada County Recorder.
5. Provide a revised landscape plan showing all deciduous trees to be three inch (3") caliper, balled and
burlapped. The revised landscape plan shall be reviewed and approved by staff prior to the City
issuing a zoning certificate for this site.
6. Provide a revised landscape plan showing the landscaping on the south side of the building to extend
to the north side of the meandering sidewalk along East State Street. The revised landscape plan shall
be reviewed and approved by staff prior to the City issuing a zoning certificate for this site.
7. Provide a revised site and landscape plan showing the four foot (4') wide sidewalk located between the
parking lot and the north side of the building to continue to the east property line. The revised site and
landscape plans shall be reviewed and approved by staff prior to the City issuing a zoning certificate
for this site.
8. Submit payment to the City for all Engineering fees incurred for reviewing this project prior to
issuance of a building permit.
9. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer (i.e.: drainage).
10. No signs are proposed with this application. A separate design review application (DR-118-04) 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.
11. The applicant shall submit the color(s) and material(s) proposed for the windows for review and
approval by staff and one member of the Design Review Board prior to the issuance of a zoning
certificate.
12. The applicant shall submit the material proposed for the trellis for review and approval by staff and
one member of the Design Review Board prior to the issuance of a zoning certificate.
STANDARD CONDITIONS OF APPROVAL:
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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 flfst.
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 flfst.
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 flfSt.
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 flfst.
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 flfSt.
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 flfSt 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 flfSt.
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 flfSt. All construction shall comply with the City's specifications and standards.
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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
flfSt. 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 flfe 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 flfe 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 flfSt.
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 flfSt.
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 flfSt.
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 flfSt.
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 flfSt.
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 flfSt.
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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 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 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 October 7, 2004.
2. Requests for agencies' reviews were transmitted on October 14, 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-117 -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.
4. Will, in fact, constitute a permitted use as established in Eagle City Code Title 8, Chapter 2, Section 3,
for the MU-DA (Mixed Use with development agreement) zoning district.
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DATED this 13th day of January 2005.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
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