Findings - DR - 2004 - DR-113-04 - Construct 11,056 Sq Ft Health Club Facility / 950 E Riverside Dr
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW TO CONSTRUCT A HEALTH)
CLUB FACILITY FOR IDAHO ATHLETIC CLUB )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-113-04
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:
Idaho Athletic Club, represented by Andrew Davis with BRS Architects, is requesting design
review approval to construct an 11 ,056-square foot health club facility. The site is located on the
north side of East Riverside Drive within Eagle River Development at 950 East Riverside Drive
(Lot 7, Block 3, Mixed Use Subdivision No.4).
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 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, 2001, the Eagle City Council approved a final plat (FP-13-01) for this site.
On November 7, 2001, the Eagle City Council approved a combined preliminary and final plat
(PPIFP-I-0l) for this site.
E. COMPANION APPLICATIONS: DR-114-04 (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-DA (mixed use with Vacant
development agreement)
Proposed No Change No Change Health Club Facility
North of site Mixed Use MU (mixed use) State Highway 44/ Rocky
Mountain Business Park
South of site Mixed Use RUT (Residential- Ada Residential dwelling
County designation)
East of site Mixed Use MU-DA (mixed use with Vacant lot within Eagle
development agreement) River Development
West of site Mixed Use MU-DA (mixed use with Vacant lot within Eagle
development agreement) River Development
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, IDA or CEDA.
H. EXISTING SITE CHARACTERISTICS: The street trees and sidewalk have been installed adjacent to
East Riverside Drive, as well as landscaping adjacent to State Highway 44.
1. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 46,582-square feet (1.07 -acres) 7,000-square feet (0. 16-acres)
(minimum)
Percentage of Site Devoted to 24% (approximately) 50% (maximum)
Building Coverage
Percentage of Site Devoted to 46% (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces 49-parking spaces 43-parking spaces (minimum)
Front Setback 70-feet (south) 20-feet (minimum)
Rear Setback 20-feet (north) 20-feet (minimum)
Side Setback 9.5-feet (west) 7.5-feet (minimum)
Side Setback 78-feet (east) 7.5-feet (minimum)
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J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One building to be used as a health club facility.
Height and Number of Stories of Proposed Buildings: 23-feet in height, one story.
Gross Floor Area of Proposed Buildings: 11,056-square feet
On and Off-Site Circulation:
A 13,944-square foot (approximately) paved parking lot provides parking for vehicles using this
site. One 25-foot wide shared driveway is proposed to be located near the southwest corner of the
site and one 25-foot wide shared driveway is proposed near the south east corner of the site on the
adjacent property. Both driveways provide access to East Riverside Drive.
K. BUILDING DESIGN FEATURES:
Roof: Concrete tile (slate texture - sandalwood)
Walls: Stucco (hopsack and antique white), Hardiboard (kilim beige)
WindowslDoors: Aluminum storefront (light bronze)
FascialTrim: Stucco (hopsack), stone veneer (old country fieldstone)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are seven Autumn blaze maple trees
located within the landscape strip between the sidewalk and back of curb adjacent to East
Riverside Drive. Two of the trees will be relocated within the parking lot of this site in order to
construct the two driveways that will access this site and the adjacent sites.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: The street trees along East Riverside Drive where installed by the developer.
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: 8% interior landscaping is required, 8% is proposed.
M. TRASH ENCLOSURES:
One 120-square foot trash enclosure is proposed to be located near the north property line
approximately 200-feet north of the eastern driveway on East Riverside Drive. The enclosure is
CMU block with stucco and stone veneer with deck plank gates, all of which will match the
materials and colors used in the construction of the building
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N. MECHANICAL UNITS:
The applicant is proposing to use roof top mechanical units. The roof-top mechanical units are
proposed to be screened with by the parapet walls. No ground mounted mechanical units are
proposed and none are approved.
O. OUTDOOR LIGHTING:
Four (4), two hundred-fifty (250) watt, high pressure sodium light fixtures are proposed within the
parking lot of this site. Other than soffit lighting, no building lighting is proposed with this
application.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR-114-04)
has been submitted for the approval of two building wall signs and a monument sign.
Q. PUBLIC SERVICES AVAILABLE:
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: all floodplain and flood way concerns were addressed by the applicant as a part of
the Eagle River Preliminary Plat application, the Mixed Use Subdivision No.1 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
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:
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Ada County Highway District
Eagle Fire Department
Eagle Sewer District
Idaho Power Company
W. LETTERS FROM THE PUBLIC:
Letter from John Swartz, Construction Manager for Eagle River Development, date stamped by
the City on October 6, 2004 (see attached).
Letter from Keith Atkins, City Forester (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 Mixed Use.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
.
Eagle City Code 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);
Eagle City Code Section 8-2A-6(B)(5)(c)
.
Roof-mounted mechanicals all vents protruding through the roof and similar features shall be
painted so as to match the color of the roof.
C. DISCUSSION:
.
On the northeast and northwest corners of this building the applicant is proposing to install glass
that will extend from the ground to the top of the parapet wall. Staff understands the applicants
desire to have an area where patrons can work out and have a view of the foothills, however it is
staff s opinion that the two glass areas look significantly different from the rest of the buildings
architecture. The applicant should be required to provide revised building elevations showing how
the two glass corners of the building will blend with the architecture of the building. The revised
building elevations should be reviewed and approved by staff and two (2) members of 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.
.
ST AFF 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.
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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-113-04 for
a design review application to construct an 11 ,056-square foot health club facility for Idaho
Athletic Club 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. Provide r-eviseà büildiRg elevatiofts sho',viRg ROW the two glass earners of tHe büildiRg will blead \vita
the arcaiteehife of the büildiag. The reviseà büilàiag elevatioas shall be r-e'lieweà aad apfJroveà by
staff aad tV¡O (2) members of tHe Desiga Re':ie'll Boar-à fJrior to the City isst:1Ìag a zoRiag CiertifiCiate for
tHis site.
2. Provide detailed cut sheets showing the style and color of the bike rack located near the main entrance
to the building. The detailed cut sheets shall be reviewed and approved by staff prior to the City
issuing a zoning certificate for this site.
3. Submit payment to the City for all Engineering fees incurred for reviewing this project prior to the City
issuing a building permit for this site.
4. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer (i.e.: drainage).
5. No signs are proposed with this application. A separate design review application (DR-114-04) has
been submitted for the approval of signage for this building. The signage application shall be
reviewed and approved prior to the City issuing a zoning certificate for this site.
6. Provide revised south and east building elevations (with emphasis on the entry) to reduce the mass
above the entry. The revised elevations shall be reviewed and approved by staff and one member of the
Design Review Board prior the issuance of a zoning certificate.
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 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
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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 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 flfSt. 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.
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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
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 of the 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 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 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 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 fmal 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.
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
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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-113-04) 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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Eric R. MCCUllOU~
ATTEST:
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