Findings - DR - 2004 - DR-04-04 - Construct 1,000' Addition W/Exterior Modifications To Existing Dental Office/151 Stie
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR
A DESIGN REVIEW TO CONSTRUCT A BUILDING
ADDITION TO AN EXISTING DENTAL/MEDICAL
OFFICE BUILDING FOR DOCTOR JOEL COURTIAL
)
)
)
)
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-O4-04
The above-entitled design review application came before the Eagle Design Review Board for their action
on September 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:
Doctor Joel Courtial, represented by James Gipson with James Gipson Associates, is requesting
design review approval to construct a 1,000-square foot building addition with exterior
modifications to the existing dental office. The site is located on the west side of Stierman Way
approximately 250-feet north of East State Street at 151 Stierman Way.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on January 8, 2004.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on January 14, 2004, in accordance with the
requirements of the Eagle City Code.
0, HISTORY OF RELEVANT PREVIOUS ACTIONS:
On August 14, 2001, the Eagle City Council reviewed and approved a design review application
for a dentaUmedical office building (DR-31-01) located south of this site,
E. COMPANION APPLICATIONS: None
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F, COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNA nON DESIGNA nON
Existing Central Business District CBD (Central Business Dental Office
District)
Proposed No Change No Change No Change
North of site Residential Four R-4 (four dwelling units per Residences
acre)
South of site Central Business District CBD (Central Business MedicallDental Office
District)
East of site Central Business District CBD (Central Business Eagle City Library
District)
West of site Central Business District CBD (Central Business Vacant
District)
G.
DESIGN REVIEW OVERLAY DISTRICT: This site is located within the TDA (transitional
development area).
H. EXISTING SITE CHARACTERISTICS: There is an existing 1,824-square foot dental office with
associated parking located on this site. There are approximately fifteen (15) trees and numerous
shrubs located on this site around the existing building,
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I. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site O.38-acres (16,553-square feet) O.OI-acres (500-square
feet)(minimum)
Percentage of Site Devoted to 17% (approximately) 20% (minimum when located
Building Coverage within the TDA)
85% (maximum when located
within the TDA)
Percentage of Site Devoted to 49% (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces 31-parking spaces 36-parking spaces (minimum)*
Front Setback 7-feet (east) lO-feet (minimum) to 25-feet
(maximum) (when located
within the TDA)
Rear Setback lO-feet (west) a-feet (minimum)
Side Setback 77-feet (south) O-feet (minimum) to 10-feet
(maximum) (when located
within the TDA)
Side Setback 67-feet (north) O-feet (minimum) to 10-feet
(maximum) (when located
within the TDA)
* Note: Based on the combined building square footage of the medical/dental office located to the south of this site and the
exIsting and proposed building square footage of Dr. Courtials medical/dental office- A total of 7.234-square feet of
medical/dental office buildings require thirty six (36) parking spaces (one (1) parking space per two hundred (200) square
feet of gross floor area),
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One building to be used as a dental office.
Height and Number of Stories of Proposed Buildings: Twenty-one feet (21') high, one story.
Gross Floor Area of Proposed Buildings:
Existing = 1,824-square feet
Addition = 960-square feet
Total = 2,784-square feet
On and Off-Site Circulation:
A 14,O53-square foot (approximately) paved parking lot provides parking for vehicles using this
site. One 25-foot wide driveway is located on the east side of this site approximately 160-feet
north of the south property line providing access to Stierman Way.
K. BUILDING DESIGN FEATURES:
Roof: Architectural fiberglass shingles (charcoal gray)
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Walls: Stucco (light tan), brick wainscoting (sandstone)
WindowslDoors: White frame, gray tinted glass
Fascia/Trim: Stucco (light gray)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are fifteen (15) trees located on this
site of which the applicant is to remove five (5), all other trees are to be retained and protected
during construction of the building addition.
Tree Replacement Calculations: Three (3) Colorado Blue Spruce trees, one (1) Scotch Pine tree,
and one (1) Crab Apple tree will be removed from this site. The City Forester has provided a
report indicating the species, health, caliper, and monetary values for each of the trees to be
removed (see attached tree evaluation sheets). Pursuant to the City Foresters evaluation the total
monetary value of the five (5) trees to be removed equals $2,258.00. Per Eagle City Code, the
applicant is required to replace a total of forty eight (48) caliper inches of tree on site.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: The applicant is to install two (2) flowering pear trees within street grates adjacent to
Stierman Way. Per Eagle City Code, street trees are required to be planted every thirty five (35)
linear feet of street frontage, thus the applicant is required to install four (4) street trees adjacent to
Stierman Way.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Continuous landscaping is to be installed around the perimeter of the parking lot.
b. Interior Landscaping: 8% interior landscaping is required, 8% is existing.
M, TRASH ENCLOSURES:
One 63-square foot trash enclosure is currently located along the west side of the site
approximately 90-feet west of the driveway on Stierman Way. The enclosure is constructed of
CMU walls with a stucco finish painted to match the color of the building located to the south of
this site. This trash enclosure is shared by this site and the site to the south.
N, MECHANICAL UNITS:
The applicant is to use ground mounted mechanical units. The ground mounted mechanical units
are to be screened with landscaping.
O. OUTDOOR LIGHTING:
The lighting within the parking lot was installed with the construction of the building to the south
of this site. Other than recessed lighting, no building lighting is to be installed on the exterior of
this building.
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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, 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 - yes
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 incorporated herein by
reference. Comments, which appear to be of special concern, are noted below:
Ada County Highway District
Central District Health
Division of Environmental Quality
Drainage District No.2 - Ringert Clark
Eagle Fire Department
Eagle Sewer District
W, LETTERS FROM THE PUBLIC:
Letter from Keith Atkins, City Forester, date stamped by the City on February 4, 2004
(incorporated herein by reference),
Letter from Tom Satorie, Traffic Analyst with the Ada County Highway District, dated August 9,
2001 (incorporated herein by reference),
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ST AFF 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 Central Business District.
Chapter 8 - Transportation
8.6 Implementation Strategies"
.
e. Encourage new development to provide for pedestrian, equestrian, and bicycle
circulation in accordance with the City of Eagle TransportationlPathway Network
Maps #1 and #2, adopted local and regional pathway plans, as may be needed for
intra-neighborhood connectivity and to ensure that bike and pedestrian traffic is not
unnecessarily pushed out onto arterials and collectors.
Encourage planning of local roadway systems which will provide for intra-
neighborhood connectivity. The connecting roadways should be designed to not
become collectors and to discourage traffic from cutting through neighborhoods to go
from a collector or arterial to another collector or arterial. Such intra-neighborhood
connectivity is for emergency and delivery vehicles and for local intra-neighborhood
access.
r.
The TransportationlPathway Network Map # 2 of 2 shows the extension of a proposed road right-
of-way through this site connecting Idaho Street to Stierman Way.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
.
.
Eagle City Code Section 8-2A-6(D)(2)(d)
Orientation: Shall be designed so that at least seventy percent (70%) of the building's ground
level, street facing facades are constructed to abut and be oriented to a public sidewalk or
plaza.
.
Eagle City Code Section 8-2A-6(D)(2)(e)
Accessibility: Shall be visually and physically accessible to the pedestrian at the sidewalk or
plaza level.
.
Eagle City Code Section 8-2A-6(D)(2)(f)
Facade: All buildings shall include a "storefront" on the ground floor consisting of a minimum
of fifty percent (50%) glass. Floors above the main floor shall have a minimum of twenty five
percent (25%) glass.
.
Eagle City Code Section 8-2A-6(D)(3)(a)
Front building setbacks from the property line shall be a minimum of ten feet (10') to a
maximum of twenty five feet (25'),
.
Eagle City Code Section 8-2A-6(D)(3)(b)
Side building setbacks may be zero feet (0') so as to tie into adjoining structures or ten feet
(10') maximum where ties to adjoining structures are not desirable.
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.
Eagle City Code Section 8-2A-6(D)(3)(f)
Lot coverage by the footprint of the structure shall be a minimum of twenty percent (20%) and
a maximum of eighty five percent (85%) in which case off site parking shall be provided for.
The minimum lot coverage requirement may be reduced by the council for the purpose of
providing adequate on site parking in accordance with provisions of this title for structures that
include residential uses on floors other than the ground floor.
.
Eagle City Code Section 8-2A-6(D)(6)(c)
Shared drive access points to parking shall be used wherever possible.
.
Eagle City Code Section 8-2A-6(D)(6)(c)
Vehicular And Pedestrian Use: Extension ofIdaho Street for vehicular and pedestrian use
shall be considered.
.
Eagle City Code Section 8-2A-6(G)(4)
Streetlights within the DDA and TDA shall be located a maximum distance of one hundred
feet (100') apart except as specified in subsection G6 of this section, Said streetlights are not
required to be located in alignment across the street from each other.
.
Eagle City Code Section 8-2A- 7(C)(l)
Retention Of Existing Trees: Existing trees shall be retained unless removal is approved in
writing by the city. Where trees are approved by the city to be removed from the project site
(or from abutting right of way) replacement with an acceptable species is required as follows:
Existing Tree Replacement
1 inch to 6 inches caliper 2x caliper of tree removed
6 1/4 inches to 12 inches 1.5x caliper of tree removed
12 1/4 inches or more Ix caliper of tree removed
.
Eagle City Code 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.
.
Eagle City Code Section 8-2A-7(K)(2)(a-d)
a. Provide a ten foot (10') wide landscaped strip between the right of way and the parking lot,
and plant with a minimum of one shade tree and ten (10) shrubs per thirty five (35) linear feet
of frontage, excluding driveway openings.
b. Provide an earth berm of thirty inches (30") minimum height (do not exceed 3: 1 slope)
within a ten foot (10') wide landscaped strip between the right of way and the parking lot, and
plant with a minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet of
frontage, excluding driveway openings.
c. Provide a six foot (6') landscaped strip with a minimum thirty inch (30") grade drop from
the right of way to the parking lot, and plant with a minimum of one shade tree and five (5)
shrubs per thirty five (35) linear feet of frontage, excluding driveway openings.
d. Provide a three foot (3') high fence of wood, brick, stone, or decorative block or concrete
along with a four foot (4') wide landscaped strip between the right of way and the parking lot,
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and plant a minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet of
frontage, excluding driveway openings.
.
Eagle City Code Section 8-2A-7(M)(2)
In all required applications, excluding residential developments, one street tree, selected from
the approved tree list in subsection Q of this section, shall be planted per thirty five (35) linear
feet of street frontage.
.
Eagle City Code Section 8-4-4-1(A)(2)
Parking spaces for retail or customer parking for commercial, industrial, or public/semipublic
uses shall be located not more than seven hundred feet (700') from the principal use measured
along the sidewalk, or walkway available for public use, from the primary entrance of the
principal use to the furthest parking space within the parking lot.
.
Eagle City Code Section 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 leduction 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-
lA of this chapter,
5. The spaces to be provided shall be available as long as the uses requiring the spaces
are in 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
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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.
.
Eagle City Code Section 8-4-4-5
PARKING IN LIEU PAYMENTS:
Within the central business district, as defined by the City of Eagle comprehensive plan, the
required number of parking spaces may be met by a cash in lieu payment to the city prior to
issuance of a buildinglzoning permit or certificate of occupancy, whichever occurs first. The
fee shall be for the city to provide public off street parking in the vicinity of the use, the
maximum distance of which shall not exceed the maximum distance permitted by this title.
The fee shall be five thousand seven hundred dollars ($5,700.00) per space, or such sum as
may be adopted by resolution of the city council. In addition to the above fee the owner shall
be required to pay an annual per space maintenance fee as shall be determined by resolution of
the city council.
The city shall not provide more than twenty (20) spaces for any single use without the specific
approval of the city council. When considering in lieu payments the city may set limitations on
the number of spaces for which an in lieu fee may be tendered.
All in lieu funds received for reduction of parking spaces under this section shall be placed
into a special and separate parking improvement and acquisition account to be used solely for
the purchase and improvement of municipal parking lots and structures to be located within
the central business district, as defined by the city of Eagle comprehensive plan, and may be
for use by the general public.
C. DISCUSSION:
.
On August 14,2001, the Eagle City Council reviewed and approved a design review application
for a medicaVdental office building (DR-31-0l) located south of this site. With the approval of the
new medicaVdental office building the City reviewed the parking for the proposed building on the
property to the south and the existing building on this site. The required parking for the new
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.
medical/dental office located on the property to the south and the existing medical/dental office
located on the property to the north was thirty one (31) parking spaces based on a total of 6,274-
square feet of medical/dental uses. The required parking for the nine hundred-sixty (960) square
foot proposed building addition on this site totals five (5) parking spaces. The site plan date
stamped by the City on August 27, 2004, does not indicate any additional parking spaces are to be
constructed with the construction of the building addition. Per Eagle City Code, the applicant is
required to enter into a joint/collective parking agreement or provide a cash in lieu payment to the
City for the five (5) parking spaces required on this site with the proposed building addition.
Should the applicant choose to provide a cash in lieu payment to the City for the five (5) parking
spaces not constructed on this site a total of $34,200,00 is required to be paid to the City (based on
$5,700.00 per parking space), The joint/collective parking agreement should be reviewed and
approved by the Zoning Administrator or the cash in lieu payment should be submitted to the City
prior to the City issuing a zoning certificate for this site.
Without a joint/collective parking agreement or cash in lieu payment for the five (5) parking
spaces required with the proposed building addition, the applicant would not be able to construct
this building addition.
Per the City of Eagle 2000 Comprehensive Plan Transportation Network Map #2 of 2, a roadway
is shown to be constructed along the southern portion of the property located to the south of this
site. With the approval of DR-31-01 (site located to the south of this site), the Eagle City Council
determined the extension of Idaho Street should be located on the northern portion of this site.
The site plan date stamped by the City on August 27, 2004, indicates the proposed Idaho Street
extension located on the northern portion of this property which is in alignment with the approved
Idaho Street extension proposed on the property to the west of this site. The applicant should be
required to dedicate an easement to the City of Eagle for a forty two (42) foot street section for the
future right of way of Idaho Street to be located on the northern portion of this site. The proposed
easement should be reviewed and approved by the Eagle City Council prior to the City issuing a
zoning certificate for this site,
The site plan date stamped by the City on August 27, 2004, indicates a parking area to be located
north of the proposed building addition, within the future Idaho Street right of way. As indicated
within the staff report from the Ada County Highway District date stamped by the City on
February 9, 2004, the driveway to the parking area located north of the proposed building addition
maybe required to be closed at the time of the Idaho Street extension, The applicant should be
required to provide a revised site and landscape plan showing how the parking area proposed north
of the building addition will be reconstructed should the Ada County Highway District require the
driveway on Stierman Way to be closed. The revised site and landscape plan should show the
continuation of the streetscape adjacent to Stierman Way (per Eagle City Code) and how the
parking area will be removed and replaced with landscaping. The revised site and landscape plan
should be reviewed and approved by the Design Review Board prior to the City issuing a zoning
certificate for this site.
.
The site plan date stamped by the City on August 27, 2004, indicates the existing building with
proposed addition covers seventeen percent (17%) of this site. Per Eagle City Code, the footprint
of a structure is required to cover a minimum of twenty percent (20%) of a site, The applicant
should be required to provide a revised site plan showing the existing building with proposed
addition covers a minimum of twenty percent (20%) of the site. The revised site plan should be
reviewed and approved by the Design Review Board prior to the City issuing a zoning certificate
for this site.
.
The applicant is proposing to construct a nine hundred-sixty (960) square foot building addition to
the existing one thousand-eight hundred-twenty four (1,824) square foot medical/dental office
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building located on this site. In addition to the building addition, the applicant is proposing to
modify the exterior building elevations so as to blend with the materials, colors, and architecture
used in the construction of the new medicaUdental office building constructed south of this site.
With the proposed modification to the entryway on the south building elevation the side setback
for this building is proposed to be seventy seven feet (77'). While this distance exceeds that which
is permitted within Eagle City Code, it would be impossible for the applicant to construct the
building within ten feet (10') of the south property line without substantial redesign to the existing
parking and on-site vehicular circulation. It is staff's opinion that the side setback to the south
property line should be approved as shown on the site plan date stamped by the City on August 27,
2004.
The side setback from the north property line to the proposed building addition on the north
building elevation is sixty seven feet (67'), With the extension ofIdaho Street within this site's
northern forty two (42) linear feet, the proposed side setback will be reduced from sixty seven feet
(67') to thirteen feet (13') south of the future north property line. While this distance does not
meet the ten foot (10') maximum side setback, it is staff's opinion that if the applicant met the ten
foot (10') minimum front setback required within Eagle City Code, that the side setback to the
north may be achieved. The applicant should be required to provide revised site and landscape
plans showing the front setback to be a minimum of ten feet (10') from the east property line and
the side setback to be a maximum often feet (10') from the future north property line. Revised
building elevation plans should be submitted showing the change in the north, east, and west
building elevations as required above. The revised site, landscape, and building elevation plans
should be reviewed and approved by the Design Review Board prior to the City issuing a zoning
certificate for this site.
.
The site and landscape plans date stamped by the City on August 27, 2004, do not indicate a plaza
area to be constructed with the proposed building addition. Per Eagle City Code, seventy percent
(70%) of a building's ground level, street facing facades is required to be oriented to a public
sidewalk or plaza area. The applicant should be required to provide revised site and landscape
plans showing seventy percent (70%) of the building's ground level, street facing façade to be
oriented to a plaza area. The revised site and landscape plans should be reviewed and approved by
the Design Review Board prior to the City issuing a zoning certificate for this site.
The elevation plan date stamped by the City on August 27, 2004, indicates seventeen percent
(17 %) glass on the ground floor of this building. Per Eagle City Code, a building within the TDA
is required to provide a minimum of fifty percent (50%) glass on the ground floor. The applicant
should be required to provide revised building elevation plans showing the east building elevation
to have a minimum of fifty percent (50%) glass. 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.
.
.
The site and landscape plan date stamped by the City on August 27, 2004, indicate five (5) trees to
be removed from this site with the proposed building addition. The City Forester has completed a
review of the five (5) trees to be removed and has provided the species, health, caliper, and
monetary values for each of the trees being removed (see attached report). The five (5) trees (three
(3) Colorado Blue Spruce, one (1) Scotch Pine, and one (1) Crab Apple trees) have a monetary
value of $2,258,00 or a caliper replacement value of forty eight (48) caliper inches. The applicant
should be required to provide a revised landscape plan showing the addition of forty eight (48)
caliper inches to be planted on-site, a monetary value of $2,258.00 submitted to the City Tree
Fund, or a combination of the two. The revised landscape plan, monetary value, or combination
thereof should be submitted to the City prior to the City issuing a zoning certificate for this site.
City staff is unclear if the landscape plan date stamped by the City on August 27, 2004, is
.
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indicating that two (2) shrubs are to be installed or retained between the northern most parking
spaces and Stierman Way. Regardless if the plant material is existing or proposed, per Eagle City
Code, the applicant is required to screen the parked vehicles from the public right of way, The
applicant should be required to provide a revised landscape plan showing the parked vehicles are
screened from view pursuant to Eagle City Code Section 8-2A-7(K)(2)(a-d). The revised
landscape plan 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.
.
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,
PUBLIC MEETING OF THE BOARD:
A. A meeting was held on the application before the Design Review Board on September 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 pcoposal was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DECISION:
The Board voted 6 to 0 (Barnes absent) to approve DR-04-04 for a design review application to
construct a building addition to an existing dental office for Doctor Joel Courtial, 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, Enter into a joint/collective parking agreement or provide a cash in lieu payment to the City for the five
(5) parking spaces required on this site with the proposed building addition. Should the applicant
choose to provide a cash in lieu payment to the City for the five (5) parking spaces not constructed on
this site a total of $28.500.0034,200.00 is required to be paid to the City (based on $5,700.00 per
parking space). A joint/collective parking agreement shall be reviewed and approved by the Zoning
Administrator and recorded in the Ada County Recorder's office or the cash in lieu payment in the
amount of $28.500.0031,200.00 shall be submitted to the City prior to the City issuing a zoning
certificate for this site.
2, Dedicate an easement to the City of Eagle for a forty two (42) foot street section for the future right of
way of Idaho Street to be located on the northern portion of this site. The proposed easement shall be
reviewed and approved by the Eagle City Council prior to the City issuing a zoning certificate for this
site.
3. Provide a revised site and landscape plan showing how the parking area proposed north of the building
addition will be reconstructed should the Ada County Highway District require the driveway on
Stierman Way to be closed. The revised site and landscape plan shall show the continuation of the
streetscape adjacent to Stierman Way (per Eagle City Code) and how the parking area will be removed
and replaced with landscaping. The revised site and landscape plan shall be reviewed and approved by
the Design Review Board prior to the City issuing a zoning certificate for this site.
4, Provide a revised site plan showing the existing building with proposed addition covers a minimum of
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twenty percent (20%) of the site. The revised site plan shall be reviewed and approved by the Design
Review Board prior to the City issuing a zoning certificate for this site.
S, Provide revised site and landscape plans showing the front setback to be a minimum of ten feet (10')
from the east property line and the side setback to be a maximum of ten feet (10') from the future north
property line. Revised building elevation plans shall be submitted showing the change in the north,
east, and west building elevations as required above. The revised site, landscape, and building
elevation plans shall be reviewed and approved by the Design Review Board prior to the City issuing a
zoning certificate for this site.
6, Provide revised site and landscape plans showing seventy percent (70%) of the building's ground
level, street facing façade to be oriented to a plaza area. The revised site and landscape plans shall be
reviewed and approved by the Design Review Board prior to the City issuing a zoning certificate for
this site,
7. Provide a revised landscape plan showing pedestrian amenities (i.e.: trash receptacles, water fountain,
seatinglbenches, picnic tables, public art, etc.) within the plaza area located within this development.
The applicant shall be required to provide detailed cut sheets of the proposed pedestrian amenities.
The revised landscape plan and detailed cut sheets shall be reviewed and approved by staff prior to the
City issuing a zoning certificate for this site.
8. Provide revised building elevation plans showing the east building elevation to have a minimum of
fifty percent (50%) glass. The revised building elevation plans shall be reviewed and approved by the
Design Review Board prior to the City issuing a zoning certificate for this site.
9, Provide a revised landscape plan showing a minimum of four (4) street trees to be installed within the
City of Eagle street grates, thirty five feet (35') on center adjacent to Stierman Way. The revised
landscape plan shall be reviewed and approved by the Design Review Board prior to the City issuing a
zoning certificate for this site.
10. Provide a revised landscape plan showing the addition of forty eight (48) caliper inches to be planted
on-site, a monetary value of $2,258.00 submitted to the City Tree Fund, or a combination of the two.
The revised landscape plan, monetary value, or combination thereof shall be submitted to the City
prior to the City issuing a zoning certificate for this site.
11. Provide a revised landscape plan showing the parked vehicles are screened from view pursuant to
Eagle City Code Section 8-2A-7(K)(2)(a-d). The revised landscape plan shall be reviewed and
approved by the Design Review Board prior to the City issuing a zoning certificate for this site.
12, Provide a revised site and landscape plan showing a twenty four foot (24') wide drive aisle to be
constructed between this site and the property to the west (see Exhibit A). The revised site and
landscape plan shall be reviewed and approved by staff prior to the City issuing a zoning certificate for
this site,
13. Provide cross-access agreements between this site and the property to the south and west. The cross
access agreement shall be reviewed and approved by the Zoning Administrator and shall be recorded
in the Ada County Recorder's office prior to the City issuing a zoning certificate for this site.
14. Provide a copy of a license agreement from the Ada County Highway District allowing any
improvements to be constructed or placed within the right-of-way of Stierman Way. The license
agreement shall be submitted to the City prior to the City issuing a zoning certificate for this site,
15, Submit payment to the City for all Engineering fees incurred for reviewing this project prior to
issuance of a building permit.
16. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer (i,e.: drainage).
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17. Provide a recorded cross access agreement between this property and the property to the south. The
recorded cross access agreement shall be reviewed and approved by staff prior to the City issuing a
zoning certificate for this site.
18. The applicant shall be required to enter into a joint parking agreement (as required by Eagle City Code
Section 8-4-4-3) with the City and the owner of the parking lot to the south. The joint parking
agreement shall be reviewed and approved by the City Attorney and shall be recorded prior to issuance
of a building permit.
19, The applicant shall be required to enter into a recorded agreement with the property owner to the south
to allow the trash enclosure to be shared with the property to the north. The recorded agreement shall
be reviewed and approved by staff prior to the City issuing a zoning certificate for this site.
20, A plan showing construction fencing around the existing trees (a minimum of lO-feet from the trunk of
the tree or at the drip line of the tree (whichever is furthest» to prevent any damage within the drip line
of the trees should be submitted to the City. The construction fencing should be installed prior to
commencing any site work. Cups or dams should be built within the drip line of each tree in order to
retain water and the trees shall be watered on a regular basis. No activity whatsoever should take place
within the drip line of the trees.
21. Provide a revised site plan showing the historic streetlights proposed along Stierman Way to be spaced
a maximum distance of one hundred feet (100') apart. The revised site plan shall be reviewed and
approved by staff prior to the City issuing a zoning certificate for this site.
22. Provide a revised landscape plan showing the ground mounted light fixtures used to illuminate the
monument are screened from view or located so they do not shine onto the roadway or onto any nearby
property. The light fixtures shall be light fixtures shall be concealed or screened with perimeter
landscaping providing a 12 month screen of sufficient height and density to conceal such fixtures,
23, No additional signs are proposed with this application. A separate design review application is
required for the approval of any signs proposed on this site.
24, Provide a revised floor plan showing the operatory and x-ray prep areas to be labeled as laboratory and
storage areas. The revised floor plan shall be reviewed and approved by the Design Review Board
prior to the City issuing a zoning certificate for this site.
25. Upon approval by the City Council all site. landscape. floor. and elevation plans shall be reviewed and
approved by the Design Review Board prior to the City issuing a zoning certificate for this site,
ST ANDARD 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 first.
5, Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
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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 first. 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
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 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.
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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 fire 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 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 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 first.
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 first.
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.
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 prior to construction/
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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 January 8, 2004.
2, Requests for agencies' reviews were transmitted on January 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-04-04) 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 CBD (Central Business District) zoning district.
5, The Design Review Board understands that several code requirements have not been met with this
proposed building addition and exterior remodel but supports the project as presented because the
addition is very small and the exterior modifications would update the look of this building to blend
with the new medical office building located to the south of this site, The Board recommends approval
of the project and supports a reduction in the 50% glass, the thirty six (36) parking spaces, and twenty
percent (20%) lot coverage as required by Eagle City Code. The Board supports the cross access drive
aisle between this site and the site to the west.
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DA TED this 23rd day of September 2004.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
ATTEST:
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Page 18 of 18
KIPlalllllng DeptlEagle Applicatiolls\Dt\2004\DR-04-04 drf.do.