Findings - DR - 2004 - DR-76-04 - Construct A 2-Story Multi-Tenant Office In Eagle River Development/1025 S Bridgeway P
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A DESIGN
REVIEW FOR A TWO STORY MUL TI- TENANT OFFICE
BUIDLING FOR JOHNSON BROTHERS HOSPITALITY
)
)
)
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-76-04
The above-entitled design review application came before the Eagle Design Review Board for their action
on August 12,2004. 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:
Johnson Brothers Hospitality, represented by Scott Wendell with Lombard Conrad Architects, is
requesting design review approval to construct a two (2) story multi-tenant office building within
Eagle River Development. The site is located 450-feet south of East Shore Drive at 1025 South
Bridgeway Place (Lot 25, Block 4, Mixed Use Subdivision No.5).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on July 7, 2004.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on July 9, 2004, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 25, 2000, the Eagle City Council approved a rezone (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
(PP/FP-I-0 1) for this site.
E. COMPANION APPLICATIONS: DR-77-04 (design review sign application)
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNA TION DESIGNA TION
Existing Mixed Use MU-DA (Mixed Use with Vacant lot within Eagle
development agreement) River Development
Proposed No Change No Change MedicallDental Office
North of site Mixed Use MU-DA (Mixed Use with Vacant lot within Eagle
development agreement) River Development
South of site Floodway MU-DA (Mixed Use with North Channel of the Boise
development agreement) River
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, TDA or CEDA.
H. EXISTING SITE CHARACTERISTICS: None
1. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 37,461-square feet (0.86-acres) 7,000-square feet (0. 16-acres)
(minimum)
Percentage of Site Devoted to 17% (approximately) 50% (maximum)
Building Coverage
Percentage of Site Devoted to 46% (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces 52-parking spaces 52-parking spaces (minimum)
Front Setback 1O0-feet (north) 20-feet (minimum)
Rear Setback 51-feet (south) 20-feet (minimum)
Side Setback 16-feet (west) 20-feet (minimum)
Side Setback ll-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 multi-tenant office building.
Height and Number of Stories of Proposed Buildings: 33-feet, two stories.
Gross Floor Area of Proposed Buildings:
First floor = 6,500-square feet
Second floor = 6,500-square feet
Total = 13,OOO-square feet
On and Off-Site Circulation:
A 13,650-square foot (approximately) paved parking lot provides parking for vehicles using this
site. The site will be accessed from Bridgeway Place and shared acres with the parcels to the north
and east of this site.
K. BUILDING DESIGN FEATURES:
Roof: Split shake concrete tile (Smoky)
Walls: Stone veneer wood siding (tan)
Windows/Doors: Aluminum frames
FascialTrim: Metal fascia (copper)
Other: Battered stone columns with wood beam trim details
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: This site does not abut a public or private street.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Continuous landscaping will not be installed 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: 10% interior landscaping is required, 10% will be installed.
M. TRASH ENCLOSURES:
One 100-square foot trash enclosure will be located near the north property line of this site
approximately liS-feet north of the building. The enclosure will be constructed of CMU with
stucco finish and metal doors, all of which will match the colors used in the construction of the
building.
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N. MECHANICAL UNITS:
The applicant will use roof-top mechanical units. The applicant indicates within the application
that the roof-top mechanical units are to be screened by the mansard roof. No ground mounted
mechanical units are proposed with this application and none are approved.
O. OUTDOOR LIGHTING:
Five (5), two hundred-fifty (250) watt, high pressure sodium light fixtures will be installed within
the parking lot of this site. Other than soffit lighting, no building lighting will be installed with
this application.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR-77-04) has
been submitted for the approval of a master sign plan.
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 - Yes, Boise River Floodplain
Note: all floodplain and floodway 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):
An environmental assessment plan was previously submitted to and reviewed by the City Engineer
with the preliminary plat (Eagle River Development). A copy of the environmental assessment
plan is on file with the City Engineer.
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is incorporated herein by
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reference. Comments, which appear to be of special concern, are noted below:
Ada County Highway District
Eagle Fire Department
Eagle Sewer District
Idaho Power Company
United Water Company
W. LETTERS FROM THE PUBLIC:
Letter from John Swartz, Construction Manager for Eagle River Development, date stamped by
the City on July 7,2004 (is incorporated herein by reference).
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:
.
Section 8-1-2 ROOF-MOUNTED MECHANICALS:
All equipment mounted above the roof plane of a building, including, but not limited to,
heating and air conditioning equipment, antennas, satellite dishes, and other equipment
necessary to establish a controlled interior environment. All roof-mounted mechanicals shall
be screened from view.
.
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).
Section 8-2A-6(A)(6)(g)(3)
Roof-mounted mechanicals all vents protruding through the roof and similar features shall be
painted so as to match the color of the roof.
.
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.
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C. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
ARTICLE III - CONDITIONS ON DEVELOPMENT
.
All development within the Property shall be consistent with the Site Design Guidelines
("Design Guidelines") attached hereto as Exhibit D and generally consistent with the
Conceptual Plan attached hereto as Exhibit E. The Conceptual Plan attached hereto
describe the general nature and relative location of certain elements for the Property. The
intent of this Agreement is to allow sufficient flexibility at the time of detailed planning
and platting while still maintaining the general intent of the Conceptual Plan with the
requirements set forth in this Development Agreement.
Design Guidelines
1.0 Site Development Design Guidelines
3.2.5
1.2.10
Walkways and Pathways
Create an interconnected walkway and path system that will connect all parcels
within the Eagle River project area.
. Provide one or more walkways which directly link the pedestrian entrances
of businesses within the retail and office development to the public
pathways.
. Interconnect development parcels with pathways located along direct desire
lines.
. Differentiate walkways within the retail and office development from
parking area paving by using a contrasting paving material.
. Walk and path surface pattern and scoring depth must be compatible with
the comfort and safety needs of pedestrians, especially the elderly and the
handicapped.
D. DISCUSSION:
.
The applicant is proposing to use roof-mounted mechanical units with the construction of this
building. Per Eagle City Code, all roof-mounted mechanical units are required to be completely
screened from view through the use of a parapet wall or enclosed within the building. The
applicant has not shown details (i.e.: height and size) and the location of the mechanical units in
relation to the mansard roof. The applicant should be required to provide revised elevation plans
showing that the roof-top mechanical units are completely screened from view by the mansard
roof. The revised elevation plans should be reviewed and approved by the Design Review Board
prior to the City issuing a zoning certificate for this site. No ground mounted mechanical units are
proposed with this application and none are approved.
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 and the design
guidelines of Eagle River Development 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
.
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.
landscape strip on the north, east, and west property lines.
All bridge connections, drive aisles, parking spaces, and concrete curbing as shown on Sheet L-2,
date stamped by the City on July 20, 2004, should be constructed prior to the City issuing a
certificate of occupancy for this site.
.
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 August 12, 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 4 to 0 (Bowen and Floegel absent) to approve DR-76-04 for a design review
application for a two story multi-tenant office building for Johnson Brothers Hospitality, 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. Provide revised elevation plans showing that the roof-top mechanical units are completely screened
from view by the mansard roof. The revised elevation plans shall be reviewed and approved by staff
the DesigH Review Board prior to the City issuing a zoning certificate for this site. No ground
mounted mechanical units are proposed with this application and none are approved.
2. Provide a revised site and landscape plan showing the installation of a bike rack and other pedestrian
amenities. Detailed cut sheets showing the style and color shall be provided to the City. The revised
site and landscape plans and detailed cut sheets shall be reviewed and approved by staff prior to the
City issuing a zoning certificate for this site.
3. All bridge connections, drive aisles, parking spaces, and concrete curbing as shown on Sheet L-2, date
stamped by the City on July 20, 2004, should be constructed prior to the City issuing a certificate of
occupancy for this site.
4. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
5. Submit payment to the City for all Engineering fees incurred for reviewing this project prior to
issuance of a building permit.
6. No signs are proposed with this application. A separate design review application (DR-77-04) 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.
7. Provide a revised landscape plan showing plant material to be of a height of five feet to six feet (5' to
6') minimum on the east and west stair towers and mechanical room walls. The revised landscape plan
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shall 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.
8. Provide a revised landscape plan showing landscaping installed the full width of this parcel from the
south side of the building south to the waters edge. The revised landscape plan shall 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.
9. All ground mounted transformers, cable and phone boxes shall be screened with landscaping per Eagle
City Code.
10. The applicant may choose to use "Smoke" tinted windows with the construction of this building.
However, the Design Review Board recommends the applicant use "Green" tinted windows to
accentuate the copper accents proposed in the construction of this building.
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
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 fITSt. 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.
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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.
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 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 first.
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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/
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.
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CONCLUSIONS OF LAW:
l. The application for this item was received by the City of Eagle on July 7, 2004.
2. Requests for agencies' reviews were transmitted on July 9,2004, in accordance with the requirements
of the Eagle City Code.
3. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-76-04) 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.
DATED this 26th day of August 2004.
ATTEST:
Clerk
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