Findings - DR - 2005 - DR-33-05 - Construct A 7732 Sq' 2-Story Multi-Tenant Office Building
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW TO CONSTRUCT A MULTI-TENANT )
OFFICE BUILDING FOR DAVE EVANS CONSTRUCTION )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-33-0S
The above-entitled design review application came before the Eagle Design Review Board for their action
on July 14, 2005. The Board continued the item until August 11, 2005 and made their decision at that
time. 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:
Dave Evans Construction, represented by Travis Burrows, is requesting design review approval to
construct a 7,732-square foot two story multi-tenant office building. The site is located on Lot I,
Block I, Rocky Mountain Business Park No.3, on East Iron Eagle Drive.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on May 5,2005.
C. NOTICE OF AGENCIES REVIEW:
Requests for agencies' reviews were transmitted on May 11, 2005, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On August 25, 1998, the Eagle City Council approved a preliminary plat for Rocky Mountain
Business Park consisting of 26 lots on approximately 40-acres (CU-4-98/ PPUD-I-98/ PP-3-98).
On June 8, 1999, the Eagle City Council approved the final plats for Rocky Mountain Business
Park No.1 and 2 (FPUD-2 & 3-99 & FP-7 & 8-99).
On April 26, 2005 the Eagle City Council approved a preliminary/final plat for Rocky Mountain
Business Park No.3 (PP/FP-Ol-05).
E. COMPANION APPLICATIONS:
DR-31-05 (master site and landscape plan Rocky Mountain Business Park No.3)
DR-32-05 (master sign plan for this building)
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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) Mixed Use Vacant Lots
Proposed No Change No Change Commercial Development
North of site Mixed Use (MU) Mixed Use Pacific Heights
Subdivision Professional
Office Buildings
South of site Public/Semi-Public / (MU-DA) Mixed Use with State Highway 44/
Mixed Use development agreement Eagle River Development
East of site Mixed Use (MU) Mixed Use Coretronics
West of site Mixed Use (MU) Mixed Use Vacant Lot
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA or DSDA.
H. EXISTING SITE CHARACTERISTICS:
This is a vacant lot Rocky Mountain No.3 Subdivision, Lot I, Block 1.
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1. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site (Entire Rocky 189,157-square feet-(4.3 acres) 7,000-square feet (0.16-acres)
Mountain No.3) Loti (Lot 1 - 7,440-square feet) (minimum)
Percentage of Site Devoted to 4.1 % (approximately) * 50% (maximum)
Building Coverage (Rocky Mountain
No.3)
Percentage of Site Devoted to 27% (approximately) 10% (minimum)
Landscaping (Lot 1)
Number of Parking Spaces (Entire 205* I 73-parking spaces for offices,
Rocky Mountain No.3) Offices, business and business and professional *
professional - I parking space 216-parking spaces for offices,
per 250 square feet of gross medical and dental*
floor area
Offices, medical and dental - 1
parking space per 200 square
feet of gross floor area.
Front Setback (north subdivision 45-feet* 20-feet (minimum)
boundary line)
Rear Setback (south subdivision 275-feet* 20-feet (minimum)
boundary line)
Side Setback (east subdivision 480-feet* 7.5-feet (minimum)
boundary line)
Side Setback (west subdivision 28-feet* 7.5-feet (minimum)
boundary line)
"Note: The percentage of building coverage, setbacks and parking are calculated from the total area of Rocky Mountain
Business Park No.3.
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One (I) multi-tenant office building.
Height and Number of Stories of Proposed Buildings:
Twenty six feet (26') in height, two (2) stories.
Gross Floor Area of Proposed Buildings: First floor =
Second floor =
Total =
5, In-square feet
2,560-square feet
7,732-square feet
On and Off-Site Circulation (Contained with Lot 2, Block 1):
A 66,670-square foot (approximately) paved parking area provides parking for vehicles
using this site. Two (2) twenty-five foot wide driveways on East Iron Eagle Drive are
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proposed to be located on the north side of the subdivision.
K. BUILDING DESIGN FEATURES:
Roof: Tile (Charcoal Blend Brushed)
Walls: Masonry - Cultured Stone (Drystack Ledgestone Cararnel), EIFS - Stucco (Texas Leather-
Body) (Raccoon Hollow-Accent)
Windows/Doors: Vinyl windows (Metrec Bronze), Aluminum doors (Black)
Fascia/Trim: Stucco (Texas Leather-Body) (Raccoon Hollow-Accent),
wood soffits and copper gutters.
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
Tree Replacement Calculations: NI A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: There are existing street trees adjacent to East Iron Eagle Drive.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/ A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Landscaping is proposed around the perimeter of the parking lot, as shown within the
common area landscaping of Rocky Mountain Business Park NO.3.
b. Interior Landscaping: 10% interior landscaping is required; 13.77% is proposed.
M. TRASH ENCLOSURES:
The trash enclosures serving this building were addressed within the master landscape and site
plan (DR-31-05) Rocky Mountain Business Park No.3.
N. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage is required to be reviewed
and approved by the Zoning Administrator prior to issuance of a zoning certificate.
O. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The ground mounted
mechanical units are proposed to be screened with landscaping.
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 AVAILABLE:
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
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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 - existing street trees in the common lot adjacent to East Iron Eagle Drive.
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
Not required
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is 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
Eagle Fire Department
Eagle Sewer District
Idaho Power Company
United Water
W. LETTERS FROM THE PUBLIC:
Keith Atkins, City Forester, letter dated June 27, 2005, 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 (adopted September 14,2004) designates this site as
Mixed Use.
CHAPTER 12 - COMMUNITY DESIGN
12.2 Goal
Strive to create an aesthetically pleasing community and protect the unique natural beauty
and small town character of the City.
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12.4 Implementation Strategies
a. Establish and maintain a development pattern and design criteria in keeping with the
rural transitional identity of Eagle. This includes growth within the Impact Area that
discourages or precludes the establishment of other City centers.
d. The City Design Review Ordinance shall set forth criteria for building design,
landscaping, signage and other aesthetic standards. Development along State Street
within the Impact Area and outside the City limits shall be encouraged to comply with
the Design Review Ordinance.
g. New residential, commercial, and industrial development shall be required to meet
minimum design standards as specified by City Ordinances.
n. Prepare and adopt design guidelines and development standards to be the basis for
design review of architectural, landscaping, signage and other visual impacts of
development projects.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
. Eagle City Code Section 8-2A-4-5(E):
Eagle Architecture And Site Design Book-EASD: The purpose of the EASD book is to
show, through the use of pictures and text, specific period architectural styles, themes, and
elements envisioned through the requirements of this article. The EASD book, established
through a resolution of the city council and as may be amended through future
resolution(s), contains all exhibits referenced in this article and is incorporated herein by
reference. However, exhibit A-I may only be modified through an ordinance amendment.
The architecture styles found in the EASD book are permitted styles. Architectural styles
not shown within the EASD book will not be considered. A copy of the EASD book is
available at Eagle city hall.
. Eagle City Code Section 8-2A-7(E)(4):
The minimum acceptable size for deciduous trees shall be three inch (3") caliper, balled
and burlapped.
. Eagle City Code Section 8-2A-7(E)(5):
The minimum acceptable size for evergreen trees shall be six feet to seven feet (6'-7')
balled and burlapped.
. Eagle City Code Section 8-2A-6 (B)(5)(c):
Architectural Requirements, Building Materials. Fence And Deck/Patio Materials, Colors,
And Architectural Appurtenance Height Limitation: Unless specified as prohibited herein,
materials listed in this section are allowed. If a material proposed for construction is not
listed in this section it shall be upon the discretion of the zoning administrator, the design
review board, and the city council, whichever the case may be, to determine the
appropriateness of such material.
5. Colors:
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.
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C. DISCUSSION:
. The master site plan for Rocky Mountain Business Park No.3 includes the perimeter landscaping
of the comrnon lots and parking for all lots within the development. Lot 2, Block 1, is the common
lot which provides the parking areas and cross access points for all lots within the subdivision.
. The landscape plan date stamped by the City on May 5,2005, does not indicate the caliper of the
proposed deciduous trees nor does it indicate the height of the evergreen trees. A revised
landscaped plan should be submitted for review and approved by staff and one member of the
Design Review Board indicating the caliper of deciduous trees and height of evergreens prior to
the issuance of a zoning certificate.
. Keith Atkins, City Forester, submitted in correspondence dated June 27, 2005, noting his concern
regarding the location of the Kousa Dogwood and White Pine. The City Forester has indicated the
Dogwoods should be shaded from the afternoon sun and the White Pine will rapidly outgrow the
planting space provided. The revised landscaping plan shall address the issues the City Forester
has noted.
. The applicant has stated that the building reflects a Prairie School style as indicated in the
submitted narrative date stamped by the City on July 26,2005.
. The proposed roof vents on the west elevation of the building should be painted to match the color
of the roof to meet requirements of Eagle City Code.
. 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 below.
PUBLIC MEETING OF THE BOARD:
A. A meeting was held on the application before the Design Review Board on July 14, 2005. The
application was continued to August 11,2005, at which time the Board made their decision.
B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one.
e. 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 5 to 0 (Barnes and Floegel absent) to approve DR-33-05 for a design review
application to construct a multi-tenant office building for Dave Evans Construction, with the
following staff recommended site specific conditions of approval and standard conditions of
approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with the applicable conditions ofPP/FP-01-05 (Rocky Mountain Business Park No.3).
2. Comply with the applicable conditions ofDR-31-05 (design review application for the common area
landscaping within Rocky Mountain Business Park No.3). Prior to the issuance ofa Certificate of
Occupancy all parking lot improvements (i.e.: asphalt, curb, drainage, landscaping, etc.) shall be
completed.
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3. Provide a revised landscaping plan showing all deciduous trees to be three inch (3") caliper and all
evergreen trees to be six to seven feet (6' -7') in height. The revised landscape plan shall be submitted
and reviewed and approved by staff and one member of the Design Review Board prior to the issuance
of a zoning certificate.
4. Provide a site and parking lot lighting plan showing location, height and wattage to be approved and
reviewed by the Zoning Administrator prior to the issuance of a zoning certificate.
5. All roof vents protruding through the roof shall be painted to match the color of the roof prior to the
issuance of a certificate of occupancy.
6. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
7. No signs are proposed with this application. A separate design review application (DR-32-05) has been
submitted for the approval of a master sign plan for this building. The sign application shall be
reviewed and approved prior to the City issuing a zoning certificate for this site.
ST ANDARD CONDITIONS OF APPROVAL:
I. 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 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.
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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.
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 ofa 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
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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.
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 ofa 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 developmcnt 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.
IS. 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 changc.
22. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, rnust 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.
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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 May 5, 2005.
2. Requests for agencies' reviews were transmitted on May II, 2005, 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-33-05) 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 Mixed Use (MU) zoning district.
DATED this 25th day of August 2005.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
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