Findings - DR - 2005 - DR-75-05 - Construct A 3200 Sq' 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 WITHIN )
HILLCREEK BUSINESS PARK FOR JULI VANWYK )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-75-05
The above-entitled design review application came before the Eagle Design Review Board for their action
on September 22, 2005. 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:
Juli Vanwyk, represented by Bruce Poe with Cole Poe Architects, is requesting design review
approval to construct a 3,200-square multi-tenant office building. The site is located on the north
side of East State Street within Hillcreek Business Park on Lot 2, Block 1, HiIlcreek Business
Park.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on August 24,2005.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on August 25, 2005, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 11, 2005, the Eagle City Council approved preliminary plan and final plat application
for Hillcreek Business Park (PP/FP-03-04).
On February 8, 2005, the Eagle City Council approved a design review application for the
common area landscaping within Hillcreek Business Park (DR-13 1-04).
E. COMPANION APPLICATIONS: DR-76-05 (design review sign application)
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Commercial C-2 (General Business Vacant
District)
Proposed No Change No Change Multi-tenant Office
Building
North of site Commercial C-2 (General Business Vacant lot within Hillcreek
District) Business Park
South of site Mixed Use MU (Mixed Use) East State StreetlVacant lot
within Rocky Mountain
Business Park
East of site Commercial C-2 (General Business Vacant lot within Hillcreek
District) Business Park
West of site Commercial C-2 (General Business Vacant lot within Hillcreek
District) Business Park
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 12,01 I-square feet (0.27-acres) I ,300-square feet (0.03-acres)
(minimum)
Percentage of Site Devoted to 27% (approximately) 92% (maximum)
Building Coverage
Percentage of Site Devoted to 41 % (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces 14-parking spaces l3-parking spaces (minimum)
Front Setback 67-feet (north) O-feet
Rear Setback 32-feet (south) O-feet
Side Setback 5-feet (west) 0- feet
Side Setback ll-feet (east) O-feet
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One building to be used as a multi-tenant office building.
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Height and Number of Stories of Proposed Buildings: 17 Y2' high, one story.
Gross Floor Area of Proposed Buildings: 3,200-square feet.
On and Off-Site Circulation:
A 3,844-square foot (approximately) paved parking lot provides parking for vehicles using this
site. One 24-foot wide shared driveway is proposed to be located approximately 200-feet west of
this site providing access to Hill Road.
K. BUILDING DESIGN FEATURES:
Roof: Asphalt Composite Architectural Shingle
Walls: Stucco sand texture (two color tones)
Windows/Doors: Aluminum storefront window system
FasciafTrim: Harditrim
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
Tree Replacement Calculations: NtA
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: The street trees along all public streets within this development were reviewed when
the common area landscaping within Hill Creek Business Park were reviewed and approved.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: Nt A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Continuous landscaping has not been proposed around the perimeter of the
parking lot because this site will be integrated with the surrounding properties
providing cross access between parcels.
b. Interior Landscaping: 5% interior landscaping is required, 8% is proposed.
M. TRASH ENCLOSURES:
One 100-square foot trash enclosure is proposed to be located near the southwest comer of this
building. Per the approval of the common area landscaping within Hill Creek Business Park, the
enclosures within this development are to be constructed of a material that compliments the
exterior of the closest building (to each respective enclosure). No building elevations or
description of the trash enclosure has been provided indicating what the trash enclosure located
near the southwest corner of this building will be constructed of.
N. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The ground mounted
mechanical units are proposed to be screened with a screen wall.
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O. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage is required to be reviewed
and approved by the Design Review Board prior to issuance of any building permits.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for
the approval of any signs.
Q. PUBLIC SERVICES A V AILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. A water
service approval has not been received to date. Approval of the water company having jurisdiction
will be required prior to issuance of a building permit.
R. PUBLIC USES PROPOSED: None
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees - no
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is incorporated herein by
reference. Comments, which appear to be of special concern, are noted below:
Ada County Highway District
Department of Environmental Quality
Eagle Fire Department
Idaho Transportation Department
United Water Company
W. LETTERS FROM THE PUBLIC:
Letter from Keith Atkins, City Forester, dated September 13, 2005, (incorporated herein by
reference).
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STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
. The Comprehensive Plan Land Use Map designates this site as Commercial.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
. Eagle City Code Section 8-2A-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-6(B)(I)(h)
Stucco: twenty five percent (25%) planer change required, additional accents shall be
incorporated through the use of other material(s);
C. EAGLE ARCHITECTURE AND SITE DESIGN BOOK PROVISIONS, WHICH ARE OF SPECIAL
CONCERN REGARDING THIS PROPOSAL:
. WALLS:
Wood, woodwork is heavy and dark, woodwork is built up in layers.
. ROOF TYPE:
Low-pitched, gabled roof.
. COLUMNS/PILLARS:
Tapered, square columns supporting roof.
. WINDOWS:
4-over-l or 6-over-l sash windows.
D. DISCUSSION:
. The applicant is proposing to construct a two toned stucco building within Hillcreek Business
Park. Per the applicant's justification letter date stamped by the City on August 24, 2005, the
applicant indicates that the building has been designed to comply with the Craftsman Style
architecture as defined within the Eagle Architecture and Site Design Book (EASD). Within the
EASD book, Craftsman style architecture is identified by its low-pitched gabled roof, overhanging
eaves, exposed roof rafters, and full or partial width porches framed by pedestal-like, tapered
columns. In addition, the walls are constructed of wood or woodwork built up in layers. It is
staff's opinion that the proposed building does not fit within the Craftsman style architecture and
that the applicant should be required to provide revised building elevations incorporating elements
from the Craftsman style architecture (i.e.: gabled roofs, exposed roofrafters, tapered columns,
wood siding, etc.).
· Per the approval of the common area landscaping within Hill Creek Business Park, the trash
enclosures within this development are to be constructed of a material that compliments the
exterior of the closest building (to each respective enclosure). No elevations or description of the
trash enclosure has been provided indicating what the trash enclosure located near the southwest
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comer of this building will be constructed of.
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends denial of the requested design
review application as presented (as the architectural style does not comply with the Eagle Architectural
and Site Design Book).
PUBLIC MEETING OF THE BOARD:
A. A meeting was held on the application before the Design Review Board on September 22, 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.
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 (Barnes and McCullough absent) to approve DR-75-05 for a design review
application to construct a multi-tenant office building for Juli Vanwyk, with the following site
specific conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. The elevation plans, materials, and colors submitted at the Design Review Board meeting on
September 22, 2005, are approved.
2. Provide revised building elevations showing the location of all gutters and downspouts. The revised
building elevations 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.
3. Provide detailed cut sheets of all exterior light fixtures showing the style, wattage, luminaries, etc.
Provide revised elevation plans showing the location of any exterior light fixtures. The detailed cut
sheets and revised elevation plans 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.
4. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
5. All roof vents shall be painted to match the color of the roof.
6. Submit $350.00 to the City, at the time of building permit submittal, for all Engineering fees incurred
for reviewing this project.
7. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
8. No signs are proposed with this application. A separate design review application (DR-76-05) 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.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs,
gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first.
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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.
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.
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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 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 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 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
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Commission and/or Council.
20. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and/or the Planning and Zoning Commission for
review and approval.
21. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions, will require submittal of an application for modification and
approval of that application prior to commencing any change.
22. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
23. Any change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory
and legal restrictions in force at the time the applicant or its successors in interest advises the City of
Eagle of its intent to change the planned use of the subject property unless a waiver/variance of said
requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is
sought.
24. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City Code
(one year from the Design Review Board approval date).
25. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
26. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on August 24, 2005.
2. Requests for agencies' reviews were transmitted on August 25, 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-75-05) 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 C-2 (General Business District) zoning district.
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DATED this 13th day of October 2005.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
ATTEST:
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