Findings - DR - 2006 - DR-115-05 - Construct 5600 Sq' Building For Handmade Retail/60 S. Eagle Road
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW TO CONSTRUCT A SINGLE-TENANT )
RETAIL BUILDING FOR HANDMADE RETIAL )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-115-05
The above-entitled design review application came before the Eagle Design Review Board for their action
on January 12,2006. 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:
Handmade Retail, represented by Stan Cole with Cole - Poe Architects, is requesting design
review approval to construct one 5,600 square feet building for Handmade Retail. The site is
located on the east side of South Eagle Road approximately 160-feet south of State Street at 60
South Eagle Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on December 8,2005.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on December 9, 2005, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On October 8, 1991, the Eagle City Council approved a variance for a rear yard setback of 2 feet
for the single family home located at 60 S. Eagle Road.
E. COMPANION APPLICATIONS: DR-1l6-05 (sign application)
Page I of 16
K:\Pliliming Dept\Eagle Appliclltiolls\Dr\2005\DR-115-05 orf-doc
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Central Business District (CBD) Central Business Single family house
District
Proposed No Change No Change One retail building
North of site Central Business District (CBD) Central Business Vacant lot
District
South of site Central Business District (CBD) Central Business Single family house
District
East of site Central Business District (CBD) Central Business Office building
District
West of site Central Business District (CBD) Central Business Rembrandts
District
G. DESIGN REVIEW OVERLAY DISTRICT:
The subject site is within the DDA (Downtown Development Area).
H. EXISTING SITE CHARACTERISTICS:
A single family home currently occupies the site. Infrastructure improvements such as drainage
facilities, utilities, curbing, and all pavement areas are required to be completed by the developer
of the project.
Page 2 of 16
K:\PlUllnillg ~pt\Eagle Applicatiolls\Dr\2005\DR-115-05 dri.doc
I. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 9,632-square feet (.21-acres) 500-square feet (O.OI-acres)
(minimum)
Percentage of Site Devoted to 25% (approximately) 40% (minimum) and 95%
Building Coverage (maximum) in the DDA
Percentage of Site Devoted to 19% (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces II-spaces and a Joint/Collective 22-spaces (minimum)
Parking Agreement
Front Setback 15 feet, 4 inches and 0 feet (the O-feet (minimum) and lO-feet
west property line has a jog in (maximum) in the DDA
it)
Rear Setback 85-feet (east) O-feet (minimum)
Side Setback 5-feet (north) O-feet
Side Setback 5-feet (south) O-feet
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
One single tenant retail building
Height and Number of Stories of Proposed Buildings:
Two story, 27-feet 6-inches in height
Gross Floor Area of Proposed Buildings:
5,600-gross square feet
On and Off-Site Circulation:
Access to the site comes from the existing alley located on the north property line. The
applicant proposes an 11 vehicle parking lot accessed off of the alley.
K. BUILDING DESIGN FEATURES:
Roof: Copper (existing natural color)
Walls: Cedar lap siding (clear stained) and ledge stone veneer (Mojave)
Windows/Doors: Aluminum frames (Putty)
FasciafTrimfBraces: Redwood timbers (clear stain)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:
There are six (6) mature trees located on the site. The applicant plans on removing all six (6)
trees and has elected to make a financial contribution to the Eagle City tree fund.
Tree Replacement Calculations:
Staff has recommended that $16,150.00 be contributed to the Eagle City tree fund. For more
information please see the Discussion section on page 9.
Page 3 of 16
K:\Pllllming Dept\Eagle Applications\Dr\2005\DR-115-05 drf.dOl;
Proposed Tree Mix (Species & Number):
To be reviewed by the Design Review Board and City Forester. See Landscape Plan Review
letter submitted by the City Forester (attached here to and incorporated herein by reference).
Street Trees:
The Eagle City Code requires street trees to be planted every 35 linear feet of street frontage.
The applicant has incorporated two Capitol Pear trees along Eagle Road, which meets the
requirement. The trees will be placed in tree grates that meet the City Design requirements
found in the EASD book.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Continuous landscaping has been proposed on the north, east, and south sides of the
parking lot.
b. Interior Landscaping:
5% interior landscaping is required; a minimum of 5% is proposed.
M. TRASH ENCLOSURES:
A trash enclosure for one dumpster is proposed at the northeast comer of the parking lot. The site
plan states the enclosure will be constructed out of stone veneer to match the building. Since there
were no elevations submitted with the application, Staff has added a condition of approval
requiring detailed elevations of the trash enclosure.
N. MECHANICAL UNITS:
The applicant is proposing to locate all of the buildings mechanical units/equipment within a
designated mechanical room on the main floor of the building. This room will only be accessed
from an exterior door found on the east elevation of the building.
O. OUTDOOR LIGHTING:
The applicant will relocate and provide two street lights along Eagle Road meeting the required 35
feet distance separation found in the City Code and the Historic Street Light Poles design found in
the EASD book. The applicant did not submit a site lighting plan indicating the parking lot lights,
building lights, and details of the lights. A detailed building lighting plan and parking lot light
plan showing location, height, style, color, luminaries, and wattage is required to be reviewed and
approved by the Zoning Administrator prior to issuance of any building permits.
P. SIGNAGE:
The applicant is proposing one building wall sign on the west elevation. A separate sign
application has been submitted for review and approval (DR-1l6-05).
Q. PUBLIC SERVICES AVAILABLE:
Water and sewer lines are located within Eagle Road on the west side of the property and electric
lines are located along the alley on the north side of the property. Connection to the water and
sewer are required as a condition of approval.
R. PUBLIC USES PROPOSED: None
Page 4 of 16
K:\Phuming Dt:pt\Eugk: Applicmions\Dr\2005\DR-115-05 dtf.doc
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - no
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):
N/A
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached. Comments, which
appear to be of special concem, are noted below:
Central District Health Department
Chevron Pipeline
DEQ
Eagle Fire Department
Idaho Power
W. LETTERS FROM THE PUBLIC:
Letter from Keith Atkins, City Forester for City of Eagle, date stamped by the City on January 3,
2006 (incorporated herein by reference).
STAFF ANALYSIS:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
. The Comprehensive Plan Land Use Map designates this site as Mixed Use.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
. Eagle City Code Section 8-2A-6(B)(5)(c) states in part
All vents protruding through the roof, and similar features shall be painted so as to match the
color of the roof.
. Eagle City Code Section 8-2A-6(C)(3)(a, b, and f)
3. Setbacks and Lot Coverage: To the extent the setback and lot coverage requirements set forth
below conflict with Section 8-2-4 of this chapter, the setback requirements below shall control:
Page 5 of 16
K:\Pooming Oept\Eagle Applications\Dr\2005\DR-llS.05 drf,doc
a. Front building setbacks from the property line shall be a minimum of zero feet (0') to a
maximum often feet (10').
b. Side building setbacks shall be zero feet (0') so as to tie into adjoining structures.
f. Lot coverage by the footprint of the structure shall be a minimum of forty percent (40%)
and a maximum of ninety five percent (95%) in which case off site parking shall be
provided for. The lot coverage requirement may be waived if development of the lot as a
parking lot is reviewed by the design review board and is approved by the council.
Furthermore, the minimum lot coverage requirement may be reduced by the council for
the purpose of providing adequate on site parking in accordance with the provisions of
this title for structures that include residential uses on floors other than the ground floor.
. Eagle City Code Section 8-2A-7 (J)(2)(a)
2. Minimum Requirements:
a. When a commercial or industrial use abuts a residential use, a ten foot (10') wide by six
foot (6') high landscaped buffer is required.
. Eagle City Code Section 8-2A-7 (0)(1-3)
O. Altemative Methods of Compliance:
1. Project Conditions: It is not the intent of these landscape requirements to inhibit creative
solutions to land use problems. Under certain site conditions, a strict interpretation of
requirements may be either physically impossible or impractical. Alternative compliance is
a procedure that allows certain modifications to existing regulations within this section.
Requests for use of altemative landscaping schemes are justified only when one or more
of the following conditions apply:
a. The sites involve space limitations or unusually shaped parcels;
b. Topography, soil, vegetation, or other site conditions are such that full compliance is
impossible or impractical;
c. Due to a change of use of an existing site, the required bufferyard is larger than can be
provided; and
d. Safety considerations are involved.
2. Request For Alternative Method Of Compliance: The applicant must provide the city with
a written request if an altemative method of compliance is proposed. The request shall
state which requirement as set forth within this section is to be modified, what project
conditions stated within subsection 01 ofthis section justify using the proposed
altemative, and how the proposed alternative equals or exceeds said requirement.
3. Tree Fund: Persons applying for an altemative method of compliance for relief from
regulations that require all existing trees to remain on site may elect to make a financial
contribution to the Eagle city tree fund in lieu of retaining all trees on site. The
condition(s) which warrants the need for the tree fund altemate method of compliance
shall be specified in the application submitted under subsection 02 of this section. If the
application is approved, the amount to be contributed by the applicant will be based upon
the total caliper inches of deciduous tree(s) removed from the site and the total vertical feet
of coniferous trees removed from the site. Cost per caliper inch for deciduous trees and
Page 6 of 16
K:\PlwUlllIg Depl\Eagle Applicaliolls\Dr\2005\DR-115-05 drf.doc
cost per vertical foot for coniferous trees shall be determined by resolution of the city
council. The applicant shall have the right to review and consider the value determination,
and following said review, to reapply for other altemative methods of compliance, without
prejudice, in accordance with subsection 02 of this section.
. Eagle City Code Section 8-4-4-2(A)(I-6)
A. Site Lighting:
1. All parking areas shall be illuminated in accordance with the provisions of this chapter.
(Ord. 422, 4-23-2002)
2. Any lights used to illuminate a site shall be arranged to reflect the light away from the
adjoining property.
3. Except as noted in subsection A4 of this section, all site lighting shall be recessed or
shielded to direct all light downward and the source of the light (including the lamp and
any nonopaque materiaUlens covering the lamp) shall not be directly visible by a person of
average height standing on the property line of any public right of way, or any private
street, or on the property line of any residentially zoned parcel of land or parcel of land
used for residential purposes.
4. When historic style light pole fixtures designed such that the portion of the fixture housing
the light bulb is to be exposed as a design element of the light fixture (such as is shown in
chapter 2, article A, exhibit A-9 of this title) are approved, shielding shall only be required
so the light is not directly visible by a person of average height standing on the property
line of any residentially zoned parcel of land or parcel of land used for residential
purposes. The light used shall be 150 watt high pressure sodium and the light fixture shall
be provided with optics to direct light downward.
5. Light pole fixtures shall have a maximum height of:
a. Twenty feet (20') for parking lots with less than two hundred (200) spaces;
b. Twenty five feet (25') for parking lots with more than two hundred (200) spaces but less
than five hundred (500) spaces;
c. Thirty feet (30') for parking lots with more than five hundred (500) spaces;
d. Fifteen feet (15') for any pole within fifty feet (50') of a property line of any
residentially zoned parcel of land or parcel of land used for residential purposes.
6. Except as may be noted within this subsection A, low pressure sodium lights, or 250 watt
maximum high pressure sodium lights, shall be the only type of site lighting permitted
. Eagle City Code Section 8-4-4-3(A)(1-6)
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;
Page 7 of 16
K:\Plunnillg Dept\Eagle Applications\Dr\2005\DR-115-05 drf.doc
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 reduction 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 attomey 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 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.
. Eagle City Code Section 8-4-5
Retail sales
Business, technical, and trade schools
1 per 250 square feet of gross floor area
1 for each two students
C. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL: None
D. DISCUSSION:
. The applicant is proposing to demolish the existing residential structure and replace it with one
5,600 square feet single-tenant building to house a retail store called Handmade Retail. The
design of the building is based on the Craftsman Style of architecture. The two story building,
located in the Downtown Development Area (DDA), will contain 2,400 square feet in the
basement, 2,400 square feet at the ground level, and an 800 square feet mezzanine on the second
floor. The architect has stepped the building back at the second level, incorporated different roof
lines, and used a variety of building materials including stone, wood siding, wood shingles on the
Page 8 of 16
K:\Planning Dept\Eaglt: Appliclltiolls\Dr\2005\DR-115-05 drf.doc
gable ends, and wood detailing with braces to help break up the building's fa~ades. The roof is
composed of metal copper which will patina over time. The entrances, found on the west
elevation along the street and the east elevation along the rear parking lot, are emphasized with
cross-gabled elements and trellis systems. The trellis systems have five (5) feet overhangs at the
entrances and the architect had provided four (4) feet overhangs along the building facades. It is
staffs opinion that the overhangs could use some wood columns to help ground the overhangs and
relieve the feeling of them floating above the ground. The columns would also give the building a
front porch like setting which is emphasized as a characteristic of the Craftsman style. Pedestrians
walking along the retail store windows will see the columns as a safety buffer between them and
the street, which is one of the reasons for covered walkways in a Downtown setting. Staff has
incorporated a site specific condition of approval requiring wood columns along the west elevation
and encourages the Board to review and comment on whether the columns are appropriate.
. The applicant has provided fifteen feet, four inch (15' 4") front building setback along Eagle
Road. five feet (5') side building setbacks, and proposed a building footprint that covers twenty
five percent (25%) of the lot. Per Eagle City Code, in the Downtown Development Area (DDA), a
minimum zero feet (0') and maximum ten feet (10') front building setback is required and zero
feet (0') side building setbacks required. The Code also states lot coverage by the footprint of the
structure shall be a minimum of forty percent (40%) and a maximum of ninety five percent (95%)
in which case off site parking shall be provided for. It is staff s opinion that because the site is
along Eagle Road and that there is an existing Idaho Power pole at the northwest corner of the site
putting a jog in the front property line, the increased front setback would allow a continuous
building fa~ade next to the sidewalk and allow more room for pedestrians/pedestrian amenities
such as public art, landscaping in movable planters, seating, and receptacles. The amenities have
been incorporated as a specific condition of approval. Also having an alley along the north
property line and only one lot to the south before reaching Aikens Road, an increased setback
would help better define the two buildings between the alley and road. The City Code also
requires the installation of a ten foot (10') wide by six foot (6') high landscaped buffer when a
commercial use abuts a residential use, as it is in this case. Since the site to the south of the
subject site is a residence the ten foot (10') wide by six foot (6') high buffer area should be
installed along the southem property line of the site. The implementation of this requirement
conflicts with the portion of ECC that requires side building setbacks to be O-feet within the
DDA. The applicant has provided a five foot (5') wide landscape buffer along the south property
line, which includes one-twenty foot (20') high Bristlecone Pine tree, three-forty foot (40') high
Chanticleer Pear trees, and a variety of shrubs. Being within the Downtown, the setback of five
feet (5') along with the proposed landscaping would further help better define the two buildings
between the alley and road. Also, being a smaller lot in the Downtown and the applicant
providing on -site parking at the rear of the building, it is also staff s opinion that the reduced
building lot coverage would help fulfill the need for more parking in the Downtown. Therefore
the applicant should not be required to provide the maximum ten feet (10') front building setback.
zero feet (0') side building setbacks, and the minimum forty percent (40%) lot coverage.
. The site plan shows an approximate twenty feet, six inch (20' 6") sidewalk between the curb of
Eagle Road and the front of the proposed building. The applicant has incorporated the City
sidewalk design found in the EASD book for the entire area. Since this was a retail and classroom
business selling and making crafts, it was suggested to the applicant to use the City sidewalk
design found in the EASD book for the first ten feet (10') of sidewalk along Eagle Road and create
a design related to the store arts and crafts for the remainder of the project. Staff has incorporated
a site specific condition of approval for the sidewalk between the building and the designed
sidewalk. Since the proposed building will house an arts and crafts retail store and offer arts and
crafts classes, it is highly suggested that the applicant come up with a special design using some of
Page 9 of 16
K:\Planniug Dept\Eagle Applications\Dr\2005\DR-llS-05 drf.doc
the arts and crafts sold or made in the building. They could include, but not limited too, colored
concrete, stamped concrete, materials inlayed in the concrete, etc. Staff encourages the Board to
review and comment on whether this is appropriate.
. A lighting site plan for the site and the building has not been received by the City. Staff has added
a specific condition of approval asking the applicant to provide a detailed site lighting plan.
including cut sheets, of all proposed lighting on the exterior of this building and within the parking
lot showing style, color, wattage, location, and luminarie to be used. The detailed lighting site
plan, cut sheets, and revised building elevations shall be reviewed and approved by staff prior to
the City issuing a zoning certificate for this site.
. The applicant proposes an eleven (11) space parking lot at the rear of the building. The Handmade
Retail business actually consists of two uses under one roof. The owner's main business is retail
which will occur Monday through Saturday from 9 AM to 5 PM on the ground level (2,400 sq.
feet) of the building. Ten (10) parking spaces are required to meet the City Code requirement for
retail sales. The 2,400 square feet basement and 800 square feet mezzanine will be used for the
owner's secondary business and not be used for retail sales. Those two spaces will be used for
pottery, art, and ceramic classes on Monday through Saturday from 5 PM to 9 PM., which has
been limited to twenty-two (22) students. Eleven (II) parking spaces are required to meet the City
Code requirement for business, trade, technical schools. A joint/collective parking agreement
would allow this multi-use business to operate on this site. Staff has placed a specific condition of
approval requiring the applicant to provide a written parking agreement. The parties concerned in
the joint/collective parking facility should submit a written agreement in a form to be recorded for
such joint/collective use, approved by the city attomey as to form and content, and such
agreement, when approved as conforming to Eagle City Code Section 8-4-4-3(A)(6), should be
recorded in the office of the county recorder and copies thereof filed with the zoning administrator
prior to issuance of a zoning permit.
. The Landscape Plan indicates six (6) existing mature trees on the site, some of which are in good
condition and some in poor condition. The City Code requires all existing trees to be retained on
site unless removal and subsequent replacement is approved by the City. The design and layout of
the building and parking lot as proposed does not enable the applicant to retain any of the trees on
the site. The applicant is requesting, pursuant to ECC Section 8-2A-7 (0) Alternate Methods of
Compliance, to remove the trees from the site and provide a financial contribution to the Eagle
City tree fund in lieu of replacing the trees on site. After review, Staff agrees with the removal of
the trees due to a combination of poor health and the location of some of the trees (some being
located at the rear or eastem portion of the property - outside of the visual corridor of Eagle Road).
To determine replacement value (value to be contributed to the Eagle City tree fund), two separate
methods have been used for consideration by the City Council. First, the City Forester evaluated
the trees using the "Trunk Formula Method" (see explanation of Trunk Formula Method attached
to the City Forester's report). Upon completion of the City Forester's report using this method, the
trees' collective replacement costs totaled $32,458.00. Recognizing the challenge that this
additional cost places on the redevelopment of the site, staff has proposed an altemate value based
upon actual local nursery stock replacement costs. Local Nurseries charge approximately $135 per
caliper inch for deciduous trees and approximately $35 per one foot of height for evergreen trees.
Using these numbers, based upon the total number of caliper inches of deciduous trees to be
removed from the site (95-inches) plus the total feet (height) of coniferous trees to be removed
from the site (95-feet), it would cost the applicant a minimum of $16,150.00 to replace these trees
on this site, on another site, or inclusion to the tree fund. Staff requests Design Review Board and
City Council direction on determining the best valuation method to be used in this case. Staff has
placed a specific condition of approval requiring the applicant to provide a financial contribution
Page IO of 16
K:\Plumung D~pt\Eug]t: Arrlicatiolls\Dr\2005\DR-115-05 dJf.doc
to the Eagle tree fund for the removal of the trees - staff requests that the City Council specify the
exact amount to be contributed to the fund.
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 January 12,2006, 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 5 to 0 ( Grubb and Barnes absent) to approve DR-l 15-05 for a design review
application to construct a single-tenant retail building for Handmade Retail, 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:
I. Previae revisea elevatioRs sHowing 'NOea eollilHBs along the 'Nest elevatioR to helfl grolina the
overhangs and rdieve the feeling of theIR floating alloye the grOURa, to give tHe huilaing a front J'lereh
like settiRg WHiCH is elRJ'lHasizea as a EHaracteristic of tHe CmftslRan style, aRa te J'lortray a safety
bliffer hetweeR J'ledestrians and the street. The eleyatiens ana eollimn details shall he reviewea aRa
appro'led by staff aRa ene Design Review Boar-d meml3er J'lAm tEl tHe City issliing a zening certificate
fDr this site.
2. Work with Staff to provide a revised site plan using the city sidewalk design found in the EASD book
from the Eagle Road curb to a point ten feet (10') east and another creative design for the remainder.
Since the proposed building will house an arts and crafts retail store and offer arts and crafts classes,
the applicant shall come up with a special design using some of the arts and crafts sold or made in the
building. They could include, but not limited too, colored concrete, stamped concrete, materials
inlayed in the concrete, etc. The site plan showing the details of the sidewalk shall be reviewed and
approved by staff and one Design Review Board member prior to the City issuing a zoning certificate
for this site.
3. Provide elevations showing the specific details and construction of the trash enclosure using stone
veneer that compliments the building proposed with this application. The detailed elevations shall be
reviewed and approved by staff and one Design Review Board member prior to the City issuing a
zoning certificate for this site.
4. Provide a site plan showing pedestrian amenities such as public art, landscape treatment, seating,
flowers/shrubs/all trees displays in movable planters, and receptacles etc. within the sidewalk between
the front of the building and Eagle Road curb. The site plan, including a detailed description of the
amenities, shall be reviewed and approved by staff and one Design Review Board member prior to the
City issuing a zoning certificate for this site.
5. Provide a detailed site lighting plan, including cut sheets, of all proposed lighting on the exterior of
Page II of 16
K:\Plamllllg Dept\Eagk Applicatiulls\Dr\2005\DR-115-05 drf.doc
this building and within the parking lot showing style, color, wattage, location, and luminarie to be
used. Provide building elevations showing the height and location of where any exterior light fixtures
are to be located. The detailed lighting site plan, cut sheets, and revised building elevations shall be
reviewed and approved by staff prior to the City issuing a zoning certificate for this site.
6. Provide a written parking agreement. The parties concemed 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 Eagle City
Code Section 8-4-4-3(A)(6), shall be recorded in the office of the county recorder and copies thereof
filed with the zoning administrator prior to issuance of a zoning permit.
7. Central services (sewer and water) shall be provided and connected to the proposed building on the
site prior to the issuance of a certificate of occupancy.
8. Usillg tile Tnmk Formula Method, the City Forester has recommellded the replacemellt yalue of the
trees tEl 8e removed at $32,158.00. Total r-eplacemellt valae based up Oil r-eplacemellt costs from local
Ilurseries is $16,150.00 (see staff disCllSSioll abo'ie for explallatioll). Staff r-equests the City Coullcil
specify the eJ,act amOllllt (rallgillg betweell $16,150.00 alld $32,158.00) that should be cOlltributed to
the fUllS. Provide a revised landscape plan showing 60 additional inches of tree caliper replaced on the
site. Anv caliper inch that can not be replaced on site shall be multiplied bv $150.00 per caliper inch.
The revised landscape plan shall be reviewed and approved bv staff one Design Review Board
member and the +IlH; financial contribution shall be deposited into the Eagle City tree fund account
prior to issuance of a zoning certificate.
9. All roof vents shall be painted to match the color of the roof.
10. No ground mounted mechanical units or roof mounted mechanical equipment are proposed with this
application and none are approved.
11. All existing or required ground mounted transformers, cable, and phone boxes shall be screened by
landscaping per Eagle City Code.
12. Submit payment to the City for all Engineering fees incurred for reviewing this project prior to
issuance of a building permit.
13. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
14. Provide a revised landscape plan showing a pedestrian connection from the stairwell located on the
northside of the building to the allev or sidewalk adiacent to the parking lot. The landscape plan shall
also be reviewed with regard to tree varieties in relationship to overhead power lines. The plan will
also show the entrance to the mechanical units on the east side of the building as well as a small two
(2) feet deep hammerhead betwixt space one and space seven for maneuverability. The revised
landscape plan shall be reviewed and approved bv staff and one Design Review Board member prior to
the Citv issuing a zoning certificate for this site.
15. Provide a revised landscape plan showing a species of tree that will not interfear with the overhead
power lines located along the north propertv line. The revised landscape plan shall be reviewed and
approved by staff and one Design Review Board member prior to the Citv issuing a zoning certificate
for this site.
16. Provide a revised landscape plan showing an entrance to the entrance to the mechanical units on the
east side of the building. The revised landscape plan shall show a two foot (2') deep hammerhead to
be located at the southem end of the parking lot to provide maneuverabilitv for the southem parking
spaces. The revised landscape plan shall be reviewed and approved by staff and one Design Review
Board member prior to the City issuing a zoning certificate for this site.
Page 12 of 16
K:\PIUlUling Dept\Eagle Applicaliolls\Dr\2005\DR-115-05 JIf.doc
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs,
gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs 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
fumish 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
Page I3 of 16
K:\Plumullg Dept\Eagle Applicmiolls\Dr\2005\DR-115-05 dtf.doc
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.
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
Page 14 of 16
K:\Plunniug Dept\Eagk Arpocatioll~\Dr\2005\DR-115-05 drf.Joc
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 Drior 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 December 8,2005.
2. Requests for agencies' reviews were transmitted on December 9, 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-ll5-05) 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.
Page 15 of 16
K:\PIUlUUlIg Dept\Eagle Applicatiolls\Dr\1005\DR-115-05 drf.doc
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 recognizes the requirements for the lot coverage and setbacks as required
within the Eagle City Code; however to help foster the rehabilitation of the downtown, the board
recommends the building as designed be approved.
6. The Design Review Board recognizes that a large number of tree caliper are proposed to be removed
from this site; however after further review, the board has established that only 60 caliper inches of the
total 136 caliper inches of existing trees on the site have any value and that the applicant should not be
required to replace caliper inches of trees that have had their tops removed or improperly pruned.
DATED this 26th day of January 2006.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Id 0
ATTEST:
.,..............
,., t:,AGl. ....
-,.' ()~........!? ~~
~~,. '.'
i!...J' OV.AT~ ...... '.:..
.. ........ ~ ..
:(.)10 . i
. -: :
~..... ~~~ i/::Cj
... e/-;J .,.,If>.eT'_
~... -..:('OR po~......<:) $
#, S ...... ~ '" ",,"
.... 7' A. TE 0 ""
#1""""""""
Page 16 of 16
K:\PIUluring Dep{\Eagle Applicatiolls\Dr\2005\DR-115-05 Jrf.do<.: