Findings - DR - 2006 - DR-113-05 - Construct A 10,000 Sq' Multi-Tenant Office Building
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW TO CONTRUCT A MULTI-TENANT )
OFFICE BUILDING FOR EAGLE BUILDING LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-II3-0S
The above-entitled design review application came before the Eagle Design Review Board for their action
on January 12, 2006. The Board continued the item to January 26, 2006, 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:
Eagle Building LLC, represented by Brian DeHaas, is requesting design review approval to construct
a 1O,000-square foot multi-tenant office building. The site is located on the south side of East
Winding Creek Drive approximately 200-feet east of East Hill Road (Lot 9, Block 2, Winding Creek
East Subdivision, formerly known as Hill Creek Business Park Subdivision).
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 December 7, 2004, the Eagle City Council approved the combined preliminarylfinal plat
application for Hill Creek Business Park Subdivision (PP/FP-3-04).
On February 8, 2005, the Eagle City Council approved the application for the common area
landscaping within Hill Creek Business Park Subdivision (DR-131-04).
On December 15, 2005, the applicant recorded the final plat with Ada County as Winding Creek
East Subdivision.
E. COMPANION APPLICATIONS: DR-114-05 (design review sign application)
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNA TION DESIGNATION
Existing Commercial C-2 (General Business Vacant building lot within
District) Winding Creek East
Subdivision
Proposed No Change No Change Multi-tenenat office
building
North of site Commercial MU-P (Mixed Use - Planned Multi-Family Residential
Unit Development) (Sooner Condominiums)
South of site Commercial C-2 (General Business Vacant lot within Winding
District) Creek East Subdivision
East of site Commercial C-2 (General Business Vacant lot within Winding
District) Creek East Subdivision
West ofsite Commercial C-2 (General Business Vacant lot within Winding
District) Creek East Subdivision
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS:
The site is currently vacant. Infrastructure improvements such as drainage facilities, utilities,
curbing, and all pavement areas will be completed by the developer of Winding Creek East
Subdivision.
I. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 31,363-square feet (.72-acres) 1,300-square feet (0.02-acres)
(minimum)
Percentage of Site Devoted to 31 % (approximately) 92% (maximum)
Building Coverage
Percentage of Site Devoted to 13% (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces 49-spaces 40-spaces (minimum)
Front Setback l8-feet (north) O-feet (minimum)
Rear Setback 50-feet (south) O-feet (minimum)
Side Setback 4.5-feet (east) O-feet (minimum)
Side Setback 35-feet (west) O-feet (minimum)
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J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
One multi-tenant office building
Height and Number of Stories of Proposed Buildings:
Single story, 22-feet 6-inches in height
Gross Floor Area of Proposed Buildings:
1O,000-gross square feet
On and Off-Site Circulation:
The final plat for Hill Creek Business Park Subdivision (PP/FP-3-04) approved all of the
access points, driveways, drive aisles, and the parking areas. All on-site improvements and
parking for this site have already been approved and/or are being built by the developer of
Winding Creek East.
K. BUILDING DESIGN FEATURES:
Roof: Asphalt shingles (Morie Black)
Walls: Split face block (Juca Tan), smooth face block (Steel), stucco (Light Beige), and stone
veneer (Manzanita Cliffstone)
Windows/Doors: Aluminum frames (Anodized Bronze)
Fascia: Metal fascia (Hemlock Green)
Window canopies: Metal (Hemlock Green)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:
The trees along Winding Creek Drive and within the parking lot will be installed by the developer
of Winding Creek East and the current owner of the pad will preserve them.
Tree Replacement Calculations: N/A
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 (incorporated herein by reference).
Street Trees:
The common area landscaping within Hill Creek Business Park Subdivision was approved
showing the required amount of street trees along Winding Creek Drive. The developer of
Winding Creek East will install the trees and the current owner of the pad will preserve them.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/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:
10% interior landscaping is required; a minimum of 14% is proposed.
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M. TRASH ENCLOSURES:
The common area landscaping application (DR-131-04) approved by the City of Eag1e included
the locations of the three trash enclosures to be constructed within this development. There is one
trash enclosure located on eastern property line of the subject site, which will be constructed with
the other infrastructure improvements by the developer of Winding Creek East. A specific
condition of approval from the Common Area Landscaping application (DR-131-04) stated trash
enclosures shall be constructed out of materials that compliment the closest building (to each
respective enclosure). Since there were no elevations indicating the construction/materials for this
trash enclosure, Staff has added another condition of approval requiring detailed trash enclosure
elevations. The developer of Winding Creek East will assure perpetual access to the enclosure by
all users.
N. MECHANICAL UNITS:
The applicant is proposing to use roof top mechanical units. The roof top mechanical units will be
completely screened within the roof well. No ground mounted mechanical units are proposed and
none are approved.
O. OUTDOOR LIGHTING:
The applicant did not submit a lighting plan and lighting cut sheets for the site or the building. A
building lighting plan and parking lot light plan showing location, height, style, luminaries, and
wattage is required to be reviewed and approved by the Zoning Administrator prior to issuance of
a zoning certificate.
P. SIGN AGE:
No signs have been proposed with this application. A separate design review application has been
submitted for review and approval of a master sign plan for this building (DR -114-05).
Q. PUBLIC SERVICES A V AILABLE: Approved with the development of Winding Creek East
Subdivision
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 - no
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 - no
Wildlife Habitat - no
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
N/A
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V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached. Comments, which
appear to be of special concern, are noted below:
Ada County Highway District
Central District Health Department
Chevron Pipeline
DEQ
Drainage District #2
Eagle Fire Department
Eagle Sewer District
Idaho Power
W. LETTERS FROM THE PUBLIC:
Letter from Ron Bath, Manager of Retail Development of North America, date stamped by the
City on December 15, 2005 (incorporated herein by reference and attached to the staff report).
Letter from Keith Atkins, City Forester, date stamped by the City on December 15, 2005
(incorporated herein by reference and attached to the staff report).
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(A)(5)(b)
The location and design of transformers, pad-mount and roof-mounted mechanicals and
electrical equipment shall be reviewed and approved by the Design Review Board. All roof-
mounted mechanicals shall be completely screened from view through the use of a parapet
wall when utilizing a flat roof design or shall be enclosed within the building when utilizing a
roof design other than a flat roof. Screened from view shall mean "not visible" at the same
level or elevation of the parapet wall (e.g. the perspective generally as shown on an elevation
plan).
. 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-7(I)(I)
Irrigation Required: An underground automatic irrigation system is required for all
development as defined in section 8- 2A -I of this article
1. All required landscaped areas must be provided with an automatic underground
irrigation system.
. Eagle City Code Section 8-4-4-6
One bicycle parking space within an approved rack shall be required for each thirty (30)
required automobile parking spaces or fraction thereof for office and commercial
developments. Multi-family residential developments shall provide one bicycle rack space per
each ten (10) units. Bicycle parking racks shall be in a well lit area, and shall be designed in
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accordance with the parking facility criteria of the "Bicycle-Pedestrian Design Manual for Ada
County" as prepared for the Ada County highway district with the exception that bicycle racks
do not have to be covered unless required by the design review board, or planning and zoning
commission or city council.
. Eagle City Code Section 8-4-5
Offices, Business and professional
1 per 250 square feet of gross floor area
C. DISCUSSION:
. The applicant seeks approval of one 1O,000-square foot multi-tenant building to house WRG
Design Inc. and a future tenant. The plans include one entrance on the west elevation, one on the
south elevation for the future tenant, and an outdoor patio on the north elevation of the building.
The building has been designed as a modern view of the Queen Anne Style. The architect has
used a variety of building materials including split face block with a honed block cap and inset
panels, stucco, and stone veneer to help break up the fa~ade of this building that is asymmetrical.
Metal window awnings have been incorporated along the south west corner of the building
portraying a "porch" like feel to the building. Staff has received a letter of approval from the
Retail Development of North America Design Review Committee.
. The site plan date stamped by the City on December 8, 2005, indicates the location of a trash
enclosure, but elevations indicating the construction materials of the enclosure have not been
submitted. The applicant should be required to provide detailed elevations showing the specific
materials to be used in the construction of the trash enclosure that compliment the subject building
proposed with this application. The detailed elevation plans should 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.
· The site plan date stamped by the City on December 8, 2005, does not show any bike racks,
benches, trash receptacles, or any other amenities. Eagle City Code states one bicycle parking
space within an approved rack is required for each thirty (30) required automobile parking spaces
or fraction thereof for office and commercial developments. The applicant should be required to
provide a revised site plan showing the location of a bike rack and other pedestrian amenities.
Details of the bike rack and other pedestrian amenities showing the style, color, size, etc. should be
provided. The revised site plan and detailed cut sheets should be reviewed and approved by staff
prior to the City issuing a zoning certificate.
· A lighting site plan for the site and the building has not been received by the City. The applicant
should provide a detailed lighting site plan, including cut sheets and building elevations, of all
proposed lighting on the exterior of this building and in the parking lot showing style, 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 landscape plan does not indicate an automatic underground irrigation system, which is
required by the City Code. The applicant should provide a revised landscape plan indicating all
required landscaped areas having an automatic underground irrigation system. The revised
landscape plan should be reviewed and approved by staff prior to the City issuing a zoning
certificate for this site.
. Staff defers comment regarding building design and colors to the Design Review Board.
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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 for their action on January 12,
2006. The Board continued the item to January 26, 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 6 to 0 ( McCullough absent) to approve DR-I 13-05 for a design review
application to construct a multi-tenant office building for Eagle Building LLC, with the following
staff recommended site specific conditions of approval and standard conditions of approval with
text shown with underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Provide detailed elevations showing the specific materials to be used in the construction of the trash
enclosure nearest to the office building adiacent to the northwest comer of the site. The materials and
colors shall compliment materials and colors used in the construction of this building. The detailed
elevations shall be approved by the developer of Winding Creek East (Retail Development of North
America, LLC - Design Review Committee) and provided to the City. The detailed 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. The applicant shall provide a recorded document signed bv the owner
of this lot and bv the developer of Winding Creek East indicating that the trash enclosure on this site
will be built at a later time. when the north or south building adiacent to the trash enclosure is
proposed. bv the developer of Winding Creek East. The document shall be recorded bv the Countv
and submitted to the Citv prior to the Citv issuing a zoning certificate for this site.
2. Provide a revised site plan and landscape plan showing the installation of a bike rack and any other
pedestrian amenities such as benches, trash receptacle, etc. Detailed cut sheets showing the style and
color shall be approved by the developer of Winding Creek East (Retail Development of North
America, LLC - Design Review Committee) and provided to the City. The revised site and landscape
plans and detailed cut sheets shall be reviewed and approved by staff prior to the City issuing a zoning
certificate for this site.
3. Provide a detailed site lighting plan, including cut sheets, of all proposed lighting on the exterior of
this building and in the parking lot showing style, wattage, location, and luminarie to be used. Provide
building elevations showing the height and location of where any light fixtures are to be located. The
detailed lighting site plan, cut sheets, and revised building elevations shall be reviewed and approved
by staff and two members of the Design Review Board prior to the City issuing a zoning certificate for
this site.
4. All pedestrian and vehicular connections, drive aisles, parking spaces, concrete curbing, handi-capped
access ramps, and trash enclosures as shown on Sheet C-IOO, date stamped by the City on December 8.
2005, shall be constructed prior to the City issuing a certificate of occupancy for this site.
5. Provide a revised landscape plan indicating all required landscaped areas having an automatic
underground irrigation system. The revised landscape plan shall be reviewed and approved by staff
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prior to the City issuing a zoning certificate for this site.
6. All roof mounted mechanical equipment shall be completely screened from view.
7. All roof vents shall be painted to match the color of the roof.
8. No ground mounted mechanical units are proposed with this application and none are approved.
9. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
10. Provide a copy of the written approval of the site grading plan from the developer of Winding Creek
East prior to the City issuing a zoning certificate for this site.
11. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
12. Submit $350.00 to the City, at the time of building permit submittal, for all Engineering fees incurred
for reviewing this project.
13. No signs are proposed with this application. A separate design review application (DR-I 14-05) has
been submitted for the master sign plan of this building. The master sign plan shall be reviewed and
approved prior to the city issuing a zoning certificate.
14. The revised elevation and landscape plans date stamped bv the City on Januarv 18.2006. are
aporoved.
STANDARD 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
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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 (I) 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,
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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 fust.
d. The proposed fue 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 fust.
17. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
18. Basements in the flood plain are prohibited.
19. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the
Commission and/or Council.
20. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and/or the Planning and Zoning Commission for
review and approval.
21. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions, will require submittal of an application for modification and
approval of that application prior to commencing any change.
22. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
23. Any change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory
and legal restrictions in force at the time the applicant or its successors in interest advises the City of
Eagle of its intent to change the planned use of the subject property unless a waiver/variance of said
requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is
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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-1l3-05) 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) zoning district.
DATED this 9th day of February 2006.
ATTEST:
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