Findings - DR - 2006 - DR-16-06 - 2-Story Multi-Tenant Office Building/
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW TO CONSTRUCT A )
MULTI-TENANT OFFICE BUILDING FOR )
DA VE EVANS CONSTRUCTION )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-16-06
The above-entitled design review application came before the Eagle Design Review Board for their action
on March 9, 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;
Pacemaker
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Dave Evans Construction, represented by Travis Burrows, is requesting design review approval of
a two story multi-tenant office building. The site is located on the south side of East Iron Eagle
Drive approximately 270-feet east of South Fitness Place within Rocky Mountain Business Park
No.3 (Lot 8B, Block 1).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on February 2, 2006.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on February 3, 2006, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On August 25, 1998, the Eagle City Council approved a preliminary plat for Rocky Mountain
Business Park consisting of 26 lots on approximately 40-acres (CU-4-98/ PPUD-1-98/ PP-3-98).
On June 8, 1999, the Eagle City Council approved the final plats for Rocky Mountain Business
Park No.1 and 2 (FPUD-2 & 3-99 & FP-7 & 8-99).
On April 26, 2005 the Eagle City Council approved a preliminary/final plat for Rocky Mountain
Business Park No.3 (PP/FP-Ol-OS).
On August 9, 200S the Eagle City Council approved the Common Area Landscaping plan for
Rocky Mountain Business Park No.3 (DR-3l-0S).
E. COMPANION APPLICATIONS: DR-17-06 (Master Sign Plan for the building, including one
building wall sign for Charney Law)
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNA TION DESIGNA TION
Existing Mixed Use MU (Mixed Use) Vacant Lot
Proposed No Change No Change Multi-Tenant Office
Building
North of site Mixed Use MU (Mixed Use) Pacific Heights
Subdivision Professional
Office Buildings
South of site Public/Semi-Publici MU-DA (Mixed Use with State Highway 44/
Mixed Use Development Agreement) Eagle River Development
East of site Mixed Use MU (Mixed Use) Vacant Lot-future single-
tenant medical/dental
office building
West of site Mixed Use MU (Mixed Use) Vacant Lot-future building
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA or DSDA.
H. EXISTING SITE CHARACTERISTICS:
This is a vacant lot within Rocky Mountain Subdivision No.3 (Lot 8B, Block I). There is an
existing paved bike path and concrete lined ditch located along the south property line.
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I. SITE DESIGN INFORMATION:
Site Data Proposed Reauired
Total Acreage of Site Lot 8B - 8,630-square feet 7,000-square feet (0.16-acres)
(0.19 acre) (minimum)
Percentage of Site Devoted to Lot 8B - 3S% SO% (maximum)
Building Coverage
Percentage of Site Devoted to Lot 8B - 6S% 10% (minimum)
Landscaping
Number of Parking Spaces (Entire 20S* l73-parking spaces for offices,
Offices, business and
Rocky Mountain No.3) professional-l parking space business and professional*
per 2S0 square feet of gross 2l6-parking spaces for offices,
fl oor area medical and dental*
Offices, medical and dental - 1 2S-parking spaces will be
parking space per 200 square required for this building
feet of gross floor area.
Front Setback (north boundary line) 2S0-feet* 20-feet (minimum)
Rear Setback (south boundary line) 48-feet* 20-feet (minimum)
Side Setback (east boundary line) 27S-feet* 7.S-feet (minimum)
Side Setback (west boundary line) 22S-feet* 7.S-feet (minimum)
*Note: The setbacks and parking are calculated from the total area of Rocky Mountain Business Park No.3.
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One multi-tenant office building.
Height and Number of Stories of Proposed Buildings: Twenty-nine feet-two inches (29' 2"), two-story
Gross Floor Area of Proposed Buildings:
First Floor 3,032 - square feet
Second Floor 3,128 - square feet
Total 6,219 - square feet
On and Off-Site Circulation:
A 66,670-square foot (approximately) paved parking lot provides parking for vehicles using this
site. Two (2) twenty-five foot (2S') wide driveways are proposed to be located on the north side of
this development (Rocky Mountain Business Park No.3). One driveway will be located
approximately sixty feet (60') west of the eastern property line and the second driveway will be
located one hundred twenty feet (120') east of the western property line providing access to Iron
Eagle Drive.
K. BUILDING DESIGN FEATURES:
Roof: "Villa" style concrete roof tile (Terra Cotta)
Walls: Stucco (OC-11 Dove Wing and OC-11 Clay Beige) and masonry/cast stone (Continental-
11 08 Champagne)
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Columns: Fiberglass (OC-ll Clay Beige)
Windows/Doors: Metrec Vinyl Windows (Green #S) and wood doors (Natural Stain)
Fascia/Trim: Stucco trim (Continental- 1108 Champagne) and wood soffits (Natural Stain)
Gutters: Aluminum (Copper)
Downspouts: Aluminum (OC-ll Dove Wing)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees on the south side
of the pathway which will be retained and protected.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: This site does not abut the public right-of-way.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required and
provided.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Landscaping is proposed around the perimeter of the parking lot, as shown within
the common area landscaping of Rocky Mountain Business Park No.3 (DR-31-
OS).
b. Interior Landscaping: 10% interior landscaping is required, 14% is proposed.
M. TRASH ENCLOSURES:
The trash enclosures serving this building were addressed within the master landscape and site
plan (DR-3l-0S) Rocky Mountain Business Park No.3. The enclosures were approved to be
constructed of split-faced block with vinyl gates.
N. MECHANICAL UNITS:
The applicant proposes four (4) ground mounted mechanical units on the south side of the
building. The ground mounted mechanical units are two to three feet (2'to 3') in height and will
be screened with landscaping.
O. OUTDOOR LIGHTING:
A parking lot light plan showing location, height, and wattage is required to be reviewed and
approved by staff prior to issuance of a zoning certificate. The applicant proposes twenty-two (22)
wall mount lights (Idaho Wood #M34l), which are placed throughout the elevations of the
building. They will be painted tan to match the cast stone (Champagne) found on the building.
The second floor exterior decks also have lights incorporate into the deck posts. The light lens
only faces the interior portion of the deck.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application for signage
(DR-17-06) has been submitted.
Q. PUBLIC SERVICES A V AILABLE:
Eagle Sewer District will require building plans prior to connection into the sewer system. A
water service approval has not been received to date. Approval of the water company having
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jurisdiction will be required prior to issuance of a building permit.
R. PUBLIC USES PROPOSED: None
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees - yes - existing trees within the greenbelt easement adjacent to the pathway on the
southern portion of Lot 8B.
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 attached. Comments, which
appear to be of special concern, are noted below:
Chevron Pipeline
Department of Environmental Quality
Idaho Transportation Department
Idaho Power Company
W. LETTERS FROM THE PUBLIC:
Letter from Keith Atkins, City Forester, date stamped by the City on February 20, 2006
(incorporated herein by reference and attached to the staff report).
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
· The Comprehensive Plan Land Use Map (adopted September 14, 2004) designates this site as
Mixed Use.
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B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
. Eagle City Code Section 8-2A-6(B)(S)(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)(l)
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-S
Offices, business and professional
Offices, medical and dental
1 per 2S0 square feet of gross floor area
1 per 200 square feet of gross floor area
C. DISCUSSION:
· The applicant seeks approval of one 6,2l9-square foot two-story multi-tenant office building to
house Charney Law and other future tenants. The building elevations show one entrance on the
north elevation and one on the east elevation adjacent to the exterior plaza. The exterior plaza
area, which will be built by the owner of Lot 8A, has a trellis system built over the plaza
connecting this building to the building proposed to the east (previously approved by the Design
review Board on January 26, 2006). The plaza area consists of a fountain, seating options, and
pedestrian connections to the parking lot to the north and the bike path to the south. The building
has been designed using features reflecting the Mediterranean Style which is consistent with the
adjacent building approved to the east. The architect has incorporated recessed areas and used
balconies within the building facades to help break up the wall planes of the building. The
proposed building incorporates a stucco finish to be offset with horizontal accents, window wraps,
and alternating cast stone quoins at the comers of the building.
. The applicant has proposed a recessed wall plane on the south elevation where the ground
mounted mechanical units will be located. The applicant should provide a revised site and
landscape plans showing this recessed area and the correct location of the mechanical units. The
plan should also incorporate plant material that will reach a height that will properly screen the
units. The revised site and landscape plans should be reviewed and approved by staff and two (2)
members of the Design Review Board prior to the City issuing a zoning certificated for the site.
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 March 9, 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).
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BOARD DECISION:
The Board voted 7 to 0 to approve DR-16-06 for a design review application to construct a multi-
tenant office building for Dave Evans Construction, with the following staff recommended site
specific conditions of approval and standard conditions of approval with text shown with strike
thru to be deleted by the Board and text shown with underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with the applicable conditions ofPP/FP-Ol-OS (Rocky Mountain Business Park No.3).
2. Comply with the applicable conditions ofDR-3l-0S (design review application for the common area
landscaping within Rocky Mountain No.3 Business Park). Prior to the issuance of a Certificate of
Occupancy all parking lot improvements (i.e.: asphalt, curb, drainage, landscaping, etc.) shall be
completed.
3. Provide a parking lot light plan showing location, height, and wattage of parking lot lights. The plan
shall be reviewed and approved by staff prior to the City issuing a zoning certificate.
4. The applicant shall provide a revised site and landscape plan showing the correct location of the
mechanical equipment within the recessed wall plane along the south elevation. The applicant shall
provide a screen wall to shield the ground mounted mechanical units. Provide a revised building
elevation plan showing the materials and colors to be used in the construction of the screen wall. The
revised landscape plan shall also incorporate plant material that will reach a height that will screen the
units. The revised site, afl4 landscape, and elevation plans shall be reviewed and approved by staff and
two (2) members of the Design Review Board prior to the City issuing a zoning certificated for the
site.
S. The stamp and color of the concrete surfaces outside the building shall be complimentary to the color
of the cast stone quoins on the building.
6. All roof vents shall be painted to match the color of the roof.
7. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
8. Submit $3S0.00 to the City, at the time of building permit submittal, for the Engineering drainage
review for this site.
9. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
10. No signs are proposed with this application. A separate design review application (DR-16-06) has been
submitted for the approval of signage for the building. The sign application shall be reviewed and
approved prior to the City issuing a zoning certificate for this site.
11. Provide revised building elevations showing the second stOry railings to be redesigned so as to
complement the architectural stvle of the building (i.e.: wrought iron. wood. combination thereof. etc.).
The vinvl cables are not permitted. The revised building elevations. materials, and colors shall be
reviewed and approved bv staff and two members of the Design Review Board prior to the Citv 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 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
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 February 2, 2006.
2. Requests for agencies' reviews were transmitted on February 3, 2006, 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-16-06) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
4. Will, in fact, constitute a permitted use as established in Eagle City Code Title 8, Chapter 2, Section 3,
for the MU (mixed use) zoning district.
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DATED this 23rd day of March 2006.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County. aho
ATTEST:
___llJf~\C ~~
Sharon K. Bergmann, Eagle City Clerk
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