Findings - DR - 2006 - DR-24-06 - Construct A Multi-Tenant Office Building In Great Sky Subdivision
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW TO CONSTRUCT A MULTI-TENANT )
OFFICE BUILDING WITHIN GREAT SKY )
SUBDIVISION FOR BARCLAY CONSTRUCTION )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-24-06
The above-entitled design review application came before the Eagle Design Review Board for their action
on April 13, 2006. The Board continued the item to April 27,2006, and made their decision at that time.
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:
Barclay Construction is requesting design review approval to construct a 2,854-square foot multi-
tenant office building. The site is located approximately I60-feet south of Hill Road and 80-feet
west of South Wooddale Avenue within Great Sky Subdivision No.7 (Lot 23, Block 11, Great
Sky Subdivision No.7) at 225 South Wooddale Avenue.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 8, 2006.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on March 21, 2006, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On April 10, 2001, the Eagle City Council approved a rezone application with development
agreement for this site (RZ-I4-0 1).
On November 13, 2001, the Eagle City Council approved a preliminary plat application (PP-9-01)
for Great Sky Estates Subdivision No.7.
On February 26,2002, the Eagle City Council approved a design review applications (DR-81-0I)
for the common area landscaping within Great Sky Estates Subdivision No.7.
On April 9, 2002, the Eagle City Council approved a final plat application (FP-2-02) for Great Sky
Estates Subdivision No.7.
E. COMPANION APPLICATIONS: None
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use MU-DA (Mixed Use with Vacant lot within Great
development agreement) Sky Subdivision No.7
Proposed No change No change Multi-tenant office
building
North of site Residential Three R-3 (Residential Three) Proposed Multi-tenant
Office Building
South of site Mixed Use MU-DA (Mixed Use with Parking lot/residential
development agreement) dwelling
East of site Mixed Use MU-DA-P (Mixed Use with Two Multi-tenant office
development agreement PUD) buildings
West of site Residential Three R-3 (Residential Three) Parking lot/Existing
residential house
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS:
The drainage, parking lot, curbing, and perimeter landscaping have been installed within this
commercial development.
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1. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 4,094-square feet (0.094-acres) 7,000-square feet (0.I6-acres
minimum)
Percentage of Site Devoted to 70% (approximately) 50% (maximum)
Building Coverage
Percentage of Site Devoted to 30% (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces I2-parking spaces I2-parking spaces (for this
building)
42-parking spaces (based on
1O,500-square feet of maximum
allowed professional office per
the development agreement)
Front Setback 5-feet (east) 20-feet (minimum)*
Rear Setback 2-feet (west) O-feet (minimum)*
Side Setback 2 Yz-feet (north) O-feet (minimum)*
Side Setback 5-feet (south) O-feet (minimum )*
* Nole: Per the developmenl agreemenl for this subdivision the side and rear setbacks are permitled to be zero and the front
setback is measured from the subdivision boundary lines.
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One building to be used as a multi-tenant office building.
Height and Number of Stories of Proposed Buildings: IS" 4"; one story.
Gross Floor Area of Proposed Buildings: 2,S54-square feet.
On and Off-Site Circulation:
An IS,lOO-square foot (approximately) paved parking lot provides parking for vehicles
accessing Lots 22, 23, 24, and 25, Block 11, Great Sky Subdivision No.7. Two (2) 25-foot
wide driveways are located on the east side of this development. One driveway is located
adjacent to the southern property line of Lot 21, Block 11, and the other driveway is located
approximately IS7-feet north of the south property line. Both driveways provide access to
South Wooddale Avenue.
Parking:
The Development Agreement for this site indicates that the maximum size for any individual
or total combination of commercial building(s) shall be 10,500-square feet. Therefore, the
original developer provided 42-parking spaces, assuming all office uses, on the site for the
future buildings (10,500/250). Four commercial lots were approved within Great Sky Estates
Subdivision No.7. (please refer to the attached Development Agreement).
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Lot 23
Lot 22
Lot 24
Lot 25
2,854 sq. ft.
2,993 sq. fl.
2,244 sq. ft.
2.244 Sq. ft.
12 parking spaces (proposed with this application)
12 parking spaces (proposed office building)
9 parking spaces (existing building)
9 parking spaces (existing building)
42 parking spaces (total on site)
K. BUILDING DESIGN FEATURES:
Roof: Architectural asphalt shingles (black)
Walls: Lap siding, shingle siding, stucco
Windows/Doors: Aluminum doors, vinyl windows
Fascia/Trim: Wood
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees on this site.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: The street trees were installed by the developer of Great Sky Subdivision No.7.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Continuous landscaping has been installed around the entire parking lot of this site.
b. Interior Landscaping: 8% interior landscaping is required, 8% is proposed.
M. TRASH ENCLOSURES:
There is one existing 100-square foot trash enclosure located along the west side of the site
approximately 200-feet west of the southem driveway on South Wooddale A venue. This
enclosure is shared by all of the office buildings within the subdivision. The enclosure consists of
split-faced CMU block walls with white vinyl gates.
N. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The ground mounted
mechanical units are proposed to be screened with a screen wall and landscaping.
O. OUTDOOR LIGHTING:
All parking lot lights have been installed by the original developer of the entire site, no more
parking lot lights are proposed with this application.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for
the approval of any signs.
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Q. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Central District Health Department had been received by the
City. A water service approval has not been received to date. Approval of the water company
having jurisdiction will be required prior to issuance of a building permit.
R. PUBLIC USES PROPOSED: None
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees - no
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is incorporated herein by
reference. Comments, which appear to be of special concern, are noted below:
Central District Health
Chevron Pipeline
Department of Environmental Quality
W. LETTERS FROM THE PUBLIC: None received to date.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
. The Comprehensive Plan Land Use Map designates this site as Mixed Use.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
. Eagle City Code Section 8-2A-6(A)(6)(g)(3)
Roof-mounted mechanicals all vents protruding through the roof and similar features shall be
painted so as to match the color of the roof.
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. Eagle City Code Section 8-2A-7(C)(2)
Damage During Construction: Existing trees or shrubs that are retained shall be protected from
damage to bark, branches, or roots during construction. Construction or excavation occurring
within the drip line of any public or private retained tree or shrub may severely damage the
tree or shrub. Any severely damaged tree or shrub shall be replaced in accordance with
subsection C 1 of this section.
. Eagle City Code Section 8-2A-7(E)(4)
The minimum acceptable size for deciduous trees shall be three inch (3") caliper, balled and
burlapped.
C. DISCUSSION:
. The applicant seeks approval of one 2,854-square foot multi-tenant office building to house
Barclay Construction and up to two undetermined future tenants. The building has been designed
to follow the Craftsman style architecture. The architecture and colors of this building match the
two (2) existing office buildings located to the east of this site. The exterior of the building will
consist of cottage lap siding, board and batten siding, and shingle siding with stucco columns
around the entry doors. The pitch of the roof is low with exposed timbers located within the
gables.
. Staff defers comment regarding building design and colors to the Design Review Board.
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site
specific conditions of approval and the standard conditions of approval provided within the staff
report.
PUBLIC MEETING OF THE BOARD:
A. A meeting was held on the application before the Design Review Board on April 13, 2006. The
application was continued to April 27, 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 7 to 0 to approve DR-24-06 for a design review application to construct a multi-
tenant office building for Barclay 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 any applicable conditions of RZ-I4-0I MOD, PP-9-0I, DR-8I-OI, and FP-2-02.
2. Provide a revised landscape plan showing all deciduous trees to be a minimum of three inch (3")
caliper. The revised landscape plan shall be reviewed and approved by staff prior to the City issuing a
zoning certificate for this site.
3. All roof vents shall be painted to match the color of the roof.
4. All existing or required ground mounted transformers, cable, and phone boxes shall be screened by
landscaping per Eagle City Code.
5. Submit $400.00 ~ to the City, at the time of building permit submittal, for all Engineering fees
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incurred for reviewing this project.
6. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
7. No signs are proposed with this application and none are approved.
8. Any signage on doors or windows shall comply with Eagle City Code.
9. Provide revised building elevations showing the gable areas to have a timber element (as originallv
shown on the March 8. 2006 elevations) with shingle siding located on the face of the gables behind
the timbers. The revised building elevations 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.
10. Provide revised building elevations showing all windows increased in sized by lowering the sill plate
into the stucco wainscoting. The revised building elevations 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.
11. Provide revised building elevations showing the pitch of the roof to be increased to a 7/12 pitch. The
revised building elevations 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.
12. The material samples and colors presented at the Design Review Board meeting on April 27. 2006. are
approved.
13. The revised landscape plan date stamped bv the Citv on April 19. 2006, is approved.
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
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
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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.
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
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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.
IS. Basements in the flood plain are prohibited.
19. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the
Commission and/or Council.
20. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and/or the Planning and Zoning Commission for
review and approval.
21. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions, will require submittal of an application for modification and
approval of that application prior to commencing any 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.
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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 March 8, 2006.
2. Requests for agencies' reviews were transmitted on March 21, 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-24-06) 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-DA (mixed use with development agreement) zoning district.
DATED this lIth day of May 2006.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
E~~~Chairman~
ATTEST:
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