Findings - DR - 2006 - DR-43-06 - Construct Addition To Existing Single-Tenant Office Building
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW TO CONSTRUCT AN )
ADDITION TO AN EXISITNG SINGLE-TENANT )
OFFICE BUILDING FOR BARRY PETERS )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-43-06
The above-entitled design review application came before the Eagle Design Review Board for their action
on June 22, 2006. The 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:
Barry Peters, represented by James G. Murray with CSHQA, is requesting design review approval
for a 972-square foot addition to the existing single-tenant office building. The .59-acre site is
located on the west side of North Eagle Glen Lane approximately 170-feet north of West State
Street at 101 North Eagle Glen Lane.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on May 4, 2006.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on May 8, 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 lot split for 101 North Eagle Glen Lane.
One of the conditions of approval stated: Design Review Board approval is required for any
landscaping or building proposed for the site, prior to the issuance of any building permits.
E. COMPANION APPLICATIONS: none
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMPPLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Central Business District CBD (Central Business Office building
District)
Proposed No Change No Change Addition to office building
North of site Mixed Use R -10 (Residential) Apartment complex
South of site Central Business District CBD (Central Business Office building
District)
East of site Central Business District CBD (Central Business Commercial center
District)
West of site Central Business District CBD (Central Business Assisted living faci li ty
District)
G. DESIGN REVIEW OVERLAY DISTRICT:
The subject site is within the CEDA (Community Entry Development Area).
H. EXISTING SITE CHARACTERISTICS:
The site contains, single-tenant office building, two parking lots, a well house, and a variety of
mature trees.
1. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 22, I 72-square feet (.59-acres) 500-square feet (0.0 I-acres)
(minimum)
Percentage of Site Devoted to 14% (approximately) 20% (minimum) and 85%
Building Coverage (maximum) in the CEDA
Percentage of Site Devoted to 40% (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces 19-spaces I3-spaces (minimum)
Front Setback 24- feet (east) 20-feet (minimum) in the CEDA
Rear Setback 3 I-feet (west) O-feet (minimum)
Side Setback 15 I-feet (north) IO-feet (minimum) in the CEDA
Side Setback 16-feet (south) IO-feet (minimum) in the CEDA
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J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
One single-tenant office building
Height and Number of Stories of the Building:
Existing Building: 23-feet 6-inches in height, one story
Proposed Addition: 20-feet 6-inches in height, one story
Gross Floor Area of Building:
Existing Building: 2,113-gross square feet
Proposed Addition: 972-gross square feet
Total: 3,085-gross square feet
On and Off-Site Circulation:
There are two (2) small parking lots on the north side of the lot, each with there own driveway.
One contains eight (8) parking spaces and the other eleven (11) parking spaces.
K. EXISTING BUILDING DESIGN FEATURES:
Roof: Wood shake (weathered gray)
Walls: Shake siding (weathered gray)
Windows: Vinyl
Doors: Wood
Fascia/Trim: Wood (weathered gray)
All of the materials and colors of the new addition will match the existing building. The applicant
has indicated that any deteriorated or damaged building materials will be replaced in the
construction process.
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:
There are many mature trees located throughout the southern portion of the site. The applicant
has stated that all of the existing trees found throughout the site will remain and be protected
during construction.
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 dated 5/13/06 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.
Currently, there are several Juniper trees and several Birch trees located along Eagle Glen
Lane between the south property line and the first entrance to the parking lot. The applicant
proposes to retain the existing juniper and birch trees, and to plant two (2) River Birch trees
adjacent to the northern parking lot driveway.
Maintenance Provisions and Proposed Irrigation Methods:
Automatic irrigation required and provided.
Transition Zones: N/A
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Parking Lot Landscaping:
a. Perimeter Landscaping:
Continuous landscaping has been proposed on the north, east, and west sides of the
parking lot.
b. Interior Landscaping:
5% interior landscaping is required; a minimum of 8% is proposed.
M. TRASH ENCLOSURES:
There is no trash enclosure and dumpster provided on the site. The existing building is served by
a single 90-gallon rolling trash can.
N. MECHANICAL UNITS:
There are two (2) existing ground mounted condenser units located on the west side of the
building. The applicant proposes to plant six (6) Dwarf Heavenly Bamboo shrubs to screen the
four foot (4') high units.
O. OUTDOOR LIGHTING:
Currently, there are no Historic Street Light poles located along North Eagle Glen Lane. There is
one existing decorative light post at the entrance of the building and two parking lot lights located
within the parking lot. With this application, the applicant is not proposing any modifications to
the existing lights or adding new lighting on the site or on the building.
P. SIGNAGE:
With this application, the applicant is not proposing any new signs or modifications to the existing
signs. Any new signs or modifications will require a separate sign application.
Q. PUBLIC SERVICES AVAILABLE:
The existing building is connected to the Eagle Sewer District system. Water is provided to the
building from a private well located on the site. Connection to the Eagle Water Company system
is required as a condition of approval.
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 - yes
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek: no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - no
Wildlife Habitat - no
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U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
N/A
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is incorporated herein and
attached to the staff report. Comments, which appear to be of special concern, are noted below:
Ada County Highway District
Central District Health Department
Chevron Pipeline
Department of Environmental Quality
Eagle Fire Department
Idaho Power
W. LETTERS FROM THE PUBLIC:
Letter from Julie Lafferty, City Forester for City of Eagle, date stamped by the City on May 19,
2006 (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 Central Business District.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
. Eagle City Code Section 6-5-3(B)
B. Connection To Water System Required: Every parcel of land or premises within the
boundaries of the city, improved by new construction for occupancy and occupied or used by
any person or persons, or as a commercial business, shall be connected to the city water
department public water system so long as the area is within the service area of the city water
system.
. Eagle City Code Section 8-2A-6(A)(2)(c)
c. The providing of screen plantings or other screening methods reasonably required to conceal
outdoor storage areas, trash receptacles, service areas, truck loading areas, utility buildings and
other unsightly developments;
. Eagle City Code Section 8-2A-6(A)(5)
5. Utilities: Utility service systems shall not detract from building or site design. Cable, electrical,
and telephone service systems shall be installed underground, and the design review board
shall consider:
. Eagle City Code Section 8-2A-6(A)(6)(e)
e. Allowed Architectural Styles: The architecture styles provided in the EASD book are
approved examples for applicants to follow when designing for Eagle architecture.
. Eagle City Code Section 8-2A-6(B)(1)(a)
a. Wood: cedar (clear) and redwood (clear) - architectural/premium grade. Log siding, wood
shingle are permitted for accent only, twenty five percent (25%) maximum wall coverage (per
each facade);
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. Eagle City Code Section 8-2A-6(B)(3)(e)
e. Cedar, fir and similar high maintenance and/or unsightly fencing shall not be permitted.
. Eagle City Code Section 8-2A-6(B)(5)(c)
c. Roof mounted mechanicals, 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(E)(2)(b)
b. Orientation: Shall be designed so that at least seventy percent (70%) of the building's ground
level, street facing facades are constructed to abut and be oriented to a public sidewalk or
plaza.
. Eagle City Code Section 8-2A-6(E)(3)(c and d)
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.
c. Front and street side setbacks shall be for pedestrian amenities and the city encourages
joint efforts between adjoining property owners. Suggested amenities include: public art,
landscape treatment, seating, flowers/shrubs/all tree displays in movable planters, outdoor
dining, plazas, streetscape extension and bike racks.
d. Lot coverage by the footprint of the structure shall be a minimum of twenty percent (20%)
and a maximum of eighty five percent (85%) in which case off site parking shall be
provided for.
. Eagle City Code Section 8-2A-6(E)(4)(c)
c. Shared drive access points to parking shall be used wherever possible.
. Eagle City Code Section 8-2A-6(G)(S)
5. Streetlights within the CEDA shall be located a maximum distance of one hundred fifty feet
(150') apart except as specified in subsection G6 of this section. Said streetlights are not
required to be located in alignment across the street from each other.
. Eagle City Code Section 8-2A-6(G)(14)
14. Sidewalks within the CEDA shall be a minimum of eight feet (8') wide with a ten foot (10')
wide landscape strip between the sidewalk and curb. "Bulb outs" shall be constructed
generally as shown on the bulb out exhibit within the EASD book and shall be required at all
intersections, except that bulb outs shall not extend into any roadway designated as an arterial
or collector as shown on the Ada County long range highway and street map unless otherwise
approved by the highway district having jurisdiction. A reduced sidewalk section may be
permitted if the design review board finds that the preservation of existing trees justifies a
reduced sidewalk section. In no case however shall the sidewalk be reduced to less than six
feet (6') in width.
. Eagle City Code Section 8-2A-7 (C)(I)
I. Retention Of Existing Trees: Existing trees shall be retained unless removal is approved in
writing by the city. Where trees are approved by the city to be removed from the project site
(or from abutting right of way) replacement with an acceptable species is required as follows:
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Existinl! Tree
Replacement
I inch to 6 inches caliper 2x caliper of tree removed
6 1/4 inches to 12 inches 1.5x caliper of tree removed
12 1/4 inches or more
Ix caliper of tree removed
. Eagle City Code Section 8-2A-7 (J)(2)(b)
b. When a parking lot abuts a residential activity, a five foot (5') wide by six foot (6') high
landscaped buffer is required.
. Eagle City Code Section 8-2A-7 (J)(3)(a and d)
a. All buffer areas shall be comprised of, but not limited to, a mix of evergreen and deciduous
trees, shrubs, and ground cover in which evergreen plant materials comprise a minimum of
sixty percent (60%) of the total plant material used.
b. Height requirements shall be accomplished with plant material with a fence or decorative wall.
d. Chainlink fencing, with slats or otherwise, and cedar fencing is prohibited for screening.
. Eagle City Code Section 8-2A-7 (K)(2)(a thru d)
2. Parking Lot Landscape Strip: A landscape strip shall be provided when a parking lot is located
adjacent to a public right of way. The landscaped strip shall serve to shield views of parked
cars to passing motorists and pedestrians, and to establish coordination among architecturally
diverse buildings, which creates a pleasing, harmonious appearance along the roadway.
Four (4) options are provided for fulfilling this requirement:
a. Provide a ten foot (10') wide landscaped strip between the right of way and the parking lot,
and plant with a minimum of one shade tree and ten (10) shrubs per thirty five (35) linear
feet of frontage, excluding driveway openings.
b. Provide an earth berm of thirty inches (30") minimum height (do not exceed 3: I slope)
within a ten foot (10') wide landscaped strip between the right of way and the parking lot,
and plant with a minimum of one shade tree and five (5) shrubs per thirty five (35) linear
feet of frontage, excluding driveway openings.
c. Provide a six foot (6') landscaped strip with a minimum thirty inch (30") grade drop from
the right of way to the parking lot, and plant with a minimum of one shade tree and five
(5) shrubs per thirty five (35) linear feet of frontage, excluding driveway openings.
d. Provide a three foot (3') high fence of wood, brick, stone, or decorative block or concrete
along with a four foot (4') wide landscaped strip between the right of way and the parking
lot, and plant a minimum of one shade tree and five (5) shrubs per thirty five (35) linear
feet of frontage, excluding driveway openings.
. Eagle City Code Section 8-2A-7 (M)(2)
2. In all required applications, excluding residential developments, one street tree, selected from
the approved tree list in subsection Q of this section, shall be planted per thirty five (35) linear
feet of street frontage.
. Eagle City Code Section 8-4-3(B)
B. Drainage: All parking and loading areas shall provide for proper drainage of surface water to
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prevent the drainage of such water onto adjacent properties or walkways. Drainage plans shall
be reviewed and approved by the city engineer and, for any site abutting a public street, such
plans shall be reviewed and approved by the Ada County highway district, or highway district
having jurisdiction.
. Eagle City Code Section 8-4-4-2(A)(1,2,3,5,6,8)
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 material/lens 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.
5. Light pole fixtures shall have a maximum height of:
a. Twenty feet (20') for parking lots with less than two hundred (200) spaces;
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:
8. Existing lighting, for a site which is a part of any application, shall be changed to comply
with current city code.
C. DISCUSSION:
. The applicant is proposing to construct a 972-square foot addition to the south side of the existing
2, 113-square foot one-story building. The site is located in Downtown Eagle within the CEDA
(Community Entry Development Area). Parking is provided within two separate parking lots
located on the north portion of the site.
. The applicant has indicated that a private well on the site provides potable water to the building.
Eagle City Code requires new construction within the city boundaries to be connected to the water
system. The applicant should be required to supply water to the building from the area water
system, prior to the issuance of a certificate of occupancy for the addition.
. There is no dumpster and associated enclosure provided on the site. The applicant has indicated
that the existing building is served by a single 90-gallon rolling trash can. The site plan does not
indicate where the trash can is stored and how it is screened. There is also one existing well house
(utility building) located to the west of the parking lot. Eagle City Code requires the providing of
screen plantings or other screening methods to conceal trash receptacles, and utility buildings/other
unsightly developments. The applicant should be required to submit a revised landscape plan
indicating the location of the trash receptacle and landscape used to screen them or another
screening method. The landscape plan should also indicate the screen plantings concealing the
well house (utility building). The revised landscape plan should be reviewed and approved by
staff and one member of the Design Review Board prior to the City issuing a zoning certificate for
the site.
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. After a site visit, staff did not observe any above ground utility systems (cable, electric, telephone)
servicing the building. If any were missed or new ones are proposed to service the new addition,
the applicant should be required to install them underground, which would meet Eagle City Code.
. The exact time of the original building construction has not been verified, but the general
consensus of staff and the applicant's representative concludes that it was sometime in the 1970' s.
At that time there were no architectural design regulations and no Eagle Architecture & Site
Design (EASD) book. Today, Eagle City Code states that architecture styles provided in the
EASD book should be used when designing or adding to buildings in Eagle. The applicant has
designed the new addition to match the existing office building, which consists of shake siding,
wood shake roof, and wood trim work. It is the applicant's and staffs opinion that the existing
building represents the Georgian Saltbox architectural style (some call it a shingle style), which is
not a style defined in the EASD book. After reviewing the nine architectural styles found in the
EASD book, staff recommends that trying to redesign the building to meet one of the EASD book
styles would not enhance the appearance of the building or do justice to the existing architectural
of the building. It is staff s opinion that the existing building is a good example of the Georgian
Saltbox architectural style and could enhance the architecture found within the community. Staff
recommends that the Design Review Board consider adding this style to the EASD book.
Therefore, it is staffs opinion that the applicant should redesign the front entry using
characteristics of the Georgian Saltbox architectural style and replacing the semi-circular windows
throughout the building with rectangular windows consistent with the style. The applicant should
provide revised elevation plans incorporating a new front entry and replacing the semi-circular
windows with elements that are consistent with the characteristics of the Georgian Saltbox
architectural. The revised elevation plans should be reviewed and approved by staff and two
members of the Design Review Board prior to the City issuing a zoning certificate for the site.
. Under the exterior walls and soffits section of the Eagle City Code, it states wood shingles are
permitted for accent only on twenty-five percent (25%) maximum of a fa9ade. One of the main
characteristics of the Georgian Saltbox architectural style is entire facades (walls) composed of
shake shingles. If the Design Review Board recommends the incorporation of this style, this
section of the code should not apply to this building.
. Eagle City Code states cedar, fir, and similar high maintenance/or unsightly fencing shall not be
permitted. There is an existing six-foot (6') high cedar fence located along the entire length of the
west property line. A six-foot (6') high white vinyl fence, installed last year by the adjacent
property owner, was constructed right next to the subject property cedar fence. The applicant
should be required to remove the entire cedar fence. Along the north property line of the site, the
applicant proposes to remove the existing chain link fence and replace it with a new six-foot (6')
high cedar fence. Since cedar is prohibited, and if the a fencing is desired in this location, the
applicant should be required to install a wrought iron fence. The applicant should provide a
revised site plan labeling the fence and an elevation plan showing the details of the wrought iron
fence. The revised site plan should be reviewed and approved by staff prior to the City issuing a
zoning certificate for the site and the elevation plan of the fence shall be reviewed and approved by
staff and one member of the Design Review Board prior to the City issuing a zoning certificate for
the site
. The floor plans of the new addition indicate the construction of a new bathroom, which could
require the installation of vent pipes protruding through the roof. The code states all roof mounted
mechanical units and vent pipes shall be painted so as to match the color of the roof. The
applicant should be required to paint all existing and proposed roof mounted mechanical units and
vent pipes a color matching the existing roof.
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. It was envisioned that buildings within the Downtown area, including the CEDA, open up to the
public and have a strong street presence. To help foster this, the Eagle City Code indicates that at
least seventy percent (70%) of the building's ground level, street facing facades are to be
constructed to abut and be oriented to a public sidewalk or plaza. Currently, the existing building
is setback approximately twenty-four feet (24') from the street and separated from the street with
trees, shrubs and other landscape materials. Being within the Downtown area, only one lot away
from State Street, it is staffs opinion that the building should open up to and become part of the
streetscape. Another Eagle City Code requires a minimum eight-foot (8') wide sidewalk with a
ten-foot (10') wide landscape strip between the sidewalk and curb for properties within the CEDA.
To meet these Code requirements, the applicant should be required to provide a sidewalk along the
entire length of North Eagle Glen Lane and construct a plaza area, at least seventy percent (70%)
of the building's ground level, between the building and the sidewalk. It is understood that some
mature trees would need to be removed to accomplish this, but staff believes creating a strong
street presence for the building and creating the initial connection to State Street outweighs the
removal of the mature trees. Other Eagle City Code requirements, discussed later in this report,
require street trees. The applicant should be required to provide a revised site plan and landscape
plan showing an eight-foot (8') wide sidewalk along the entire length of North Eagle Glen Lane
and showing a plaza area, at least seventy percent (70%) of the building's ground level, between
the building and the sidewalk. The revised site plan and landscape plan should be reviewed and
approved by staff and two members of the Design Review Board prior to the City issuing a zoning
certificate for the site.
. The Eagle City Code further defines the amenities that should be included in the plaza areas or
front setback between the sidewalk and building. Suggestions include: public art, landscape
treatment, seating, flowers/shrubs/all tree displays in movable planters, outdoor dining, plazas,
streetscape extension and bike racks. To further enhance the streetscape and plaza, the applicant
should be required to provide a revised site plan and landscape plan showing a variety of
suggested amenities within the plaza area between the sidewalk and building. The revised site plan
and landscape plan should be reviewed and approved by staff and two members of the Design
Review Board prior to the City issuing a zoning certificate for the site.
. The existing building, along with the new addition, has a building footprint that covers fourteen
percent (14%) of the lot. For buildings located within the CEDA, the Eagle City Code states lot
coverage by the footprint of the structure shall be a minimum of twenty (20%) and a maximum of
eighty five percent (85%) in which case off site parking shall be provided for. It is staff s opinion
that since the existing building and new addition is located at the far southeast comer of the site,
which is the most buildable portion of the parcel due to its configuration and closest point to State
Street, the applicant should not be required to meet this requirement. Staff defers comment to the
Design Review Board and City Council regarding this requirement. If the Design Review Board
or City Council desires compliance with this requirement, an additional site specific condition of
approval should be drafted.
. Eagle City Code states that shared access points to parking areas shall be used wherever possible.
Currently, the site has two access points to two (2) parking lots, which are both located at the north
portion of the site further away from State Street. Again, it is staffs opinion that due to the lot
configuration, a shared driveway would eliminate many parking spaces. Therefore, the applicant
should not be required to meet this requirement. Staff defers comment to the Design Review Board
and City Council regarding this requirement. If the Design Review Board or City Council desires
compliance with this requirement, an additional site specific condition of approval should be
drafted.
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. Properties within the CEDA require Historic Street Light poles, matching the specifications found
in the EASD book, to be placed a maximum distance of one hundred fifty feet (150') apart along
the adjacent street. Currently there are no Historic Street Lights, therefore, the applicant should be
required to provide a site lighting plan showing Historic Street Light poles a maximum distance of
one hundred fifty feet (150') apart along Eagle Glen Road. The lighting site plan and associated
cut sheets of the Historic Street Light poles should be reviewed and approved by staff prior to the
City issuing a zoning certificate for this site.
. As previously stated in this report, there are many mature trees located throughout the southern
portion of the site. Eagle City Code states that existing trees shall be retained unless removal is
approved in writing by the City. With the condition of approval requiring the applicant to
construct a sidewalk along North Eagle Glen Road, it is virtually impossible to provide the
sidewalk without removing some of the trees along the street. Further, the Code states where trees
are approved by the City to be removed from the project site (or from abutting right of way)
replacement with an acceptable species is required. As stated previously in this report, staff
believes creating a strong street presence for the building and creating the initial connection to
State Street with a sidewalk outweighs the preservation of the mature trees. Therefore, staff
recommends that the applicant should not have to replace any of the trees that would need to be
removed to construct the sidewalk and associated plaza. Staff defers comment to the Design
Review Board and City Council regarding this requirement. If the Design Review Board or City
Council desires compliance with this requirement, an additional site specific condition of approval
should be drafted.
. The adjacent property to the north of the subject site is zoned residential, which currently consist
of apartments. The applicant has provided a three-foot (3 ') wide landscape buffer along the north
property line along with a six-foot (6') high cedar fence. The Eagle City Code requires a five-foot
(5') wide landscape buffer when a parking lot abuts a residential activity. The applicant should be
required to provide a revised site plan showing a five-foot (5') wide by six-foot (6') high
landscape buffer along the north property line. The revised site plan should be reviewed and
approved by staff prior to the City issuing a zoning certificate for the site.
. The Eagle City Code also states that the landscape buffer shall be comprised of a mix of evergreen
and deciduous trees, shrubs, and ground cover in which evergreen plant materials comprise a
minimum of sixty percent (60%) of the total plant materials used. It further states that cedar
fencing is prohibited for screening, which already has been addressed in a previous condition
within this report. It is staff s opinion that the mixture of plant materials should be enhanced
within the landscape buffer. The applicant should be required to provide a revised landscape plan
showing a mixture of evergreen and deciduous trees, shrubs, and ground cover in which evergreen
plant materials comprise a minimum of sixty percent (60%) of the total plant materials used within
the five-foot (5') wide landscape buffer along the north property line. The revised landscape plan
should be reviewed and approved by staff and two members of the Design Review Board prior to
the City issuing a zoning certificate for the site.
. When a parking lot is located adjacent to a public right-of-way, the code requires a landscape strip
between them. The applicant has provided a landscape strip, but it does not comply with any of
the options listed in the Eagle City Code to meet the requirement. The four options include:
a. Provide a ten foot (10') wide landscaped strip between the right of way and the parking lot,
and plant with a minimum of one shade tree and ten (10) shrubs per thirty five (35) linear
feet of frontage, excluding driveway openings.
b. Provide an earth berm of thirty inches (30") minimum height (do not exceed 3: 1 slope)
within a ten foot (10') wide landscaped strip between the right of way and the parking lot,
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and plant with a minimum of one shade tree and five (5) shrubs per thirty five (35) linear
feet of frontage, excluding driveway openings.
c. Provide a six foot (6') landscaped strip with a minimum thirty inch (30") grade drop from
the right of way to the parking lot, and plant with a minimum of one shade tree and five
(5) shrubs per thirty five (35) linear feet offrontage, excluding driveway openings.
d. Provide a three foot (3') high fence of wood, brick, stone, or decorative block or concrete
along with a four foot (4') wide landscaped strip between the right of way and the parking
lot, and plant a minimum of one shade tree and five (5) shrubs per thirty five (35) linear
feet of frontage, excluding driveway openings.
The applicant should be required to provide a revised landscape plan showing how the property
meets one of the landscape strip options, when a parking lot is adjacent to a public right-of-way,
found in Eagle Code Section 8-2A-7(K)(2)(a - d). The revised landscape plan should be reviewed
and approved by staff and two members of the Design Review Board prior to the City issuing a
zoning certificate for the site.
. Per Eagle City Code, one street tree is required every thirty-five (35) linear feet of frontage along
North Eagle Glenn Lane. Currently, there are many trees located along the street. Considering the
conditions of approval regarding a sidewalk and plaza area with amenities, some of the trees may
be saved to meet this requirement. The applicant should provide a revised landscape plan showing
a minimum of nine (9) street trees [every thirty-five feet (35')] along North Eagle Glen Road. The
revised landscape plan should be reviewed and approved by staff and one member of the Design
Review Board prior to the City issuing a zoning certificate for the site.
. In December of2005, the applicant constructed a commercial parking on the north side of the site
to serve the existing office building. Eagle City Code states that all parking and loading areas
shall provide for proper drainage of surface water to prevent the drainage of such water onto
adjacent properties or walkways. At the time of construction, no drainage plans and or
construction drawings for the parking lot were provided to the City for review. The applicant
should be required to provide a parking lot drainage plan (designed in accordance with Eagle City
Code) for review and approval by the City Engineer prior to the City issuing a building permit for
the addition.
. The Eagle City Code indicates that all parking areas shall be illuminated according to all related
light provisions in the code. All existing lighting, for a site which is part of any application, shall
be changed to comply with current city code. The subject property has two existing parking lot
lights, in which a detailed lighting plan for the site and the building has not been received by the
City. The applicant should be required to comply with the following code provisions:
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 material/lens 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.
5. Light pole fixtures shall have a maximum height of:
a. Twenty feet (20') for parking lots with less than two hundred (200) spaces;
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:
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The applicant should be required to provide a detailed site lighting plan, including cut sheets, of all
existing/proposed lighting on the exterior of this building and within the parking lot showing style,
color, wattage, location, height, and luminarie to be used. The detailed lighting site plan, cut
sheets, and revised building elevations 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.
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 June 22, 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 4 to 0 (McCullough and MacDonald absent) to approve DR-43-06 for a design
review application to construct an addition to the exiting single-tenant office building for Barry
Peters, 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. Letters of approval shall be provided to the City from the Eagle Water Company and the Department
of Environmental Quality (Boise Regional Office) indicating potable water service has been approved
to serve the site and a site inspection of the pipe connected to the system shall be completed by staff,
prior to the issuance of a certificate of occupancy for the addition.
2. Provide a revised landscape plan indicating the location of the trash receptacle(s) and landscape used
to screen them or another screening method. The landscape plan shall also indicate the screen
plantings eontlealing bufferinl! the well house (utility building). The revised landscape plan shall be
reviewed and approved by staff and one member of the Design Review Board prior to the City issuing
a zoning certificate for the site. Provide elevations of the well house showing building materials
matchinl! the existinl! buildinl! on site and incorporating the trash receptacle(s) as part of the well
house (utility building). The revised elevations shall be reviewed and approved bv staff and one
member of the Desil!ll Review Board prior to the Citv issuing a zoninl! certificate for the site.
3. All existing or proposed cable, electrical, and telephone service systems shall be installed
underground.
4. Provide revised elevation plans incorporating a new front entry and broken pediments above the semi-
circular windows replacing tee semi einJUlar \YiRaOWS with elements that are eonsisteflt ..;ith the
tlharaeteristies of tee Geergian Saltb01l arehiteetural (seme eall it a shingle style). The revised
elevation plans shall be reviewed and approved by staff and two members of the Design Review Board
prior to the City issuing a zoning certificate for the site.
5. The applicant should be required to remove the cedar fence along the entire west property line prior to
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the addition receiving a final certificate of occupancy.
6. Proyiae a re',isea site plan shev;ing a '.iTeught imn feflse (if a feflee is aesirsd) along the nertA
property line. The reyisea site plan SHall Be re';iev,ea llfIa appfe'iea 13)' staff prior to the City issuing a
zoning eertiHsate for the site.
7. Provide EIfI ele'iation plElfl SHowing the aetails of the wreHght iron fenee (if a funee is desired along the
north pr-epeft)' line). The elevation plElfl shall be reviewed and appF€lved by staff ana ene member of
the Design Review Boara prior to the City issuing a 2eHing sertifieate fer the site.
8. All existing or proposed mechanical units and roof vents shall be painted to match the color of the
roof.
9. Provide a revised landscape plan showinl! the removal of the iunipers directly east of the brick wall
and replace with a plaza and other landscape materials. The existing mature trees in this area shall be
retained and shown on the landscape plan. Previae a revised site plElfl EIfId lanaseape plaA showing an
eight foot (8') wiae sidewalk along the efltire Ieflgth of North Bagle Glen LElfle EIfId showing a plaza
area, at least seyelTty pereent (7g~() of the builaiflg's gronna level, between the building ana the
sidewalk. The revised site plan and landscape plan shall be reviewed and approved by staff and {we
one members of the Design Review Board prior to the City issuing a zoning certificate for the site.
10. Provide a revised landscape plan and cut sheets incorooratinl! benches, tables, planters, etc. in the
plaza area. Pro'iiae a re'iised site plafl showing a variety of the suggested amenities within the plaza
area between the sidewalk EIfIa bHilding. The revised site landscape plan shall be reviewed and
approved by staff and {we one members of the Design Review Board prior to the City issuing a zoning
certificate for the site.
II. Previae a revisea landseape plan SHewing a ',ariety €If the suggestea amenities within tAe plaza area
between the siaewalk EIfId builaing. The re'iisea IElfldseape plan EIfIa eut sheets shall be reviewed EIfId
8j3proyed by staffElfld two one members of the Design Re',iew Board prior to the City issuing a zORiFlg
eertifieate fer the site.
12. Provide a site lighting plan showing Historic Street Light poles or the adaptation of the existing light,
matching the details in the EASD book, a maximum distance of one hundred fifty-feet (J 50') apart
along North Eagle Glen Road. The lighting site plan and associated cut sheets of the Historic Street
Light poles or the adaptation of the existinl! light 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.
13. Pro'iide a revised site plElfl showing a fi',e foot (5') wide by Sill foet (6') high lanass8j3e buffer aleng
the nerth property line. The revised site plan sflall be re',iewed EIfIa 8j3proyed by staff prier to the City
issuing a zoning eertifieate for the site.
14. Provide a revised landscape plan showing arborvitae planted in the existinl! planter located alonl! the
north property line. a milltUFe of eyergresn EIfIa deeiduolls trees, sh:ubs, and grenna BOyer in whish
e'iergreen plElflt materials eOHlflrise a minimum of sixty persent (60%) of the tetal plant materials used
within the fi'ie foot (5') ':riae landssape buffer aloflg the north property line. The revised landscape
plan shall also show the removal of the iunipers alonl! the north side of the drive aisle and replacinl!
them with one street tree and other plant materials matchinl! the proposed plant materials found on the
site. The revised landscape plan shall be reviewed and approved by staff and-twe one members of the
Design Review Board prior to the City issuing a zoning certificate for the site.
15. The applisElflt should be requiFea to pro':ide a revisea IElfldseape plan shewing AOW the property meets
one of the landse8j3e strip options, when a parking lot is adjaeeRt te a publie right €If way, found in
Eagle Cede Seetion 8 2.". 7(K)(2)(a d). The re'iised IEIfI6seape plan shall be reviewed and appreved
by staff and two members of the Design Re',iew Board prior to the City issuing a zoning sertifisate for
the site.
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16. Previae a revisea lanassape plan seewiag a minimum ef nine (9) street trees [every thirty five feet
(35')] along Norta eagle Glen Reaa. The reyisea lanassape plan SHall Be re';iewed ana appreyea BY
staff and one member of the Design Re';iew Board prier te tHe City issuing a zORing sertifieate fer the
site,
17. PF€lviae a parlciag lot dminage plElfl f-er review and Obtain approvall3y from the City Engineer that the
existinl! parking lot drainal!e is adequate. this mav require the applicant to provide a parkinl! lot
drainal!e plan and survey of the parkinl! lot. prior to the City issuing a building permit for the addition.
18. Provide a detailed site lighting plan, including cut sheets, of all existing/proposed lighting on the
exterior of this building and within the parking lot showing style, color, wattage, location, height, and
luminarie to be used. The detailed lighting site plan, cut sheets, and revised building elevations shall
be reviewed and approved by staff and one member of the Design Review Board prior to the City
issuing a zoning certificate for this site.
19. The applicant shall tile (pipe) the irrigation ditch and install landscaping, like tHe property to the nerth,
prior to the issuance of a certificate of occupancy for the addition or provide a surety for its installation
prior to the issuance of a temporarv certificate of occupancv.
20. The applicant shall stripe the parking lots.
21. All existing or proposed ground mounted transformers, cable, and phone boxes shall be screened by
landscaping per Eagle City Code.
22. Submit $400.00 to the City, at the time of building permit submittal, for all Engineering fees incurred
for reviewing this project.
23. Submit $150.00 to the City, at the time of building permit submittal, for the Planning and Zoning plan
revIew.
24. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
25. No signs are proposed or approved with this application.
26. Provide a revised landscape plan showing additional plant materials alonl! the western boundary of the
parking lot. taking into account the additional land created by the irril!ation ditch being tiled. The
revised landscape plan shall be reviewed and approved by staff and one member of the Design Review
Board prior to the City issuing a zoninl! certificate for the site.
27. Provide a revised landscape plan showinl! the removal of the iunipers along the north side of the
buildinl! and replacinl! them with other plant materials matchinl! the proposed plant material found on
the site. The revised landscape plan shall be reviewed and approved by staff and one member of the
Design Review Board prior to the City issuing a zoninl! certificate for the site.
28. Provide a revised landscape plan showinl! a planter bed around the perimeter of the buildinl! and if sod
abuts the buildinl!. provide a 12-inch concrete mow striP. The revised landscape plan shall be
reviewed and approved by staff and one member of the Desil!ll Review Board prior to the City issuing
a zoninl! certificate for the site.
29. Provide a revised landscape plan replacinl! the Ravwood Ash tree with a Honeylocust variety.
30. Provide revised elevation plans showing gutters and downspouts on the new addition matching the
l!utters and downspouts on the existing buildinl!.
STANDARD CONDITIONS OF APPROVAL:
I. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
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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
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.
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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
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 ofa building permit or
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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
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 May 4, 2006.
2. Requests for agencies' reviews were transmitted on May 8, 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-43-06) 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,
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for the CBD (Central Business District) zoning district.
DATED this 13th day of July 2006.
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Page 19 of 19
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