Findings - DR - 2006 - DR-75-06 - Construct A Multi-Tenant Medical And Professional Office Building
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW TO CONSTRUCT )
A MUL TI- TENANT MEDICAL AND )
PROFESSIONAL OFFICE BUILDING )
FOR COBBLESTONE PROPERTIES, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-75-06
The above-entitled design review application came before the Eagle Design Review Board for their action
on August 10, 2006. The Eagle Design Review Board having heard and taken oral and written testimony,
and having duly considered the matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Cobblestone Properties, LLC, represented by Russ Philips with Insight Architects, is requesting
design review approval for a 32,744-square foot multi-tenant medical office and professional
office building. The 2.2-acre site is located on the north side of West State Street at the northwest
comer of North Story Book Way and West State Street at 450 West State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on July 6,2006.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on July 11, 2006, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On October 28, 1997, the Eagle City Council approved a rezone from R-5 to CBD for this site
(RZ-02-97).
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 Central Business District CBD (Central Business Single-family home and
District) vacant land
Proposed No Change No Change Multi-tenant medical and
office building
North of site Residential Four R-4 (Residential) Single-family home
South of site Central Business District CBD (Central Business Office building
District)
East of site Central Business District CBD (Central Business Assisted living facility
District)
West of site Residential Four R-4 (Residential) Single-family home
G. DESIGN REVIEW OVERLAY DISTRICT:
Only the front half of the subject site is within the CEDA (Community Entry Development Area).
H. EXISTING SITE CHARACTERISTICS:
The site contains a vacant single-family home, vacant land, and a variety of mature trees.
1. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 104,544-square feet (2.4-acres) 500-square feet (0.01 -acres)
(minimum)
Percentage of Site Devoted to 20% (approximately) 20% (minimum) and 85%
Building Coverage (maximum) in the CEDA
Percentage of Site Devoted to 11.6% (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces 146-spaces I 45-spaces (minimum)
Front Setback 20-feet (south) 20-feet (minimum) in the CEDA
Rear Setback 265-feet (north) O-feet (minimum)
Side Setback 14-feet, 4-inches (east) 10-feet (minimum) in the CEDA
Side Setback 41-feet, 8-inches (west) 10-feet (minimum) in the CEDA
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J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One multi-tenant medical/office building
Height and Number of Stories of the Building: 35-feet in height, two stories
Gross Floor Area of Building:
First Floor: 16,690-gross square feet
Second Floor: 16.054-gross square feet
Total: 32,744-gross square feet
On and Off-Site Circulation:
A 57,115-square foot (approximately) paved parking lot provides parking for vehicles using
this site. Two (2) 30-foot wide driveways are proposed to be located on the east and west
sides of this site. One is located approximately 225-feet north of the northwest comer of the
intersection of West State Street and North Storybook Way providing access to West State
Street and the other approximately 225-feet north of the northeast comer of the intersection of
West State Street and North Cobblestone Way.
Parking Calculations:
The building will be used for medical offices (1 parking space per 200 square feet of gross
floor area) and business and professional offices (1 parking space per 250 square feet of gross
floor area). The site plan, date stamped by the City on July 6, 2006, indicates the amount of
parking allocated to each use on both floors.
Business and Professional (18,370-square feet) = 73.48-parking spaces
Medical (]4.375-square feet) = 7l.87-parking spaces
Total Required = l45.35-parking spaces
The applicant has provided 146 parking spaces on the site. The Eagle City Code allows a
maximum of thirty percent (30%) of the total spaces provided to be used as compact spaces.
The applicant is proposing thirty-six (36) compact parking spaces, which is 25% of the total
parking spaces provided.
Bike Parking:
The applicant has provided one 3-space bike rack at the side door on the east side of the
building and one 3-space bike rack at the side door of the Westside of the building. The bike
rack will need a minimum of five (5) bike parking spaces to meet Eagle City Code
requirements.
K. EXISTING BUILDING DESIGN FEATURES:
Roof: Concrete roof tiles (Barcelona - gray)
Walls: Brick veneer (Old Chicago - red), Arriscraft stone (sage), and stucco (African Plain and
Western Hills)
Glass DoorslWindows: US aluminum (light bronze)
Metal doors: Painted to match stucco color
Trim work/architectural features: Arriscraft stone (sage)
Balcony railing: metal (green patina powder coat)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:
There are fourteen (14) mature trees located on the site. Nine (9) trees are completely dead,
half dead and leaning, or leaning with very poor form. The applicant plans on removing the
remaining five (5) trees which equal eighty-three (83) caliper inches. The applicant has
incorporated twenty (20) extra trees above and beyond City Code requirements pertaining to
this site as replacement of the removed trees. The twenty (20) extra trees translate to sixty
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inches (60'). For more information please see the Discussion section on pages 7 and 8.
Tree Replacement Calculations:
Taking into account the twenty (20) extra trees planted throughout the site, the applicant will
need to replace twenty three (23) caliper inches with more trees or contribute money into the
Eagle City tree fund. With a previous application (Handmade Retail Building) in the
Downtown, the Design Review Board and City Council approved the replacement cost of
$150.00 per caliper inch for the amount to be deposited into the Eagle City tree fund account
if replacement trees could not be planted on the site. For more information please see the
Discussion section on pages 7 and 8.
Proposed Tree Mix (Species & Number):
To be reviewed by the Design Review Board and City Forester.
Street Trees:
Eagle City Code requires street trees to be planted every 35 linear feet of street frontage. The
applicant has incorporated six (6) Chanticleer Pear trees along West State Street, which meet
the requirement. Eagle City Code also requires street trees to be planted every 35 linear feet of
street frontage when a parking lot is located adjacent to a public right of way and when a
building is located adjacent to a public right of way. The applicant has met the first
requirement and a condition of approval has been incorporated for the second requirement.
Maintenance Provisions and Proposed Irrigation Methods:
Automatic irrigation required and provided.
Transition Zones: N/ A
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:
10% interior landscaping is required; a minimum of 11 % is proposed.
M. TRASH ENCLOSURES:
A l20-square foot trash enclosure is proposed near the northwest comer of the building. The
enclosure is proposed to be constructed of CMU block with a stucco finish and an Arristone cap
with metal gates which will match the materials and colors on the building.
N. MECHANICAL UNITS:
The applicant is proposing to install twenty-six (26) rooftop mechanical units. The rooftop units
are proposed to be screened by the parapet walls. No ground mounted mechanical units are
proposed with this application and none are approved.
O. OUTDOOR LIGHTING:
The applicant is proposing to install four (4) street lights every seventy five feet (75') along State
Street.
P. SIGNAGE:
No signs are proposed with this application. A separate sign application for a master sign plan
(DR-76-06) has been submitted.
Q. PUBLIC SERVICES A V AILABLE:
. 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. The Eagle Sewer District
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master plan indicates existing sewer stubs for service to this property on W. State Street,
Cobblestone Way, and N. Storybook Way. Eagle City Code requires new construction within the
city boundaries to be connected to the water system.
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, see Retention of Existing Trees and Preservation Methods above.
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek: no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - no
Wildlife Habitat - no
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
N/A
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached. Comments, which
appear to be of special concern, are noted below:
Eagle Fire Department
W. LETTERS FROM THE PUBLIC: None
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)
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)(5)
Utilities: Utility service systems shall not detract from building or site design. Cable, electrical,
and telephone service systems shall be installed underground.
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. Eagle City Code Section 8-2A-6(G)(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-7 (C)(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:
Existing Tree
1 inch to 6 inches caliper
6 1/4 inches to 12 inches
12 1/4 inches or more
Replacement
2x caliper of tree removed
1.5x caliper of tree removed
1 x caliper of tree removed
. Eagle City Code Section 8-2A-7 (G)(l4)
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 (J)(3)(a, b, 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. Chain link fencing, with slats or otherwise, and cedar fencing is prohibited for screening.
. Eagle City Code Section 8-2A-7 (K)(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.
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. Eagle City Code Section 8-2A-7 (L)(I)
Landscaped strips shall be provided between all building development and public rights of way
to lend continuity among different architectural styles, screen unsightly views, establish a
pleasing view for motorists, and create a safe and pleasant corridor for pedestrians.
a. The landscaped strip shall be ten-feet (10') wide minimum and planted with one shade tree
and ten (10) shrubs for every thirty five feet (35') of street frontage. Two (2) ornamental or
two (2) evergreen trees may be substituted for one shade tree.
. Eagle City Code Section 8-4-4-2 (G)
Handicapped Parking: Handicapped spaces shall be twelve-feet by nineteen-feet (12' x 19') or
two (2) eight-feet by nineteen-feet (S' x 19'), separated by a five-foot (5') aisle.
C. DISCUSSION:
. The applicant is proposing to construct a 32,744-square feet two-story building located within the
Community Entry Development Area (CEDA) of downtown Eagle. The building will be
constructed adjacent to West State Street with parking located behind the building. Two (2) 30-
foot wide driveways are proposed to be located on the east and west sides of this site. One is
located approximately 225-feet north of the northwest comer of the intersection of West State
Street and North Storybook Way providing access to West State Street and the other
approximately 225-feet north of the northeast comer of the intersection of West State Street and
North Cobblestone Way.
. An eight-foot (8') wide meandering sidewalk and plaza with pedestrian amenities has been placed
between the building and West State Street. Being within the CEDA Eagle City Code requires a
minimum eight-foot (8') wide sidewalk and ten-foot (10') wide landscape strip between the
sidewalk and curb along North Cobblestone Way and North Storybook Way. Both of these side
streets give access to existing single-family residential uses. Within a previous application (Barry
Peters Building Addition), the Design Review Board and City Council did not require the
applicant to meet this requirement due to there being a five-foot (5') wide sidewalk on the other
side of the street giving pedestrian access to the adjacent residential uses. With this application, the
applicant is proposing a five-foot (5') wide sidewalk, keeping the existing two-foot six-inch (2'-
6") wide planter, along North Storybook Way and a five-foot (5') wide attached sidewalk along
North Cobblestone Way. It is staffs opinion that since the existing sidewalk along the east side of
North Storybook Way is an eight-foot (8') wide sidewalk with a ten-foot (10') wide landscape strip
between the sidewalk and curb, the applicant should be required to provide a revised site plan
showing an eight-foot (S') wide sidewalk with a ten-foot (10') wide landscape strip between the
sidewalk and curb on the west side of North Storybook Way for consistency. The revised site 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. Since there are no Sidewalks along North
Cobblestone Way and the entire street consists of existing single family homes, including the
northwest comer of West State Street and North Cobblestone Way which has a Comprehensive
Plan designation of Residential Four and is outside of the Central Business District, the applicant
should not be required to meet this requirement. Eagle City Code allows sidewalks to be reduced
to a minimum of six feet (6') in width. The applicant should be required to provide a revised site
plan showing a six foot (6') wide sidewalk with an eight-foot (8') wide landscape strip between
the sidewalk and curb on the east side of North Cobblestone Way. The revised site 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. Staff defers comment to the Design Review Board and
City Council regarding the sidewalk requirements on both North Cobblestone Way and North
Storybook Way.
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. The design of the building is based on the Italianate style of architecture. The architect has
designed symmetrical building facades using a variety of materials including stone, brick, and
stucco. Along with the use of varying materials, the fayade has been further broken up with a
recessed building entry, balconies, and changes in the roofline alignment. The main entrances,
located on the south elevation along West State Street and the north elevation facing the parking
lot, are emphasized with Arriscraft stone (sage) and storefront glazing. The balconies will have
green patina powder coat metal railings and gray concrete tile roofs.
. After a site visit, staff observed some above ground utility systems (cable, electric, telephone)
servicing the existing building. The applicant should be required to install all above ground utility
services going into the site underground, which would meet Eagle City Code.
. The landscape plan, date stamped by the City on July 6,2006, indicates fourteen (14) existing
mature trees on the site. Nine (9) trees are completely dead, half dead and leaning, or leaning with
very poor form. Eagle City Code requires all existing trees to be retained on site unless removal
and subsequent replacement is approved by the City. The design and layout of the building and
parking lot as proposed does not enable the applicant to retain any of the trees on the site. The five
(5) remaining healthy trees that the applicant will remove total eighty three inches (83") of tree
caliper using the replacement formula located within the Eagle City Code Section 8-2A-7 (C)(1).
The applicant has incorporated twenty (20) extra trees above and beyond City Code requirements
pertaining to this site as replacement of the removed trees. The twenty (20) extra trees equal sixty
inches (60") of tree caliper. Within a previous application (Handmade Retail Building) in the
Downtown, the Design Review Board and City Council approved the replacement cost of $150.00
per caliper inch for the amount to be deposited into the Eagle City Tree Fund account if
replacement trees could not be planted on the site. The applicant should provide a revised
landscape plan showing twenty three (23) additional inches of tree caliper replaced on the site.
Any caliper inch that can not be replaced on site should be multiplied by $150.00 per caliper inch.
The revised landscape plan should be reviewed and approved by staff and one Design Review
Board member. Any financial contribution shall be deposited into the Eagle City Tree Fund
account prior to the City issuing a zOlllng certiticate for thiS site.
. There is a residential use that abuts the north property line of the site. The site plan mdicates a ten
foot six inch (10' 6") landscape buffer on the north property line, which meets the requirement.
Eagle City Code Section 8-2A-7 (J)(3)(a, b, and d) 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. Height requirements shall be accomplished with plant material with a fence or decorative
wall. It is staffs opinion that the minimum sixty (60%) has not been met and 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 ten foot six inch (10' 6") 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.
. There is an exiting chain link fence located along the north property line on the adjacent residential
property. The applicant should be required to provide a revised site plan showing a fence along
the north property line, since chain link fences are not permitted by Eagle City Code. The revised
site plan shall be reviewed and approved by staff prior to the City issuing a zoning certificate for
the site and The applicant should also be required to provide detailed cut sheets showing the
style, height, materials, and color of the fence. The detailed cut sheets should be reviewed and
approved by staff and one member of the DeSign ReView Board pnor to the City Issuing a zoning
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certificate for the site.
. When a parking lot is located adjacent to a public right-of-way, the Eagle City Code requires
landscaping to be installed between the parking lot and public right of way to screen the parked
cars from passing motorist and pedestrians. One of the four (4) options available states, 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. The applicant has provided a minimum ten foot (10') wide
landscape strip on the west side of the property between the parking lot and North Cobblestone
Way, which meets the landscape width required within Eagle City Code. The west landscape strip
along North Cobblestone Way does not have the ten (10) shrubs per thirty five (35) linear feet
required within the Eagle City Code. The applicant should be required to provide a revised
landscape plan showing a minimum of one shade tree and ten (10) shrubs per thirty five (35) linear
feet of frontage, excluding driveway openings along North Cobblestone Way. 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.
. The City Code states landscaped strips shall be provided between all building development and
public rights of way to lend continuity among dIfferent architectural styles, screen unSIghtly VIews,
establish a pleasing view for motorists, and create a safe and pleasant corridor for pedestrians.
Further, these landscape strips shall be ten-foot (10') wide minimum and planted with one shade
tree and ten (10) shrubs for every thirty five feet (35') of street frontage. Two (2) ornamental or
two (2) evergreen trees may be substituted for one shade tree. The landscape plan indicates a
minimum often-foot (10') wide landscape strips between the building and the street on the east
and west sides of the property, but the strips do not meet the planting requirements. The applicant
should be required to provide a revised landscape plan showing one shade tree and ten (10) shrubs
for every thirty five feet (35') of street frontage (two (2) ornamental or two (2) evergreen trees may
be substituted for one shade tree) between the building and the street on the east and west sides of
the property. 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 handicapped parking spaces are required to be twelve feet (12') in width by
nineteen feet (19') long or two (2) eight feet (8') wide by nineteen feet (19') long, separated by a
five foot (5') wide aisle. The site plan, date stamped by the City on July 6, 2006, shows the
handicapped spaces to be eighteen feet (18') deep. The applicant should be required to provide a
revised site plan showing handicapped parking spaces along the north side of the building to be
nineteen-feet (19') deep. The revised site plan should be reviewed and approved by staff prior to
the City issuing a zoning certificate for this site.
. The applicant is proposing to install four (4) Historic street lights every seventy five feet (75')
along West State Street. There are three (3) existing Histone street lIghts along North Storybook
Way that will remain. The applicant is not proposing any Historic street lights along North
Cobblestone Way. Eagle City Code requires street lights within the CEDA to be located a
maximum distance of one hundred fifty feet (150') apart. To be consistent with the street lights
located along North Storybook Way, the applicant should be required to provide a revised site plan
showing three (3) Historic street lights in the same general locations as those located along North
Storybook Way. The revised site plan should be reviewed and approved by staff prior to the City
issuing a zoning certificate for this site.
. As stated above the applicant is proposing street lights along North Storybook Way and North
Cobblestone Way and within the parking lot. The site plan shows the parking lot lights in the
same locations of proposed trees shown on the landscape plan. A lighting site plan for the
remaining portions of the site and the building has not been received by the City. Staff has added
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a specific condition of approval asking the applicant to provide a detailed site lighting plan,
including cut sheets, of all proposed lighting on the exterior of this building and within the
landscaping around the building showing style, color, wattage, location, and luminarie to be used.
The lighting plan should also address the location of the parking lot lights in relation to the
proposed trees shown on the landscape plan. The detailed lighting site plan, cut sheets, and
revised building elevations should be reviewed and approved by staff 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 August 10, 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 (Stanger, Wright, and Weber absent) to approve DR-75-06 for a design
review application to construct a multi-tenant medical office and professional office building for
Cobblestone Properties, LLC, with the following staff recommended site specific conditions of
approval and standard conditions of approval.
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 building.
2. Central services (sewer and water) shall be provided and connected to the proposed building on the
site prior to the issuance of a certificate of occupancy.
3. Provide a site plan showing an eight-foot (8') wide sidewalk with a ten-foot wide landscape strip
between the sidewalk and curb along the west side of North Storybook Way. The revised site plan
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.
4. Provide a revised site plan showing a six foot (6') wide sidewalk with an eight-foot (8') wide
landscape strip between the sidewalk and curb on the east side of North Cobblestone Way. The
revised site plan 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. Provide a revised landscape plan showing twenty three (23) additional inches of tree caliper replaced
on the site. Any caliper inch that can not be replaced on site should be multiplied by $150.00 per
caliper inch. The revised landscape plan shall be reviewed and approved by staff and one Design
Review Board member. Any financial contribution shall be deposited into the Eagle City Tree Fund
account prior to the City issuing a zoning certificate for this site.
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6. 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 ten foot six inch (10' 6") wide landscape buffer along the north
property line. The revised landscape plan 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.
7. Provide a revised site plan showing a fence along the north property line. The revised site plan shall
be reviewed and approved by staff prior to the City issuing a zoning certificate for the site.
8. Provide detailed cut sheets showing the style, height, materials, and color of the fence. The detailed
cut sheets 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.
9. Provide a revised landscape plan showing a minimum of one shade tree and ten (10) shrubs per thirty
five (35) linear feet of frontage, excluding driveway openings along North Cobblestone Way. The
revised landscape plan 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.
10. Provide a revised landscape plan showing one shade tree and ten (10) shrubs for every thirty five feet
(35') of street frontage (two (2) ornamental or two (2) evergreen trees may be substituted for one shade
tree) between the building and the street on the east and west sides of the property. The revised
landscape plan 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.
11. Provide a revised site plan showing handicapped parking spaces along the north side of the building to
be nineteen-feet (19') deep. The revised site plan shall be reviewed and approved by staff prior to the
City issuing a zoning certificate for this site.
12. Provide a revised site plan showing three (3) Historic street lights in the same general locations as
those located along North Storybook Way. The revised site plan shall be reviewed and approved by
staff prior to the City issuing a zoning certificate for this site.
13. Provide a detailed site lighting plan, including cut sheets, of all proposed lighting on the exterior of
this building and within the landscaping around the building showing style, color, wattage, location,
and luminarie to be used. The lighting plan shall also address the location of the parking lot lights in
relation to the proposed trees shown on the landscape plan The detailed lighting site plan, cut sheets,
and revised building elevations shall be reviewed and approved by staff prior to the City issuing a
zoning certificate for this site.
14. All existing or proposed ground mounted transformers, cable, and phone boxes shall be screened by
landscaping per Eagle City Code.
15. All existing or proposed cable, electrical, and telephone service systems shall be installed
underground.
16. All roof vents shall be painted to match the color of the roof.
17. Submit $400.00 to the City, at the time of building permit submittal, for all Engineering fees incurred
for reviewing this project.
18. Submit $150.00 to the City, at the time of building permit submittal, for the Planning and Zoning plan
revIew.
19. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
20. No signs are proposed or approved with this application.
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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
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
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Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to Certificate of Occupancy.
10. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
11. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust, trash, weeds and other debris.
12. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first. The letter shall include the following comments and minimum requirements, and any other items
of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall inspected in accordance with all agencies having jurisdiction, and shall be verified in writing
by the Eagle Fire Department prior to issuance of any building permits or certificate of Occupancy,
whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
13. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Council or 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
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Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
18. Basements in the flood plain are prohibited.
19. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the
Commission and/or Council.
20. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and/or the Planning and Zoning Commission for
review and approval.
21. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions, will require submittal of an application for modification and
approval of that application prior to commencing any change.
22. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
23. Any change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory
and legal restrictions in force at the time the applicant or its successors in interest advises the City of
Eagle of its intent to change the planned use of the subject property unless a waiver/variance of said
requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is
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 oflandscaping (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 July 6,2006.
2. Requests for agencies' reviews were transmitted on July 11, 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-75-06) 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 24th day of August 2006.
DESIGN REVIEW BOARD
OF THE CITY AGLE
Ada Coun a
ATTEST:
. ~~-'- ~ (AJ)~~
vSharon . Bergmann, Eagle City Cle k
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