Findings - DR - 2019 - DR-69-19 - Multi-Tenant Office BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A MULTI- )
TENANT OrFICE(BUSINESS AND )
PROFESSIONAL,MEDICAL AND DENTAL), )
CLINIC,AND PERSONAL SERVICES )
BUILDING FOR C&O DEVELOPMENT )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-69-19
The above-entitled design review application came before the Eagle Design Review Board for their action
on November 14,2019. 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;
i'INDINGS OF FACT:
A. PROJECT SUMMARY:
C&O Development, represented by James Marsh with CSHQA, is requesting design review approval
to construct a 49,968-square foot multi-tenant office(business and professional, medical and dental),
clinic, and personal services building (1ST Floor = 16,609-square feet, 2nd Floor = 16,858-square feet,
and 3rd Floor= 16,501-square feet). The 3.8-acre site is located on the east side of North Eagle Road
approximately 290-feet south of East Eagles Gate Drive within the proposed Lakemoor Subdivision
No. 8.
B. APPLICA1'iON SUBMITTAL:
The City of Eagle received the application for this item on October 10,2019.Revised floor plans were
received by the City on October 17, 2019.
C. NO liCE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on October 18, 2019, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS AC1'iONS:
On July 22,2003,the City Council approved a Comprehensive Plan Amendment(CPA-4-02)to change
the land use designation on the Comprehensive Plan Land Use Map from Residential Two(up to two
dwelling units per acre)to Mixed Use,an annexation and rezone(A-3-02&RZ-5-02)from RUT(Rural
Urban Transitional) to MU-DA (Mixed Use with Development Agreement) and a rezone from R-2
(Residential-up to two dwelling units per acre)to MLT-DA(Mixed Use with Development Agreement)
for this site for B.W. Eagle,Inc.
On June 19, 2007,the City Council approved a modification to the development agreement for DMB
Investments, LLC, and Eagle Lifestyle Center, LLC, by amending and restating the original
development agreement(recorded as Instrument No. 105048971)(RZ-05-02 MOD).
On August 9, 2016, the City Council approved a rezone with development agreement, development
agreement modification, (development agreement in lieu of a PUD), and a preliminary plat
modification fora 409-lot(existing platted 223 residential, 14 commercial, and 21 common 17 private
road];proposed 117 residential lots 132 attached], 16 commercial lots, 18 common lots :3 private street
lots and 1 utility lot])for DMB InvestmentsB.W. Eagle,Inc.(RZ-03-16IRZ-05-02 MOD4 and PP-03-
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OS MOD2).
On January 22,2019,the City Council approved the final plat for Lakemoor Subdivision No. 8 for DA
Land,Inc. (FP-02-19).
On January 22,2019,the City approved a design review application for the common area landscaping
within Lakemoor Subdivision No. 8(DR-56-18).
For additional property history see: RZ-05-02, PP-03-O5, PP-03-OS MOD, RZ-05-02 MOD2, FP-08-
15,
RZ-05-02 MOD3, FP-02-16, RZ-05-02 MODS, FP-03-17, and FP-11-17.
E. COMPANION APPLICAHONS:None.
F. LAND USE DESIGNAiION: Office (business and professional, medical and dental), clinic, and
personal services.
G. COMPREHr;NSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNA1IONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use and MU-DA(Mixed Use with a Vacant land(Lakemoor
Scenic Corridor development agreement in Subdivision No. 8)
lieu of a PUD)
•
Proposed No Change No change Multi-tenant office(business
and professional,medical and
dental),clinic,and personal
services building
North of site Mixed Use and MU-DA(Mixed Use with a Vacant land(Lakemoor
Scenic Corridor development agreement in Subdivision No. 8)and East
lieu of a PUD) Eagles Gate Drive)
South of site Mixed Use and R-1 (Residential) Vacant land and single-family
Scenic Corridor residential
East of site Mixed Use and MU-DA(Mixed Use with a Single-family residential
Scenic Corridor development agreement in (Lakemoor Subdivision No. 8)
lieu of a PUD)
West of site Neighborhood R-2-P and R-1-P(Residential North Eagle Road,Banbury
Residential,Large Planned Unit Development) Golf Course,and single-family
Lot Residential and residential(Banbury Meadows
Scenic Corridor Subdivision No. 2 and Banbury
Subdivision No. 1)
H. DESIGN REVIEW OVERLAY DISiitICT:Not in the DDA,'WA,CEDA,or DSDA.
I. URBAN RENEWAL DISii(JCT:No.
J. EXISIING SITE CHARACTERISTICS:
The site has been developed with curb, gutter, sidewalk, and a proposed 8-foot wide landscape strip
with retaining wall along South Stone Way as part of street improvements for Lakemoor Subdivision
No. 8.
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K. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 3.80-acres(166,826-square feet) 5,000-square feet(minimum)
Percentage of Site Devoted 10%(approximately) 50%(maximum)
to Building Coverage
Percentage of Site Devoted 24%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 241-parking spaces Dependent on square footage per
use(minimum)
Front Setback(West) 82-feet 20-feet(minimum)
Rear Setback(East) 210-feet 20-feet(minimum)
Street Side Setback(North) 94-feet 20-feet(minimum)
Side Setback(South) 62-feet 7.5-feet(minimum)
L. PARKING ANALYSIS:
Gross Floor Area of Proposed Multi-tenant Office (business and professional, medical and dental),
clinic,and personal services Building: 49,968-square feet
Required Parking Spaces(estimated per use requirements in Eagle City Code):
250,for 49,968-square feet using 1 parking space per 200-squre feet for clinic
200,for 49,968-square feet using 1 parking space per 250-square feet for office,business and
professional
250,for 49,968-square feet using 1 parking space per 200-square feet for office,medical and dental
200,for 49,968-square feet using 1 parking space per 250-square feet for personal services
• Eagle City Code Section 8-4-5 requires 1 parking spaces per 200-square feet for clinic, 1 parking
space per 250-square feet for office,business and professional, and 1 parking space per 200-square
feet for office,medical and dental, 1 parking space per 250-square feet for personal services.
Proposed Parking Spaces: 241
Required Parking Spaces: 250 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Clinic")
Required Parking Spaces: 200 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Offices,business and professional")
Required Parking Spaces: 250 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Offices,medical and dental")
Required Parking Spaces: 200 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Personal services")
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M. GENERAL SITE DESIGN FEA1IJRES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) multi-tenant building to be utilized for clinic, office
(business and professional,medical and dental),and personal services.
Height and Number of Stories of Proposed Buildings: 42-feet (48-feet to the top of the lower
mechanical parapet wall and 54-feet to the top of the higher mechanical parapet wall);three-story.
Gross Floor Area of Proposed Buildings: 49,968-square feet.
On and Off-Site Circulation:
An 86,678-square foot(approximately)paved parking lot provides parking for vehicles using this site.
One 24-foot wide driveway is located at the north property line and provides shared drive aisle access
to East Eagles Gate Drive.One 30-foot wide driveway is located on the proposed east property line and
provides access to South Stone Way.
N. BUILDING DESIGN FEA1'IJRES:
Roof: 11'O(White)
Walls: "Wood" Aluminum Longboard siding (Light Cherry), Metal panels (anodized Dark Bronze),
corrugated metal mechanical parapet(Dark Gray), stone siding(York Limestone)
Windows/Doors: Clear glass,metal doors and mullions(black anodized)
Fascia/Trim: Metal(black anodized),wood(SW 9099 Saddle Up).
O. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:None.
Tree Replacement Calculations:N/A.
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along South Stone Way and were approved with DR-56-18
within Lakemoor Subdivision No. 8.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 10% interior landscaping is required, 11% is proposed.
P. '[RASH ENCLOSURES:
One(1)216-square foot trash enclosure is proposed to be located southeast of the building.The
enclosure is constructed of CMU with stucco and metal gates; all of which will match the materials
and colors used in the construction of the building.
Q. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units.The roof mounted mechanical units
are proposed to be screened by parapet walls.No ground mounted mechanical units are proposed and
none are approved.
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R. OUTDOOR LIGHTING:
A site and parking lot light plan showing location,height,and wattage of all site and building lighting
has been provided. Detailed lighting cutsheets have been provided which comply with Eagle City
Code Section 8-4-4-2.
S. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
reviewed and approved by the Zoning Administrator prior to issuance of any building permits.
T. PUBLIC SERVICES AVAILABLE:
A water service approval has not been received to date. The site is located within the Eagle Fire
Protection District,the Suez Water Service Area and within the boundaries of the Eagle Sewer
District.
U. PUBLIC USES PROPOSED:None.
V. PUBLIC USES SHOWN ON FU'lLJRE ACQUISITIONS MAP:No map currently exists.
W. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern-none
Evidence of Erosion-no
Fish Habitat-no
Floodplain-no
Mature Trees—no
Riparian Vegetation—yes,adjacent to Kids Creek running adjacent to the southern portion of the site.
Steep Slopes-no
Stream/Creek-no
Unique Animal Life-no
Unique Plant Life-no
Unstable Soils-unknown
Wildlife Habitat-no
X. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):
Not required.
Y. AGENCY RESPONSES:
The following agencies have responded,and their correspondence is attached to the staff report.
Ada County Highway District
Eagle Fire Department
Idaho Transportation Department
Marathon Petroleum(fka Andeavor&Tesoro Logistics NW Pipeline)
Z. LETTERS FROM [HE PUBLIC:None received to date.
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THE DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFY
ANALYSIS PROV WED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
[HIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 14, 2017), designates this site as the
following:
Mixed Use
Suitable for a mixture of uses including limited office, limited commercial and residential. Residential
densities within the designation is up to 20 units per acre but density will be determined on a site by
site basis. Uses should complement and not take way from downtown Eagle. Development within this
land use designation should be required to proceed through the PUD and/or development agreement
process. See the planning area text for a complete description of site specific uses.
B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF SPECIAL
CONCERN REGARDING'i'HIS PROPOSAL:
3.4 Area E, depicted on Exhibit A2, may be developed similar to the commercial uses proposed to
be developed by Owner within Area D(except as limited in Section 3.09 below). If Owner does
so develop Area E, buildings up to a maximum 50,000-square feet each are permitted for this
Area E and multiple buildings are permitted to be located on the same lot,provided however,that
the maximum lot coverage requirements stated in Eagle City Code are not exceeded. The
maximum height of commercial buildings shall be 50-feet; non-habitable architectural elements
shall be a maximum height of 60-feet.If Area E does not become an expansion of the commercial
uses proposed to be developed within Area D,Area E shall be developed as provided in Section
3.5 below.
3.5 If Area E of the property, as depicted on Exhibit A2, does not become an expansion of the
commercial uses proposed to be developed within Area D as provided in Section 3.4 above,Area
E is to be developed by Owner with a combination of any office and retail uses allowed within
Eagle City Code Section 8-2-3 "Official Schedule of District Regulations"under the MU zoning
designation(except as limited in Section 3.09 below), a copy of which is attached as Exhibit C.
Buildings up to a maximum 50,000-square feet each are permitted for this area. This square foot
limitation does not apply to Fitness/Indoor Recreation Facilities,Education Facilities,and Hotels.
The maximum height of Hotels and Office Buildings shall be 50-feet;non-habitable architectural
elements shall be a maximum height of 60 feet.Multiple buildings are permitted to be located on
the same lot,provided however,that the maximum lot coverage requirements stated in Eagle City
Code are not exceeded.
3.13 Owner shall construct a meandering six foot (6') wide (minimum) concrete sidewalk within a
one hundred foot(100')wide landscape area(not including ) along the portion of the Property
adjacent to Eagle Road.The possible construction of a sidewalk connecting the sidewalk required
herein to the existing sidewalk located along Eagle Road approximately three hundred feet(300')
south of the southwest corner of the Property was addressed as a part of the preliminary plat
application for the Property.
C. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING'IHIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes,but is not limited to,new commercial, industrial,
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institutional, office,multi-family residential projects, signs,common areas, subdivision signage,
proposed conversions,proposed changes in land use and/or building use,exterior remodeling or
repainting with a color different than what is existing,exterior restoration, and enlargement or
expansion of existing buildings, signs or sites,and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-2A-6(B)(1): Exterior walls and soffits:
k.Metal:Metal siding shall be anodized,shall have a concealed fastener system,shall have a silicon
polyester finish or equivalent,and shall include special design treatments to enhance its appearance.
These treatments may include brick or masonry wainscot treatments along exterior walls and accent
colored metals.
Metal siding is prohibited on the portion of any building facing a road.This includes sections within
the front facade that may be perpendicular to the road but within the face of the building oriented
toward the road.
A waiver of this subsection B 1 k on metal siding may be allowed where the applicant shows that
the metal is architecturally compatible with surrounding buildings; is architecturally compatible
with other nonmetal buildings in the city; and is attractively landscaped,designed,and situated,to
eliminate the stark utilitarian look intended to be prevented by this subsection.
In addition to the metal siding prohibition listed in this subsection B 1 k,metal siding shall be
prohibited in the DDA,siDA,CEDA design review overlay district areas.
• 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.
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, 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.
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• Eagle City Code Section 8-2A-7(0): Alternative Methods of Compliance:
1. Project Conditions: It is not the intent of these landscape requirements to inhibit creative
solutions to land use problems. Under certain site conditions, a strict interpretation of
requirements may be either physically impossible or impractical. Alternative compliance is a
procedure that allows certain modifications to existing regulations within this section.Requests
for use of alternative landscaping schemes are justified only when one or more of the following
conditions apply:
a. The sites involve space limitations or unusually shaped parcels;
b. Topography, soil, vegetation, or other site conditions are such that full compliance is
impossible or impractical;
c. Due to a change of use of an existing site,the required buffer yard is larger than can be
provided; and
d. Safety considerations are involved.
2. Request For Alternative Method Of Compliance: The applicant must provide the city with a
written request if an alternative method of compliance is proposed. The request shall state
which requirement as set forth within this section is to be modified, what project conditions
stated within subsection 01 of this section justify using the proposed alternative, and how the
proposed alternative equals or exceeds said requirement.
D. DISCUSSION:
• The applicant is requesting design review approval to construct a three-story, multi-tenant office
(business and professional, medical and dental), clinic, and personal services building. The
applicant's justification letter states that the building design is a modern view on the "Prairie
School" style as outlined in the City of Eagle's Architecture and Site Design Book. The façade is
rectangular with one floor providing an asymmetrical shift creating a dynamic building feature.
There is an emphasis on horizontal planes which is accentuated by the ribbon windows along most
of the building. The exterior façade is a combination of glass, metal, wood, and stone. The
applicant's justification letter also states that the metal is a gray brown shade that has a neutral
palate allowing for the glass and wood materials to be the main design features. The wood soffit
provides another plane that cuts through the center of the building. Staff defers comment regarding
the building design and colors to the Design Review Board.
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• The building elevations (Sheets D2 and D3) identify metal panels (anodized Dark Bronze) on all
four building elevations including the north, east, and west building elevations which face North
Eagle Road, East Eagles Gate Drive, and South Stone Way. Pursuant to Eagle City Code Section
8-2A-6(b)(1)(k), metal siding is prohibited on the portion of any building facing a road; however,
a waiver of this section may be allowed if the applicant shows the metal is architecturally
compatible with surrounding buildings, is architecturally compatible with other nonmetal buildings
in the city,and is attractively landscaped,designed,and situated to eliminate a stark utilitarian look
intended to be prevented by this code. Staff defers comment regarding the metal siding proposed
facing a road to the Design Review Board.
• Sheet L1.0, date stamped by the City on October 10, 2019, shows a six foot (6') wide pathway
located on the west side of the parking area located west of the building separated by a six foot(6')
wide landscape strip. There is an existing 27-foot vertical slope from the surface of North Eagle
Road to the surface of the parking lot. The image below shows the existing slope within the right-
of-way between North Eagle Road and the parking lot.
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Pursuant to Eagle City Code Section 8-2A-7(K)(2), a ten foot (10') wide landscaped strip is
required between the right-of-way and the parking lot and is required to be planted with a minimum
of one(1) shade tree and ten(10)shrubs per thirty five(3 5) linear feet of frontage. The quantity of
shrubs proposed within the six foot (6') wide landscape strip are in compliance with Eagle City
Code Section 8-2A-7(K)(2); however, there are no trees proposed within this landscape strip.
Pursuant to Eagle City Code Section 8-2A-7(K)(2),the applicant is required to plant seven(7)trees
between the parking lot and the right-of-way of Eagle Road.The applicant submitted an alternative
method of compliance request application, date stamped by the City on October 10, 2019,
requesting the nineteen (19) trees previously approved within the right-of-way within Lakemoor
Subdivision No. 8 common area landscaping (DR-56-18) be permitted. The image below shows
the trees that were approved to be planted on the slope of the right-of-way of North Eagle Road.
Staff defers comment regarding the required trees within the parking lot landscape buffer along
North Eagle Road to the Design Review Board
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Staff defers comment regarding the landscaping along North Eagle Road to the Design Review
Board
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date, staff defers comment regarding the building
architectural style; materials and colors to the Design Review Board. If the Design Review Board approves
this application staff recommends the application be approved with the site specific conditions of approval
and the standard conditions of approval provided below.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on November 14,
2019, at which time the Board made their decision.
B. Oral testimony in opposition to the application was presented to the Design Review Board by no one.
C. Oral testimony in favor of the application was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DELIBERATION: (Granicus time 36:45)
Upon completion of the applicant's and staff's presentations,the Board discussed during deliberation that:
• The Board is in favor of the building design, colors, and materials. The Board would like to see more
stone on the building.
• The Board is in favor of approving the nineteen (19) trees (previously approved to be planted in the
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right-of-way of North Eagle Road) in lieu of the trees required adjacent to the parking lot due to
topography of the site.
BOARD DECISION:
The Board voted 4 to 1(Germano against;Brasher absent)to recommend approval of DR-69-19 for a design
review application to construct a 49,968-square foot multi-tenant office(business and professional,medical
and dental),clinic,and personal services building(1St Floor= 16,609-square feet,2nd Floor= 16,858-square
feet,and 3`d Floor= 16,501-square feet)within Lakemoor Subdivision No. 8 for C&0 Development,with
the following staff recommended site specific conditions of approval and standard conditions of approval
with text shown with underline to be added by the Board and text shown with strikethrough to be deleted
by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-05-02, PP-03-O5,FP-02-19, DR-56-18 and any
subsequent modifications.
2. All ground mounted transformers,cable,and phone boxes shall be screened by landscaping per Eagle
City Code.
3. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
4. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
5. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
6. No ground mounted mechanical units are proposed with this application and none are approved.
7. Paint all electrical meters, phone boxes,etc. located on the building to match the color of the building.
8. No signs are proposed with this application and none are approved,
9. Provide material samples of the wood soffit and corrugated metal roofing screen walls. The material
samples shall be reviewed and approved by staff and one(1)member of the Design Review Board
prior to issuance of a zoning certificate.
10. The alternative method of compliance,showing the nineteen(19)trees to be planted within the right-
of-way
of North Eagle Road,west of the six foot(6')pathwav(proposed adjacent to the west
property line) is approved.Due to space limitations,no trees are required to be planted within the six
foot(6')wide planter strip between the parking lot and the six foot(6')wide pathway.
11. The use of the metal panel siding is approved.
12. Provide revised building elevations showing concrete stem walls,at the base of the entire building1
extending a minimum of 6-inches above the adjacent finish grade.The revised building elevations
shall be reviewed and approved by staff and one(1)member of the Design Review Board prior to the
issuance of a zoning certificate.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
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
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submitted to the City prior to issuance of a Zoning Certificate for this site.
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,or drain,for irrigation water or irrigation waste water owned
by an organized irrigation district,canal company,ditch association, drainage district, drainage entity,
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 Engineer prior to the City Engineer
signing the final plat.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or for any ditch, pipe or other structure, or canal, or drain, used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company,ditch association,drainage district,drainage entity or other irrigation
entity associated with such ditch, pipe or other structure, drainage or canal. The applicant shall submit
a copy of the written approval from the irrigation entity,drainage district,or drainage entity prior to the
City Clerk signing the final plat.
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10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first.All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public,
prior to issuance of any building permits or Certificate of Occupancy,whichever occurs first. Whether
located inside or outside of the public the perpetual maintenance of the street lights shall be the
responsibility of the applicant, subdivider, business owner, homeowner, or homeowner's/business
owner's association, whichever the case may be. The applicant shall pay applicable street light
inspection fees prior to Certificate of Occupancy.
11. 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.
12. 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.
13. 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.
14. 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.
15. 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.
16. 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.
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17. 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.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. 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.
21. 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 City Council for review and approval.
22. 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.
23. 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.
24. 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.
25. 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 City Council approval date).
26. 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.
27. 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 Board reviewed the particular facts and circumstances of this proposed design review application
(DR-69-19) 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.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
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proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and a multi-tenant office (business and professional, medical and dental),
clinic,and personal services building is permitted with the approval of a design review application
within the MU-DA(Mixed Use with a development agreement in lieu of a PUD)zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed multi-tenant building is designed with
materials and colors associated with a modern view of the"Prairie School"style architecture which
complements the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the site has on-site parking with the Lakemoor
Subdivision and meets the required parking for the proposed use;
D. Will not interfere with the visual character,quality,or appearance of the surrounding area and City,
and where possible,enhance the continuity of thematically common architectural features since the
proposed building has been designed with quality materials that are consistent with a modern view
of"Prairie School"architectural style and will harmonize with the proposed retail/restaurant/office
buildings within the vicinity;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the proposed
building is in conformance with the Eagle Architecture and Site Design book and has been designed
to complement the proposed retail/restaurant/office buildings in the vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed building is in conformance with the required setbacks and height
regulations;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site has been
designed with sidewalks and pathways that provide pedestrian connectivity within the site and
access to the other pad sites within other phases of Lakemoor Subdivision;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable commercial center in the area since there
is a sidewalk that connects to other pad sites along North Eagle Road within Lakemoor Subdivision;
and
I. No signs are proposed with this application. All signs, if approved, will be required to be
harmonious with the architectural design of the building and will not cover or detract from the
desirable architectural features.
3. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code Section 8-2A-7(K)(2),"Parking Lot Landscape Strip"and has concluded that the
proposed design review:
A. The Board is in favor of approving the nineteen(19)trees(previously approved to be planted in the
right-of-way of North Eagle Road) in lieu of the trees required to be planted between the parking
lot and the right-of-way.Additionally,the difference in the topography of the site and North Eagle
Road exceeds the minimum 30-inch berm or 3-foot high brick, stone, or decorative wall required
between the parking lot and the right-of-way of North Eagle Road.
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4. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code Section 8-2A-6(B)(1)(k),"Exterior walls and soffits; Metal"and has concluded that
the proposed design review:
A. The Board is in favor of the use of metal siding as an architectural accent. The metal siding includes
concealed fasteners and is a high-quality material. The use of the proposed metal siding on the
street facing facades will provide an appropriate street view as conditioned herein.
DATED this 12th day of December 2019.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Craig Brasher ,Chairman —)
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