Findings - DR - 2007 - DR-06-07 - Construct A Bank Facility W/2 Drive Up Service Lanes
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW TO CONSTRUCT A BANK )
FACILITY WITH THREE DRIVE-UP SERVICE )
LANES FOR FARMERS AND MERCHANTS BANK )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-06-07
The above-entitled design review application came before the Eagle Design Review Board for their action
on March 8, 2007. 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:
Farmers and Merchants, represented by David Glancey with BRS Architects, is requesting
design review approval to construct a 3,327-square foot bank facility with three drive-up
service lanes. The site is located on the northeast corner of East State Street and Hill Road at
1101 East Winding Creek Drive.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on February 7, 2007.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on February 14, 2007, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 11, 2005, the Eagle City Council approved preliminary plan and final plat application
for Winding Creek East Subdivision (formerly Hillcreek Business Park (PP/FP-03-04)).
On February 8, 2005, the Eagle City Council approved a design review application for the
common area landscaping within Winding Creek East Subdivision (formerly Hillcreek Business
Park (DR-131-04)).
E. COMPANION APPLICATIONS: DR-07-07 (design review master sign plan application)
Page 1 of 10
K:\Planning Dept\Eag1e Applicutions\Dr\2007\DR-06-07 Fanners & Merch Bank drf.OOc
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Commercial C-2 (General Business Vacant
District)
Proposed No Change No Change Bank Facility with 3 drive-
up service lanes
North of site Commercial C-2 (General Business Proposed multi-tenant
District) retaiVrestaurant building
South of site Mixed Use MU (Mixed Use) Proposed multi-tenant
officelretaiVrestaurant
building
East of site Commercial C-2 (General Business Multi-tenant office
District) building
West of site Commercial MU-P (Mixed use with PUD) Hill Road! Multi-tenant
officelretaiVrestaurant
building
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS: The parking lot with associated landscaping has been
completed on this site.
I. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 39,406-square feet (0.90-acres) 1,300-square feet (0.03-acres)
(minimum)
Percentage of Site Devoted to 8% (approximately) 92% (maximum)
Building Coverage
Percentage of Site Devoted to 44% (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces 29-parking spaces 17 -parking spaces (minimum)
Front Setback 65-feet (west) O-feet
Rear Setback 63-feet (east) O-feet
Side Setback 89-feet (south) O-feet
Side Setback 18 Y2-feet (north) O-feet
Page 2 of 10
K:\Planning Dept\Eagle Applications\Dr\2007\DR-06-07 F~s & Men;h Bank drf.doc
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One bank facility with three drive-up service lanes.
Height and Number of Stories of Proposed Buildings: 21' 8"; one story.
Gross Floor Area of Proposed Buildings: 3,327-square feet.
On and Off-Site Circulation:
An IS,714-square foot (approximately) paved parking lot provides parking for vehicles using this
site. One 24-foot wide shared driveway is located at the northwest comer of this site providing
access to Hill Road.
K. BUILDING DESIGN FEATURES:
Roof: Concrete tile (Madrea "Mountain wood")
Walls: Stucco (BM: OC-132 Grand Teton White, HC-50 Georgian Brick, 2165-40 Dark Beige),
Stone (Ledgestone color "Shale")
Windows/Doors: Aluminum Storefront Glazing System (powder painted frame-green)
FascialTrim: Exposed wood trim and fascia (Stain - Bark)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: The street trees along Hill Road were installed by the developer.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/ A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Continuous landscaping exists between the parking lot and Hill Road. The
applicant is proposing to construct a four foot (4') undulating berm between the
drive-up service lane and East State Street. Continuous landscaping is not
proposed along the north or east property lines because this site because this site
will be integrated with the properties to the north and east providing cross access
between parcels.
b. Interior Landscaping: S% interior landscaping is required, 10% is proposed.
M. TRASH ENCLOSURES:
One trash enclosure is located near the southeast comer of the site. The trash enclosure was
constructed when the building located to the east was constructed. The enclosure is constructed of
CMU, with metal gates.
Page 3 of 10
K:\Planning Dept\Eagle Applications\Dr\2007\DR-06-07 FlU11Ers & Merch Bank drf.doc
N. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The ground mounted
mechanical units are proposed to be screened by a screen wall and landscaping.
O. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage is required to be reviewed
and approved by the Design Review Board prior to issuance of any building permits.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for
the approval of any signs.
Q. PUBLIC SERVICES A V AILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. A water
service approval has not been received to date. Approval of the water company having jurisdiction
will be required prior to issuance of a building permit.
R. PUBLIC USES PROPOSED: None
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees - no
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is incorporated herein by
reference. Comments, which appear to be of special concern, are noted below:
Ada County Highway District
Chevron Pipeline
Eagle Fire Department
W. LETTERS FROM THE PUBLIC:
Letter from Julie Lafferty, City Forester, dated February 25, 2007 (attached).
Page 4 of 10
K:\Planning DepII.EagIe Appliclltiom\Dr\2007\DR-06-07 Fanners & Mt:rch BIUlk drf.Uoc
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
. The Comprehensive Plan Land Use Map designates this site as Commercial.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
. Eagle City Code Section 8-2A-6(A)(5)(b)
The location and design of transformers, pad mount and roof mounted mechanicals and
electrical equipment shall be reviewed and approved by the design review board. All roof
mounted mechanicals shall be completely screened from view through the use of a parapet
wall when utilizing a flat roof design or shall be enclosed within the building when utilizing a
roof design other than a flat roof. "Screened from view" shall mean "not visible" at the same
level or elevation of the parapet wall (e.g., the perspective generally as shown on an elevation
plan);
. Eagle City Code Section 8-2A-6(B)(5)(c) states in part
All vents protruding through the roof, and similar features shall be painted so as to match the
color of the roof.
. Eagle City Code Section 8-2A-7(K)(3)
Parking Lot Perimeter Landscaping: Perimeter landscaping requirements define parking areas
and prevent two (2) adjacent lots from becoming one large expanse of paving. This
requirement does not hinder the ability to provide vehicular access between lots.
a. Provide a minimum five foot (5') wide perimeter landscaped strip between the property
lines and the parking lot, and plant with a minimum of one shade tree and five (5) shrubs
per thirty five (35) linear feet of perimeter.
. Eagle City Code Section 8-2A-7(M)(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.
C. DISCUSSION:
· The applicant is proposing to construct a bank facility with three (3) drive-up service lanes using
the Craftsman style of architecture. Tapered stone columns with handcrafted wood posts and
kickers lead up to galbe roofs with a layered wood fascia. The applicant is proposing a low
pitched gable roofline with a concrete tile that resembles wood shakes. Natural stone, stucco, and
wood in earth tones are proposed on the exterior of the building.
· With the review of an application that includes the use of a drive-up service, consideration should
be given to surrounding uses and roadways due to noise and headlight glare created by the vehicles
accessing the site. The pad is located within Winding Creek East (formerly Hillcreek Business
Park). It should be considered that because existing commercial uses surround this site, there will
be little impact on the adjacent properties and uses. The applicant also proposes to place the drive-
up service lanes on the east side of the building which buffers the potential vehicle headlight glare
on Hill Road. A four foot (4') high undulating berm is proposed between the drive-up service
lanes and East State Street.
· Typically bank facilities with drive-up service lanes have outdoor intercom systems (for patrons)
Page 5 of 10
K:\Planlling Dept\Eagle Applications\Dr\2007\DR-06-07 Farmm & Ml:rch Bank d.r(,doI.;
that may project sound outside of the bank's property boundaries. While this site is bounded on
all sides by commercial property or roadways, this does not alleviate the creation of a possible
nuisance to adjacent users. The applicant should provide details on how the intercom system
decibel level will be minimized to mitigate the effects on adjacent properties prior to the City
issuing a zoning certificate for this site.
. Although the applicant has a variety of trees located approximately thirty five feet (35') on center,
they are all located on the north side of the meandering sidewalk located adjacent to East State
Street. It is the City's desire to provide a pleasing view for motorists, and create a safe and
pleasant corridor for pedestrians. The applicant should be required to provide a revised landscape
plan showing a few trees to be located on the south side of the meandering sidewalk adjacent to
East State Street. The revised landscape plan should be reviewed and approved by staff and one
Design Review Board member prior to the City issuing a zoning certificate for this site.
· Staff defers comment regarding building design and colors to the Design Review Board.
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site
specific conditions of approval and the standard conditions of approval provided within the staff
report.
PUBLIC MEETING OF THE BOARD:
A. A meeting was held on the application before the Design Review Board on March 8, 2007, 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 5 to 0 (MacDonald and McCullough absent) to approve DR-06-07 for a design
review application to construct a bank facility with three drive-up service lanes for Farmers and
Merchants Bank, 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.
SITE SPECIFIC CONDITIONS OF APPROVAL:
I. Provide details on how the intercom system decibel level will be minimized to mitigate the effects on
adjacent properties prior to the City issuing a zoning certificate for this site.
2. Provide a revised landscape plan showing a few trees to be located on the south side of the meandering
sidewalk adjacent to East State Street. The revised landscape plan shall be reviewed and approved by
staff and one Design Review Board member prior to the City issuing a zoning certificate for this site.
3. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
4. Submit $400.00 to the City, at the time of building permit submittal, for all Engineering fees incurred
for reviewing this project.
5. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
6. Submit $150.00 to the City, at the time of building permit submittal, for the Planning and Zoning plan
revIew.
Page 6 of 10
K:\Plaruting Dept\Eag1e Applications\Dr\2007\DR-06-07 Fann:rs & Merch Bwtk rJrf.doc
7. No signs are proposed with this application. A separate design review application (DR-07-07) has been
submitted for the approval of a sign plan for this building. The sign plan shall be reviewed and
approved prior to the City issuing a zoning certificate for this site.
8. Provide a revised color sample of the store front windows and the gutters and down spouts toning
down the green. A revised colored elevation shall be submitted to the Citv. The revised color sample
and colored elevation shall be reviewed and approved by staff and two members of the Design Review
Board prior to the Citv issuing a zoning certificate for this site.
9. Provide a sample of the stone to be used on the building. The stone sample shall be reviewed and
approved by staff and one member of the Design Review Board prior to the Citv issuing a zoning
certificate for this site.
10. Provide a revised landscape plan showing the species and size of all plants to be located within the
berm area and around the proposed monument sign. The revised landscape plan shall be reviewed and
approved bv staff and one member of the Design Review Board prior to the City issuing a zoning
certificate for this site.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs,
gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first.
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.
Page 7 of 10
K\Planning Dept\Eagle Applicalion.s\Dr\2007\DR-06-07 F~rs & Merch Bank drf.doc
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or
interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
9. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to Certificate of Occupancy.
10. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
11. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust, trash, weeds and other debris.
12. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first. The letter shall include the following comments and minimum requirements, and any other items
of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 square feet, and 1,500
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 Park and Pathway Development Committee for a path or
Page 8 of 10
K:\PIwUllng Depl\Elli:K: Applications\Dr\2007\OR-06-07 FllI'1Ilers & Merch Bank drf.doc
walkway shall be approved in writing by the Eagle City Park and Pathway Development 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
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
15. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
16. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
17. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
IS. Basements in the flood plain are prohibited.
19. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
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 the City Council 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 City Council 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
Page 9 of 10
K:\Planning Dept\Eag1e Applicaliolls\Dr\2007\OR-06-07 F~rs & Merch Bank drf,doc
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:
I. The application for this item was received by the City of Eagle on February 7, 2007.
2. Requests for agencies' reviews were transmitted on February 14, 2007, 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-06-07) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
4. Will, in fact, constitute a permitted use as established in Eagle City Code Title 8, Chapter 2, Section 3,
for the C-2 (general business district) zoning district.
DATED this 2200 day of March 2007.
ATTEST:
,.,............
.., OF F..'.
.' "l 1 r .
~..",,A'~ ......... // ....
,:' V "U k ~"....(\"::,
0'" ',. ..
: * ~ -.-' \*):
: ~S E ,/\ t. j
':. ~ 0 .. 0
':. ~ ."1' ,<. .0.-';.1
~..... <If ~ ........ ~',
....... IJ 0 r \ \) ....
11"".. I''''''
Page 10 of 10
K:\PlamUn@ Dept\Eag1e Applicutions\Dr\2007\DR-06-07 FlIlln:rs & Merch Bank drf.doc