Findings - DR - 2007 - DR-63-07 - Construct A Single Tenant Office Building
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW TO CONSTRUCT )
A SINGLE TENENT OFFICE BUILDING )
FOR DA VE EVANS CONSTRUCTION )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-63-07
The above-entitled design review application came before the Eagle Design Review Board for their action
on October 11, 2007, at which time the Board made their recommendation. 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;
STAFF FINDINGS OF FACT:
A. PROJECT SUMMARY:
Dave Evans Construction is requesting design review approval to construct a single-story, 5,250-
square foot single-tenant office building for Memjet. The. 71-acre site is located 540-feet
(approximately) south of Shore Drive at 1001 South Bridgeway Place (Lot 23, Block 4, Mixed
Use Subdivision #3).
B. APPLICA TION SUBMITTAL:
The City of Eagle received the application for this item on September 6, 2007.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on September 12, 2007, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS: None
E. COMPANION APPLICATIONS: DR-64-07 (design review sign application for this building).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMPPLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use MU-DA (Mixed Use with a Vacant building lot within
development agreement) Eagle River Subdivision
Proposed No Change No Change Single-tenant office
building
North of site Mixed Use MU-DA (Mixed Use with a Existing multi-tenant office
development agreement) building
South of site Mixed Use MU-DA (Mixed Use with a Boise River
development agreement)
East of site Mixed Use MU-DA (Mixed Use with a Parking lot
development agreement)
West of site Mixed Use MU-DA (Mixed Use with a Restaurant (Bardenay)
development agreement)
G. DESIGN REVIEW OVERLAY DISTRICT: DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS: None
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I. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 0.71-acres (30,927-square feet) 7,000-square feet (minimum)
Percentage of Site Devoted to 20% (approximately) 50% (maximum)
Building Coverage
Percentage of Site Devoted to 52.4% (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces 21-parking spaces 21-parking spaces total (1 per
250-square feet)
Front Setback 54- feet (east) 20-feet (minimum)
Rear Setback 86-feet (west) 20-feet (minimum)
Side Setback 10-feet (north) 7.5-feet (minimum)
Side Setback 50-feet (south) 20-feet (minimum)
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One single story building to be used as an office building.
Height and Number of Stories of Proposed Buildings: Single story, 20' -8" in height.
Gross Floor Area of Proposed Buildings: 5,250-square feet
On and Off-Site Circulation:
South Bridgeway Place turns into a business park area (Mixed Use Subdivision #3) and into a
series of parking areas. The proposed building will be located on a lot to the southwest of the
business park area where a separate 5,000-square foot (approximately) parking lot will be
constructed to serve the proposed building. A pathway from the cul-de-sac to the river extends
along the rear (west) of the building. Sidewalks will be provided adjacent to the building for
further pedestrian circulation.
K. BUILDING DESIGN FEATURES:
Architectural Design: Craftsman
Roof: Concrete tile (cedar blend)
Walls: Cultured stone (Aspen Dressed Field Stone)
Windows/Doors: Vinyl windows (white)
Fascia/Trim: Stucco (Distant Gray)
Other: Wood trellis (Redwood)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees on the site.
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Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number):
2-Autumn Blaze Maple
2-Heritage River Birch
3-Autumn Purple Ash
2-Hoopsi Blue Spruce
3-London Plane Tree
2-Babylon Weeping Willow
Street Trees: The proposed building will not be directly adjacent to any streets. There are a variety
of trees located along the perimeter of the building, throughout the parking lot and within the open
space to the south of the building.
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 entire parking area of this proposed
development.
b. Interior Landscaping: Landscaping is proposed for all tenninus and parking islands.
M. TRASH ENCLOSURES:
One 8 ~-foot by II-foot trash enclosure is proposed to be located near the northwest corner of the
adjacent parking lot. The enclosure is proposed to be constructed of split face CMU block with
metal gates and will be screened by landscaping.
N. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The application indicates
that the ground mounted units will be screened by a three foot (3') high wall constructed of
materials to match the building.
O. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage is required to be reviewed
and approved by staff and 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 (DR-64-07) has
been submitted for the signage for this building.
Q. PUBLIC SERVICES A V AILABLE:
A preliminary approval letter from Central District Health Department has been received by the
City. Water service and fire service approval have not been received to date.
R. PUBLIC USES PROPOSED: None
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
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T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees - no
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is incorporated herein by
reference. Comments, which appear to be of special concern, are noted below:
Central District Health
Chevron Pipeline
Eagle Fire
Idaho Department of Lands
W. LETTERS FROM THE PUBLIC: None received to date.
X. CITY FORESTER COMMENTS:
Memo from Julie Lafferty, City Forester, dated October 3, 2007 (see attached).
STAFF ANALYSIS PROVIDED WITHIN TIlE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
· The Comprehensive Plan Land Use Map designates this site as Mixed Use.
R 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 transfonners, 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
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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
C. DISCUSSION:
· The applicant is proposing to construct a 5,250-square foot single-tenant office building within the
Eagle River development (Mixed Use Subdivision #3).
· The design of the proposed building will be in the Craftsman architectural style with a concrete tile
roof and cultured stone falj:ade. Stained cedar decorative brackets are proposed beneath the eaves
on each elevation, and stained cedar shakes are proposed above the main entrance and between the
stone columns on the east elevation. An 8'6" high by 10' 1" wide stained cedar trellis is proposed
to extend from south elevation. The north elevation features three "Velux" curb mounted
skylights lined above a donner decorated with stained cedar shakes.
· The City Forester has made recommendations regarding the landscaping for this facility. Staff
defers the comment regarding these recommendations to the Design Review Board.
· Staff defers further comment regarding building design and colors to the Design Review Board.
STAFF RECOMMENDATION:
Based upon the infonnation 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 October 11, 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 4 to 0 (McCullough, Barnes and Butler absent) to approve DR-63-07 for a design
review application to construct a single tenant office building for Dave Evans Construction, with
the following staff recommended site specific conditions of approval and standard conditions of
approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
I. Provide a revised site and landscape plan showing the location of a bike rack on this site. Detailed cut
sheets showing the style, height, color, etc. of the bike rack shall be provided to the City. The revised
site and landscape plan and detailed cut sheets shall be reviewed and approved by staff prior to the
City issuing a zoning certificate for this site.
2. Provide detailed cut sheets showing the style, size, color, etc. of the bench. The detailed cut sheets
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shall be reviewed and approved by staff prior to the City issuing a zoning certificate for this site
3. All ground mounted transfonners, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
4. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
5. No signs are proposed with this application. A separate design review application (DR-64-07) has been
submitted for the approval of a wall sign and monument sign for this building. The sign plan shall be
reviewed and approved 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 penn its or Certificate of Occupancy, whichever occurs first.
3. All penn its from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building penn it 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 penn its
or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are pennitted, 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 penn its 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 certi1)ting that
all drainage shall be retained on-site prior to issuance of any building penn its 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 stonn 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
penn its 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 perfonnance bond shall be submitted to the City
Clerk, prior to issuance of any building penn its 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
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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 penn its 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 penn its 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 penn its 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 penn its 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 detennined 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 (Le.; 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 penn its 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 penn it 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 pennit or Certificate of Occupancy, whichever occurs first.
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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
pennit 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 pennit 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 penn it 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 (ifapplicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance ofa building penn it or
Certificate of Occupancy, whichever occurs first.
18. Basements in the flood plain are prohibited.
19. The Americans with Disabilities Act, Unifonn 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. Staffmay
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 City Council 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 action 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.
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CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on September 6, 2007.
2. Requests for agencies' reviews were transmitted on September 12, 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-63-07) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the infonnation 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 pennitted use as established in Eagle City Code Title 8, Chapter 2, Section 3,
for the MU (Mixed Use) zoning district.
DA TED this 25th day of October 2007,
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Zd;
Eric R. Mc
ATTEST:
~~J' ~~
t./ Sharon . Bergmann, Eagle City C rk
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