Findings - DR - 2007 - DR-53-07 - Construct A Single Tenant Medical Office Building
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR
A DESIGN REVIEW TO CONSTRUCT A
SINGLE- TENANT MEDICAL OFFICE
BUILDING FOR OASIS MEDICAL CENTER
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FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-53-07
The above-entitled design review application came before the Eagle Design Review Board for their action
on September 13, 2007. The Board continued this item to September 27, 2007, and made their
recommendation at that time. 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:
Stan Cole with Steed Construction is requesting design review approval to construct a 7,800-
square foot single story, single-tenant medical office building for Oasis Medical Center. The
0.62-acre site is located on the northwest comer of West Chinden Boulevard (SH 20/26) and North
Meridian Road at 6615 North Meridian Road (within Castlebury West Business Park).
B. APPLICA TION SUBMITTAL:
The City of Eagle received the application for this item on August 1, 2007.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on August 9, 2007, 10 accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS: None
On July 24,2007, the City Council approved the Design Review application for the common area
landscaping within Castlebury West Business Park (DR-29-07).
E. COMPANION APPLICA nONS:
DR-54-07 (Design Review Sign Application for the Oasis Medical Building).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Professional Office MU-DA (Mixed Use with Vacant lot within
Development Agreement) Castlebury West Business
Park
Proposed No Change No Change Single tenant office
building (Medical)
North of site Transitional Residential RUT (Rural Urban Transition- Agricu Iture/Ch urch
Ada County Designation)
South of site City of Eagle/Meridian RUT (Rural Urban Transition Chinden Road (SH 20/26) -
area of impact boundary - Ada County Designation) Agriculture
East of site Residential One R-I (Residential up to one Single family residential
unit per acre) subdivision (Castlebury
West Subdivision)
West of site Transitional Residential RUT (Rural Urban Transition- Agriculture/Single family
Ada County Designation) residential
R-I (Residential up to one
unit per acre)
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS:
The site is a former agricultural field that is in the process of being converted to a business park.
There are no existing trees or structures on the site.
I. SITE DESIGN INFORMA nON:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 27,000-square feet (0.62-acres) 7,000-square feet (0. 1 6-acres)
Percentage of Site Devoted to 21 % (approximately) 50% (maximum)
Building Coverage
Percentage of Site Devoted to 60 % (approximately) 10% (minimum)
Landscaping
Number of parking Spaces 24-parking spaces* 39-parking spaces (minimum)
Front Setback 30-feet (west) 25-feet (minimum)
Rear Setback 35-feet (east) 20-feet (minimum)
Side Setback 35-feet (south) 7.5-feet (minimum)
Street Side Setback 35-feet (north) 7.5-feet (minimum)
* A joint parking agreement is in existence for the entire Castlebury West Business Park (Article 11,
Section 3, of the CC&Rs for Castlebury West Business Park) that will allow additional parking
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throughout the site. Total parking for the entire business park is calculated at 5-spaces per
IOOO-square feet.
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One building to be used as a single tenant medical office
building.
Height and Number of Stories of Proposed Buildings: Twenty feet (20'), one story.
Gross Floor Area of Proposed Building: 7,SOO-square feet.
On and Off-Site Circulation:
Access to the site will be from West Bavaria Road which connects to the west from South
Meridian Road. The proposed building will be within a business park which will provide internal
circulation by way of a parking lot.
K. BUILDING DESIGN FEATURES:
Building Architectural Style: Craftsman
Roof: Asphalt shingle (black).
Walls: Stucco Kelly Moore ("Lambs Ear") and cultured stone ("shale country ledge stone")
Windows/Doors: Wood trim with red clear stain.
FascialTrim: 14" stained wood stepped fascia.
Misc.: Stained cedar braces with clear stain under the smaller gable on the north elevation.
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees on the property.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): Seven (7) species of deciduous shade trees, two (2)
species of ornamental flowering trees and two (2) species of coniferous trees. Specific tree
location and species is detailed on the landscape plan included within the staff report.
Street Trees: The site is within a business park and is not adjacent to any public streets. The
berming and landscaping adjacent to this site have been approved by the Design Review Board as
part of the landscape plan for Castlebury West Business Park (DR-29-07).
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation system required
within all landscaped areas.
Transition Zones: N/ A
Parking Lot Landscaping:
a. Perimeter Landscaping:
The terminus islands adjacent to the building will be landscaped by the
applicant. The landscaping for the remainder ofthe parking lot was
approved by the City Council on July 24,2007, as part of the landscape
plan for Castlebury West Business Park (DR-29-07).
b. Interior Landscaping:
The terminus islands adjacent to the building will be landscaped by the
applicant. The landscaping for the remainder of the parking lot was
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approved by the City Council on July 24, 2007, as part of the landscape
plan for Castlebury West Business Park (DR-29-07).
M. TRASH ENCLOSURES:
The trash enclosure is proposed to be located twenty five feet (25' approximately) west of the
proposed building, in the southwest section ofthe adjacent parking area. The enclosure is
proposed to be designed using brick and stucco to match the building and will be further screened
by landscaping.
N. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The units will be screened by
landscaping.
O. OUTDOOR LIGHTING:
Outdoor lighting will be mounted to exterior walls ofthe building to identifY entrance and exit
points on the building. The overall lighting plan for Castlebury West Business park was approved
with the Final Plat application for Castlebury West Business Park (FP-OS-07).
P. SIGNAGE:
No signs are proposed with this application. A separate design review application has been
submitted for this building (DR-54-07).
Q. PUBLIC SERVICES AVAILABLE:
The site is proposed to be serviced by the Meridian Fire Department, the Eagle Sewer District and
United Water Company. No letters have been received to date from any public service agencies.
All public service agency letters were received during the preliminary plat and final plat
application process for Castlebury West Business Park (A-I9-06/RZ-25-06 & PP-19-06 and FP-
OS-07).
R. PUBLIC USES PROPOSED: None
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - no
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees - no
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - no
Wildlife Habitat - no
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
Not required
V. AGENCY RESPONSES:
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The following agencies have responded and their correspondence is attached. Comments, which
appear to be of special concern, are noted below:
Ada County Highway District
Central District Health
Chevron Pipeline
Idaho Department of Lands
w. LETTERS FROM THE PUBLIC: None
COMMENTS FROM CITY FORESTER: Memo from the City Forester dated August IS, 2007
(attached to the staff report)
ST AFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
. The Comprehensive Plan designates this site as Professional Office
Suitable primarily for the development of a wide range of commercial activities including
offices, retail and service establishments. Uses should complement uses within the Central
Business District (CBD).
. Rim View Planning Area (6.8.8.c.)
Design of this area should be compatible to the existing residential and recreational uses
currently present in the area.
Design of commercial and office uses should be compatible with the existing residential uses
and contain significant landscaped buffers and design elements. Scale of the commercial
development should be similar to the Eagle Marketplace and provide for pedestrian linkages
to the residential areas adjacent to the site.
Both Chinden Boulevard and Linder Road should be developed with a detached sidewalk and
planting strip adjacent to the back of curb further solidifying the gateway corridor of Chinden
Boulevard.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
. Eagle City Code Section 8-2A-6(A)(S)(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)(S)(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 8-4-5 (off street parking requirements)
Commercial:
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Offices, medical and dental: 1 per 200 square feet of gross floor area
Clinic: 1 per 200 square feet of gross floor area
C. DISCUSSION:
. The applicant is proposing to construct one 7,SOO-square foot single-tenant medical/clinic office
building on Lot 3, Block 1, of Castle bury West Business Park. Access to the site will be provided
from West Bavaria Street which connects to the west from South Meridian Road. The building
has been designed in the Craftsman style with the use of a cultured stone base and columns, cedar
beams, decorative cedar brackets and wood shingle siding placed beneath the gabled eaves.
. The applicant is proposing to incorporate a significant amount (30%-approximately) of stucco into
the design of the building. The Eagle Architecture and Site Design Book (EASD) does not list
stucco as a material that is used in the Craftsman style of architecture. Overall, stucco as a
building material is discouraged, and even in the Mediterranean architectural style its use is
required by the EASD book to be limited. Staff recommends that the applicant provide revised
building elevations that show no stucco and the building materials for the proposed Craftsman
style building to be in compliance with the EASD book. The revised elevations should be
reviewed and approved by staff and two members of the Design Review Board prior to the
issuance of a zoning certificate.
. The design review application date stamped by the City on August 1, 2007, indicates that the
Oasis Medical Building will use twenty four (24) parking spaces. Eagle City Code requires 1
parking space per 200 square feet of gross floor area for medical office buildings and clinics. The
parking requirements for a 7,SOO-square foot medical/clinic building, as proposed in this
application, will require a minimum of thirty nine (39) parking spaces. Staff has contacted the
developer for Castlebury West Business Park (Capital Development, Inc.) and they indicated that a
joint parking agreement is within Article II, Section 3, of the CC&Rs for Castle bury West
Business Park that will allow for ample tenant parking throughout the entire development. Total
parking calculations for Castle bury Business Park are proposed to be 5-spaces per 1000- square
feet. A copy of Article II, Section 3 ofthe CC&Rs for Castlebury West Business Park is included
within the staff report.
. Staff defers comment regarding the letter dated August 15,2007, from the City Forester
concerning the landscaping to the Design Review Board.
. Staff defers further comment regarding building design and colors to the Design Review Board.
STAFF RECOMMENDATION:
Based upon the information provided to staff to date, staff recommends denial of the requested
design review application because the architecture and design of the building does not meet with
all of the design conditions for the craftsman style within the Eagle Architecture and Site Design
Book (EASD). The applicant can attain staff approval by providing revised elevations that show
no stucco on the proposed craftsman style building and that meet the requirements of the EASD
book. If the applicant provides the above mentioned revised elevation plans then staff
recommends the site specific conditions of approval and the standard conditions below.
PUBLIC MEETING OF THE BOARD:
A. A meeting was held on the application before the Design Review Board on September 13,2007. The
application was continued to September 27, 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
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including the applicant/representative).
BOARD DECISION:
The Board voted 4 to 0 (Grubb and Whittaker absent) to approve DR-53-07 for a design review
application to construct a single-tenant medical office building for Oasis Medical Center, with the
following staff recommended site specific conditions of approval and standard conditions of
approval with text shown with strike thru to be deleted by the Board and text shown with underline
to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
2. Submit payment to the City, at the time of building permit submittal, for all Engineering fees incurred
for reviewing this project.
3. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
4. Submit payment to the City, at the time of building permit submittal, for the Planning and Zoning plan
reView.
5. No signs are proposed with this application. A separate design review application (DR-54-07) has been
submitted for the approval of a sign plan for this building. The sign plan shall be reviewed and
approved prior to the issuance of a zoning certificate for this site.
6. The Design Review Board accepts the revised building elevation # 1 date stamped by the City on
September 20,2007, that show the wood and stone elements on the building to be a more dominant
material with the use of more detail.
7. The Design Review Board accepts the revised building elevation #1 date stamped by the City on
September 20, 2007, that show the wood beams and corbels to be increased in width and overall size.
8. The Design Review Board accepts the revised building elevation #1 date stamped by the City on
September 20,2007, that show a break up ofthe horizontal plane of the building by decreasing some
of the stucco areas with other materials (wood or stone).
9. The Design Review Board accepts the revised building elevation #1 date stamped by the City on
September 20, 2007, that show a different shade of green (F orest Green) for the stucco area of the
building.
10. Provide a revised building elevation that shows shingles above the main entry door on the west
elevation. The revised elevation shall be reviewed and approved by staff and one member of
the Design Review Board.
11. Provide color samples for the stucco and material samples for the shingles. The samples shall be
reviewed and approved by staff and one member of the Design Review Board.
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
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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 certirying that
all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy
permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certiry 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
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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, I,SOO gallons per minute for dwellings having a fire area in excess of 3,600
square feet, and I,SOO gallons per minute for non-residential uses (i.e.; Commercial,
Industrial, Schools, etc.). Flow rates shall inspected in accordance with all agencies
having jurisdiction, and shall be verified in writing by the Eagle Fire Department prior to
issuance of any building permits or certificate of Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire
Department prior to issuance of a building permit or Certificate of Occupancy, whichever
occurs first.
13. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Councilor Eagle City Pathway/Greenbelt Committee for a path or walkway
shall be approved in writing by the Eagle City Pathway/Greenbelt Committee prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
14. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City
Pathway/Greenbelt Committee and shall be shown on the final plat prior to issuance of a building
permit or Certificate of Occupancy, whichever occurs first.
IS. 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 ofthe 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.
18. Basements in the flood plain are prohibited.
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19. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the
Commission and/or Council.
20. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and/or the Planning and Zoning Commission for
review and approval.
21. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions, will require submittal of an application for modification and
approval of that application prior to commencing any change.
22. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modifY the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
23. Any change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory
and legal restrictions in force at the time the applicant or its successors in interest advises the City of
Eagle of its intent to change the planned use of the subject property unless a waiver/variance of said
requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is
sought.
24. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City Code
(one year from the 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 ofthe 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.
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on August 1, 2007.
2. Requests for agencies' reviews were transmitted on August 9, 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-53-07) 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 MU-DA (Mixed Use with development agreement) zoning district.
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DA TED this 2ih day of September 2007.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Adacoun~
E~CUllough' Chainnan
ATTEST:
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