Findings - DR - 2008 - DR-12-03 MOD - Construct A Building Addition To Reed Cycle Shop
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW TO CONSTRUCT )
A BUILDING ADDITION TO REED CYCLE )
SHOP FOR BILL AND TAM! REED )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-12-03 MOD
The above-entitled design review application came before the Eagle Design Review Board for their action
on January 10, 2008. 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:
Reed Cycle Shop, represented by Bill and Tami Reed, is requesting design review approval to
construct a 1 ,350-square foot building addition to the Reed Cycle Shop. The site is located at the
north side of East State Street approximately 50-feet west of 2nd Street at 238 East State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on November 1,2007.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on November 19, 2007, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On May 28, 2003, the Eagle City Council approved a building addition to Reed Cycle Shop (DR-
12-03 ).
On January 17, 2006, City staff approved a design review application to install a temporary storage
shed for Reed Cycle (DR-122-05).
On November 29, 2006, City staff approved a design review application to construct a building
addition to the east side of Reed Cycle Shop (DR-128-06).
E. COMPANION APPLICATIONS: None
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMPPLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Central Business District CBD (Central Business Bicycle Shop
District)
Proposed No Change No Change No Change
North ofsite Central Business District CBD (Central Business Commerc ialIRes idence
District)
South of site Central Business District CBD (Central Business Doug's Burger Den
District)
East of site Central Business District CBD (Central Business Zen Bento Restaurant
District)
West of site Central Business District CBD (Central Business Commercial/Office
District)
G. DESIGN REVIEW OVERLAY DISTRICT: This site is located within the DDA (Downtown
Development Area).
H. EXISTING SITE CHARACTERISTICS: There is an existing 1,400-square foot building located on
this site with 6-parking spaces located north of the building.
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I. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 0.16-acres (7,OOO-square feet) 0.0 I-acres (500-square feet)
(minimum)
Percentage of Site Devoted to 32% (approximately) 40% (minimum)*
Building Coverage 92% (maximum)*
Percentage of Site Devoted to 20% (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces 6-parking spaces 7-parking spaces (minimum)**
Front Setback 7 \I2-feet (south) O-feet (minimum)
10-feet (maximum)*
Rear Setback 63-feet (north) O-feet (minimum)
Side Setback 11 \12- feet (east) 0- feet*
Side Setback 2-feet (west) O-feet*
* Note: When located within the DDA (Downtown Development Area).
** Note: 1 parking space for every 250-square feet of gross floor area for retail and 1 parking space for every I,OOO-square
feet of gross floor area for storage.
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One building to be used as a bicycle shop.
Height and Number of Stories of Proposed Buildings: 23-feet high, two stories.
Gross Floor Area of Proposed Buildings:
Existing =
Proposed 1 sl floor =
Proposed 2nd floor =
Total =
1,409-square feet
864-square feet
476-square feet
2,749-square feet
On and Off-Site Circulation:
On April 23, 2002, Eagle City staff reviewed and approved the parking lot improvements located
on 238 (this site), 242, 310, and 360 East State Street and 50 and 52 North 2nd Street (DR-II-02).
K. BUILDING DESIGN FEATURES:
Roof: Fiberglass shingles (Tan)
Walls: Lap siding (Cream)
Windows/Doors: Vinyl windows (Peppercorn green), metal door (Burgundy)
FascialTrim: Wood (Burgundy and Peppercorn green)
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L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are two existing trees located on this
site. One catalpa tree is located near the southwest corner of the site and one blue spruce tree
located near the northwest corner of the site. The applicant is proposing to protect and retain both
trees.
Tree Replacement Calculations: N/ A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: There is one street tree located within the 8-foot wide sidewalk abutting this site.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping: N/ A
M. TRASH ENCLOSURES:
There is a trash enclosure located on the property to the east of this site. The enclosure is shared
by several adjacent businesses.
N. MECHANICAL UNITS:
The mechanical units are located within the attic of this building. No additional mechanical units
are proposed with this application.
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:
Preliminary approval letters from Central District Health Department and Eagle Fire Department
have 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
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Mature Trees - yes
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 Department
Idaho Transportation Department
W. LETTERS FROM THE PUBLIC: None received to date.
X. COMMENTS FROM THE FORESTER: None
W. LETTERS FROM THE PUBLIC: None received to date.
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 Central Business District.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
. Eagle City Code Section 8-2A-3
If any provision of this article is found to be in conflict with any other provision of any zoning,
building, fire safety or health ordinance or other provision of this code, the provision which
establishes the higher and/or more restrictive design standard shall prevail. However, in order
to foster rehabilitation of older districts and comply with unforeseen future needs of the
overlay districts, the city council may, at their discretion, suspend or relax some or all
requirements found in this code, if the city council determines a particular site, setting, or use
to be of historical significance.
. Eagle City Code Section 8-2A-6(A)(5)
Utilities: Utility service systems shall not detract from building or site design. Cable, electrical,
and telephone service systems shall be installed underground, and the design review board
shall consider:
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. Eagle City Code Section 8-2A-6(C)(3)(b)
Side building setbacks shall be zero feet (0') so as to tie into adjoining structures.
. Eagle City Code Section 8-2A-6(C)(3)(a)
Front building setbacks from the property line shall be a minimum of zero feet (0') to a
maximum often feet (10').
. Eagle City Code Section 8-2A-6(C)(3)(a)
Side building setbacks shall be zero feet (0') so as to tie into adjoining structures.
. Eagle City Code Section 8-2A-6(C)(3)(f)
Lot coverage by the footprint of the structure shall be a minimum of forty percent (40%) and a
maximum of ninety five percent (95%) in which case off site parking shall be provided for.
The lot coverage requirement may be waived if development of the lot as a parking lot is
reviewed by the design review board and is approved by the council. Furthermore, the
minimum lot coverage requirement may be reduced by the council for the purpose of
providing adequate on site parking in accordance with the provisions of this title for structures
that include residential uses on floors other than the ground floor.
. Eagle City Code Section 8-4-5
Retail sales not listed under another use 1 per 250 square feet of gross floor area
classification
Storage (enclosed building and/or fenced area) 1 per 1,000 square feet of gross storage area
C. DISCUSSION:
. The applicant is proposing to construct aI, 116-square foot building addition on the north (rear)
elevation of the building. This building addition will bring the total square footage of the building
to 2,749-square feet, of which 700-square feet is used for storage of merchandise. On Apri123,
2002, Eagle City staff reviewed and approved the parking lot improvements located on 238 (this
site), 242, 310, and 360 East State Street and 50 and 52 North 2nd Street (DR-I 1-02). This site
was approved with 6-parking spaces even though the size of their building didn't warrant that
many parking spaces at the time. The applicant knew they would be doing a building addition in
the future so they "reserved" the extra parking spaces that would be needed to accommodate the
future building addition. The above mentioned parking lot improvements were approved with a
20% parking reduction for all the sites. The parking calculation for the bike shop with the
proposed building addition is as follows:
2,749-square feet total
<700>-square feet (storage)
2,049-square feet retail /250 = 8.2-parking spaces
700-square feet storage /1,000 = 0.7-parking spaces
8.8-parking spaces
8.8-parking spaces / 20% parking reduction = 2.2-parking spaces
8.8-parking spaces
<2.2>-parking spaces
6.6-parking spaces - 7-parking spaces required for this site.
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With the proposed building addition the applicant is one parking space short of the required
parking. Not all of the clients that patronize this business drive their vehicle to this site but rather
ride their bikes to the shop. Although the City does not recognize or count the on street parking,
there are a couple spaces available adjacent to the site along East State Street. It is with these two
factors that staff recommends that the applicant be permitted approval with 6-parking spaces.
The materials and colors to be used in the addition will match those already used on the existing
building. The architectural style will also complement the craftsman style that the existing
building already has.
. 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 January 10, 2008, 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 6 to 0 (Weber absent) to approve DR-13-03 MOD for a design review
application to construct a building addition to Reed Cycle for Bill and Tami Reed, with the
following staff recommended site specific conditions of approval and standard conditions of
approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. All overhead phone and cable shall be located under ground.
2. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
3. Submit payment to the City, at the time of building permit submittal, for the Planning and Zoning plan
review.
4. No additional ground mounted mechanical units are proposed with this application and none are
approved.
5. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
6. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
7. No signs are proposed with this application.
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,
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whichever occurs first.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources shall be submitted to the City prior to issuance of any building permits
or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifYing that
all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certifY that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or
interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
9. Street light plans shall be submitted and approved as to the location, height and wattage to the City
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
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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 of3,600 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 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
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 ofthe 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.
18. Basements in the flood plain are prohibited.
19. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
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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 specificaIly approved by the City
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 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
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 November 1, 2007.
2. Requests for agencies' reviews were transmitted on November 19, 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-13-03 MOD) 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 CBD (Central Business District) zoning district.
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DA TED this 24th day of January 2008.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada Coun Idaho
ATTEST:
~K~
-Sharon . Bergmann, Eagle City lerk
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