Findings - CC - 2020 - DR-14-95 MOD2 - Change Of Use Including Bldg And Site Mod ORtGINAL
BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A CHANGE OF )
USE iROM COMMERCIAL WHOLESALING/ )
WAREHOUSING AND STORAGE TO OFFICE )
FOR JAMES R.MCCAULEY )
iINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-14-95 MOD2
The above-entitled design review application came before the Eagle City Council for their action on
February 25,2020. The Eagle City Council 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:
James R. McCauley, represented by James Gipson with James Gipson Architecture, is requesting
design review approval to change the use of a portion of the existing building from commercial
wholesaling/warehousing and storage to office. The 2.94-acre site is located on the south of East State
Street approximately 50-feet east of the intersection of South Academy Avenue and East State Street
at 1341 and 1345 East State Street.
B. APPLICAIiON SUBMITTAL:
The City of Eagle received the application for this item on December 5, 2019. Revised plans were
received by the City on January 15, 2020(site plan)and January 23, 2020(landscape plan).
C. NOi'iCE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on December 16, 2019, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACi1ONS:
On October 24, 1995, the City Council approved a design review application for an expansion to the
existing Container and Packaging Supply business with the addition of an enlarged warehouse area
(DR-14-95).
On January 14, 2015, a design review application was submitted for an expansion to the office area
within the building and exterior building modifications. The application was subsequently withdrawn
(DR-14-95 MOD).
E. COMPANION APPLICA1'iONS:None
F. LAND USE DESIGNA'i'iON:
Office(ancillary to the commercial wholesaling/warehousing and storage),permitted pursuant to Eagle
City Code Section 8-2-3.
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G. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNA1'iONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Downtown M-1 (Light Industrial Commercial wholesaling/
District),MU(Mixed Use) warehousing and storage
building with office
(ancillary to main use)
Proposed No Change No Change Expansion of office area
and permitting a
previously constructed
parking area
North of site Downtown C-2 (General Business Office, business and
District) professional(Draftech)
South of site Downtown MU(Mixed Use) Multi-tenant Office
Building(R&D)
East of site Downtown M-1 (Light Industrial District) Equipment Rental and
Sales Yard(Tate's Rents)
West of site Downtown MU(Mixed Use) Single-family residence
H. DESIGN REVIEW OVERLAY DISiRICT:Not in the DDA, 'IDA, CEDA,or DSDA.
I. URBAN RENEWAL DISiRICT: Yes
J. EXISTING SITE CHARACIERISTICS:
The site has been developed with an existing metal building and a parking lot with landscaping adjacent
to East State Street.
K. SITE DATA:
SITE DATA PROPOSED REQLi! ED
Total Acreage of Site 2.94-acres(128,066-square feet) N/A
Percentage of Site Devoted 22%(approximately) 92%(maximum)
to Building Coverage
Percentage of Site Devoted 13%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 162-parking spaces 75-parking spaces(minimum)
Front Setback(North) 44-feet 0-feet(minimum)
Rear Setback(South) 90-feet 0-feet(minimum)
Side Setback(East) 20-feet 0-feet(minimum)
Side Setback(West) 23-feet 0-feet(minimum)
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L. PARKING ANALYSIS:
Gross Floor Area of Proposed Commercial Wholesaling/Warehousing and Storage with Office:28,388-
square feet
Warehousing,wholesaling,distribution and storage- 1 per 1,000-square feet gross area up to
20,000-square feet
13,340-square feet/1,000= 13.34-parking spaces
Office, business and professional- 1 per 250-square feet of gross floor area
15,048-square feet/250=60.19-parking spaces
• Eagle City Code Section 8-4-5 requires 1 parking space per 1,000-square feet of gross floor area up
to 20,000-square feet for"Warehousing,wholesaling,distribution and storage."
• Eagle City Code Section 8-4-5 requires 1 parking space per 250-square feet of gross floor area for
Office,business and professional
Proposed Parking Spaces: 162
Required Parking Spaces: 75 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Warehousing, wholesaling, distribution and storage" and "Office, business and
professional")
M. GENERAL SITE DESIGN FEAIURES:
Number and Uses of Existing Buildings:
The applicant is proposing to expand the office into a portion of the existing building utilized for
warehousing,wholesaling,distribution and storage.
Height and Number of Stories of Existing Buildings:
The existing building is an approximately 35-foot high single-story structure.
Gross Floor Area of Existing Buildings:
The gross floor area of the existing building is approximately 28,388-square feet.
On and Off-Site Circulation:
A 72,333-square foot(approximately) paved parking lot provides parking for vehicles using this site.
One 68-foot wide driveway is located on the north property line(at 1345 East State Street) and a 12-
foot wide driveway is located on the west property line (at 1341 East State Street). Both driveways
provide access to East State Street.
N. BUILDING DESIGN FEA1'IJRES:
Roof: Single ply membrane(White)
Walls: Metal siding(SW7525 Tree Branch),Concrete(Grey)
Windows/Doors: Vinyl frame(Black)
Fascia/Trim: Metal(SW6006 Black Bean)
O. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:
There are existing trees adjacent to East State Street that will be protected and retained.
Tree Replacement Calculations:N/A
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
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Street Trees: Street trees are existing along East State Street.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot with the exception of
the north property line of 1341 East State Street and the south property line of 1345 East State
Street.
b. Interior Landscaping: 10% interior landscaping is required,2.3% is proposed.
P. irRASH ENCLOSURES:
One(1) 144-square foot trash enclosure is proposed to be located near the southwest corner of the
building. The enclosure is proposed to be constructed of CMU walls and metal gates.
Q. MECHANICAL UNITS:
There are multiple existing ground mounted mechanical units located on the east and west sides of the
building.The applicant is proposing to screen one of the existing ground mounted mechanical units
with an existing vinyl fence and proposed landscaping.No screening is proposed for the remaining
ground mounted mechanical units.No roof mounted mechanical units are proposed and none are
approved.
R. OUTDOOR LIGHTING:
A site and parking lot light plan showing location,height,and wattage was not received. Staff
completed a site visit on December 31,2019. The existing exterior building wall lights do not comply
with Eagle City Code Section 8-4-4-2.
S. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for the
approval of any signs.
T. PUBLIC SERVICES AVAILABLE:
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.
U. PUBLIC USES PROPOSED:None.
V. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:No map currently exists.
W. SPECIAL ON-SITE FEA1'IJRES:
Areas of Critical Environmental Concern-none
Evidence of Erosion-no
Fish Habitat-no
Floodplain-no
Mature Trees—yes—adjacent to East State Street
Riparian Vegetation-no
Steep Slopes-no
Stream/Creek-no
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Unique Animal Life-no
Unique Plant Life-no
Unstable Soils-unknown
Wildlife Habitat-no
X. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):Not
required.
Y. AGENCY RESPONSES:
The following agencies have responded,and their correspondence is attached to the staff report.
ACRD
Eagle Fire Department
Z. LETTERS FROM [HE PUBLIC:None received to date.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAi ' ANALYSIS
PROV11)ED WITHIN THE STAFY REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 14, 2017), designates this site as the
following:
Downtown
Suitable primarily for development that accommodates and encourages further expansion and renewal
in the downtown core.A variety of business,public, quasi-public,cultural,ancillary residential and
other related uses are encouraged. The greatest possible concentration of retail sales and business is to
occur in this land use designation. Pedestrian friendly uses and developments are encouraged.
Residential only development should be discouraged.Land within this district is the only place to
utilize the CBD zoning designation. Other zones within Downtown Eagle may include Mixed Use,
Residential,Commercial and Professional Office.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING IIIHIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits,and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to,new commercial, industrial,
institutional, office,multi-family residential projects, signs,common areas, subdivision signage,
proposed conversions,proposed changes in land use and/or building use,exterior remodeling or
repainting with a color different than what is existing,exterior restoration,and enlargement or
expansion of existing buildings, signs or sites,and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-2A-3: EFFECT OF OiHER PROVISIONS:
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
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found in this article, if the City Council determines a particular site, setting,or use to have special
and/or unique circumstances to warrant an exception to the requirements.
• Eagle City Code Section 8-2A-6: DESIGN REQUIREMENTS,OBJECTIVES AND
CONSIDERA 1 IONS:
A. General Objectives And Considerations: The following apply to the entire Design Review
Overlay District including the DDA,'IDA,CEDA,and DSDA.Additional requirements for
the DDA,'IDA, CEDA,and DSDA are set forth in subsections C through G of this section
and,to the extent there is a conflict with this section,the requirements for the DDA,'IDA,
CEDA,and DSDA shall control. The following, including the provisions set forth in the
Eagle Architecture and Site Design Book,contains a listing of objectives applied to each
application, and a listing of matters which shall be considered by the Design Review Board.
The objectives are separated into two(2)sections: site design and building design. Specific
aspects of design should be examined to determine whether the proposed development will
provide a desirable environment for its occupants as well as for its neighbors,and whether,
aesthetically,the composition, materials,textures and colors meet the intent of this article.
The design review board shall consider the following criteria in reviewing the application:
2. Site Landscaping: The site landscaping shall minimize impact on adjacent properties
through the proper use of screening with sound and sight buffers,and unsightly areas shall
be concealed or screened and the design review board shall consider:
a. The location, height,and materials of walls,fences,hedges and screen plantings to
ensure harmony with adjacent development;
c. The providing of screen plantings or other screening methods reasonably required to
conceal outdoor storage areas,trash receptacles, service areas,truck loading areas,
utility buildings and other unsightly developments;
3. Site Grading And Drainage: The on site grading and drainage shall be designed so as to
maximize land use benefits and to minimize off site impact and provide for slope and soil
stabilization to prevent erosion and the design review board shall consider:
a. The existing and proposed grading relative to soil removal,fill work,retainage, soil
stabilization,erosion control on the site and the adjacent terrain and streets, and
adoption of the development to the existing site contours;
b. The planting of ground covers or shrubbery to prevent dust,to stabilize soils and
embankments and to control erosion;
c. Existing and proposed storm drainageways,canals,floodway and floodplains relative to
flow or alignment alterations, containment and endangerment of health; and
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:
a. Size and location of all service systems for appropriate appearance and maintenance
accessibility;
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
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"not visible" at the same level or elevation of the parapet wall(e.g.,the perspective
generally as shown on an elevation plan);
c. The location and sizes of all utility lines, manholes,poles, underground cables,gas
lines,wells,and similar installations;and
d. The continued maintenance of these service systems.
6. Building Design:
c. Relationship Of Openings In The Buildings: Openings in the building shall provide
interest through the use of such features as balconies,bays,porches,covered entries,
overhead structures,awnings,changes in building facade and roofline alignment,to
provide shadow relief. Avoid monotonous flat planes;
d. Relationship Of Exterior Materials: The design review board shall determine the
appropriateness of materials as they relate to building mass, shadow relief,and existing
area development. Use of color to provide blending of materials with the surrounding
area and building use, and the functional appropriateness of the proposed building
design as it relates to the proposed use shall be considered; and
e.Allowed Architectural Styles: The architecture styles provided in the EASD book are
approved examples for applicants to follow when designing for Eagle architecture.
B. Architectural Requirements,Building Materials,Fence And Deck/Patio Materials,Colors,
And Architectural Appurtenance Height Limitation: Unless specified as prohibited herein,
materials listed in this section are allowed. If a material proposed for construction is not listed
in this section it shall be upon the discretion of the zoning administrator,the design review
board,and the city council,whichever the case may be,to determine the appropriateness of
such material.
1. Exterior walls and soffits:
a. Wood: cedar(clear)and redwood(clear)-architectural/premium grade. Log siding,
wood shingle are permitted for accent only,twenty five percent(25%)maximum wall
coverage(per each facade);
Synthetic board and bat sidings are permitted as accents only. Plywood is prohibited.
b. Fiber cement;
c. Masonite: horizontal lap only,maximum six inch(6")reveal;
d. Vinyl: 0.46 millimeter minimum thickness, integral color;
e. Textured tilt up concrete with accent reveals;
f. Textured pour in place concrete with accent reveals;
g. Masonry: brick,natural rock/stone, synthetic stone,decorative block. Smooth face block
for accent only,ten percent(10%)maximum wall coverage(per each facade);
h. Stucco: Twenty five percent(25%)planer change required,additional accents shall be
incorporated through the use of other material(s);
i. EIFS: Permitted for accent only,ten percent(10%)maximum wall coverage(per each
facade).Additional accents required through the use of other materials;
j. Additional encouraged material: exposed beams,fabric awnings,cornices/dentils,
shutters,dormers,cupolas,columns;
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k. Metal: Metal siding shall be anodized, shall have a concealed fastener system, shall have
a silicon polyester finish or equivalent, and shall include special design treatments to
enhance its appearance. These treatments may include brick or masonry wainscot
treatments along exterior walls and accent colored metals.
Metal siding is prohibited on the portion of any building facing a road. This includes
sections within the front facade that may be perpendicular to the road but within the face
of the building oriented toward the road.
A waiver of this subsection B 1 k on metal siding may be allowed where the applicant
shows that the metal is architecturally compatible with surrounding buildings; is
architecturally compatible with other nonmetal buildings in the city; and is attractively
landscaped, designed, and situated,to eliminate the stark utilitarian look intended to be
prevented by this subsection.
In addition to the metal siding prohibition listed in this subsection B I k, metal siding
shall be prohibited in the DDA, TDA, CEDA design review overlay district areas.
3. Fences:
a. Block(with columns), which may include brick, rock, stone or similar veneer;
b. Brick(with columns);
c. Wrought iron;
d. Decorative wood and vinyl fencing may be permitted if the city determines that the style
of fence proposed is complementary to the building architecture and overall site design;
e. Dog ear cedar, fir, chainlink, barbwire, razor wire, and similar high maintenance and/or
unsightly fencing is prohibited.
G. Streetscape: Streetscape improvements are to include street trees, streetlights, pedestrian
lighting, bollards, public art, kiosks and furnishings. The scope of streetscape design and
number of amenities vary within the different overlay districts of the city. In areas anticipated
to have higher concentrations of pedestrian use wider sidewalks and a further varied number of
amenities are to be made available to enhance the pedestrian experience and to further
encourage the health of the business community. Examples of streetscape design and
amenities are shown within the EASD book.
At a minimum,the following specific streetscape criteria shall apply:
1. Street trees shall comply with the requirements contained in section 8-2A-7 of this article.
Any tree located within a concrete area shall include tree grates and tree wells as depicted
on the tree well and tree grate exhibit within the EASD book. Root barriers shall be
required to limit future sidewalk damage from tree roots.
2. The specific style of streetlight poles within the DDA, TDA, CEDA, and in the locations
specified in subsection G6 of this section, shall be as depicted on the streetlight exhibit
within the EASD book.
3. The specific style of streetlight lamps within the DDA,TDA, CEDA, and in the locations
specified in subsection G6 of this section, shall be as depicted on the streetlamp exhibit
within the EASD book.
4. Streetlights within the DDA and TDA shall be located a maximum distance of one hundred
feet(100') apart except as specified in subsection G6 of this section. Said streetlights are
not required to be located in alignment across the street from each other.
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5. Streetlights within the CEDA shall be located a maximum distance of one hundred fifty feet
(150')apart except as specified in subsection G6 of this section. Said streetlights are not
required to be located in alignment across the street from each other.
6. Except as noted in subsections G4 and G5 of this section, streetlights shall be spaced
generally as depicted on the streetlight spacing map included within the EASD book
(exhibit A-2). The specific spacing requirements are listed below and apply to each side of
the street. Streetlights are to be located in alignment across the street from each other
except where noted as "staggered". When the streetlights are to be"staggered"a streetlight
on one side of the street is to be located generally midway between two(2)streetlights on
the other side of the street. Spacing shall still apply to each side of the street.
Spacing(Each
Street Boundaries Side Of Street) '\A,
State Street Plaza Drive/Hill Road to Highway 44 300'
7. Streetlight spacing may be slightly modified depending upon site constraints and the
location of existing streetlights.
8. Bollard style pedestrian lighting shall be required along all pathways not illuminated by
street and/or site lighting.
9. Bollards as depicted on the bollard exhibit within the EASD book shall be required at all
bulb outs.
10. Public art is encouraged and/or areas should be made available for the placement of public
art in the future.
11. Furnishings shall be required for all applications incorporating streetscape improvements,
pedestrian areas and/or plaza areas. Furnishings may include flagpoles,benches,
seating/tables, planters, bike racks,outdoor clocks,drinking fountains,wall lamps,waste
receptacles and other similar amenities as may be approved by the design review board.
Furnishing examples are depicted within "urban accessories" section of the EASD book.
• Eagle City Code Section 8-2A-7: LANDSCAPE AND BUFFER AREA REQUIREMENTS:
E. Installation And Minimum Standards:
1. Trees shall be planted in accordance with the city of Eagle tree planting specifications
included as an exhibit within the EASD book. Accepted nursery standards and practices
shall be followed in the planting and maintenance of landscaped areas.
2. Soil and slope stabilization must result after landscape installation.
3. Root barriers shall be installed for all new trees planted adjacent to existing or proposed
public or private sidewalks and paving.
4. The minimum acceptable size for deciduous trees shall be two inch(2")caliper,balled and
burlapped.
5. The minimum acceptable size for evergreen trees shall be six feet(6')to seven feet(7')
balled and burlapped.
7. All landscaped areas adjacent to vehicular areas are to be protected with an approved
curbing material.
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8. a. Certification Of Completion: Upon the completion of the landscape installation, or other
improvement subject to design review approval, a written certification of completion shall
be prepared by the licensed landscape architect responsible for the landscape plan. The
certification of completion shall state that the installation of all landscape improvements is
in substantial compliance with the city approved landscape plan. This certification shall be
submitted prior to the issuance of a certificate of occupancy and is required as a part of, and
not in lieu of,the inspections performed and certificates issued by the city.
b. Report Of Deficiencies: In the event that deficiencies are present after the landscape
installation, or other improvements subject to design review approval,the licensed
landscape architect shall prepare and file with the city a report noting the deficiencies in
the improvements. The city will not accept a certification of completion, or issue a
certificate of occupancy, until the licensed landscape architect has verified that the
deficiencies have been corrected.
c. Landscape Architect Designee: The licensed landscape architect may,at his or her
discretion, appoint an authorized designee to certify the project provided that the
designee is a licensed landscape architect.
F. Tree Species Mix:
1. When more than ten(10)trees are to be planted to meet the requirements of these
guidelines, a mix of species shall be provided. The number of species to be planted shall
vary according to the overall number of trees required to be planted. Species shall be
planted in proportion to the required mix. See the table below:
Required Number Of Minimum Number Of
Trees Species
11 - 20 2
21 - 30 3
31 - 40 4
I. Irrigation Required: An underground automatic irrigation system is required for all
development as defined in section 8-2A-1 of this article.
1. All required landscaped areas must be provided with an automatic underground irrigation
system.
2. The system shall be equipped with a reduced pressure backflow prevention device.
3. The system shall be designed and constructed to provide one hundred percent(100%)
spray coverage.
4. Wherever feasible, sprinkler heads irrigating lawn or other high water demand landscape
areas shall be circuited so that they are on a separate zone or zones from those irrigating
trees, shrubbery or other reduced water demand areas.
5. Sprinkler heads shall be placed as required to reduce direct overthrow onto nonpervious
areas(walks, drives, etc.).
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6. The use of low trajectory spray nozzles is encouraged in order to reduce the effect of wind
velocity on the spray system.
7. Use of nonpotable water for use in the irrigation of lawn and plant material is required
when determined to be available.
8. All nonpotable water access points shall be clearly and permanently labeled with markers
indicating that the water is not safe for human consumption.
9. Maintain all irrigation systems to ensure proper operation and water conservation.
J. Buffer Areas/Common Lots:
1. Definition: A transition zone or buffer area consists of horizontal space(land)and vertical
elements(plants, berms, fences, or walls). The purpose of such buffer space is to
physically separate and visually screen adjacent land uses which are not fully compatible
due to differing facilities,activities, or different intensities of use, such as townhouses and
a convenience store, or a high volume roadway and residential dwellings.
2. Minimum Requirements:
a. When a commercial or industrial use abuts a residential use,a ten foot(10')wide by six
foot(6')high landscaped buffer is required.
b. When a parking lot abuts a residential activity,a five foot(5')wide by six foot(6')high
landscaped buffer is required.
c. To conceal outdoor storage areas,trash receptacles,exposed equipment associated with
any commercial or industrial activity, and off street loading when adjacent to or in view
from a residential activity or public street right of way,a five foot(5')wide by six foot
(6')high landscaped buffer is required.
3. Materials:
a.All buffer areas shall be comprised of,but not limited to,a mix of evergreen and
deciduous trees,shrubs,and ground cover in which evergreen plant materials comprise
a minimum of sixty percent(60%)of the total plant material used.
b. Height requirements shall be accomplished with plant material,with a fence or
decorative wall.
c. The required buffer area shall result in an effective barrier within three(3)years and be
maintained such that sixty percent(60%)or more of the vertical surface is closed and
prevents the passage of vision through it.
d. Chainlink fencing,with slats or otherwise,and cedar fencing is prohibited for
screening.
K. Parking Lot Landscaping:
1. Visual Impact: Landscaping shall be provided to minimize the visual impact of off street
parking:
Parking should be located to the side and rear of buildings and shall be screened so that it
does not dominate the streetscape. Fences,hedges, berms, and landscaping may be used to
screen parking areas(chainlink fencing shall not be permitted). In the design of large
parking areas,arrange bays of parking spaces to be separated by landscaping. When
parking lots occur on sloping terrain, step the parking lots to follow the terrain rather than
allowing the lot surface to extend above natural grade.
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2. Parking Lot Landscape Strip: A landscape strip shall be provided when a parking lot is
located adjacent to a public right of way. The landscaped strip shall serve to shield views
of parked cars to passing motorists and pedestrians, and to establish coordination among
architecturally diverse buildings,which creates a pleasing,harmonious appearance along
the roadway.
Four(4)options are provided for fulfilling this requirement:
a. Provide a ten foot(10')wide landscaped strip between the right of way and the parking
lot,and plant with a minimum of one shade tree and ten(10)shrubs per thirty five(35)
linear feet of frontage,excluding driveway openings.
b. Provide an earth berm of thirty inches(30")minimum height(do not exceed 3:1 slope)
within a ten foot(10')wide landscaped strip between the right of way and the parking
lot,and plant with a minimum of one shade tree and five(5) shrubs per thirty five(35)
linear feet of frontage,excluding driveway openings.
c. Provide a six foot(6') landscaped strip with a minimum thirty inch(30")grade drop
from the right of way to the parking lot,and plant with a minimum of one shade tree
and five(5)shrubs per thirty five(35) linear feet of frontage,excluding driveway
openings.
d. Provide a three foot(3')high fence of wood, brick,stone,or decorative block or
concrete along with a four foot(4')wide landscaped strip between the right of way and
the parking lot,and plant a minimum of one shade tree and five(5)shrubs per thirty
five(35)linear feet of frontage,excluding driveway openings.
(1)The board may waive the requirement for a wood,brick, stone,decorative block
or concrete fence if the board finds the following:
(A)The applicant must design,document,and obtain city approval representing
that the overall planting design, at the time of planting,results in an effective
barrier such that the landscape strip shields the view of parked cars from
passing pedestrians and motorists;and
(B)Any such proposed design alternative is compatible with the overall site design
of the entire project and is compatible with the surrounding area.
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.
4. Parking Lot Interior Landscaping:
a. Calculated Amount: Interior parking lot landscaping shall be required on any parking lot
with ten(10)spaces and above. The required amount of landscaping is based on a
sliding scale,as follows:
Page 12 of 35
KAPlanning DeptTagle Applicaaons\Dr\1995\DR-14-95 MOD2 Change of Use includ.Site and Bldg Mod ccf docx
Percent Of Total Area Of \\N'
Total Number A Lot That Must Be An
Of Spaces Interior Landscaped Area
10-20 a 5 percent
21 - 50 ' 8 percent
51+ , 10 percent
1
b. Additional Requirements:
(1)No interior planter shall be less than five feet(5')in any dimension.
(2)No parking space shall be more than sixty feet(60')from an interior landscaped
area.
(3)Parking islands are to be as evenly spaced as feasible throughout the lot to
consistently reduce the visual impact of long rows of parked cars.
(4)Deciduous shade trees and ground covers or low shrubs are recommended as
primary plantings in interior landscaped areas. Deciduous shade trees are to be clear
branched to a height of six feet(6').
(5)A terminal island for a single row of parking spaces shall be landscaped with at least
one tree and shrubs,ground cover, or grass.A terminal island for a double row of
parking spaces shall contain not less than two(2)trees and shrubs,ground cover,or
grass.
L. Landscaped Commercial Strips:
1. Landscaped strips shall be provided between all building development and public rights of
way to lend continuity among different architectural styles,screen unsightly views,
establish a pleasing view for motorists,and create a safe and pleasant corridor for
pedestrians.
a. The landscaped strip shall be ten feet(10')wide minimum and planted with one shade
tree and ten(10)shrubs for every thirty five feet(35')of street frontage. Two(2)
ornamental or two(2)evergreen trees may be substituted for one shade tree.
M. Parkway Strips, Separated Sidewalks,And Street Trees:
1. Except as may otherwise be required within the DDA,'IDA,CEDA,and DSDA sidewalks
shall be separated from the curb along all streets. Sidewalks shall be required when space
permits.An eight foot(8')wide minimum parkway planter strip planted with shade class
(class II)trees shall be required between the sidewalk and street to provide a canopy effect
over streets.
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.
3. Within residential developments one shade class(class II)tree selected from the approved
tree list in subsection Q of this section shall be located on both sides of all streets within the
eight foot(8')wide landscape strip between the sidewalk and the curb. Trees shall be
planted at the front of each lot generally located on each side lot line corner with the
Page 13 of 35
KAPlanning DeptTagle Applications\Dr\19950R-14-95 MOD2 Change of Use includ.Site and Bldg Mod cc£docx
distance between trees to be a minimum of thirty five feet(35')and a maximum of eighty
feet(80')of street frontage.
4. In all cases,any planting within public rights of way shall be with approval from the public
and/or private entities owning the property.
O. Alternative Methods Of Compliance:
1. Project Conditions: It is not the intent of these landscape requirements to inhibit creative
solutions to land use problems. Under certain site conditions,a strict interpretation of
requirements may be either physically impossible or impractical.Alternative compliance is
a procedure that allows certain modifications to existing regulations within this section.
Requests for use of alternative landscaping schemes are justified only when one or more of
the following conditions apply:
a. The sites involve space limitations or unusually shaped parcels;
b. Topography, soil,vegetation,or other site conditions are such that full compliance is
impossible or impractical;
c. Due to a change of use of an existing site,the required buffer yard is larger than can be
provided; and
d. Safety considerations are involved.
2. Request For Alternative Method Of Compliance: The applicant must provide the city with a
written request if an alternative method of compliance is proposed.The request shall state
which requirement as set forth within this section is to be modified,what project conditions
stated within subsection 01 of this section justify using the proposed alternative,and how
the proposed alternative equals or exceeds said requirement.
3. Tree Fund: Persons applying for an alternative method of compliance for relief from
regulations that require all existing trees to remain on site may elect to make a financial
contribution to the Eagle city tree fund in lieu of retaining all trees on site. The condition(s)
which warrants the need for the tree fund alternate method of compliance shall be specified
in the application submitted under subsection 02 of this section. If the application is
approved,the amount to be contributed by the applicant will be based upon the total caliper
inches of deciduous tree(s)removed from the site and the total vertical feet of coniferous
trees removed from the site. Cost per caliper inch for deciduous trees and cost per vertical
foot for coniferous trees shall be determined by resolution of the city council. The applicant
shall have the right to review and consider the value determination,and following said
review,to reapply for other alternative methods of compliance,without prejudice, in
accordance with subsection 02 of this section.
P. Plan Preparation: Preparing a landscape plan requires special skills. Landscaping involves
more than a simple arrangement of plants with irrigation;plants are not haphazardly placed in
away that fills up leftover space. Landscape plans should reflect a theme so that site elements
are artfully and technically organized in a way that conveys meaning,coherence,and spatial
organization. Landscaping should enhance the physical environment as well as the project's
aesthetic character. Therefore, landscape plans to be submitted for approval shall be prepared
by or under the responsible control of a licensed landscape architect with said plans to be
duly stamped to clearly identify the preparer.
Page 14 of 35
KAPlanning DeptTagle Applications\Dr\1995\DR-14-95 MOD2 Change of Use includ.Site and Bldg Mod ccf.docrz
• Eagle City Code Section 8-2A-10(C): Engineered Grading and Drainage Plans:
1. A generalized drainage plan showing direction drainage with proposed on site retention.
2. Upon submittal of building/construction plans for an approved design review application,a
detailed site grading and drainage plan, prepared by a registered professional engineer(PE)or
licensed landscape architect(ASLA), shall be submitted to the City for review and approval by
the City Engineer.
3. a. Upon the completion of the site grading and drainage structure installation, or other
improvements subject to City Engineer approval,a written certification of completion shall be
prepared by the registered professional engineer(PE)or licensed landscape architect(ASLA)
responsible for the plan. The certification of completion shall state that the installation of all
drainage improvements are in substantial compliance with the City approved drainage plan.
This certification shall be submitted prior to the issuance of a certificate of occupancy and is
required as a part of,and not in lieu of,the inspections performed and certificates issued by the
City.
b. In the event that deficiencies are present after the site grading and drainage structure
installation, or other improvements subject to City Engineer approval,the registered
professional engineer(PE)or licensed landscape architect(ASLA)shall prepare and file with
the City a report noting the deficiencies in the installation. The City will not accept the
certification of completion,or issue a certificate of occupancy,until the registered professional
engineer(PE)or licensed landscape architect(ASLA)has verified that the deficiencies have
been corrected.
• Eagle City Code Section 8-3-2: SUPPLEMENTAL GENERAL PROVISIONS:
D. Enclosed Trash Areas: All trash and/or garbage collection areas for commercial, industrial and
multi-family residential uses shall be enclosed on at least three(3) sides by a solid wall or
fence of at least four feet(4') in height, and a solid wood gate on a metal frame shall enclose
the fourth side, or shall be within an enclosed building or structure.Adequate vehicular access
to and from such area or areas for collection of trash and/or garbage as determined by the
administrator shall be provided.
• Eagle City Code Section 8-4-3: DESIGN AND MAINTENANCE:
A. Paving: The required number of parking and loading spaces as set forth in this chapter,
together with driveways,aisles and other circulation areas, shall be improved with material
such as asphalt or concrete,to provide a durable and dust free surface. Gravel or dirt surfaces
shall not be permitted.
B. Drainage: All parking and loading areas shall provide for proper drainage of surface water to
prevent the drainage of such water onto adjacent properties or walkways.Drainage plans
shall be reviewed and approved by the city engineer and,for any site abutting a public street,
such plans shall be reviewed and approved by the Ada County highway district,or highway
district having jurisdiction.
• Eagle City Code Section 8-4-4-2: ADDITIONAL DESIGN AND MAINTENANCE
REGULAI'IONS AND REQUIREMENTS:
A. Site And Building Lighting:
1.All parking areas shall be illuminated in accordance with the provisions of this chapter.
2. Any lights used to illuminate a site and building shall be arranged to reflect the light away
from the adjoining property.
Page 15 of 35
KAPlanning DeptTagle Applications\Dr\I995\DR-14A5 MOD2 Change of Use includ.Site and Bldg Mod ccf.docx
3. Except as noted in subsection A4 of this section, all site and building lighting shall be
recessed or shielded to direct all light downward and the source of the light(including the
lamp and any nonopaque material/lens covering the lamp)shall not be directly visible by a
person of average height standing on the property line of any public right of way, or any
private street, or on the property line of any residentially zoned parcel of land or parcel of
land used for residential purposes.
4. When historic style light pole fixtures designed such that the portion of the fixture housing
the light bulb is to be exposed as a design element of the light fixture(as identified in the
EASD book) are approved, shielding shall only be required so the light is not directly
visible by a person of average height standing on the property line of any residentially
zoned parcel of land or parcel of land used for residential purposes. The light used shall be
3000K maximum LED (or approved equivalent)and the light fixture shall be provided with
optics to direct light downward.
5. Light pole fixtures shall have a maximum height of:
a. Twenty feet(20')for parking lots with less than two hundred(200)spaces;
b. Twenty five feet(25')for parking lots with more than two hundred(200) spaces but less
than five hundred(500) spaces;
c. Thirty feet(30') for parking lots with more than five hundred (500) spaces;
d. Fifteen feet(15')for any pole within fifty feet(50') of a property line of any residentially
zoned parcel of land or parcel of land used for residential purposes.
6. Except as otherwise permitted within this title, incandescent lights,two hundred fifty(250)
watt maximum high pressure sodium lights, 3000K maximum LED lights(or approved
equivalent) shall be the only type of site and building lighting permitted.
7. Metal halide lighting shall be permitted with the following additional conditions:
a. Light wattage shall be a maximum of three hundred twenty(320)watts.
b. The light fixture shall be no higher than seventeen feet(17').
c. The design review board shall make the following findings prior to approving metal
halide lighting:
(1) The lighting shall be harmonious with and in accordance with the general objectives,
or with any specific objective of chapter 2, article A of this title;
(2) The lighting shall be installed, operated, and maintained to be harmonious and
appropriate in appearance with the existing and intended character of the general
vicinity and will not change the essential character of the same area; and
(3) The lighting will not be disturbing to existing or future neighboring uses.
d. Historic style light pole fixtures designed such that the portion of the fixture housing the
light bulb is exposed as a design element of the light fixture(as identified in the EASD
book)shall not be permitted to have metal halide lighting.
8. Existing lighting, for a site which is a part of any application, shall be changed to comply
with current city code.
9. It shall be the responsibility of the property owner to supply power in perpetuity to all
lighting, including streetlights located within the right of way, required by this title.
10. Lighting plans shall be reviewed and approved by the zoning administrator prior to
issuance of a building/zoning permit.
Page 16 of 3 5
K\Planning Dept\Eagle Applications\Dr\1995\DR-14-95 MOD2 Change of Use includ.Site and Bldg Mod ccf.docx
B. Access: Any parking area shall bdesigned in sucha manner t at vehicle leaving or
entering the parking area from or onto a public or private street shall btraveling in a forward
motion. This requirement does not apply to public alleyways.
C. Striping: All areas with a capacity over twelve vehicles shall bprovided with
standard pspace sspaces to facilitate the movement into and out of the
parkingspaces.
D Screening Whenever a parking area is located in or
adjacent to a
residential dit shall beffectively screened on all sides which adjoin
or face any
propertyused fresidential pby an acceptablywall, or planting
screen. Such wall, or planting screen shall not be less than four feet nor more than
six feet in height and shall bmaintained in good condition. The space etwn
ee such
fence,wall or planting screen and the lot line of the a in any residential
district shall blandscaped with ghardyshrubs or evergreen ground cover, an
maintained in good condition. In the event that terrain or other natural fare such that
the erection of such wall, or planting screen will not serve the i
purpose,t
no such wall, or planting screen and lshall brequired.
E. Wheel Whenever a parking lot extends to a property line,wheel blor other
suitable devices shall binstalled to prevent any part of a parked vehicle from extending
beyondthe property line.
F.
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. ail • ,,\,.>, a,.+ ♦, r, �\\,,,.\��\''Cl �,`\,k\. �a r.1.,, •r,�+ a �\�pp,r\ l�a\\...,�\\�r '�\��y��\ ,� � '� � \ n � � WW1 � \
� \�..\„ .\.�-.��+�.,��r\\\,. ,>..\,\\,\ �\,�. \\�.�:�\y\�..,�.�?.,\\�;.1\ �. t-��.,�h:.,1\����+1�`��-,-�.lht,\\".+,i\w.\„.�\\rra;,t�.,\.�� �`��A�,,,:\''�'�k�. ,�ti �..•.��i�S;������u1�„����� �'�'.\�'\r\r�•.�r\\`\
Page 17 of 35
K:\Planning Dept\Eagle Applications\Dr\1995\DR-14-95 MOD2 Change of Use includ.Site and Bldg Mod ccf.docx
Length of parking space
(measurement to be perpendicular from the curb or 11 feet 14 feet 15 feet 19 feet
front of space if no curb is provided)
Width of driveway aisle 12 feet 15 feet 22 feet 12 feet
.:,.,. �. � \ \ �i � � \�. � � � .� �\...� \1. ., . , a
\\� \\ \\\\�.,\,,\,\\�V\.,\.,.,\ ..\.,.\\ ,\ �.,. \ \\Va, \,\ .\w \.a N \„\,\\t.\\.\.,., \v,\\ a \ ,. F\�F, '�,n,;.
.a.,.: ...:.......... .:.a„N... \_,..4 W\..„,\.�\ .\u�\\\\.� � \�.\\ .�4.:�\\`\ �\.a �r�„\�\\ "\. �, \.\,\. \V\\ ha �\N \ \,\. .`�\\\��\�,\�.�.\.0 �`��,..,\� \ti @,
• Eagle City Code Section 8-4-4-3:
8-4-4-3: JOINT/COLLECTIVE PARKING FACILITIES:
A. Off street parking spaces required by this chapter for any specific use shall not be considered
as providing parking spaces for any other use except where a joint/collective parking facility
has been approved pursuant to the following:
1. The applicant shall show that:
a. There is no substantial conflict in the principal operating hours of the building, structure
or use for which the joint/collective parking facility is proposed;
b. The peak hours of parking demand from the uses shall not coincide so that the peak
demand will be less than the parking required;
c. The shared parking spaces shall serve the uses without conflict;
d. The adequacy of the quantity and efficiency of parking provided will equal or exceed the
level that can be expected if a joint/collective parking facility was not requested; and
e. If a public transit system serves the area, the applicant may provide documentation
showing that the parking demand will be reduced.
2. The proposed reduction of required spaces, applicable to each use, shall be shown by the
applicant.
3. The city may require the applicant to submit survey data, or additional documentation
substantiating a request for a joint/collective parking facility.
4. The joint/collective parking facility may be on a site other than the site where the use is
located, but shall be located no further than that permitted by subsection 8-4-4-1A of this
chapter.
5. The spaces to be provided shall be available as long as the uses requiring the spaces are in
operation.
6. The parties concerned in the joint/collective parking facility shall submit a written
agreement in a form to be recorded for such joint/collective use, approved by the city
attorney as to form and content, and such agreement, when approved as conforming to the
provisions of this chapter, shall be recorded in the office of the county recorder and copies
thereof filed with the zoning administrator prior to issuance of a building/zoning permit, or
prior to issuance of a certificate of occupancy, whichever occurs first. The agreement shall
include:
a. A guarantee that there will be no substantial alteration in the uses that will create a
greater demand for parking;
b. A guarantee among the landowners for access to a use of the joint/collective parking
facility;
Page 18 of 35
K.\Planning Dept\Eagle Applications\Dr\1995\DR-14-95 MOD2 Change of Use includ.Site and Bldg Mod ccf.docx
c. A provision that the city may require parking facilities in addition to those originally
approved upon findings by the city council that adequate parking to serve the uses has
not been provided;
d. A provision stating that the city council,may for due cause and upon notice and hearing,
unilaterally modify,amend,or terminate the agreement at any time;and
e.Any other information required to be documented on such agreement by the city in an
effort to assure compliance with this title.
7. The zoning administrator may permit a maximum reduction in the number of spaces to be
provided not exceeding twenty percent(20%)of the sum of the number of spaces required
for each use only if the provisions of this chapter have been met. The maximum allowable
reduction in the number of spaces to be provided shall not exceed twenty percent(20%)of
the sum of the number required for each use served unless a conditional use is approved by
the city council.
8.No use shall be continued if the parking is removed from a joint/collective parking facility
unless substitute parking facilities are provided.
• Eagle City Code Section 8-4-4-6:
One bicycle parking space within an approved rack shall be required for each thirty(30)required
automobile parking spaces or fraction thereof for office and commercial developments. Multi-
family residential developments shall provide one bicycle rack space per each ten(10)units.
Bicycle parking racks shall be in a well lit area,and shall be designed in accordance with the
parking facility criteria of the "Bicycle-Pedestrian Design Manual For Ada County" as prepared
for the Ada County highway district with the exception that bicycle racks do not have to be
covered unless required by the design review board, or planning and zoning commission or city
council.
C. DISCUSSION:
• Eagle City Code Section 8-2A-3 states, "...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 article if the City Council
determines a particular site, setting,or use to have special and/or unique circumstances to warrant
an exception to the requirements."The discussion items below identify code provisions that the
applicant is requesting City Council approval of an exception(via the discretion provided in ECC
Section 8-2A-3).
• The applicant is requesting design review approval to expand the office use(an additional 3,000-
square feet)associated with the commercial wholesaling/warehousing and storage use. The
applicant's justification letter states that original building was built before the City of Eagle
adopted a design review ordinance and the warehouse(back portion of the building)was built
after receiving design review approval on October 24, 1995 (DR-14-95).The existing building
has metal siding and a single ply membrane roof.The applicant is proposing to paint the building,
add metal awnings over some windows and doors,and add two metal trellises on the
northernmost building elevation. The existing building,with proposed modifications, does not
comply with the architectural requirements identified within the Eagle Architecture and Site
Design book.The justification letter states that the design elements proposed will significantly
enhance the character appearance of the subject property. Staff defers comment regarding the
exterior building modifications,design and colors to the Design Review Board.
Page 19 of 35
KAPlanning DeptTagle Applicaaons\Dr\1995\DR-14-95 MOD2 Change of Use includ.Site and Bldg Mod ccf.docx
• The site has an existing parking area west and north of the building located at 1345 East State
Street. The parking lot located at 1341 East State Street was previously constructed without
design review approval nor approval from the City Engineer.It is unclear how the site grading
and drainage for both existing parking lots for 1345 East State Street and 1341 East State Street
have been completed. The applicant should be required to provide a detailed site grading and
drainage plan prepared by a registered professional engineer(PE)or licensed landscape architect
(ASLA). The detailed site and drainage plan should be reviewed and approved by the City
Engineer prior to issuance of a zoning certificate.In accordance with Eagle City Code Section 8-
2A-10(C), a certificate of completion should be provided to the City for completion of the
parking area prior to the issuance of a certificate of occupancy.
• The site has existing above ground power lines and power poles north of the building and on/or
adjacent to the site. Pursuant to Eagle City Code Section 8-2A-6(A)(5), all utilities are required to
be buried underground. The applicant should be required to provide a revised site plan identifying
the locations of all above ground utilities located on the site or adjacent to the site(north of the
site within the ACHD right-of-way)with a note that all above ground utilities,poles,power lines,
etc.will be buried or removed. The revised site plan should be reviewed and approved by staff
prior to the issuance of a zoning certificate.
• The site plan does not identify a historic streetlight adjacent to East State Street. Pursuant to
Eagle City Code Section 8-2A-6(G), a City approved streetlight is required every 300-feet. The
applicant should be required to provide a revised site plan showing the location of a historic
streetlight adjacent to East State Street and provide a detail of the pole, lamp,and illumination
type to be reviewed and approved by staff and one member of the Design Review Board prior to
the issuance of a zoning certificate.
Page 20 of 35
KAPlanning DeptTagle Applications\Dr\1995\DR-14-95 MOD2 Change of Use includ.Site and Bldg Mod ccf.docx
• Eagle City Code Section 8-2A-7(K)(3)(a) requires a 5-foot wide perimeter landscape strip
between the property lines and the parking lot with a minimum of one shade tree and five shrubs
per 35-linear feet of perimeter. The landscape plan identifies 40-American Arborvitae proposed
to be planted along the west property line. It is unclear if the applicant is intending for the
American Arborvitae to be considered a shrub or a tree. The planting size proposed identified on
the landscape plan is 5-feet to 6-feet tall. Pursuant to Eagle City Code Section 8-2A-7(E), the
minimum planting size for evergreen trees is 6-feet to 7-feet tall. The length of the west property
line is 314-feet. Pursuant to Eagle City Code Section 8-2A-7(K)(3)(a), 9-trees and 45-shrubs are
required. The applicant should be required to provide a revised landscape plan showing 9-trees
(spaced a maximum of 35-feet apart)and 45-shrubs planted within the 5-foot wide landscape
buffer between the parking lot and west property line. The planting size of the American
Arborvitae is required to be a minimum of 6-feet tall for each one being counted towards required
trees. The revised landscape plan should be reviewed and approved by staff prior to the issuance
of a zoning certificate.
Landscape Plan West Property Line
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• The plant schedule on the landscape plan identifies two types of deciduous trees proposed on the
site. Pursuant to Eagle City Code Section 8-2A-7(F)(1), if 21-30 trees are required on the site,
then a minimum of three tree species is required. The applicant should be required to provide a
revised landscape plan identifying a minimum of three different tree species to be planted
throughout the site. The revised landscape plan should be reviewed and approved by staff and one
member of the Design Review Board prior to the issuance of a zoning certificate.
Page 21 of 35
K.\Planning Dept\Eagle Applications\Dr\1995\DR-14-95 MOD2 Change of Use includ.Site and Bldg Mod ccf.docx
• The site plan identifies parking spaces located adjacent to the north property line(1341 East State
Street)which is adjacent to a residential use.No landscape buffer is proposed on the north
property line. Pursuant to Eagle City Code Section 8-2A-7(J)(2)(b), a parking lot that abuts a
residential activity requires a 5-foot wide by 6-foot high landscape buffer. In addition, Eagle City
Code Section 8-2A-7(K)(3)(a) states that all buffer areas shall be comprised of, but not limited to,
a mix of evergreen and deciduous trees, shrubs, and ground cover with a minimum of 60-percent
of the total plant material used to be evergreen plant material. The applicant should be required to
provide a revised landscape plan showing a 5-foot wide by 6-foot high landscape buffer on the
north property line planted with a mix of evergreen and deciduous trees, shrubs, and ground cover
(60% minimum evergreen plant material). The revised landscape plan should be reviewed and
approved by staff and one member of the Design Review Board prior to the issuance of a zoning
certificate.
Site Plan North Property Line
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• The landscape plan identifies three existing trees and grass between the parking lot and East State
Street. Staff completed a site visit on December 31, 2019, and noted there is an existing berm,
four deciduous trees, three evergreen trees, and 18 shrubs between the building/parking lot and
the public right-of-way which complies with Eagle City Code Section 8-2A-7(K)(2). The
applicant should be required to provide a revised landscape plan showing all existing landscaping
on the site. The revised landscape plan should be reviewed by staff prior to the issuance of a
zoning certificate.
Landscape Plan North of the Building
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Page 22 of 35
K:\Planning Dept\Eagle Applications\Dr\1995\DR-14-95 MOD2 Change of Use includ.Site and Bldg Mod ccf.docx
• Eagle City Code Section 8-2A-7(I), states that all required landscape areas must be provided with
an automatic underground irrigation system. It is unclear how the required landscaping is
proposed to be watered. The applicant should be required to provide a revised landscape plan
identifying all required landscaping to be watered by an automatic underground irrigation system.
The revised landscape plan should be reviewed and approved by staff and two members of the
Design Review Board prior to the issuance of a zoning certificate.
• The site plan identifies a trash enclosure proposed to be located near the southwest corner of the
building. The landscape plan does not identify the trash enclosure location nor the required
landscaping around it. Staff completed a site visit on December 31, 2019, where it was noted that
the site currently has two trash bins and two trash totes located on the west side of the building.
Pursuant to Eagle City Code Section 8-2A-7(J)(2)(c), outdoor trash receptables are required to be
concealed and screened with a 5-foot wide by 6-foot high landscape buffer. The applicant should
be required to provide a revised landscape plan showing a 5-foot wide by 6-foot high landscape
buffer around the trash enclosure. The applicant should ensure all trash bins/totes are located
within the trash enclosure. The revised landscape plan should be reviewed and approved by staff
and one member of the Design Review Board prior to the issuance of a zoning certificate.
Site Plan Landscape Plan
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Page 23 of 35
K:\Planning Dept\Eagle Applications\Dr\1995\DR-14-95 MOD2 Change of Use includ.Site and Bldg Mod ccf.docx
• The site plan identifies parking spaces along the south property line of both properties. The
landscape plan shows gravel ground cover and four shade trees proposed between the parking lot
and south property line. Eagle City Code Section 8-2A-7(K)(3)(a), requires a minimum 5-foot
wide perimeter landscape strip between the property line and the parking lot to be planted with
one shade tree and five shrubs per 3 5-linear feet of perimeter. The length of the parking lot
adjacent to the south property line is 185-feet(1345 East State Street)and 113-feet(1341 East
State Street)which requires 6-shade trees and 27-shrubs(1345 East State Street)and 4-shade
trees and 17-shrubs(1341 East State Street). The applicant should be required to provide a
revised landscape plan showing a 5-foot wide landscape buffer between the parking lot and south
property line planted with 6-shade trees and 27-shrubs(1345 East State Street) and showing 17-
shrubs planted(1341 East State Street). The revised landscape plan should be reviewed and
approved by staff and one member of the Design Review Board prior to the issuance of a zoning
certificate.
Landscape Plan South Property Line(1345 East State Street)
Existing
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South Property Line(1341 East State Street)
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Page 24 of 35
K\Planning Dept\Eagle Applications\Dr\1995\DR-14-95 MOD2 Change of Use includ.Site and Bldg Mod ccf.docx
• The landscape plan identifies two interior landscape islands totaling 2.3% of the total area of the
site. Eagle City Code Section 8-2A-7(k)(4)(a), requires the site to have a minimum of 10%
interior landscaped area. In addition, Eagle City Code Section 8-2A-7(k)(4)(b), states that 1)no
interior planter can be less than 5-feet wide, 2) no parking space can be more than 60-feet from an
interior landscape area, 3)parking islands are to be evenly spaced, 5)a terminal island for a
single row of parking spaces is required to be landscaped with at least one tree and shrubs, ground
over, or grass,and a terminal island for a double row of parking spaces is required to have at least
two trees and shrubs, ground over, or grass.
Below are the areas where a terminal island should be constructed:
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The applicant should be required to provide a revised site and landscape plan showing terminal
islands at the end of all parking rows and meeting the requirements of Eagle City Code Section 8-
2A-7(k)(4)(b)(1-5). The revised site and landscape plan should be reviewed and approved by staff
and one member of the Design Review Board prior to the issuance of a zoning certificate.
• Several years ago, curb, gutter, and a separated 5-foot wide sidewalk was constructed adjacent to
East State Street by ACHD. The drainage constructed with that project consisted of swales
located between the sidewalk and the back of curb and was finished with sand in the bottom with
large cobblestones on the edges of the swales. While the completion of the sidewalk is a benefit
to the pedestrians, the design of the streetscape does not comply with the City of Eagle
streetscape requirements. Pursuant to Eagle City Code Section 8-2A-7(M), sidewalks are to be
separated 8-feet from the curb along all streets and planted with street trees every 35-feet.
Pursuant to past action by the Eagle Design Review Board with similar applications in the
immediate area, street trees were permitted to be located on the back side of the separated
sidewalk and the cobblestones within the drainage swale were required to be removed and
replaced with sod. The applicant should be required to provide a revised site and landscape plan
showing the cobblestones located within the drainage area to be removed and replaced with sod
in compliance with ACHD standards. The revised landscape plan should be reviewed and
approved by staff prior to the issuance of a zoning certificate.
Page 25 of 35
K.\Planning Dept\Eagle Applications\Dr\1995\DR-14-95 MOD2 Change of Use includ.Site and Bldg Mod ccf.docx
• The applicant has submitted an alternate method of compliance application to request the
landscaping on the site not be required to meet Eagle City Code due to the topography, soil,
vegetation,or other site conditions such that full compliance is impossible or impractical. The
application states that the applicant is proposing landscaping on the west property line and
retaining the landscaping along East State Street. The application states that the existing building
was built before the design review ordinance existed,the existing parking area is for employees
only and full compliance would be impractical and not benefit the public. Staff defers comment
regarding the alternate method of compliance request to the Design Review Board.
• Staff completed a site visit on December 31,2019, and noted that the site plan, landscape plan,
and existing site landscaping, location of utilities,etc. do not match. The applicant should be
required provide a revised site and landscape plan identifying the existing landscaping,paved
areas, gravel areas, ground mounted mechanical units,utilities,power poles,etc. The revised site
and landscape plan should be reviewed by staff and two members of the Design Review Board
prior to the issuance of a zoning certificate.
• The landscape plan submitted is not prepared by or stamped by a licensed landscape architect.
Pursuant to Eagle City Code Section 8-2A-7(P), landscape plans are required to be prepared by or
under the responsible control of a licensed landscape architect. The applicant should be required
to provide a revised landscape plan that is stamped by a licensed landscape architect.The revised
landscape plan should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
The discussion items below identify code provisions that are not located within ECC Section 8-2A;
therefore,ECC Section 8-2A-3 regarding exceptions does not apply.
• A site and building lighting plan were not submitted with this application for lighting on the
building or lighting for the parking areas. Staff completed a site visit on December 31,2019 and
noted there are existing building wall lights that do not comply with Eagle City Code Section 8-4-
4-2. In addition,all parking areas are required to be illuminated. The applicant should be required
to provide a site and building lighting plan and detailed lighting cutsheets for all site and building
lighting. The site and building lighting plan and detailed lighting cutsheets should be reviewed
and approved by staff and one member of the Design Review Board prior to the issuance of a
zoning certificate.
Page 26 of 35
KAPlanning DeptTagle Applications\Dr\1995\DR-14-95 MOD2 Change of Use includ.Site and Bldg Mod ccf.docx
• The site plan identifies a 19-foot wide drive aisle between the parking lot/building and east
property line. Eagle City Code Section 8-4-4-2(F), states that the width of a drive aisle for 90-
degree parking spaces is 24-feet. In the event the Board determines that construction of a 24-foot
drive aisle in this location is infeasible,then the applicant should be required provide a revised
site plan showing markings and/or signage to be installed indicating the drive aisle adjacent to the
east property line to be a one-way entrance traveling south and exiting on the west side of the
building. The revised site plan should be reviewed and approved by staff and one member of the
Design Review Board prior to the issuance of a zoning certificate.
Site Plan East Property Line
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f \ �\\�q 1��\\11h�I��li�n�l��\�P���.�� �1��\\\iy\�i.\\\A�\ \( \7k‘\",
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• The site plan shows parking located adjacent to the south property line. Staff completed a site
visit on December 31, 2019, and noted that the area identified for parking is currently gravel.
Pursuant to Eagle City Code Section 8-4-3(A), all parking areas area required to be improved
with a durable and dust free surface such as asphalt or concrete. The applicant should be required
to provide a revised site plan showing all parking areas to be improved with asphalt or concrete.
The revised site plan should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
Site Plan South Property Line
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',1,\ �l'y`q,�',Pt�l,. \�\a\,p� a\°. ... ,,,!' y°,., ;a\c.,.a�X. \b a A\yG�,,,\ �c1 :'1�I\r�I�\\a r ��,,4"1;; �e.„a...., „-.. a ,.^; �.=a „wn,\,,,...--,..
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• The parking for the site is located on two parcels located at 1341 and 1345 East State Street. The
applicant should be required to provide a copy of a recorded joint parking agreement between the
two parcels. The copy of the recorded joint parking agreement should be reviewed and approved
by staff prior to the issuance of a zoning certificate.
Page 27 of 35
K.\Planning Dept\Eagle Applications\Dr\1995\DR-14-95 MOD2 Change of Use includ.Site and Bldg Mod ccf.docx
• The site and landscape plan do not identify a location for bicycle racks. Pursuant to Eagle City
Code Section 8-4-4-6, one bicycle rack is required for each 30-required automobile parking
spaces. The applicant should be required to provide a revised landscape plan identifying the
location of three bicycle racks and provide a detail showing the style and color of the bicycle
rack. The revised landscape plan should be reviewed and approved by staff prior to the issuance
of a zoning certificate.
STAKI'RECOMMENDATION PROVII)ED 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 to consider the application was held before the Design Review Board on January 9,2020,at
which time the Board made their decision.
B. Oral testimony in favor of the application was presented to the Design Review Board by no one (not
including the applicant/representative).
C. Oral testimony in opposition to the application was presented to the Design Review Board by no one.
BOARD DELIBERATION: (Granicus time 1:51:35)
On January 9, 2020, upon completion of the applicant's and staff's presentations, the Board discussed
during deliberation that:
• The Board continued the application to provide the applicant time to address the Boards concerns
regarding site improvements, landscaping,the exterior building elevations,and the staff recommended
site specific conditions of approval.
BOARD DELIBERATION: (Granicus time 48:58)
On January 23, 2020, upon completion of the applicant's and staff's presentations, the Board discussed
during deliberation that:
• The Board affirmed the revised site plan,date stamped by the City on January 15,2020,addressed site
specific condition nos. 3,4, 14, and 18 provided within the staff report.
• The Board affirmed the revised landscape plan, date stamped by the City on January 23, 2020,
addressed site specific condition nos. 5, 6, 8,9,and 15 provided within the staff report.
• The Board affirmed the proposed exterior building modifications to paint the existing building, add
awnings,and add trellises to provide architectural interest to the building.
BOARD DECISION:
The Board voted 6 to 0(Grubb absent)to recommend approval of DR-14-95 MOD2 for a design review
application for a change of use from commercial wholesaling/warehousing and storage to office for James
R. McCauley,with the following site specific conditions of approval and standard conditions of approval
provided within their findings of fact and conclusions of law document,dated February 13,2020.
PUBLIC Mr;ETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on February 25,2020,at which
time the Council made their decision.
B. Oral testimony in favor of the application was presented to the City Council by no one(not including
the applicant/representative).
C. Oral testimony in opposition to the application was presented to the City Council by no one.
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COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-14-95 MOD2 for a design review application for a change of use
from commercial wholesaling/warehousing and storage to office for James R. McCauley,with the
following Design Review Board recommended site specific conditions of approval and standard
conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of DR-14-95.
2. The revised site plan,date stamped by the City on January 15,2020, showing the location of the
above ground utilities with a note that all above ground utilities,poles,etc.will be buried is approved.
3. The revised site plan,date stamped by the City on January 15,2020,showing the location of a
historic streetlight adjacent to East State Street is approved.
4. The revised landscape plan,date stamped by the City on January 23, 2020, showing 11 trees and 52
shrubs adjacent to the west property line is approved.
5. The revised landscape plan,date stamped by the City on January 23, 2020, showing five different tree
species is approved.
6. The revised landscape plan,date stamped by the City on January 23, 2020, showing a 6-foot vinyl
fence adjacent to the north property line located at 1341 East State Street(in lieu of a 5-foot wide by
6-foot high landscape buffer)is approved.
7. The revised landscape plan,date stamped by the City on January 23,2020, showing all existing
landscaping on the site is approved.
8. The revised landscape plan,date stamped by the City on January 23,2020,detailing the irrigation
system is approved.
9. Provide a revised trash enclosure elevation showing three walls to be vinyl fencing and one side to be
a metal gate(in lieu of requiring a 5-foot wide by 6-foot high landscape buffer around the enclosure).
The revised trash enclosure elevation shall be reviewed and approved by staff prior to the issuance of
a zoning certificate.
10. Provide a revised landscape plan showing 17 shrubs planted in the gravel area between the paved
parking lot and south property line(located on 1345 East State Street). The revised landscape plan
shall be reviewed and approved by staff and two members of the Design Review Board prior to the
issuance of a zoning certificate.
11. The revised landscape plan,date stamped by the City on January 23, 2020, showing a 5-foot wide
landscape buffer on the west property line and fence on the north property line(located at 1341 East
State Street)is approved.
12. Provide a revised site and landscape plan showing the cobblestones located within the drainage area
to be removed and replaced with sod in compliance with ACRD standards. The revised landscape
plan shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
13. The revised site plan,date stamped by the City on January 15,2020,and revised landscape plan,date
stamped by the City on January 23,2020,identifying the existing landscaping,paved areas,gravel
areas, ground mounted mechanical units,utilities,power poles,etc., is approved.
14. The revised landscape plan,date stamped by the City on January 23,2020, stamped by a license
landscape architect is approved.
15. Provide a site and building lighting plan and detailed lighting cutsheets for all site and building
lighting.The site and building lighting plan and detailed lighting cutsheets shall be reviewed and
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approved by staff and one member of the Design Review Board prior to the issuance of a zoning
certificate.
16. Provide a revised site plan showing markings and/or signage to be installed indicating the drive aisle
adjacent to the east property line to be a one-way entrance traveling south and exiting on the west side
of the building. The revised site plan shall be reviewed and approved by staff and one member of the
Design Review Board prior to the issuance of a zoning certificate.
17. The revised site plan,date stamped by the City on January 15,2020, showing all paved parking areas
is approved.
18. Provide a copy of a recorded joint parking agreement between the two parcels. The copy of the
recorded joint parking agreement shall be reviewed and approved by staff prior to the issuance of a
zoning certificate.
19. Provide a revised landscape plan identifying the location of three bicycle racks and provide a detail
showing the style and color of the bicycle rack. The revised landscape plan shall be reviewed and
approved by staff prior to the issuance of a zoning certificate.
20. The revised site plan,date stamped by the City on January 15,2020,and landscape plan,date
stamped by the City on January 23,2020,showing the location of the ground mounted mechanical
units, utilities,etc. is approved.
21. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
22. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
23. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
24. Paint all electrical meters, phone boxes,etc. located on the building to match the color of the building.
25. No signs are proposed with this application and none are approved.
26. Provide revised building elevations showing the building and trellises to scale. The revised building
elevations shall be reviewed and approved by staff and one member of the Design Review Board
prior to the issuance of a zoning certificate.
27. Provide revised building elevations indicating the location of all damaged or missing gutters and
downspouts with a note for them to be repaired. The revised building elevations shall be reviewed and
approved by staff and one member of the Design Review Board prior to the issuance of a zoning
certificate.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the
Idaho Transportation Department, including but not limited to approval of the drainage system,curbs,
gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health& Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy,whichever occurs first.
3. All permits from Central District Health,Eagle Sewer District&Eagle Fire District shall be secured
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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 and 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. Encroachments including,but not limited to, landscaping,fencing, lighting,and/or pathways shall not
be located within any easement or right-of-way for any ditch,pipe or other structure,or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company,ditch association, or other irrigation entity associated with such
ditch,pipe or other structure, or canal. The applicant shall submit a copy of the written approval from
the irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer(if applicable)prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer,for the purpose of
installing and maintaining street light fixtures,conduit and wiring lying outside any dedicated public
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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 issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location,height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust,trash,weeds and other debris.
13. One set of building plans,for any non single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first. The letter shall include the following comments and minimum requirements,and any other
items of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet,and 1,500
gallons per minute for non-residential uses(i.e.;Commercial,Industrial, Schools,etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
14. Any recreation area,greenbelt area or pathway area along the Boise River, Dry Creek or any other
area designated by the City Council or Eagle City 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.
15. 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.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations(if applicable)prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain(if applicable)from the Corps. of Engineers prior to issuance of a building permit
or Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways(if applicable)from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
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20. The Americans with Disabilities Act,Uniform Building Code,Eagle City Code,and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and
construction shall be in accordance with all applicable City of Eagle Codes unless specifically
approved by the City Council.
21. New plans,which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based,other than those
required by the above conditions,will require submittal of an application for modification and
approval of that application prior to commencing any change.
23. Any modification of the approved design review plans, including,but not limited to building design,
location and details, landscaping,parking,and circulation,must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules,regulations,ordinances,plans,or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the City of Eagle of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date,as stipulated in Eagle City
Code(one year from approval date).
26. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping(top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed design review application
(DR-14-95 MOD2)with regard to the Eagle City Code Title 8,Chapter 2,Article A,DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Council reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and a change of use for a portion of the building from commercial
wholesaling/warehousing and storage to office with the approval of a design review application
within the M-1 (Light Industrial District)zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed common area landscaping is designed to
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complement the general vicinity since the proposed modifications to the existing building will
complement the buildings in the vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the site has parking on-site that exceeds the
required parking required;
D. Will not interfere with the visual character,quality,or appearance of the surrounding area and city,
and where possible,enhance the continuity of thematically common architectural features since the
modifications to the existing building will complement the general vicinity;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the modifications
to the existing building will complement the buildings in the vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the existing building is in conformance with the required setbacks and height
restrictions;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site has existing
parking areas and an existing sidewalk along East State Street which provides access to the site;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable commercial center in the area since the
site has an existing sidewalk along East State Street which provides access to the site;and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, and will not cover nor detract from
desirable architectural features.
3. In accordance with Eagle City Code Section 8-2A-3, the Council concludes that a waiver for the
following is appropriate and will not change the essential character of the area:
• ECC Section 8-2A-6(B)(1)(k) Metal — Existing metal siding on the east, west, north, and south
building elevations is approved.
• ECC Section 8-2A-7(J)(2)(b) Buffer between Parking Lot and Residential Activity — 6-foot tall
vinyl fence is approved.
• ECC Section 8-2A-7(J)(2)(c) Trash Enclosure—Trash enclosure with vinyl sides and metal gates
is approved.
• ECC Section 8-2A-7(K)(3) Parking Lot Perimeter Landscaping— 17 shrubs are required per site
specific condition no. 11.No trees are permitted within the Drainage District No. 2 easement area.
• ECC Section 8-2A-7(K)(4) Parking Lot Interior Landscaping — The 5-foot wide by 6-foot high
landscape buffer adjacent to the west property line(1341 East State Street),vinyl fence on the north
property line(1341 East State Street),existing landscape on the north property line(1345 East State
Street),and required shrubs on the south property line(1345 East State Street)are approved in lieu
of interior landscape islands.
• ECC Section 8-2A-10(C)Engineered Grading and Drainage Plans—The parking lot was previously
constructed without approval. The applicant provided a receipt detailing how the parking lot was
installed(pit run rock, road mix, asphalt), and provided a site detail showing how the site drains.
An as-built plant is not required.
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DATED this 251' day of February 2020.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
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V Pierce, Mayor ,,a nn G I.
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Sharon K. Bergmann, Eagle ity ClerkSTATE
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